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    Arts

    The Messy City Podcast

    Embracing change, uncertainty and local initiative for our cities and towns

    kevinklinkenberg.substack.com

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    Copyright: © Kevin Klinkenberg

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    Latest Episodes:
    Cities and Parents: Let's Get Real About What Matters Aug 27, 2024
    Show notes

    Truth is, I wish we talked a lot more about making cities as kid-friendly as possible. The topic is often overlooked. That’s why it was fascinating to see Derek Thompson’s article, “The Urban Family Exodus Is a Warning For Progressives” get so much traction. He clearly touched a nerve.Today, I give my take in this solo podcast. As a father, as someone that loves cities, and someone that is in fact deeply concerned about the trendlines, I share my observations. This one gets a little personal. Ground I cover includes: 1. How parents really feel about their kids 2. What life in American cities is really like 3. How things are different now from the historic norm in the US 4. What parents really prioritize, not what we wish them to prioritize 5. What cities can do 6. How cities *could* be amazingFind more content on The Messy City on Kevin’s Substack page.Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.Intro: “Why Be Friends”Outro: “Fairweather Friend”Episode Transcript:Kevin K (00:01.824)Welcome back to the Messy City podcast. This is Kevin Klinkenberg flying solo today, doing an episode in a way that I've done occasionally in the past, but I haven't done a little while. I've had some amazing guests. I've got some more coming up and I love talking to people other than myself primarily in this gig, but it is fun once in a while to just riff on something that's in the news or on my mind.And that's what I'm going to do today. I do want to take a second and say thank you to all of you who are listening and following. The podcast has really grown a lot in audience the last six months. And I really appreciate everybody tuning in. And if you get a chance, please hit that like or follow button. Leave me a review on your podcast platform, especially if you're on Apple. Apple is the biggest podcast platform by far.So if you're listening through Apple podcasts, I'd really appreciate it if you gave the show a rating. All of that stuff helps get attraction and grow the audience. And the bigger the audience, the better I will be able to be at providing you all with really good programming and interesting guests and the ability to try to help us all out as we navigate how to improve our cities, how to improve our own situation.if you're a, a small developer or an aspiring small developer, try to become one. if you are someone who's just interested in cities and planning to do whatever you can do to make your community a better place to live and, and, help us, help us all out in our own little world. So that's the point. That's what I'm trying to do here. And, I hope you enjoy it judging by the numbers. A lot of you are enjoying it. So that's really cool. And, it's,It's definitely a lot of fun for me. So with that, I want to talk about an article that's made the rounds a lot lately and a topic that I've seen discussed in social media and elsewhere. And it really has to do with the subject of families and big cities. And a lot of this most, the most recent flurry of discussion happened atKevin K (02:25.002)as the result of an article in the Atlantic by Derek Thompson titled, The Urban Family Exodus is a Warning for Progressives. And I'm going to commit a cardinal sin here today where I'm going to talk about this topic without having read the actual article. So forgive me for that, but I will say I have read many, many articles on this topic.And what I really want to talk about today is just kind of my own experience as a father, as a parent, and my own interaction and evolution on this issue. Because I think there's an awful lot in the context of this subject that we just don't talk very much about. Especially those of us who are in this tiny, tiny niche ofpeople who call themselves urbanists, who care about cities, who care about development in cities. There's an awful lot tied into this issue that overlaps with others that we've talked about here before, but I think there's some that's really specific about having kids that I'd just like to dive into. So the context really in Derek's article, I did see some of the numbers. I don't have them in front of me. You can find them.out there, it's not hard to find. But the context was that people with children are continuing to move out of big cities. That this trend really started in the early COVID years, 2020, 2021, and has not really abated. so the article really was kind of a warning, especially to people in some of the largercities in the country, the places like New York, San Francisco, Chicago, et cetera, that people who have a choice, who have kids have continued to leave. And so that is why he says it's a warning. I guess I would say right off, right up front, I think this should be a concern for everybody. I don't think it should be a concern just for somebody who calls themselves a progressive. I've always had the opinion thatKevin K (04:42.818)Communities and cities are for everybody in every age group, every kind of background, every interest. The best kind of communities really embrace everybody. And it's a little strange to me when we say that, when we just kind of dial it down to like a political impulse. I understand why he's doing that. the reality is that most big cities are run by progressives.And so I think he's talking to progressive policymakers. But I think this issue really should concern everybody because honestly, when you don't have children living in your city, you have to ask yourself, like, what future does your city have? This is often talked about in relation to like places that are like retirement communities. And a lot of retirement communities also go through phases and fads.And if they don't evolve, since they're not replacing people themselves, there are no children in retirement communities. And so people aren't growing up there. What happens as people die off and those populations change? Well, the same is true of cities. If children are not growing up in cities and having, or if they're not growing up in your community and having a good feeling about it, it lowers the likelihood that they will want to be there as an adult.And if you're not going to be there as an adult, it's going to hurt your future population as well. everything in cities is a function of time. And there is that fourth dimension that we often neglect, that things change a lot over time. And we don't think about what might happen 10, 20, 30 years down the road. But if your community doesn't have children in it, that's a big red flashing warning sign.for what happens in the next generation. So I think this is an issue that should concern everybody. And again, I'd say right up front, I am terribly, terribly biased on this because I do have children. I have two young children, two daughters that are six and eight years old. And so I want to share, I think what might be useful for me, first of all, is to share a little bit of a personal perspective on having kids.Kevin K (07:09.09)And then I have some thoughts related to what's going on in terms of evaluating and understanding cities and the landscape of cities in the United States. And then also what we might do, what cities might be able to do to course correct. What can they do to turn this around so that cities can be attractive to people who do have kids and reverse that population loss. So let's just start off with the personal.not a young person anymore. I certainly don't feel old, but I can't deny the math, but I'm not somebody who's in my 20s or 30s. And I have kids, but I came to having kids pretty late in life compared to most people. So my oldest was born when I was 45 and then my youngest when I was 47. So I'm not in...What is it? Al Pacino world here? Is it Al Pacino that like that recently had a kid or something and he's about eight years old? I'm not in that world, but I am definitely in the category of people who had kids late in their adult life. And so I lived a long period of time without children in cities and now I'm living with children in a city environment.and I think the thing, you know, the thing, the way I would like to talk about this first and foremost, there's so much about this that changes. You know, there's a lot of cliches about the things that change. And when you have kids and I knew all those cliches, I heard them a million times. It's really hard to fully understand that until you go through it. And, having children completely rewires your brain.and your priorities in a lot of ways that have really surprised me as a person. And I have often found myself just like shocked at things that are different about me now that I am caring for and responsible for these two young people. Just, you know, one silly thing is just like...Kevin K (09:29.184)you know, my wife and I have talked about this, like anytime there is like a movie or a show on TV and there are children that are like at risk, they're abducted, they're being hurt or harmed in some way. It's like, you know, I just lose it now. And it, the emotion that that creates in me and us is, it's hard to describe. It really,It affects me in ways that are, they seem kind of silly, but I understand and I empathize much more with the families and people in those situations than I ever would have otherwise. And so it's really kind of bizarre, but it's like an incredible way to just like make me all of a sudden choke up, you know, watching a movie, having some harm come to a small child. But I mean, the reality is,I will tell you from my experience, you do become much more emotional when you have kids. At least in my experience, I have found a protective impulse, the desire to protect them from harm and from the world that I just wasn't sure that I had that. When I was younger, I didn't know about that, but when once you have those children in your care,It's incredible how protective you are of just every aspect of their life. so I get why we don't want to become helicopter parents. We are not like that. But I get why people have that reaction. I get the instinct that a lot of parents have to really deeply care for every aspect of what happens in their child's life. And I would say,If you don't have that kind of reaction, if having kids doesn't change you in some meaningful way, then you should probably take a long look in the mirror. I mean, you might be a sociopath, I'm just saying. And it should change you. because it's an incredible thing to have to care for another human being. It's an incredible joy. And there's definitely the part of me that says, God, I wishKevin K (11:54.036)I had done this when I was younger and even had more kids than just the two of them because they really bring you incredible joy into your life. I would say that probably the highest highs and lowest lows come from being a parent. The moments you have them with them that are really great or fun or memorable from a good standpoint, stand out above and beyond anything else thatyou I did for myself in the years before I have kids. So it really is very different and it does tend to make you think that the life you led before kids was very like self -centered and maybe selfish. And I'm not saying that as like an accusation to anybody because, I lived it. I lived it myself for a very long period of time, but it is just really different. Sohaving kids that you care for really does change your priorities in ways that you probably can't communicate perfectly in an article, especially if you're like a childless person and you're just trying to describe like statistics that are happening and analyze what's going on. If you can't understand the emotion of it, then you're really missing something really important. So one aspect of thatis that with small children especially, you spend an awful lot of your time and mental energy trying to come up with activities for them and trying to entertain them, trying to do these things in ways that you're not worried about their safety. mean, you're literally worried about them surviving every moment.And so we spend a lot of time like trying to chase down those different activities. And for a lot of small kids in particular, in American cities, a lot of those places are in the suburbs. And I'll talk more about that in a little bit and the evolution of all that. But that is part of the day to day that most parents deal with is, you know, maybe you're going to a kid's play area or a play date.Kevin K (14:21.192)or a daycare or a swimming pool or aquatic center or whatever it is. And in American cities, most of those are in suburban locations because that's where most of the kids are. so there is this kind of challenge that you have as somebody who lives in an urban area that there isn't as much just kid -focused amenities as you would have in a lot of suburban areas.So it's true that if you live in the suburbs, you're still driving a lot to all these places, but it is closer and there's just a lot more of it. And so, you know, as a parent, we do find ourselves getting in the car a lot and driving out to suburban locations for any number of activities. And frankly, the family oriented events and activities, there's just so much more of them that are in businesses and other things in the suburbs.And it's just, one of the things that I think you can't really describe very well is going to, when you have small children, going to a place where you can kind of just let the kids free and roam around and play with other kids and not worry that they're going to be harmed. there's a, there is like a stress reduction on your own life that happens there. And so you're kind of always looking for those opportunities and there's just not much of that in a lot of urban areas or.urban locations. Now I think cities have gotten better for families in my lifetime. And there are more things. So like in my city, there's something we call Science City, which is basically just like a kids play area that is in the Union Station in Kansas City, Missouri, that's in the city. It's a really cool place. The kids love going there. That's an example of like a very family and kid focused activity.And there are some people working on creating more activities nearby and adjacent to it that I think will be really cool. We obviously have parks, we have playgrounds, we have a fantastic park that is a block away from our house that the kids walk down to and it's got a playground and everything. So we've used that a lot. We've got some of those types of things. And we have a neighborhood main street that is just up the block from our house.Kevin K (16:45.054)And if we walk a few blocks in one direction, you know, we can hit the ice cream place and there's a taco place and there's, there's, there's some places that are, that are fun to hang out. Now, I will say in our area, most of there are some, most of those businesses are not what we would call like kid friendly places. and maybe that's a, that might be an especially American way of looking at businesses. but they aren't.And they're generally focused on the demographic of people who live in the cities, which tends to be younger and just certain crowds of people that are not dragging their kids around. we have some of those things. It is better. But we also lack a lot. We don't have a swimming pool, for example, in our neighborhood or anywhere…

    Full show notes at the publisher

    Exploring the Mechanics of an Architect’s First Small Development Aug 20, 2024
    Show notes

    We travel to the beautiful Pacific Northwest this week to talk with architect Cary Westerbeck. Cary lives and works in Bothell, Washington, a northern suburb of Seattle. He traces his path from being a bicycle mechanic to architect, developer and even Planning Commission member.One of the really cool things about this episode is hearing Cary take me step by step through his process to build the Fir Street Lofts. This size of project, 3 apartments and one retail space, is the kind of project that should be within reach of many aspiring developers. Cary talks about how he conceived it, designed it, financed it, and general contracted it as well. If I could construct a curriculum for architects, I’d have them all listen to this episode to learn how much more is possible than just being a hired gun for others.Find more content on The Messy City on Kevin’s Substack page.Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.Intro: “Why Be Friends”Outro: “Fairweather Friend”Transcript:Kevin K (00:01.132)Welcome back to the Messy City Podcast. This is Kevin Klinkenberg. This week we're off to the Pacific Northwest to talk with another small scale developer and urbanist kind of guy who's done some really cool work and who I haven't really had a chance to talk to a lot in person, but our paths cross all the time, including when this one drops, my most recent guest will have been Jim Hyde from the Small Scale Developer Forums andAnd my guest today, Kerry Westerbeck, has been very involved in the Small Scale Developer Forum. there's kind of a fun alignment there that I'm looking forward to talking about. But anyway, Kerry, welcome to the podcast. It's great to see you.Cary (00:43.968)Thank you, Kevin. Nice to be invited. Great to be here.Kevin K (00:46.786)Well, again, it's a situation where we just know so many overlapping people. It makes it feel like the world is really small.Cary (00:53.226)Indeed.It really does. There's so many connections, whether it's social media or blogs or podcasts. Like, hey, I know that person and they know that person and all these points begin to overlap. It's fun.Kevin K (01:08.952)Yeah, and I know there's more than like 20 people doing small scale development in the whole country, but for whatever reason that like circle we travel, and it of feels like there's like 20. So I don't know.Cary (01:17.162)Yeah.Cary (01:20.884)No, it's true. It's the same bunch of us kind of keep getting hit up. Maybe we're the ones who'll enjoy talking about it. Others are just doing it and being quiet. I don't know.Kevin K (01:29.816)Could be, could be. There's a whole lot of people who just, you know, proceed on in the background and do really cool stuff. So anyway, Carrie is in the Seattle Metro area and is doing some really neat stuff up there and has for a long time. And I wanted to talk obviously about some of the projects you've been doing, but you also have a really interesting background getting into this.Cary (01:36.212)That's right.Kevin K (01:56.236)that our mutual friend, John Anderson, kind of clued us into. And I wonder if you want to start by talking a little bit about like your own journey to being where you are now. I think we're probably around the same age, ballpark. so, yeah. And so, you know, by the time you hit our age, you've probably had two or three different lives, it feels like, or certainly professional lives. And there's lot of different paths that people take. So let's talk a bit about where you started out.Cary (02:03.541)Yeah.Cary (02:09.865)early 50s.Cary (02:17.214)Yes. Yes.Cary (02:25.974)Sure, no, I think that's a really good way putting it. I have a lot of friends who are five to 10 years older and some of them didn't know me when I was younger. I do joke, I've had many lives, I've lived many lives because I was a bicycle mechanic for much of the 90s before I finished my undergrad degree and then went later and got a master's in architecture and became an architect 20 years ago. So I...30 something years ago, I spent six months in the Virgin Islands working as a cook when I was just casting about traveling. So these newer friends, yeah, was great. Yeah, on St. John, US Virgin Islands at Eco Resort. And so yeah, I've had these interesting paths and I worked for Seattle Public Utilities after my undergrad degree before I got my architecture degree. This is in the late 90s and decidedKevin K (03:01.964)That's cool. That must have been a... I think we could do a whole podcast probably just on that experience.Cary (03:23.828)At the time, my policy wasn't too thrilling to me, but I did some policy work for a while around Seattle Public Utilities work. I was a project manager for a watershed action plan. anyway, my route to where I'm at today, yeah, I was doing that. I've been actively involved in the outdoors here in the Northwest, biking and hiking and backpacking and stuff. But I've always been intrigued with architecture.Even when I was younger, I thought I'd go be an architect when I was in high school. And then I kind of got into a little more carefree lifestyle in my late teens, early twenties, and really didn't apply myself very well when I was in community college and when my friends were off at the universities and stuff. So I had kind of a more circuitous route to getting married in my mid twenties and then deciding to finish my undergrad degree, doing that policy work, Seattle Public Utilities in the late nineties, and then deciding.hey, I've got kind of got my life together more. I'm better at studying and applying myself. I'm going to go pursue that architecture degree. So I did do that at the University of Washington from 2001 to 2004. And that's how I got my start as an architect in 2004. I've always been in the Seattle area. I was born in Tacoma, just south of Seattle. And I grew up actually one town over from where I am today in Bothell, Washington. I grew up in Woodinville, Washington next door.So I've stayed local, love the Northwest. So I became an architect and like many of us, became an intern at a good local firm in 2004. And we were just working as fast as we could as architects with that firm, which is still around today until many of us got, most of us got laid off one by one in 2008, 2009. And as we all who live through that, know that story, I think something like 40,Kevin K (05:19.468)Well, nope. Still have the scars.Cary (05:21.782)Yeah, you know, yeah, exactly. 40, 50 % of the architects, I think, in the country got laid off within a few months, something like something crazy like that. Yeah. So I'd only had five years experience at that point, but had done all kinds of work and been working a lot. So I had enough to then quickly get licensed within a year or so. And I was in the process of beginning my own firm because my wife's a librarian and a teacher. soKevin K (05:29.154)Yeah, it was brutal.Cary (05:51.03)firms didn't have work in 2009 or so, but these teachers are still employed. And so a couple of them, we want to do an addition, we want to do a deck, whatever. I started a small firm kind of out of necessity to make a living. And that actually worked pretty well. So I was actually doing okay during the recession, starting a small firm and learning how to do contracts and all kinds of things.But all along, we started owning houses. My wife and I bought our first house in 1997 prior to my becoming an architect. And my dad had always been kind of a frustrated engineer architect. we actually lived in a couple of architecturally significant houses growing up. So I was sort of steeped in design. so along with that, he was always remodeling our houses. So I kind of had this DIY spirit. And my brother was, at that time, aprofessional contractor and general contractor. He's now a professional architectural photographer. Interestingly enough, he shoots my work. So immediately we would remodel each house we own. We had a few houses through the year before the projects we have now that we own now. And so I wasn't afraid to put on the tool belt and learn how to do things. So I say that because we were starting to look at getting into design build when I was at the firm I worked at, Johnston Architects.And I actually built out the offices when we moved offices in 2007 or so. I was the lead on that and literally cutting the wood and building the desks and all kinds of things like that. Cause I had experienced doing that and brought remodeling houses. And about that time I learned about Jonathan Siegel down in San Diego. Most people know who he is these days and this line of work. And one of the guys in the office had gone to one of his in -person.seminars where we taught people how to be architect as developer. I thought, hey, I've always been interested in design build and building my own projects, self -initiated work, but I didn't really understand. You could just decide you're going to be your own client. This is an electrifying idea.Cary (07:58.932)So it was planted. didn't do anything about it for a while, but I thought, okay, well, I'll keep remodeling my houses and doing work for clients. And got a lot of on the ground construction administration, construction observation work, doing projects, not only when I was working at Johnston for that five years, but then later on my own being very hands -on, both designing the projects and walking clients through those projects. So that gave me a pretty good feel for working side -by -side with general contractors. And I could be comfortable with that.So I started getting this bug that I wanted to self -initiate projects and become the architect as developer, you know, idea person like Jonathan Siegel. And I was finding out about others at that time in New York and other places. And so I took the online course by, what was it, 2014 or so that Jonathan Siegel offered online. He decided it was too much work to do tours and keep speaking. So that...Kevin K (08:55.17)He was probably having too much fun in San Diego too.Cary (08:58.3)Exactly. know, by then he'd already had a lot of good projects under his belt. I think a lot of us saw his stuff winning awards and everything. So he would become pretty high profile. So that course was extremely empowering and convinced me that, I've got the skill set and he, you know, is very empowering in that way. You can go do this and you've got the skills and you've got the, you know, the intelligence and everything. And he was right. So that led to us.Buying an existing triplex in the downtown core. I'm actually in that triplex right now. And with some extra land on it. And that was 2014. So we learned how to be, had tenants already, so we remodeled some of the units over time. learned how to be landlords.We even sold our house nearby and moved into one of the units of our family of four, my wife, myself, our two daughters who were younger at the time. And we lived in the upper floor of that existing triplex that we bought in 2014 while I designed and planned a new building for the front yard.Kevin K (10:06.776)So how big, just describe the units in that triplex. How big a space were you looking at?Cary (10:12.95)Yeah. So the triplex was actually, its origin is, it was a barn built in 1913 by one of the early families, that kind of a founding family, the Erickson family of the city of Bothell. And it was a barn where they raised rabbits, a rabbit hutch. And it's 30 feet by 40 feet, two stories, with the gabled roof. Like literally just like the diagram of a gabled house, basically that children draw.And it had two units, has two units in the downstairs and one unit upstairs. And then I've carved out a little office out of a shared foyer on the upstairs that I remodeled into my office where I'm sitting now. And we will replace this eventually with a building I'm working on what it will be replaced with.Kevin K (11:02.552)So you were in basically 1 ,200 square feet with the four of you then. A couple of little kids.Cary (11:05.386)Yep, correct, actually. Including my office. what I'd carved out from my conference room, so just a separate door and a deadlock, deadbolt stuff that I use now. We didn't use it at the time when the family was living in the hall upstairs. My wife's in my bedroom was the small conference room, which I've never really used in conference room, but it worked out great.Kevin K (11:28.856)So did that, at the time, that feel like a bit of a sacrifice, kind of moving into that space? Yeah.Cary (11:33.29)Yes. Yeah. was, so we've remodeled it. was kind of nice and shiny and new and, know, certainly an old building, but we made it look pretty nice and permitted all the work. I moved a bunch of walls around and built new bathrooms and all kinds of stuff. And we were over here with, with friends kind of looking at it one day after we got the final sign off. And I thought we should move in here and save money so we can build the new building soon. And I thought my wife's, my wife's a gamer. She's pretty flexible.And I thought, well, I'll wait day or two and see what she thinks. So I proposed the idea a couple of days later, and we'd been living in a nearby town next door, Kenmore, for 11 years, had a quarter acre lot, and a mid -century house. I'd remodeled every square foot. It had pretty good equity in it, and it could help us with the future project. And so I proposed the idea, let's move in, let's save money. We will travel little more for a few years, and she loved it. So that's what we did six months later.And so yeah, we kind of made a sacrifice about three and a half years we lived in that little 1200 square feet. But the cool thing, you know, cause I'm an urbanist too, this is a small little downtown. We're right in the middle of downtown. City Hall is a block away. They're building multifamily all around us. Most of it's built now. There was more going up, but at the time there was only one out of about 10 buildings that had been built in that last 10 years. So,Kevin K (12:31.596)Fantastic.Cary (12:55.39)We really wanted to, I wanted to walk my talk and the family was into it too and be in a walkable place where we could drive less and we were in my transit and bicycling and stuff. So we've really been doing that. And we had that, you know, immediately overnight. So it was a, it was an adjustment, but it was really been fun.Kevin K (13:13.176)So by way of context, what was the local real estate market like when you bought this place in 2014?Cary (13:18.966)So at the time, know, it always seems expensive at the time, right? Never, it's so much worse than it used to be. Well, it seems downright quaint and affordable now looking back on 2014. It was a very hot market. We got a great price when we sold our house and we had a really good price on the Triplex because the family owned this old building kind of, it was one of many and it was very run down and they just wanted to get rid of it. So we got a great deal. It's more than double what we paid for it. So yay for us, right?but it all felt like a stretch at the time. I honestly don't know that we could get it today. not because of competition, but because of the cost of land and, and, properties down here now. a key factor there was, because of being an architect and into local planning issues. And, and, we lived in the town next door, Kenmore, which does some overlapping planning, at the county level and so forth with, with the city of Bothell where I'm at now.Bothell had a…

    Full show notes at the publisher

    Jim Heid and the Small-Scale Developer Forum Aug 13, 2024
    Show notes

    Abby Newsham and I have some fun with a joint podcast this week, as we host Jim Heid. Jim runs the Small Scale Developer Forum, and has a new book called “Building Small: A Toolkit for Real Estate Entrepreneurs, Civic Leaders, and Great Communities.” He spent some time in Kansas City while preparing to host his next forum here in October. Registration is open now!

    Jim is a wealth of great information for emerging developers. A landscape architect by trade, he came to development mid-career. He shares his story about why and how he did this, working as a small developer in the California context, and why he thinks real estate should be the noble profession to solve a lot of our ills of today.

    Find more content on The Messy City on Kevin’s Substack page.

    Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.

    Intro: “Why Be Friends”

    Outro: “Fairweather Friend”


    Get full access to The Messy City at kevinklinkenberg.substack.com/subscribe

    Missouri's Favorite Topic: KC vs St Louis Aug 06, 2024
    Show notes

    This week, we take a little different tack and explore a time-worn Missouri rivalry: Kansas City vs St Louis. I invite two born-and-raised St Louisans, Abby Newsham and Jason Carter-Solomon to explore what is working and what is not with these two cities and metros.

    These two regions dominate this part of the Midwest, but have entirely different cultures and growth trajectories. If you go back far enough to Joel Garreau’s “Nine Nations of North America” you may remember that he labeled Kansas City as the capital of the “Breadbasket” region, and had St Louis as a border city between the Breadbasket and “Dixie.”

    Today, Kansas City is growing with sizeable numbers for a Midwestern city, and St Louis is fairly stagnant. What gives? Why is this so, since St Louis has such obvious assets? We explore this, as well as the horror that is St Louis-style pizza.

    Find more content on The Messy City on Kevin’s Substack page.

    Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.

    Intro: “Why Be Friends”

    Outro: “Fairweather Friend”


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    Code Reform is not just about Zoning Jul 30, 2024
    Show notes

    There’s so many acronyms in this episode, it might make your head spin. We talk about IRC, IBC, IEBC, ADA, FHA and more. John Anderson and I don’t do this to punish you, or make you feel confused. But, it’s critical to understanding the world of how buildings actually get built. John is usually good for at least a couple of one-liners, and this one is my favorite in this episode:Real estate development is a black box full of money and villains.You’ll learn in this episode why requiring sprinklers in small and middle-scale building isn’t necessary, and how it makes housing less affordable. We talk about single-stair reform, and understanding how the Fair Housing Act is a very different animal than the Americans with Disabilities Act.For more from John, check out his blog.Find more content on The Messy City on Kevin’s Substack page.Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.Intro: “Why Be Friends”Outro: “Fairweather Friend”Transcript of Episode:Kevin K (00:01.81)Welcome back to the Messy City podcast. This is Kevin Klinkenberg. You know, we spent a lot of time in the world of whatever you want to call it, urbanism, planning, design, urban design, talking about zoning reform, especially for what we kind of call missing middle housing and the need to reform zoning codes to enable the production of sort of smaller scale.housing. And so I've had a number of episodes on that. We've talked about it. We'll continue to talk about it. But one thing we really haven't talked much about at all, and that's often overlooked, is the need for reform to building codes and building code and development approval processes generally with local governments. So my friend John Anderson started an email thread the other day.that, kind of dug into this issue and like a lot of John's emails, it was long and thorough and a little bit grumpy. and so I thought John and I should just, talk about it, because there's a lot of really great stuff here that I'm not sure that people think about, terribly much, especially if you're one of those people who wants to do small scale, development.whether new construction or rehab, especially for new construction, there's just a lot of other things to think about that you're going to have to consider and other things potentially to work on with your local government to try to reform. So that's a very long introduction to say, welcome John, how you doing?R. John Anderson (01:44.944)Good, I'm good. I'm glad that emails are really thin medium, so it's hard to get grumpiness to come across at the right amplitude.Kevin K (01:55.902)always comes across, you know, it's okay. But I've known you long enough to be able to even decipher it when it's kind of a little more subtle.R. John Anderson (02:06.724)Well, I'll tell you one thing that's.Kevin K (02:08.766)And then there are times that you and Gary Brewer go at it and it's not subtle at all.R. John Anderson (02:13.468)hi. I, it feels like, having a conversation with someone in Quebec where I just don't, our experience is so different. The world's way operator so far apart. It's it. I feel like we're too, you know, Neanderthal tribes meeting in the dark searching for a common word for fire without success. You know, so.Kevin K (02:37.63)Yeah.No doubt. No doubt.R. John Anderson (02:41.904)No, Fog thinks small house 500 square feet. No, Og thinks small house 3000 square feet.Kevin K (02:47.646)Exactly. $2 million is a reasonable budget for any new house, Yeah.R. John Anderson (02:52.046)Right. And you ought to have it specially designed by an architect because that's the world that he's operating in.Kevin K (02:58.812)That's okay. We love, we love Gary too. He's a brilliant designer. but, he long operated in a different stratosphere in terms of architecture. So John, let's, let's get into this a little bit. I think there's, do you want to kind of lead off a little bit, just talking about building code reform generally before we get into some of theR. John Anderson (03:01.818)Yeah.R. John Anderson (03:17.71)Well, yeah, let's talk about why you'd want to reform the building code. We've seen a fair amount of uptake in zoning code reform where folks are, think, under the banner of making middle scale, missing middle housing legal again.you see that find its way into comprehensive plans and then policy documents. And then from there, it goes through the gruesome process of actually changing the zoning. Often it takes two mentions in the comprehensive plan or three to get that to happen. It's in the implementation paragraph in the back. We should change the zoning to make this legal. And the, and youTo the credit of people that are trying to move a comprehensive plan forward, they really are trying to engage the big ideas and get enough consensus and buy -in to be able to pursue them. And then that can be a couple hundred thousand dollars down the road and you've exhausted all your staff and you have no budget left to actually change the zoning. So which is why it takes two or three cycles of the comp plan.But when it finally comes around to it, then you get zoning that allows a duplex, an ADU, a fourplex. And then the fourplexes don't get built. And that's because when you move, in most places, when you move past two units, a duplex, into three units in a building, you move from the International Residential Code to the International Building Code or the Commercial Code. So.And when that happens, you have fire sprinklers. And in order to have fire sprinklers, you need to make a connection at the water main. You have to protect the water main from stale water in your sprinkler system from washing back, backflow preventer. You need a sprinkler riser and a pressure reducing valve and a flow alarm. And like this red trombone that lives in a little closet that gets inspected by the building is the fire inspector before.R. John Anderson (05:29.36)you run horizontally your pipes. And because you're tapping the water menu, that's a serious piece of plumbing work, but it also typically requires a tap fee. in Seattle, that was $16 ,000. And in Chattanooga, it was $18 ,000 if you wanted to build a fourplex.Kevin K (05:54.204)That's just the fee. That's just to check you right to the municipality. Right.R. John Anderson (05:56.664)Yeah, there's no tap. There's no water coming your way. There's just the promise of water now that you've paid the fee for the privilege. And it's at the discretion, typically, the fire official for an entirely residential building. If you're going to build a residential sprinkler system, the geek term for that is NFPA 13R, National Fire Protection Association, 13R. That means you can use PECs or PVC plastic pipe onceonce you're inside the building and you've got it all set up. But for a 13 -hour system, for a residential system, it's the fire official has some discretion about whether or not they want a separate dedicated service, or you should be able to use the domestic service with a backflow preventer or check valve to keep the stagnant water and the fire sprinklers from contaminating your domestic water. But typically fire officials areare creatures of habit and that habit is usually enforcing the strictest standard possible and not, they're not given to, making concessions. would make a builder's life easier. So it's good. It's got, you're deviating from the system, youKevin K (07:08.68)Plus you're, yeah, and you are practicing the dark arts of real estate development, so you probably are serving to endanger the lives of whoever you're building for,R. John Anderson (07:21.434)Well, that's actually how we make our money. It's by endangering other people. The more of our customers we can put at risk, the better for us. And I think, know, in their defense, our culture says that real estate development and construction is a black box full of money and villains, and it's unknowable how much money is going to be made. So why would you complain about saving children from a fire?Kevin K (07:30.558)It'sR. John Anderson (07:49.552)because there's just a huge amount of money you're going to make. it's a technical problem wrapped in myth and caricature.Kevin K (07:59.518)So if I just take a step back and think big picture again here, so especially maybe for a lay person, you know, a lot of people, I remember this, a lot of people refer to these codes as like fire codes. That's kind of like the vernacular for people who are not architects or in the professions, but they're actually technically called building codes. When I was a young architect, there were multiple different building codes. There was a uniform building code and there was a Southern building code.BOKA code, and then they eventually all coalesced into what we call the International Building Code. And that is the standard now that most cities, local governments, and states adopt. There are different cycles and years at which you might adopt a But as you mentioned, there's also this companion piece called the International Residential Code, which for the most part governs just one family and two familybuildings.R. John Anderson (09:00.428)or attached one family, like a townhouse with a fire separation wall between them, no common hallways or anything. The entity that issues those codes is called the International Codes Council, it's a private nonprofit. And if you're a fire official or a local building official, this is probably your trade group. Also, if you manufactureKevin K (09:07.474)Right.R. John Anderson (09:29.872)fire sprinklers, you're probably pretty active there. Because what happens is there's a code cycle where, okay, we have a new edition of the International Residential Code coming out for 2028 or 24 or whatever. so in between the last time the model, what they call model codes were issued and now folks have made proposals. This last round for the 2024contains a lot of really good improvements on the codes for building decks, which were kind of a neglected area and there were a lot of deck failures and some smart folks got together and came up with some common sense solutions. So, and if you use those solutions, you don't actually have to have an engineer verify your deck construction. So the issue of the model code and then state by state, state legislaturesthey'll review it in committee. It'll come to a vote. They'll adopt the such and such year, the 2024 international residential code, international existing building code, international FAR code, international, you know, all of those codes, kind of all at once. And then depending on your state, you can, when the state adopts it, then it goes over to a codes commissiondoes rulemaking where they might make some adjustments that are appropriate to that state, local climate and economics. And then it becomes law. And then the process for it to happen at the local level, your county, municipality, town, some places it immediately becomes the one you're supposed to work with. Others you have a window toadopted in and if you don't do anything to amend it, it's the one you're going to work with. And other places, the only way you, so you could adopt it and make it less stringent in places like California or New York, and I believe Illinois, but in states that are what are called Dillon's rule state versus home rule states, Dillon's rule state, you can only adopt it to make it moreR. John Anderson (11:55.726)So in Tennessee, recently basically legalized fourplexes without fire sprinklers. And they did that at the state level after attempting to do it just for Shelby County and Memphis. They had to go back and try again. most of the code reform issues that are going on in most states have to be engaged at the state legislature.level. And a lot of states will eliminate the requirement for fire sprinklers in all new residential units.Kevin K (12:36.178)And so we should probably talk about like what's the whole big deal? Why wouldn't you want to have sprinklers required in buildings? And I want to give you a little background from my standpoint, but you go ahead and answer that first. What's the problem here?R. John Anderson (12:55.662)Well, I think the problem is one, first of cost, and then second of benefit. A two -story fourplex is actually safer than a single -family house of the same size because there are rated assemblies separating one unit from the rest. You have exiting that meets the requirements.all those places that are sleeping rooms have to have an egress window. So in addition to going out through the hallway, you could go out through the window or a firefighter could come in from the window and they're sized. So firefighter with a Scott pack can go through the window. the, and there isn't much in the way of actual evidence that fire sprinklers save lives or save structures. They're mostly there even in commercial buildings to increase the amount of exitingpeople have to get out of the building. They don't put out fires. They control smoke to a point. So, and it, you know, it makes sense if you're in a big quarter building or a hotel or, you know, a high rise, that getting out of the building in the case of a fire is a big serious issue. There's a big difference in scale between a high rise and a fourplex. So, and also the cost of, again, getting the system just to the building is significant.actually costs more than running the pipe inside the building. So that additional cost, say you're trying to build market rate apartments adjacent to a daycare and a place for food and drink. And you get actually a little bit higher rents because you have those community amenities. But if the rents are not high enough to support a more expensive kind of construction, thenyou probably build townhouses or something else. So the notion of the missing middle, there is a whole strata of easily built wood frame buildings that could be built, but for this fire sprinkler requirement that makes the cost too high to be able to recover either with a sales price or with rent. So basically, you can't get the rent, you probably shouldn't build the building. And it'sR. John Anderson (15:19.536)I mean $18 ,000 before you install the system. you're going to, that's the same system you would use for 16 units. Just 16 units would have more pipe. But the core system being kind of, that cost being spread over just three or four units, it kills it off. And it's typically six units or more become kind of the threshold.Kevin K (15:44.958)Well, and there's also an ongoing maintenance cost. mean, you can't just like put in a backflow preventer in a fire sprinkler system and just like let it sit for 50 years and never touch it.R. John Anderson (15:53.284)Yep. Yep. Well, and also the, you'll often hear fire officials talk about, you're going to, you know, okay, so it costs a little bit more on the front end, but people are going to save money on their homeowner's insurance, you know, or, or the building owner will save money on their insurance. And that's just not true because there's more property damage from leaking fire sprinklers than there are from fires. And the folks that issue insurance are smart enough to, you know, look at the actuarial tables and say, Nope, no break for fire sprinklers. So.Kevin K (16:22.59)And I think you can – even if you don't know a of this stuff, you might intuitively kind of know it beca…

    Full show notes at the publisher

    A Conversation with Joe Minicozzi Jul 23, 2024
    Show notes

    There’s a lot of takeaways from any conversation with Joe Minicozzi, or one of his many public presentations. Here’s mine today: omnipotent forces didn’t create our current systems, whether we are talking about zoning, traffic engineering or tax assessment. Or, in fact, just about anything in life.These were all created by fallible humans. We can, and should, change them. It’s our duty, our responsibility. Your local tax system, and your local zoning code were not handed down to you by Moses from the mountain.Joe Minicozzi of Urban 3 is one of those rare people that just has a knack for communicating complex ideas. If you haven’t seen one of his presentations, run out and do so. Here’s a sample from Not Just Bikes, and one from Strong Towns. Today, we talk in audio form instead of video, but I suspect you’ll enjoy it just the same. Since this is a blog, too, here’s a few visual references for fun:Find more content on The Messy City on Kevin’s Substack page.Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.Intro: “Why Be Friends”Outro: “Fairweather Friend”Text Transcript:Kevin K (00:01.231) Welcome back to the Messy City podcast. You know, one of the joys that I've had in being involved with the New Urbanism Movement and the Congress for New Urbanism for many, many years is you get to meet and know people who take a lot of issues that we talk about and care about and completely reframe them and make them much more interesting and accessible and understandable, I think, to a larger audience. And there's been a number of people who who've done that or I've seen that happen in the course of my career. And one of those is joining me here today, live from Asheville, North Carolina, Joe Minicozzi. Joe, how's it going, Joe Minicozzi (00:42.018) Great, thanks for having Kevin K (00:43.771) Well, it's fun. I've been wanting to do this one for a little while and it's you're a busy guy and I'm really glad you made some time. Joe, you may know he's often had his work featured in Strong Towns. He's a regular on the speaking circuit with his firm, Urban 3, and he's really developed a unique approach to kind of explaining our built environment in graphic and financial terms I think has changed a lot of people's thinking about things. And we're going to get to some of that. Joe has, one of the cool things, Joe, is you're working all over the country. So there's always something new to talk about. But before we get there, I do think it's interesting for people to understand your background because like somebody coming upon you today and one of your presentations, they might think, he's like this kind of urban guru guy. What does that mean? Or he's like a financial guru guy, but you're actually, you're an architect. Correct? Not licensed, but educated. Yes. Where did... I don't think... One thing I never knew, Joe, like, where did you grow Joe Minicozzi (01:44.476) Well, not licensed. Can say that. Educated, yeah. Yeah. Yeah, so... Go Joe Minicozzi (01:56.116) upstate New York, Rust Belt, little town called Rome, New York. Kevin K (01:57.445) Ruffio. cool, that's a cool town. Joe Minicozzi (02:05.282) Why do you say that? That it's not cool. When I was Kevin K (02:07.983) Well, I mean, there's some cool built fabric there. No? Joe Minicozzi (02:11.256) No. When I was a kid, they tore down most of downtown. It was literally one of the largest urban renewal projects per capita in the entire United States. And they blew up, I don't know, like eight to 10 blocks of downtown and built a wooden fort. There's a revolutionary wooden fort in what used to be our downtown. Google Rome, New York and go into the downtown, you'll see it. Kevin K (02:39.715) OK, I must be thinking of pictures I've seen of a different upstate New York downtown then or something. Joe Minicozzi (02:43.288) Oh no, no, it's, didn't, but I didn't realize that was abnormal because you you grew up in a town of 30 ,000 people, this is it, right? That's all you know. You just, so when you go to college, you're just like, yeah, surely like you've got a fort in your downtown, right? You know, everybody's got one. Actually Savannah has one. So, but it's not in the downtown. They didn't eliminate Savannah to rebuild a wooden fort. Yeah, but this is a magnet that I have that I in my bookcase over here. This is my grandfather. Kevin K (03:03.193) Right. That would have been rather odd. Joe Minicozzi (03:13.34) used to tie a rope to this thing. And he's an Italian carpenter, first generation American. And he's tied a rope to this and that rope was tied to my waist. And I used to just walk around job sites all day with him as a kid. I was like, you know, six years old walking around a job site with this huge magnet tied to my waist. And I was picking up nails and I would just sit there with this little anvil, like making the nails go straight so he could reuse them because you know, he's depression era. And I thought I was building buildings since I'd go home and talk to my dad and I was like, I'm building buildings with Papa. And he goes, sounds like you want to be an architect. And I was like, Bing, I want to be an architect. so that's, I wanted to be an architect since I was nine years old and I went to architecture school. Kevin K (03:53.903) You know, that's funny. That's like a weird thing we share in common. It's like, I don't know how that happened with me, because I actually didn't know anybody, you know, in architecture. And I knew a few people who built things, but for whatever reason, I just like always knew I wanted to go into architecture and city planning. it's it's just where I was. So, but anyway, so go ahead. Yeah. Yeah. I had no idea. Like why showed up to like freshman year? Joe Minicozzi (04:12.386) Yeah, like, they really cool pencils, right? I mean, it's like little clicker pencils, awesome, great tools. Kevin K (04:22.199) And here's the list of all the s**t you have to buy. And I was like, what is, what does even all this stuff do? Joe Minicozzi (04:25.162) Yeah, here's, out and buy a thousand dollars worth of stuff. Yeah, little, remember that, God, I hate saying this, it sounds old. I was explaining to somebody on staff, remember those little letter writing tools, that little plastic thing that you'd have to put on your parallel bar to make those three lines to do your lettering properly? That was insane. Anyway, sorry, sorry kids. That doesn't exist anymore because we actually type in computers now. Kevin K (04:39.745) my god, yeah. Kevin K (04:44.805) Totally, Yeah. Kevin K (04:53.349) Yeah, I know. Everyone wants to share. mean, actually learning how to do architectural lettering was a pretty cool thing. I mean, I always liked the benefit of Joe Minicozzi (04:59.628) Well, the frustrating thing for me is you go all the way through architecture school and the University of Miami is a five -year program and you never built a building. So how can you be a designer of a building and not understand how it's constructed? So in my fifth year, we petitioned the school to build a homeless shelter and we just went ahead and built it, designed it, built it, worked with homeless folks to figure out what are their needs? How do we help solve the problem architecturally? And think that's one of the beauties of Miami is that, you know, the whole time I was, know, Miami is known for its new urbanism, but I was always talking with Liz Plater -Zyberg about what was going on in my hometown, because here you have a town that was designed for walkability, designed for the things that new urbanists would proclaim, yet it was dead as a doornail and we were eliminating our downtown. And Liz would always say to me, she's like, well, that's economics. That's something different. and we're trying to deal with this flood of what's happening in South Florida. That's a different reality. So this whole being seen as an economist is mostly about chasing a question of what are the policies that shape our environment and how do I visualize those for folks, which is very in line with new urbanism. We just look at the money Kevin K (06:15.397) So talk a little bit about how you got to this point then professionally of working on your own and doing a lot of the economic analysis work that you do Joe Minicozzi (06:24.984) Well, mean, if first is working in architecture, and I think this is probably true for most people that are urban designers, is that you want to look at the context of things that's more exciting for you, or why would somebody say, I'm hiring you, the architect, to do an office building here? If you have an urban design mind, you're like, an office building? Why not a mixed use building or why not a residential building? Why is that developer choosing? That's really the design is when the developer makes a choice, right? And so why is the developer choosing office over residential or over retail? In having an urban design mindset, you're going to be more empowered to be looking for those things, those other forces. What are the financial streams? So after architecture, I went to grad school and then started doing like internships in real estate development, real estate finance. I worked at John Hancock Real Estate Investment Group in Boston. kind top of the food chain, where they had $4 billion worth of real estate across the country. And you're seeing how they're making decisions financially about what's going on in your town, right? Because they're going to be doing an asset in your town, a strip mall or a mall or whatever, right? Totally different design series. It was fascinating to watch, but it felt, if you saw the movie, The Big Short, it felt a lot like that. It was like, wow, these people are like on a different way of thinking. Like there's questions they're just not even asking. We were spending $100 million a year fixing the buildings that we owned. Now when you're making 15 bucks an hour, like that's a lot of money, right? And so you'd sit there, trained as an architect, you'd sit there with these asset managers and I would literally show them pictures of buildings that we owned, a building that we owned in Topeka and a building that we owned in Tacoma. And there are two office buildings that we owned. And I would ask the finance officers, I'm like, what's the difference between these two buildings? And they would start going through all of this gibberish of numbers and cash flows, cap rates, NOI, all of that stuff. And I'm like, no, no, no, look at the pictures. And like, what are you talking about? I'm like, it's the same damn building. We own the same building, the same office park building in Topeka and Tacoma. And you know, they fall apart differently based on the ecosystem. And this was like mind blowing to Joe Minicozzi (08:43.104) And it's just like, wow, they don't even understand what this... It's just a cashflow model for them. It's not a building, right? As an architect, you're going to... Like the windows fall apart differently. It's going to be based on the heat load of the air conditioner, all that stuff. But it's kind of mind blowing that this is the cashflow, the invisible sine curve that's moving by low cell high, that's moving through the system. And we're not even talking about it. So it's always... Yeah, go ahead. Well, it's always made me curious and got into real estate development. And then during the recession is when I started Urban 3, trying to help cities understand that they're prey to these sign curves. Kevin K (09:20.539) Yeah. I remember you used to tell a story about working at John Hancock and I think this is just instructive for people to understand the world of like big development, big finance was I think you had a story about we had they had X million dollars that they had to place within like 48 hours or something like that. What was Joe Minicozzi (09:37.56) Yeah. It was called a capital call where the CEO of the real estate arm came in and said, need to get, I think it was like $120 million into the ground in the next quarter. So that was an issuance that he was given from Topress. think of anybody that's on this podcast, if you have a 401k plan, if you're like CalPERS is the biggest one, the California teachers. pension. They have to make money on their money, right? So they take your retirement investment and they go out and make money so that you can have growth in your dollars as an investor. So if you want to see your 401k plan grow, well, somebody's got to make that money grow. So they're going around, in case of John Hancock, that's an insurance company. So somebody buys John Hancock life insurance. They want to return when they die on their money. what they do at the top level of John Hancock, they're putting some money into bonds, money into stocks, some money into real estate. So ours was the real estate arm. And whatever decision was made at the top, money came into the real estate world and was like, okay, that needs to get into the ground as fast as possible. So they were issued this $120 million in the next quarter. So the people that are finance managers call up all of their developer friends and were like, can I buy a building somewhere? That was basically how it happened. And the more expensive the building, the better because the more we can get that $120 million down to zero, the faster with less transactions. So imagine if you were the guy on the office that found a hundred million dollar building, like that's actually good, right? Now in architecture world, when we go to school, we're learning the direct opposite, like smaller, like little investments. We're not thinking about the big fish that are out there. anyway. Kevin K (11:25.583) Yeah. Sometimes it feels like you're like a language translator, Joe. It's like you have these two different worlds that you have grown to understand really well. One is like architecture and development, and the other is finance. And do you feel like you're kind of like straddling those worlds and trying to explain one to the Joe Minicozzi (11:44.652) Yeah, it's a simple sense, the tagline of our company is a data -driven storytelling, you know, that we have to communicate this stuff. And so lot of what we do is just unnerve things. I just came back from a meeting with our county assessor and their consultant, and, you know, he's going through this report that's got how many pages? I don't know, but it's all this. And it's like, how can you show me all of this text? and start talking to me about it. And I'm just like, I'm like, dude, you got to show me a picture somewhere. It's like, this is crazy. And so what we do is if you watch any of our work, we spent a ton of time breaking a city down to reveal its essence. So I don't need to get into like whether or not your spark plugs are firing at 20 beats per second or whatever. I need to just show you your car works, right? What does the audience want? They don't need to know the details. And far too many of us technically, trained folks, even architects, get down into the details and the audience doesn't necessarily understand does the car work, yes or no. So that's basically the method of our work is try to make it simple for folks. I use lot of analogies when I talk to people because that's h…

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    Planning Takes Center Stage in Kalamazoo Jul 09, 2024
    Show notes

    I’m not often left speechless when I’m interviewing guests, but for a few moments here I struggled to digest what Rebekah Kik was telling me about Kalamazoo. If you’re a planner, you must listen to this episode. This is a truly inspirational effort in a city that doesn’t get the limelight. For a city of about 75,000 people in a quiet corner of Michigan, the staff and community have done amazing work.The story is mostly about a planning effort called Imagine Kalamazoo, which sounds like every garden-variety planning effort everywhere. But, the way it came together and what it produced in short order is truly unique. Learn how a plan executed at a high level helped attract corporate funding on the back side that will help the day-to-day livability of the city.Along the way, we trace Rebekah’s career from a small college in Michigan, Andrews University, to working as an architect and planner. She talks about how her drawing skills helped her survive the Great Recession, and how her tenacity is helping her home town get better.I’ve said before, and I’ll stand by it, that the most innovative work in local governments happens in smaller cities and towns. Kalamazoo definitely rings the bell for that theory - accomplishing the kinds of successful efforts that we so rarely see in large cities. More to come on that at a future date.Find more content on The Messy City on Kevin’s Substack page.Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.Intro: “Why Be Friends”Outro: “Fairweather Friend”Episode Transcript:Kevin K (00:00.802) Welcome back to the Messy City Podcast. This is Kevin Klinkenberg. Sometimes you, over the course of your career, you get to know people and see them and see, watch their careers evolve along with yours. And if you're fortunate, you can see people, meet people when they're young and see them grow into all sorts of new positions and do interesting work. And today I'm fortunate to have a guest that's a little bit like that. We have... The assistant city manager for Kalamazoo, Michigan, Rebecca Kick here. Rebecca, how you doing? Rebekah Kik (00:39.082) I'm really well Kevin, thank you. Kevin K (00:41.666) I was just thinking earlier, I think I met you originally when you were a student at Andrews, is that right? Rebekah Kik (00:47.594) That's correct. We got to intersect our paths when I was on charrette with Professor Philip Bess. Kevin K (00:58.594) Yeah, yeah. So, and Phil, we've had Phil here on the show before. He'll probably do so again, I'm sure, especially now that he's in retirement and his schedule is going to open up a little bit more. But yeah, those were some fun days that seemed like about a million years ago. Rebekah Kik (01:17.194) It really was. Mostly because I used to just chase Philip at his heels. I knew he was doing cool things. I did. I just knew he was doing cool things and I wanted to know desperately what he was doing and I begged him to take me. where he was going. I told him I would do anything. I would fetch coffee. I would make copies. You know, get lunches. I would do whatever he needed me to do. I would be that gopher, that little sponge, because I knew he was hanging around with cool people and I wanted to learn and know and do. And I believe that charrette Kevin K (01:48.61) You Rebekah Kik (02:14.633) was in Grand Rapids, Michigan. And it was in the Hartside neighborhood. And that was the first time I had ever heard, I believe at that time, we were calling them traditional neighborhood codes or they weren't called form -based codes yet. They were regulating plans or something like that. They were much more technical still at that point. But they were... Kevin K (02:16.609) Yep. Yeah, that was all like early days stuff for new urbanism and coding and all that. So let's just go back to that a little bit, Rebecca. I just, I think it's interesting. So you went to a really small college in Michigan, Andrews University. Did you, did you like grow up in Michigan or how did you find Andrews? Rebekah Kik (02:45.834) Yes. Rebekah Kik (02:56.394) Mm -hmm. Rebekah Kik (03:02.058) Yes, I did. So I grew up in Kalamazoo, Michigan and I didn't know I wanted to be an architect. My mother was an administrative assistant in an architecture firm and I had my own desk at the firm. She would pick me up from school and I would sit at my desk and I was given different kinds of plans all the time that I would be finishing with different templates that I would draw and I would be picking out finishes and finish drawing, finish the plans. They would teach me how to add walls, tell me about wall thicknesses, things like that. They were building foam core models that, you know, maybe that model didn't meet the... client specs or whatever. So I would take the model home and I would finish it myself. I was doing architecture all the time and the architects at the time would just laugh at me because I'd be like, I can't be an architect. That's not a real job. And the whole time just loving everything that they were doing. And so finally, of course, here was graduating from high school and I told my mom's boss. Kevin K (04:13.826) Hehehehe Rebekah Kik (04:26.378) I was looking for an architecture school and that's when he said, where are you visiting? Where are you going? And I said, well, I just visited University of Michigan. Went to Lawrence Institute of Technology and he said, have you gone to Andrews University yet? And I said, no, you know, where's that at? And he goes, well, please do. You know, it's down in Bering Springs. And I... have to say I walked through the door I saw this nearly four foot tall and it was built completely out of wood and it was this craftsman, this quarter scale craftsman home. And the details were so beautiful and hanging behind it was this analytics. Rebekah Kik (05:29.418) It was hand drawn. It was ink rendered, you know, like the Chinese style ink, you know, Richard Akonomakis from the University of Notre Dame came and taught this third year course, this analytic course. And then in your fourth year, you built this model. I was captivated. That was it. It was this. moment and then I met with Lou Seibold and I walked around that it's a pole barn. Let's be honest, if you have not visited Andrews University, you look at the work on the walls and you can't peel your eyes away. But if you zoom out for a second, you will lose it because it is a pole barn and a series of trailers. But the work Kevin K (06:19.17) Hehehe Rebekah Kik (06:25.738) and the students and the heart and the community that is built at Andrews will suck you in and you will know. Kevin K (06:36.962) Yeah. Yeah. I had the pleasure to come speak at Andrew's one time and then do some critiques. And it's a really unique, it's a very small college. And it's a religious college or it's affiliated with the Seventh -day Adventist. And it's one of the few colleges in the country that for lots and lots of years has actually taught a more sort of traditional pre -war. Rebekah Kik (06:46.378) Mm -hmm. Kevin K (07:04.738) approach to architectural design and urban design. So, I mean, that all, when you're 18 years old, you don't really know or understand any of that stuff. But I mean, how do you think that shaped your educational experience? Rebekah Kik (07:18.922) my goodness. The first book that I was handed in my first year, first class, Timeless Way of Building. And that was it. It shaped everything. When you're handed a treatise like that, your whole life is set on this path. And you realize Kevin K (07:30.242) Hmm. Yeah. Rebekah Kik (07:48.33) that there's. There's a healing you can do in the work. that. Rebekah Kik (08:05.482) Yeah, there's a healing that you can do in your work and there's a harm that you can do in your work. And I chose the path of healing. And you realize that when you graduate, let me be clear, once you get out into that world and you, especially in your fifth year at Andrews, by your fifth year, you're doing sort of these professional practice classes. you are seeing, and finally with these eyes, you're at the, you know, the scales fall off and you're like, my God, you know, suburban sprawl. And you understand like what the built environment is. And you, you understand like what your responsibility to, you know, how you place your buildings and, that you have this moral responsibility, for what you're doing in. in the space and you now want to repair and you want to show others that you can repair. And I remember entering professional practice and driving every architecture firm that I then proceeded to work for insane. Kevin K (09:33.666) You Rebekah Kik (09:34.377) Because I catch, they'd be like, okay, in turn, you know, read the zoning rules, tell us where we can put the building. And I'd say, but these are wrong. We shouldn't put our building like this. And they go, Rebecca, come on, like, really, just tell us where does the building go? Like, tell us the building envelope, like, just do the sketch. And I'm like, but we can't do it like this. it shouldn't be this way. Like, look at the, look at across the street. Like, this isn't responsible. You have to go somewhere else. Kevin K (10:10.178) Yeah. Yeah, it does kind of ruin you for working in like a lot of typical architecture firms, especially like big shops. Rebekah Kik (10:21.386) It does. It does. And so you have to be, and this is what I tell architects who are graduating, like you, I'm so sorry, like you're ruined now. Like you have to be really, really careful about who you're going to work with and for, and where you're going to go because you are going to be frustrated and you're going to frustrate others. Kevin K (10:37.762) Yeah. Kevin K (10:44.098) Yeah. Well, I will tell you one thing I do remember from my visits to Andrew's is I was so jealous of the drawing ability of what I saw the students creating. And long after I had gone off and graduated from college and I would see the work that you all were producing and the work that students at Notre Dame was producing, I would just think, my God, these students are all going to get great jobs because look at this They can all draw and it's beautifully done. And it really, you know, it left me feeling like, okay, I better go find something else to do. Rebekah Kik (11:21.578) You know, I do say that kept me employed during the downturn. And it kept me flexibly employed. So I got laid off three times. And that was hard. And it allowed me to seriously surf those crazy waves. because I could draw. So I got employed by, this is how I learned planning by experience. Because I was never interested in planning school. I could never have just planned school. I just, I don't have the patience for it. But I was able to walk alongside of planners. Kevin K (12:07.778) Mm -hmm. Rebekah Kik (12:18.858) and transportation planners especially, and engineers. And I could help them express their vision. So when they were doing road diets, you know, I worked for Gladding Jackson in Orlando. And that was so much fun. My time with them, I spent six years with them after UDA. Because, and that's what I did. I was there, one of their lead illustrators on their transportation planning team. And that's how I got hired was because I could draw. And I did everything vertical because they could, they had great planners and they could do everything flat. And they needed someone to vision everything vertical and do all the infill when they were doing the sprawl repair, when they were doing highway teardowns. then I could come in, do the SketchUp model, and then vision everything vertical for them. Yeah. Kevin K (13:23.234) Interesting. So one thing I will say real quick is, I think I may have pushed you to move the mic a little too close. I'm getting a touch of static off of it. So there you go. That's fine. Test that there. Okay. Let's try that. don't worry, I can edit and cut things. That's not a big deal. So, well, I think about that and I think it's a great testimony to having an actual skill. Rebekah Kik (13:36.906) Okay. Rebekah Kik (13:43.274) Okay. Kevin K (13:53.058) You know, and you, you know, you and some of the others that came out of those schools had to have a real marketable skill, which was really learning how to draw beautifully by hand, which, you know, I think a lot of people think that that's just something you can either do or you can't do, but it actually is teachable. And, and so I've always been jealous of that. And I've observed something similar to what you talked about that the folks that I knew in the profession who had that ability to draw by hand. Rebekah Kik (13:53.738) Yes. Rebekah Kik (14:09.994) Yes. Kevin K (14:22.626) They have never lacked for work. They have always had people wanting to hire them. And of course, the better you are at it, the more work that you get. So it's even in our high tech age, that ability to just be able to sit down and draw beautifully by hand is incredibly valuable. Rebekah Kik (14:41.226) Yeah, it is. And I feel like even in my job now as city, when I, when I got hired by the city of Kalamazoo, even as city planner, just being able to sit down with whoever I'm talking to, when I can pull out a piece of paper and draw, it's like a universal communication. It just feels really good. I love it. Kevin K (15:12.546) Well, it's like a superpower. I mean, I've seen that, you know, so many, so many times even, you know, with fellow architects in other firms, like when I was a young person and I, there was a project manager I worked with when we did a lot of schools and he had a great ability to just like, we would meet with a client and all of a sudden he could just whip out a sheet of paper really quickly, three -dimensionally diagram what we were talking about and everybody got it. And it was just like, bam. Rebekah Kik (15:19.946) Yeah. Kevin K (15:41.538) I never really had that ability very well. So I probably appreciate that in other people. And then I've often like overpaid for it just because like, you know, I know how important those drawings are. So I always like to hire good, good renders and people who can really, really draw. So you talked about, you bounced around a little bit. You survived the meltdown, the economic meltdown in 2008, 2010. Rebekah Kik (16:04.298) Yeah. Kevin K (16:10.69) How did you end up back in Kalamazoo? Which I didn't know you grew up there. That's really cool. So you're working for a city government and a place you grew up. Rebekah Kik (16:16.618) Yeah. Yeah, so that's a little bit about how I ended up back here. So the last layoff in 2010, Gladding Jackson merged with AECOM. Kevin K (16:33.89) huh. Rebekah Kik (16:36.138) I was a tough one. I was a little too much for a lot of me and my Gliding Jackson colleagues kind of scattered after that one. And I ended up with a really great freelance contract after that one. I was doing a lot of fun on -call planning, transportation planning work in Southern Colorado. And lots of good things came out of that. But one good relationship that came out of it was a transportation planning relationship with Brad Strader out of LSL planning who was in Detroit at the time. And so I was coming back to Michigan. I had grandparent who passed away who was in Richland, Michigan, which is just outside of Kalamazoo and Me and my brother had actually inherited her home and My brother was gonna remain in Kentucky. He didn't want to move back home and I said well I had just h…

    Full show notes at the publisher

    Parking Parking Parking! Jul 02, 2024
    Show notes

    We must talk about your parking regulations. In fact, we must mock them. In no other area of life do head spins quicker, and people’s opinions take on truly bizarre forms, than we we talk about parking. I get it, we are a culture obsessed with driving and parking. It’s part of nearly adult’s daily routine. In this episode, Tony Jordan of the Parking Reform Network and I have some fun with it, while also diving into the nitty-gritty of how to make change in your community.As a bonus, Tony describes some of the most bizarre, and most hilarious parking requirements he’s run across.Here’s a link to Donald Shoup’s article, “Roughly Right or Precisely Wrong.”Find more content on The Messy City on Kevin’s Substack page.Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.Intro: “Why Be Friends”Outro: “Fairweather Friend”Transcript:Kevin K (00:00.92) Welcome back to the Missy City podcast. This is Kevin Klinkenberg. Today we're going to talk about everybody's favorite topic, parking. The bane of my existence for most of my professional career, but we've got Tony Jordan here with us today from the Parking Reform Network. And I'm really looking forward to this conversation so we can get into the weeds a little bit on what's actually an incredibly important topic. So Tony, welcome. Tony Jordan (00:28.617) Thanks so much. Happy to be here. Kevin K (00:31.064) Well, it's a pleasure to have you. I ran into you in Cincinnati at the Strong Towns National Gathering and seeing you and we were chatting over a couple of beers and it just seemed like, you know, as soon as we start talking, it feels like, well, this probably should be a podcast. You know, we should spend more time getting into things. So I'm grateful you were able to make some time to be able to join. Tony, before we go too far, why don't we tell me what is the Parking Reform Network and how... How long has it been around? Tony Jordan (01:03.081) the parking reform network is a, 501 C three organization that was founded, founded in the spring of 2019 and we launched in March of 2020. and it, yeah, it was actually okay for organizing a national organization because everything moved online. Like we, we, people were much more amenable to slacking and, using zoom calls, but we, the idea behind. Kevin K (01:16.92) Good timing. Tony Jordan (01:33.641) The need I saw, I had been doing parking reform locally in Portland, Oregon, where I'm from, or where I live, for years, helping to get rid of parking mandates that had been added back in and removing them entirely from the city and worked on upzoning projects too. And the whole while I really felt like one of the things that was missing in advancing parking reform was, having an advocacy organization and a community that really was helping to educate the public and advance these policies. The practitioners and the city council even often knew that these policies were bad, the existing ones, but the public support wasn't there. So founding the Parking Inform Network, it's a community of practitioners, academics, activists, policymakers who... We exist to kind of build a community and a movement around educating the public about parking policy and accelerating reforms. And we do that through a number of research and outreach and advocacy avenues. Kevin K (02:47.352) That's cool. So how did you, what was your background then getting into this? Were you in planning or transportation or talk a little bit about like how you came to this, to this spot. Tony Jordan (02:57.641) Yeah, I mean, I grew up in Los Angeles in San Pedro, the port of LA, and went to school at Santa Cruz and got a politics degree. And then I moved up to Portland and I mostly worked in tech for most of my career, web design, backend, server services programming. And I also, but I also did a couple, I worked at a couple of jobs as a labor organizer. So my background was not at all in planning. I got rid of my car. We got rid of our household's car in 2008. I had a two year old. We had another child in 2010. And I feel like that kind of primed the pump. I started looking around transportation a little differently. And then in 2010, I read a blog post very randomly on a website called Metafilter that was about the high cost of reparking, about Professor Shoup's book that had come out years before. And I am the kind of person, if I hear something interesting, I'll go look up the Wikipedia or I'll look into it. And so I got the book on inner library loan and started reading it. And I was just like, my mind was blown. Shoop has asked me, you know, one time, what did you think when you read the book? And I was like, man, I felt like I was eating a hamburger and reading the jungle. Like it was really like, what is going on? You look once you your eyes are open to this, you look around. I live across the street from a parking lot. I worked overlooking a parking lot and I just like your. to understand why, how much these things cost and then why they're there was just like, why doesn't everyone know this? I looked at my own zoning code in Portland and actually at the time Portland was a pretty, was pretty Vanguard city. We had no parking mandates on our corridors, on our bus, our frequent service corridors that had passed in 2002 kind of to little fanfare. And, but then a couple of years later, In 2012, all of a sudden, they started building apartments on a couple of these corridors. Division Street was one, North Williams. And they were building like 30, 40, 50 apartments in a building with no parking. And they were leasing up. And then someone proposed someone got permitted at 81 unit building on the street with no parking and the neighborhood just went nuts. And they started petitioning the city council to add parking mandates back. Tony Jordan (05:18.633) And so there was a pro they started considering this and I said, Hey, I just read this book a couple of years ago and I started going to city council and I met people who were interested, but they weren't really very organized. And so I started just like creating a mailing list and, and, you know, we lost, they actually added parking mandates back in, but that kind of got me totally started. That was when I first reached out to professor Shoop. He wrote an op ed. And I started just that, that really kicked off. the fuel of like, okay, we need to be better organized on this and next time we're not gonna lose. Kevin K (05:52.152) Interesting. So if I could go back like you said in 2008, you got rid of your car. What prompted you all to, and you had a two -year -old. So what, do you like hate America so much you decided to get rid of your cars? What was that all about? Tony Jordan (06:06.665) You know, the check engine light went on and I took it into, I just afford focus 2004 focus second car ever owned. I took it to the dealer and I mean not to the dealer to the repair shop and they thought, this is the transmission. I thought, man, that transmission on that car has always been weird. Sure. And they, it was going to be $2 ,000. And, and I said, okay. And then they called me back and said, you know, it's not the transmission. We looked at it. Like we haven't charged you anything, but we think it's the computer maybe. So here. Kevin K (06:10.104) Ha ha ha. Tony Jordan (06:36.233) put this little dongle on and drive around for a week. And I said, how much does the computer cost? And they said, $2 ,000. And I was like, okay. And then I drove around and they came back and they said, nah, it's not the computer. We think it's this. How much is that? And I was like, they said engine or something, engine rebuild. And I was like, $2 ,000. And I was just like, man, if I pay for this to get fixed, I obviously expect that either the computer or the transmission will break next. And that will, so I just thought like, this is going to be a never ending money pit. So I told my wife and I discussed it and we had. We lived in Portland, we lived near Transit, I had a bike, we lived near Zipcar, right? Zipcar, it was kind of in the center of Zipcar. And so we said, let's put the car in the garage and just try six months without driving it. And we did. And then at the end of six months, I sold it to the dealer for $2 ,000. And so I was up $4 ,000. And then I never really looked back at buying a... Kevin K (07:22.52) What a cool idea. Kevin K (07:34.936) And that's just, hey, I really like, I mean, that's a great way to just like, let's test it out. Let's see if we can handle it for a while. And so then in terms of like having small children, I know myself having small children, it's not the easiest thing in the world because it's just, you know, there are so many things that you might want to take your kids to that you just need a car to get around. How did you manage that? Tony Jordan (07:55.945) I mean, some of it, we just didn't do as many things. My son took offense to this when I told him when he was older, but I said, one of the nice things was it does kind of make some decisions for you. It simplifies your life. So you're probably only gonna go to one birthday party in a weekend unless they're very close to one another, right? Like, or in a day, right? So some of it, initially we used Zipcar quite a bit and... Kevin K (08:15.608) God, that sounds magical. Tony Jordan (08:24.489) you know, tapered that off over time. And obviously with small, small kids, it's a little bit harder, but we know we carried the kids on our carriers. We never did, you know, when they got a little older, I had a bike trailer I would take to preschool. But it does, you know, you kind of adjust your life over time. It's not, it's not easy. I feel like we are a bit of like, you know, first adopters, still people who are voluntarily living in solidarity with people who can't drive. or can't own vehicles, right? Those people exist in our communities. And so, you know, I experience a lot of the same frustrations voluntarily, but I also have the capacity to try and, you know, argue for it. So, I mean, I think that, you know, my kids do sports or my daughter dances, my son does ultimate frisbee and other things, and he rides his bike to work now at Trader Joe's, and they take the bus, and they're just very independent. And I'm sure there are, you know, opportunities that... we can't do, but I mean, that's kind of life. You make decisions and in exchange, they really are, you know, they know how to get around. And I think they're gonna, I think it's gonna really give them a good leg up when they get to, you know, college or, you know, as the world has to adapt and reduce car dependency, you know, it's not gonna be as painful for them, I think, as you make these changes. Kevin K (09:51.224) How do you know, do you notice much of a difference then between like them and their friends and just other families that they, that you might run around with and like just their own habits and behaviors in that regard? Tony Jordan (10:01.769) Yeah, I mean, a lot of even though we live in a place that's pretty walkable, like obviously a lot of the other parents do drive frequently. I don't begrudge them that. My children get rides with other parents sometimes, too. I mean, we're you know, I don't think we'll offer to pay sometimes. Or, you know, like it's it's not like we're trying to be complete moochers or freeloaders on this. But, you know, like I think it on one hand, like my daughter, When she started middle school, other parents were often driving and we said, hey, we're not going to drive, so let's get our kids riding the bikes. And so our kids had their own mini bike group. And then as she didn't want to ride as much anymore, she would take the bus and other kids would learn to take the bus with her. So there is, I think, by just living a lifestyle that is less car dependent, sometimes I think people find it grating, like, these holier than thou. anti -car people, but at the same time, like it is an example. Like you can see it being done and other kids do it. My son now is 17. So he, you know, some of his friends are getting driver's licenses, but a lot of them aren't. One of the bigger conflicts is he's in film class and a lot of film is done. Well, not only logging, lugging gear around, but obviously, but it's a very common set piece, right? Is to be in a car or driving a car from point A to point B and Kevin K (11:28.248) Hmm. Tony Jordan (11:30.313) So one of his frustrations is he doesn't have a card to do these film transitions, you know, but it's, you know, I think it's worked out mostly okay. Kevin K (11:39.512) Have you ever tried to like quantify, you know, like how much money this has saved you over the years? Tony Jordan (11:47.337) I mean, I have not, other than the initial calculus I did where it was like, I'm up $4 ,000 on, and I can use that for zip car or whatever. I mean, I know it does. It definitely, I don't, I'm not the best budgeter, honestly. So I don't keep a spreadsheet, but I mean, the fact that we haven't owned a car for these years has definitely, you know, we take cheaper modes. And to some degree you do less, you do just do less stuff and that. Kevin K (12:04.26) Yeah. Tony Jordan (12:16.873) you know, simplifies your life and makes it a little bit cheaper. Kevin K (12:21.912) Yeah, I mean, I promise I'll get off on other topics, but I just find it's interesting when people are able to live in a way that we're told you can't live. So have you found that not having the car has opened up ways for you to spend money on other things in your life that maybe you wouldn't have been able to do otherwise? Tony Jordan (12:25.705) No problem. Tony Jordan (12:45.289) once again, I don't sure specifically like how much it impacts that. I mean, obviously the cost of buying some nice bikes is, you know, still much cheaper than, than spending on a car or the gas. I still have to pay for insurance. I mean, I still voluntarily pay for insurance. I don't have to, but I have a non -name donor policy, which is kind of expensive. you know, I think more, it just, it just, I find it is a much. more, it's a much more peaceful and relaxing way to live in most times. Like driving is so stressful, especially if you live in a larger city. Like it's, at least to me, it's scary. You, you, if you think about it, it's not like you're kind of making life difficult for everyone else who's not in your car at the expense of your convenience for the most part. And so I just find the ability to not have to like one of the best dividend is I never have to worry about like, you know, like that responsibility or that pressure or that inconvenience. If I'm on the bus, even if it's in traffic, I can be on my phone or be talking to who I'm with and not be worrying about piloting. Kevin K (14:00.408) Yeah, and you don't have to sweat finding a place to park wherever you're going. So that's kind of a nice thing. So then were you working in tech pretty much all the way up through the beginning of forming the Parking Reform Network? Tony Jordan (14:03.209) Exactly, yeah. Tony Jordan (14:14.025) Yeah, I mean, mostly, even when I worked for, so I worked two times for unions. I worked for the University of California, professional technical employees before I moved up to Portland. And then I worked for AFT organizing nurses. In both those jobs, I still often did the backend database or the website. And then I spent the 13 years before tha…

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    Talking Streetcars and Transit with Mr. KC Streetcar Jun 25, 2024
    Show notes

    It’s no secret in the world of transit and streetcars that Kansas City has had one of the most successful new streetcar lines in the country. For a two-mile “starter line,” it’s had an outsized impact on our city’s reputation and civic image. Today, I talk with the man behind RideKC Streetcar, Tom Gerend.

    Tom is a planner by education, but work took him eventually into the world of transportation planning and now, operations. We talk about how a planner ends up in this kind of role, and how he’s managed the start up and operations of a new Authority and transit line. Along the way, we talk about RideKC Streetcar’s unique funding stream, and what is next for the future.

    Find more content on The Messy City on Kevin’s Substack page.

    Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.

    Intro: “Why Be Friends”

    Outro: “Fairweather Friend”


    Get full access to The Messy City at kevinklinkenberg.substack.com/subscribe

    "Coach" Carson connects Financial Independence to Strong Towns Jun 18, 2024
    Show notes

    As I said right off the beginning of this interview, I really love it when worlds collide in my own life. It’s one of the more joyful aspects of doing a podcast, and talking with people in real life.Chad “Coach” Carson is someone in the Financial Independence world that I’ve listened to and followed for some time. He’s a very genuine guy, and his particular niche focuses on using small-scale real estate investment to build financial freedom for yourself and your family. Check out his website, YouTube channel and podcast.We ran into each other at the Strong Towns National Gathering in May, and I knew immediately we’d have a lot to discuss. This episode is the result. Among other things, we talk about his non-profit in Clemson, SC to build a trail network, his family’s 17 month stay in Ecuador, and how we all can talk about small / incremental development. There’s just so much good content in this episode, I don’t want to give away any more.That said, here are a few more links worth sharing:For a taste of his content, check out Chad’s recent episode with Paula Pant on “7 Powerful Principles for Financial Freedom.”ChooseFI House Hacking pageIncremental Development AllianceBigger PocketsFind more content on The Messy City on Kevin’s Substack page.Music notes: all songs by low standards, ca. 2010. Videos here. If you’d like a CD for low standards, message me and you can have one for only $5.Intro: “Why Be Friends”Outro: “Fairweather Friend”Episode Transcript:Kevin K (00:00.89)Welcome back to the Messy City Podcast. This is Kevin Klinkenberg. One of the things that I really enjoy is when worlds collide in my life. Things that I have interest in that are in very different worlds find themselves aligned with each other. And I'm really fortunate to have a guest today that's a classic example of that. My wife and I have had a kind of a long interest in what's called the financial independence movement. And, and,You know, a lot of that we can talk about what all that means for people. I hope we do, but, a lot of it is really just kind of creating resilience in your own life. and, one of the people in that world that I have, noticed for quite a long time and followed and with, with some interest is a guy named, Chad, Carson, otherwise known as coach Carson. And, he's, agreed to join me today. So I'm delighted to have you here, Chad. Thanks for coming.Chad Carson (00:56.397)Yeah, thanks for having me, Kevin. It is fun to see different interests collide on the internet. That's always a good time.Kevin K (01:03.034)Yeah, yeah. So we actually ran into each other at the Strong Towns National Gathering in Cincinnati. And it was just kind of funny. I had seen enough of Chad's videos to kind of have an idea what he looked like. I'm looking around the room and I see this guy in the back and I'm like, that looks a little bit like Coach Carson, you know? Is that really him? And so, and lo and behold, it was, so we had a chance to just chat briefly on site. But...For those chat for those who don't know you and I would imagine probably most of my audience doesn't know who you are And the work that you do. Why don't you talk a little bit about what you spend most of your time dealing with?Chad Carson (01:40.013)Yeah, I also have a lot of intersections of worlds, but for the last 21 years, my professional career has been an entrepreneur and I've been entrepreneur in the real estate investing space. So I graduated from Clemson University and I was a football player there. So that was like how I paid for school. And I was, I thought I was going to go like the route of being a medical in the medical field and applied to medical schools, but I was just so tired from playing football that I said, I'm just going to take a year or two off and just like take a break before I go into that. And then.that gave me space to kind of explore an itch I had for being an entrepreneur. And I was lucky enough to have family members. My dad was in the rental, had rental properties growing up and I never really liked them. Actually, when I was a middle schooler, he used to take me over to a property he just bought. There was a fixer upper and he's like, hey, clean up this pile of trash, Chad, and paint this wall. And I was like, this is horrible. Like, who ever want to fix up a property or turn this nasty place around? And sure enough, when I got out of college, I was like,That's actually pretty interesting. Let me, let me see how that goes. And so I got into that business of really the finding fixer upper properties. initially just finding them for other people. I was what's in the net world. I was called a bird dog where I would just go in. I didn't have any money. I didn't like a bird dog. I wasn't the one actually hunting the birds, but I would just point to them and people who had resources and money would buy them and I would make a little finders fee every time that happened. And, but that taught me the business. It made me a little bit of money.I was living at home at that time and it just got me, I decided, you know what? I don't ever want to do a real job. I'm just going to keep doing this. And it grew into a business where I found the funding for those deals. I got a business partner. The two of us found other partners to put up the money or private financing. We started flipping houses, fixing them up, reselling them just to make some money. And then we got into the rental property business from there. And that's really what I, kind of the end story of my rental, my real estate business was,planting these little seeds of buy and hold properties. I started off house hacking. I did, you know, I lived in one unit, rented the other units out. And so that's, that's been my core kind of financial career, how I made money. And, but then that has evolved into other things, which is why I met you at Strong Towns as well. So once I started, you know, got past like the business side of real estate, of, of making money and the finances, which is all interesting, also just started thinking aboutChad Carson (04:01.133)the community and like, why is this neighborhood the way it is? Why is this neighborhood a fixer upper and this was not? And started volunteering in my community at local advocacy meetings and just doing that. And so that led to a couple of things. One is I started just being frustrated with connectivity in my town. And so in 2014, I and some other people in our town started a nonprofit trying to connect the parks and the downtowns and with a trail system.Little did I know that most towns that did that had like a rail railway that they was abandoned and they could like take over. And so I had to like crash course over five to six years just learning about, you know, easements and right aways and the DOT and how difficult it is to work with the DOT. But we've, yeah, we could talk more about that one, but that's, that's been a passion project of mine, which is why I got interested in strong towns and local advocacy. And along the way, separate from that, I also started teaching other people.how to do the thing that I love doing with real estate investing. And so I started a blog and a podcast and a YouTube channel and what started off as a hobby became a real thing. And people started reading it to my surprise and people started watching my YouTube videos. So I have like a little media business with that. And I have a nonprofit that I'm a board member of and a founding member of that I'm super passionate about in my local community. And then the real estate investing actually takes a lot less of my time these days, but it's still kind of the main thing.Kevin K (05:04.442)Mm -hmm.Kevin K (05:27.098)Yeah, and so you've got a super active YouTube channel with a good following and you're putting up a video, what about once a week or so?Chad Carson (05:36.109)Yeah, the what's I have a coach Carson YouTube channel. It's also the podcast. So my podcast has evolved into the YouTube podcast as well. So that's that's my main thing there.Kevin K (05:45.53)Okay. And this may be a funny thing for you. So I think probably the first time I heard you was on the choose FI podcast a long time ago. and so, I actually moderate the choose FI house hacking, Facebook page. Yeah. I've bugged those guys into creating it and I I'm a terrible moderator. I mean, I don't do anything. I don't do anything I should do with it to try to, you know, encourage more conversation, but.Chad Carson (05:55.533)Mm -hmm.Chad Carson (06:03.597)nice.Chad Carson (06:09.305)Yeah.Kevin K (06:15.418)It's incredible how quickly that started and zoomed over 5 ,000 members and everything else.Chad Carson (06:21.005)Yeah. Yeah. I became friends with Brad Barrett, who was one of the founders of choose FI and stills their hosts of their podcasts. He's become a good friend. And yeah, that was, it's kind of like strong towns for me. It was like, I was doing these things. I'm trying to save money and try to improve my financial life and really just get more autonomy. Like you, I think you were talking about some version of that earlier. I just, I just didn't want to go work for the man. That was always my motivation. I wanted to have space to read, to think, to have interesting stuff. And I just didn't want to go.and be in somebody else's treadmill. And that's pretty much what the, to me, what the financial independence movement is about is it kind of got hung up in the retire retirement idea that you're going to retire early at 35 years old and sit on a beach with a pina colada. The opposite seems to be the truth. The truth, like a lot of my friends like Brad Barrett, Mr. Money Mustache is a big famous blog that who is in the financial independence movement. Paula Pant is another blogging podcasting friend of mine. All these people.they, you build these resources of financial independence early, you save money, you're frugal, but you do it so that you have this abundance of time and flexibility and you can then cash that option, those options in however you want. And for me and my family, my wife is a Spanish teacher. And so foreign languages have always been sort of our, our mutual passion and living particularly Latin America and Spain. And so we took our kids to live in Ecuador for 17 months in 2017.And our, they were three and five years old. We wanted them to become fluent early in their life. And that financial independence, having rental properties back at home, we could kind of put that on pause for a little bit and still have some income coming in that allowed us to do that personal passion project. And, and, and do it. So that, that is to me, that's, that's financial independence, advocacy and local communities is financial independence, being able to do something. This for me has been like almost like a full -time job being theworking on, on trail transportation, advocacy, and, but I don't, I don't want to get paid. I don't care if I get paid. I, in fact, I'm spending a lot of money, you know, donating a lot of money on it. And that's great. I love that because there's some entrepreneurial ventures that aren't, I don't think always best suited for, for profit. You know, there's, you make your profit over here and then you free up this time and this energy to solve problems in your community that they're honestly, there's just not many people who have the capacity to do that. So that's been a lot of fun.Kevin K (08:42.234)Yeah, I think we, I'm not sure how much people talk about that enough in the financial independence world that one of the great luxuries it gives you is it gives you that ability to devote time and potentially money in a philanthropic way in your own community and make a difference there. I think that's really cool. I remember reading about how you took the family abroad for over a year and that was kind of a source of inspiration for us as well. We've...Chad Carson (08:57.005)Yeah. Yeah.Kevin K (09:06.97)We've, you know, my wife and I have had this idea for, for quite some time that we would do something like that. Of course we haven't done it yet, but we've done, you know, we did, and there's still time. The kids are still young enough. They're six and eight. but, we, we did take them, in 2018, I guess it was, we took them to Europe for a month. and, we, you know, I approached it from the standpoint that I was, I was a big proponent of house hacking, but I didn't really know what anybody called it.Chad Carson (09:13.805)Still time.Kevin K (09:36.09)and so actually done it three different times in three different ways in my life, just different life stages. And, like to your point, I think one of the things that we really loved is, when we were living in Savannah, and we had, we owned a townhouse that had a carriage house in the back. and the carriage house produced a lot of rental income for us. So then when we had started having kids, my wife kind of, she wanted to quit her job.and stay home for a while. But obviously that's a financial hit to do it for people, you know, with two of us were working professional jobs while having that income from the house hack just completely made it work. And it just enabled a lifestyle for us that we really wanted to live. And so we always felt like that was kind of a great luxury effect of that.Chad Carson (10:27.085)I think it's undersold. House hacking is something, if you look at the average budget, last time I looked at it in the United States, I think 30 to 40 % of most people's budget is with housing. And if you, so you can, the hack is the literal word. Like if you could figure out how to do what you did, what I've done, and either cut your housing expense in half, or maybe like in my case, I really did well and eliminated my housing expense altogether by living in a fourplex and living in unit number two and renting the other three out.I mean, I was living positive, $100 per month as a young entrepreneur. And, you know, so my wife was able to do the same thing. She was a Spanish teacher. She wanted to stay home a little bit and I wanted to take a break too. And so it's, it's amazing when you cut those like core expenses of housing and then you add the car. And for us, it was just, you know, just being smart with the car, not doing something that's crazy, but also this is where transportation infrastructure comes in. If you can have one car instead of having two cars, I mean, what, what is that seven to 10 ,000 bucks per year or whatever the latest number is.I mean, so you started adding up like a thousand a month for housing and five to 600 bucks for a car. I mean, you're talking a couple thousand bucks a month for an average family. That's huge. Like after tax, you know, if you're talking about before tax, that'd be 3000, maybe 4 ,000 a month. So it's a really powerful tool for a lot of people and it gives you flexibility, it gives you freedom. And so that's what's interesting to me about housing, not because...Everybody needs to be a real estate developer investor, although they could, but just doing a little bit like that, like that can give you leverage. It can give you options. You can tell, tell people, no, I'm not going to do that. I'm going to do this because you have your housing expense taken care of.Kevin K (12:07.354)Yeah, I think that for me that's where the alignment was always interesting in my own kind of long and winding career in working in the design and planning of walkable places. And there were always a lot of spin -off interests in that, diff…

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