Talking Points Tuesday: Block Length
Today, let's talk about block length. Subdivision regulations are notorious for allowing maximum block lengths that are 1,200–1,600 feet. If you look at most well-established neighborhoods dating back to the first few decades of the 20th century, you're more likely to see blocks ranging from 300-650 feet long.
So, why should block length matter to anybody? Well, here are a few reasons:
Shorter blocks are more adaptable.
It's very difficult to build additional streets later, but by keeping the blocks short, you won't have to. Should the land uses change and either intensify or lessen in intensity, the block length doesn't make such adaptation more difficult. For example, imagine a lengthy block undergoing transition that takes it in a more commercial direction. Think about the way the traffic along that street will change. With fewer outlets, guess what happens to that traffic? Furthermore, as long block lengths continue to subdivide smaller and smaller lots that each have their own parking, guess what happens to your access management strategy? That's right, it goes down the tubes.
Shorter blocks lessen the need for continued roadway widening or an old-fashioned hierarchy of streets. Why? Well, they provide more possible routes for cars (and people) to travel. Instead of relying on a single collector, for example, there may be as many as a handful of viable routes that can get someone from where they are to where they are going. When you rely on that single collector and dump every car onto it, and your city grows, guess what happens? You end up making that road a place that nobody truly wants to be.
Shorter blocks benefit every mode of travel.
Whether you're traveling by bus, bike, on foot, or by car, shorter block lengths provide everyone access. Long corridors packed with traffic (see previous point) are not friendly to buses, bikes, or pedestrians. They also encourage those drivers we prioritize so much to speed, further exacerbating the safety issue. Benefiting alternative transportation modes also has the bonus of benefiting public health.
Shorter blocks are more efficient.
While that long, winding road may seem attractive from your vehicle, is it so attractive that you'd be ok seeing your city incur massive debt for the cost of upkeep caused by the pavement burden of that road? For the cost of the inefficiency created by continuing to build new fire stations? For the additional minutes (that add up to hours) a commute takes because of the insistence to separate everything as much as possible? For the social separation (and inequity) that comes from building pods of homes unreachable without a vehicle?
Shorter blocks are less expensive—for cities and for residents.
In addition to requiring less pavement to maintain, at Verdunity, we've shown how the Return on Investment (ROI) of those long, winding streets (which is generally accompanied by large lot sizes) is on the whole less than the more traditional approach of building on a grid. You know what else tends to accompany long, winding streets? Larger homes with much larger price tags. Neighborhoods definitely not intended to be attainable by everyone. Someone might push back and say to you, hey, there could easily be subdivisions using long, winding streets with very traditional lot sizes along them. So, think about taking that 1,400 foot long street and lining it with residential lots of 40' of frontage. Does that sound like a street that people would be clamoring to live on? Not so much.
This post originally appeared in the Community Cultivators Network—our online network for change agents in local government. Each month we pick a topic and dive deep all month long. We share case studies, food for thought, talking points for local gov leaders, and more. And we’re constantly learning from the member discussion! February’s theme is subdivision design.
Want to be a part of the discussion? It’s free! You just must be an employee of a local government or local agency.
