Looking at Daybreak, Utah In a New Way

At about this time last year I wrote a post about the Streetview technology that Google integrated into their popular maps interface. Another useful web application that has been developed by Microsoft allows the user a "bird's eye" view of any area in the Salt Lake Valley, including Daybreak. This has been integrated into their maps application so to access it you just need to go to maps.live.com. Once you are in the maps section you need to zoom in on the area that you want to look at with bird's eye. Once you are zoomed in close enough the bird's eye option will be available in the navigation bar in the top left of your map screen.
You can zoom in fairly close too.

One of the best features of this web application is that you can view the same spot from four different angles: North, South, East and West.

TRAX in Daybreak - Real Estate Boost?

As we experience a declining housing market in the U.S., it is important to consider the geography of areas both losing and gaining property value. In Utah we are currently seeing some neighborhoods decline as they are primarily constituted of homes in the higher price ranges. Beyond this trend, there is another subtle trend that I have noticed taking place across the country. Homes within a walkable distance to light-rail stations are fairing better in this down market and some are even gaining value.

The Washington post reported on this trend, showing the percent change in the median home price of individual zip codes of Washington D.C. and its surrounding counties. The paper found that areas without direct access to metro stations - ones that were typically suburban in nature - experienced greater losses in median home value.

In Denver, where they have pushed light-rail construction heavily, the Denver Post reported that values have increased for homes near light-rail stations:

Margarete Humphrey knows her bungalow near the Louisiana Station light-rail stop is in a hot neighborhood. But she was surprised to learn the value of her home has increased over the past two years as much of the metro Denver housing market has declined. Homes near light-rail stations along the southeast line, which opened in November 2006, have increased by an average of nearly 4 percent over the past two years, according to an analysis by Your Castle Real Estate. But the rest of the Denver market declined an average of 7.5 percent.

While most of the studies indicate that transit increases property values, there are a few that have found that it decreases property values. In looking at these studies these negative impacts occur because of the negative side effects that are realized by those properties located right next to rail facilities. The noise, aesthetics, and traffic were cited as the primary culprits. In these studies homes that were in extreme close proximity lost value, but homes further away (but still within walking distance) gained value. However, most of these negative impacts can be mitigated by proper planning. The Daybreak plan looks to mitigate these factors as the TRAX line follows commercial, industrial, and retail properties in its penetration of the community. So these "nuisance effects" are absorbed by these non-residential areas that actually benefit from the traffic of cars and people. Further benefit is realized as these non-residential properties will be using the TRAX parking to their benefit.

So how does transit increase property values? Because it increases access to area destinations for residents in close proximity to transit stations. It is for this very reason that TRAX may be able to add maximum value to the Daybreak community. Daybreak essentially lies on the fringe of development in Southwest Salt Lake County. To get to most destinations, residents must travel either East or North to arrive there. Right now there are limited options to do this and accessibility is definitely a problem. TRAX offers a direct route to Salt Lake City, the University of Utah, various sports complexes, shopping centers, commuter rail, etc. While gas prices have recently gone down drastically, I do not expect them to stay there. The more gas prices increase the more people will see TRAX as their best transportation option. This will only increase property values more.

Overall, transit adds value to communities like Daybreak regardless of the economic climate. Neighborhoods and communities with strong connectivity will thrive in the long-term. Transit has the ability to increase (or at least sustain) value because it provides more people with access to essential destinations in a given area; it also improves one's quality of life in congested metropolitan areas such as the Wasatch Front.

The Future of New Urbanism in Utah

I received an e-mail from a reader not too long ago about my stance on New Urbanism. He insisted that New Urbanism did not have any place in the Utah suburbs. He further suggested that the movement was just a planning fad that would end with only a couple developments in the Salt Lake Valley carrying the banner of New Urbanism. In response, I have decided to post a picture of New Urban developments in the Salt Lake Valley. They are located throughout the valley in all four quadrants branching out from the city center of Salt Lake. While a couple already exist, the majority of these developments are either in the planning or construction phases. As you can see, New Urbanism is not a trend that will go away any time soon and considering the movement has been gaining momentum since the 80s, I do not think it is short term.

In looking at where development is occurring in Utah, the fringes of the community are still popular, but there is a growing trend that is the result of the energy crises. This trend uses transit as a lifeline to the surrounding communities. Numerous TODs (Transportation Oriented Developments) have started already and many more are planned. Any empty space near a proposed TRAX station has become prime real estate for these communities.

Many more New Urban projects are starting all over the state. Ogden, Layton, Farmington, Woods Cross, Park City, Heber, Lehi, Orem, Mapleton, Richfield, Cedar City, and St. George all have projects on the drawing board or being constructed. Of course, none of these projects match the scale of Daybreak or the West Bench which has many more communities planned, but this is clearly the new direction in development. This is by no means an exhaustive list. In fact, if anyone would like to inform me of other communities planned or being built in Utah, then please share. This list is merely what I could gather via the internet.

As for whether or not it belongs in Utah, I would like to refer to another comment that I received: "..let the free market reign." In Utah our demand is being pushed by our demographics. People want to start a family and own a place instead of rent. With housing and land prices going through the roof people need affordable choices. These choices need to save the owners money and time. With the option to ride mass transit, lower utility bills, and maintenance-free options, you can stretch your budget much further. New Urbanism will continue in Utah by choice. This choice has already been seen in the marketplace for housing and will continue well into the future.

Google - Going Too Far?

I found in the news today that the street view feature of google maps and google earth is now active along the Wasatch Front. This feature shows street level photographs along all of the public roads in our area. You can look at photographs of every house in Daybreak with this feature. I can definitely see this as being a useful resource for those who might live in another state and are thinking of moving to Daybreak. A great way to preview the neighborhood. You can see anything that a person might see during a casual walk down the street. However, I feel this presents some danger. What if someone uses this new tool for purposes that are not benign in nature? Could this tool be used to preview a house before it is burglarized? The answer is that it can be. Just like any other tool we have created, this too can be abused. As for privacy and the law, Google has not broken any laws by integrating these photographs into Google Earth and Google Maps. The law provides that as long as a person is on public property, they can photograph anything within sight. Of course there are some exceptions to the rule, but I could not find any that would apply here.

The pictures were taken by a camera mounted on a Chevrolet Cobalt. Google had hundreds of them deployed to cities across America to accomplish this task. If you pan down in the pictures you will see part of the car. The pictures were taken before Halloween as many of them feature pumpkins and other Halloween decorations. Many of them feature Daybreak residents and kids. However, the pictures are of such a quality that faces, license plates, house numbers, etc. are difficult if not impossible to make out. Part of the picture is obscured by the exhaust of the vehicle as well. I recommend that you go to Google Maps and take a look for yourself. You might be surprised at what you see.

Daybreak Map - Color Density with Legend

Daybreak Development Plan

West Bench Plan Map

West Bench Plan

Daybreak Map - Full Layout East Side

This is a simple layout map of the East Side of the Daybreak development. Daybreak is expected to contain a total of 13 villages.

Daybreak Map - East