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You ever feel like you’re just going in circles?
你有没有觉得自己一直在兜圈子？
So this is Hallsley, a still-developing subdivision in Midlothian Virginia.
这是弗吉尼亚州米德洛锡安一个不是特别发达的辖区Hallsley。
This place won the National Association of Homebuilders award in 2017, for best master planned community.
这个地方2017年获得过全国住宅建筑商协会颁发的最佳总体规划社区奖。
And there are a ton of cul de sacs.1.2.3.4.
社区内采用了大量的尽端路设计。1个，2个，3个，4个。
Let’s just go to the map, save some time.
我们还是直接看地图吧，省点时间。
Cul de sacs are everywhere.
在这里，随处可见这种设计。
They’re a symbol of suburban sprawl.
它们是郊区扩张的一大象征。
But they aren’t an accident.
但这种设计并非偶然。
They’re physical evidence of how one federal agency shaped the suburbs in ways that we’re still grappling with today.
它们是有关联邦机构塑造郊区面貌——即便是今天我们都没能摆脱那些方式——的切实证据。
English suburban plans inspired early suburbs in the United States like Radburn, New Jersey, which offered a unique plan.
美国早期的郊区规划，如新泽西州拉德伯恩的规划，直接受到了英国郊区规划的影响，其设计颇有独特之处。
Founded in 1929, it was designed to be car friendly.
拉德伯恩规划于1929年，设计的初衷是为了方便车辆进出社区。
But it introduced a street that served more like an alleyway or service road.
这种设计会规划一条街道，但与其说是街道，不如说是小巷或辅路。
It was almost a prototype for the cul de sac.
这一街道基本就是尽端路设计的原型了。
Cars traveled and parked in the back of houses, not in front.
车辆从房屋后面而不是前面进去。
People walked to and from the train via footpaths that were car-free.
往返车库则走没有车辆通行的人行道。
Though Radburn wasn’t totally finished,
虽然拉德伯恩还没有规划完，
today you can see the footpaths that still provide a pedestrian network for residents.
但我们仍然可以看到有专供居民散步的路网。
But out of those ideas, it was Radburn’s cul de sac — not its footpaths — that spread,
但最终从这些想法中脱颖而出的是拉德伯恩的尽端路设计，而不是它的小径设计，
thanks to an agency with the power to do it.
这也得益于一个有能力推动这一设计的机构。
In 1929, the Great Depression crushed the housing market.
1929年，大萧条摧毁了美国的房地产市场。
The bust dragged on for years.
萧条持续了好几年。
“A decline of 92% from 1928.”
“自1928年以来已经暴跌92%。”
“But due to the stimulation of the national housing act, 1935 presents a different picture.”
“但得益于《国家住房法案》的刺激，1935年的房地产市场呈现出了别样的景象。”
Before 1934, mortgages required anywhere from 30 to 50% down, paid off as quickly as 5 years.
在1934年之前，抵押贷款规定首付比例在30~50%，最快5年付清。
The new Federal Housing Administration, or FHA, insured mortgages for lenders,
新成立的联邦住房管理局(简称FHA)为贷款人提供抵押贷款保险，
shrinking down-payments to 20% and extending the mortgage to the now standard 30 years.
将首付比例下调至20%，还将抵押贷款期限延长至目前标准的30年。
All that made homebuying affordable and kicked off a housing boom for purchasing and construction.
这些措施使得房子不再遥不可及，由此也引发了一波购房和建房热潮。
“This tidal wave of new construction is an important contribution to the economic rebuilding of America.
“这波建筑的新浪潮对美国经济重建做出了重要贡献。
Home ownership is the basis of a happy contented family life.”
有房是家庭生活幸福美满的基础。”
I know, you’re probably like, how does any of this connect to cul de sacs or suburban design.
我知道，你可能会纳闷儿，这些跟尽端路设计或者说郊区设计又有什么关系。
The thing is, is that the FHA wanted to ensure that all these investments they were making were relatively safe investments.
联系在于，联邦住房管理局想要确保他们所做的所有投资都是相对安全的投资。
So to do that, they ranked and rated neighborhoods and homes, and then they created guidelines for those ratings.
为此，他们对社区和家庭进行了排名和评级，又为这些评级制定了指导方针。
And that is where things get complicated.
正因为如此，事情就变得复杂起来了。
Some FHA guidelines we’d see today as roughly positive, like minimum property requirements.
部分指导方针，比如最低财产要求，在我们今天看来还算是比较好的。
Think minimum standards for plumbing and foundation of new houses, to guarantee they weren’t just junk.
比如，设置了管道参数和新房地基的最低标准，确保新建住房不是豆腐渣工程。
Mostly good. Except for the asbestos. Lots of asbestos.
大部分都还可以。除了石棉。大量的石棉。
On the other end of the spectrum, the FHA explicitly endorsed segregation as a measure of housing quality.
另一方面，联邦住房管理局明确支持将种族隔离作为衡量住房质量的标准。
I.E. segregation equals good neighborhood.
换句话说，实行了种族隔离的社区就等于优质社区。
This underwriting manual puts it really clearly:
这份承保手册就写得很清楚：
“If a neighborhood is to retain stability,
“如果一个社区要保持稳定，
it is necessary that properties shall continue to be occupied by the same social and racial classes.”
房产有必要传给同样的社会阶层和种族的人。”
So, these guidelines ran the gamut from mundane to appalling.
从寻常的规定到令人大跌眼镜的规定，这些指导方针都一一涵盖到了。
