Tag Archives: neighborhoods

Placemaking as Policy: Gloversville, New York: A Laboratory for the community impact of public space revitalization

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Main Street with the Co-op Market

Gloversville, New York is about fifty miles northeast of Albany at the edge of the Adirondacks. For 150 years it was the center of American glove manufacturing and a thriving commercial hub. Being Gloversville was not unlike being, say, Buggy Whip-ville, and by the last quarter of the twentieth century its classic “Main Street” was hollowed out, with limited economic activity. Today, Gloversville has a population of about 15,000, with a median household income of about $35,000. The downtown has a dollar store and a large number of social service providers – and a lot of empty space. There are a few small industrial firms outside of the downtown, and several long time retailers on the main street. There are more than a half-dozen empty multi-story former glove factories in or immediately adjacent to the downtown.

Glove making must have been a highly lucrative endeavor for many, many years because the architecture and design of the commercial buildings are of very high quality; and most of that built legacy remains – waiting to be reused. The elegant, private Eccentric Club (http://www.eccentricclub.com/wordpress/) looks to be well maintained and is in the middle of the downtown – evidence of the wealth that was generated, and at least some of which, remains there. Continue reading →

Housing Market Myths and Truths

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The Moda development on Parsons Blvd in Jamaica. A model of mixed-income housing — with a 50/30/20 affordable housing mix. 20% of the units are low-income and 30 % are market rate.

The New York Times recently reported that the Federal Low Income Housing Tax Credit Program (LIHTC) has promoted rather than reduced the racial and economic segregation of housing. (http://www.nytimes.com/2017/07/02/us/federal-housing-assistance-urban-racial-divides.html.) This should not come as a surprise to anyone familiar with the program’s requirements. There are programs and incentives that increase diversity– but the LIHTC does the opposite by design! It subsidizes only housing for very low-income people, and incentivizes the construction of housing in low-income areas. The LIHTC program by its structure produces economic and racial segregation.

The idea behind the program is to spur housing production for the most economically distressed by requiring that the income requirements for residents be set at a very low cap on family income. In order to provide a preference to low-income people, it also gives increased benefits for housing built in neighborhoods that already house low-income families. This produces the effect of segregating those with the lowest incomes both by building and by neighborhood. Continue reading →

The Triumph of The Creative Class

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“On The Staten Island Ferry Looking Toward Manhattan (L’Embarquement Pour Cythere)” Richard Estes – Louis K. Meisel Gallery

The New Urban Crisis: How Our Cities Are Increasing Inequality, Deepening Segregation, and Failing the Middle Class—and What We Can Do About It

By: Richard Florida

Perhaps no writer has had a greater impact on the thinking and practice of downtown revitalization than Richard Florida. With “The Rise of the Creative Class” in 2002, Florida created a paradigm shift in how we talk about the changing nature of the urban core. At the time, a professor in Pittsburgh, Florida identified a movement of young artists and knowledge workers back to center cities and noted that those cities that were attracting creative people were experiencing an increased uptick in economic activity. As a result, there was a rush by cities of all sizes across the country to adopt strategies to attract highly educated young professionals to their downtowns – like the adaptive reuse of abandoned formerly industrial buildings as working and living spaces. Florida’s ideas became the common currency of real estate developers and mayors.

Now writing from his post at the University of Toronto, Florida’s new book argues that the rebirth of cities around the country and across the world has actually created a crisis of affordability and inequality. Cities have become theme parks for the rich and have failed to create upward mobility for the poor. Florida has a sophisticated view of “gentrification.” He looks at the data and does not see much displacement of lower-income families actually happening, but he reviews mountains of data and describes what he calls “winner-take-all” urbanism which benefits an elite group of the highly educated and makes life increasingly difficult for the less well off who face long commutes, a lack of essential services and a lower quality of life. Outside of the North America and Europe, Florida sees a massive movement of the poor to cities without even basic infrastructure. He describes the construction of massive favelas made up of poorly constructed, minimal housing where residents live in grinding poverty. Continue reading →

The Fountains of Andalusia

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The Alhambra and the Generalife, Granada, Spain

One principle that I’ve tried to communicate with this blog is that the temptation to begin the revitalization of public spaces and downtowns through major capital expenditures is one that is well avoided. I’ve also tried to stress at the same time that there are no hard and fast rules to successful placemaking; and that flexibility and balance are at the center of creating and maintaining great public places. The interplay of these ideas was brought home to me during a recent ten-day trip to Andalusia, Toledo and Madrid where I experienced a number of public space practices that impressed me with their effectiveness.

The presence of water and fountains in parks and on streets has a delightful positive impact on making places more inviting. People love running water. You can put a water feature in the most barren and under-programmed plaza, and it can make that place draw people – despite all the space’s other limitations. Kids like to play in them. Even adults like to throw off their shoes and socks and put their feet in them. In hot places like southern Spain, fountains provide cool. Fountains have a similar effect to plants – they are a visual and aural cue that a place is under social control. In order for the water feature to work someone must be taking care of it: keeping it clean, keeping the pumps running. Continue reading →

He Happens to Like New York*

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Georgia O’Keeffe, Radiator Building, Night, New York 1927

The Magnetic City, By: Justin Davidson, Spiegel and Grau, 2017

 Justin Davidson’s, “The Magnetic City,” purports to be a walking guide – like the wonderful “Paris Walks” book of the 80’s that got you poking around inside gates and down narrow alleys to discover fabulous hidden architectural and historical treasures. But it is much more than that. It is a beautifully written elegy to one citizen’s city and culture (perhaps the mirror image of J.D. Vance’s hillbilly one), a sophisticated series of essays of architectural criticism and an overview of contemporary ideas about city planning and development. It’s most important quality is its quiet, serious thoughtfulness about many issues where partisans can be highly polarized, the rhetoric is often hot and hyperbolic and there is mostly heat generated without much light. Davidson holds these questions up in his scrupulously careful hand, turning them slowly and examining them from a range of angles – all informed by a deep, deep knowledge of New York City history, literature, buildings and neighborhoods.

Davidson has done an astonishing amount of both walking and reading in and around New York City. The book is full of wonderful nuggets of information. It makes a grand walking companion in some of the city’s most economically and architecturally interesting neighborhoods – with a particular focus on downtown Manhattan. But it is also a fine companion for the armchair tourist. Davidson colorfully conjures up the places about which he writes – and his deeper goal is to talk about preservation, development, architectural quality, gentrification and the changing city. Continue reading →

Buying the Dogs

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The Borough Office Building, formerly occupied by a title company, and now owned by Greater Jamaica Development Corporation.

An important, but underutilized, tool in the economic development kit is being the buyer of last resort for distressed property. This strategy isn’t frequently used because it requires equity capital (which many/most NGO’s don’t have) and carries the risks inherent in carrying debt and managing property. But it can be incredibly powerful. By purchasing (or long-term leasing), improving and repositioning an abandoned or derelict real asset, not only are the negative externalities associated with that parcel removed from the neighborhood and the market, but the purchaser now has an ownership stake in the community it is working to improve and will have the potential to reap some economic benefit from the success of its efforts. In addition, ownership of key sites gives the local development entity the power to influence what gets developed on the site. In my experience, this is one of the more potent forms of “nudge” to the local market that a not-for-profit can exercise in advocating for neighborhood improvement.

Community development organizations tend to shy away from the risks associated with property ownership. I’m not aware of any business improvement districts, for example, that actually own any property. But I would argue that this is a form of downtown revitalization that ought to be seriously be considered by more of the professionals who are working on downtown improvement. Continue reading →

Jamaica Update – Not According to Plan

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Jamaica Transit Center Master Plan Rendering: Fox & Fowle — what’s not going to happen

In the last week, I’ve had a couple of occasions to visit Jamaica and was delighted to see progress on a number of fronts. What was most interesting to me was while there is not much happening on the sites we at Greater Jamaica Development Corporation (GJDC) assembled over fifteen years and sold in 2015, there is significant activity on other projects. The conclusion that I draw from this is that what we did to improve the perception of the Downtown through placemaking had more of an impact on its revitalization than our site development projects.

Also, I recently became aware of twenty-minute film about the changes in Jamaica over the last fifty years which can be found here: http://www.youtube.com/watch?v=FJP0BzmG90I&feature=youtu.be. The film is a nostalgic look at the businesses that were lost from the Downtown from the 60’s through the ‘80’s and the deteriorated conditions Downtown. A good deal of effort was put into this video and I enjoyed watching it. It contains lots of material that was new to me. The film was apparently made by a community member.  In the end it raises concerns about possible gentrification brought on by the more recent changes in Jamaica.   Continue reading →

Improving Suburban Downtowns

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IMG_0596The Village of Larchmont has two downtowns. One is focused around the commuter train station and the other along a six lane state road. Last week, working with my colleague, David Milder of DANTH (http://www.ndavidmilder.com/), I was asked to make a presentation about improving the downtowns to a group of local residents. The group was engaged and thoughtful. The talk was as much about improving the experience of living in this highly regarded commuter suburb (where the quality-of-life is already quite high). The catalyst for our being asked to present the talk was the number of empty storefronts along the main shopping streets. The link to our presentation is here: Larchmont Power Point

The commercial center at the transportation hub has excellent “bones.” It was interesting to think about and attempt to analyze why it has the number of empty stores that it does. What struck us in walking around was how many cars and how few people we saw on a Saturday. The downtown has a number of municipal lots and quite a bit of curbside parking. Both are unmetered and have a two-hour limit. While most of the spaces were full, there were enough empty ones to be able to say that anyone coming to the downtown could reasonably find a space. But where were the people? Continue reading →

WHEN I WAS YOUR AGE…

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The American Planning Association (APA) New York City Chapter recently hosted an event entitled “Small, Medium and Large: How Main Street Management by BID’s Affect Different Size Neighborhoods!” The event was organized in response to the Crain’s article about BIDs that was published last fall – about which I wrote at the time (http://www.theplacemaster.com/2016/09/26/in-defense-of-bids/). On the panel were a city representative and four BID managers – three of them from smaller BIDs.

I attended and felt old (and was the oldest person in the room!). The BID world has changed a lot in the last twenty-five years. When I started working for the midtown Manhattan BIDs, there were a grand total of around ten BIDs. Today there are over seventy. While the first few BIDs were of relatively modest capacity, the trend at the time was to take the concept of downtown management organizations onto a larger scale. New organizations of with substantial resources were being established in the most-dense commercial areas. Now the trend is for the proliferation of small organizations with limited staffs and funds of under $500,000 – which, according to the presentation at the event is about the current mean BID size. In the mid-90’s, since there were fewer than a dozen BIDs and half of those were the of BIDs with budgets over $5 million (which remain the same group), the BID world in New York was all about those larger organizations: Grand Central (GCP), 34th Street, Bryant Park, Times Square and the Downtown Alliance. Continue reading →

What Works

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Campus Martius, Detroit

Over the last fifty years a range of economic development agencies, departments and entities have been created around the country. Their goals have primarily something to do with retaining and attracting businesses to a particular place in order to have more jobs in that place. While ideally those would be new jobs, created out of new ventures and entrepreneurship, for the most part they are about moving existing jobs from one jurisdiction to another. The most powerful tool most economic developers have are government subsidies – reduced taxes, government-owned property offered at a discount, cash grants and tax-exempt borrowing rates. But seldom to never is it possible to pinpoint what actually creates new businesses and jobs – actual economic expansion. Even in the best cases, economic development is usually a zero/sum game. Where a business in one place expands it is because it is, at best, taking customers from another firm in another city, another state or another country. We don’t have a firm understanding of where entirely new jobs and economic value come from.

Government also attempts to improve a local economy by moving a government function, and therefore government employees, to a particular place. On the biggest scale this could be a military base. In an urban setting it could be a large government office. In Jamaica, I was able to observe the impact on the community of the results effective lobbying efforts to attract a college, a one million square foot government office building, a court and a laboratory and office space to the community. One thing that I noticed was that government office workers rarely left their offices to eat or shop. Most employees came from outside the community. With electronic record keeping, the largest governmental office employer halved its workforce leaving a massive structure mostly filled with file cabinets. The multiplier effect from such a tremendously expensive project didn’t seem very powerful. When the jobs left, there was a vacuum. There was no real expansion to local economic activity. Only the college seemed economically connected to the community. Continue reading →