Tag Archives: revitalization

The Prophet of Micropolis

Vince DeSantis

Vince DeSantis

Vincent DeSantis, the author of “Toward Civic Integrity: Re-establishing the Micropolis,” published eleven years ago, works in the spirit of Holly Whyte: quietly, carefully and with great acuity. Vince was my host, at his B&B, on my trips to Gloversville, New York. He is a Gloversville native, an attorney, served as the City Court judge in town for years and is now the at-large member of the city’s Common Council. He’s the moving force behind many of the good things happening in Gloversville. What I didn’t know, I suppose because of his reserve and modesty, is that he wrote a book that was years ahead of its time and that even today should be essential reading for everyone involved in placemaking. Back in 2007, Vince was conclusively making the case for small cities and how to revitalize them.

The book is available here: http://www.amazon.com/Toward-Civic-Integrity-Re-establishing-Micropolis/dp/1933994258/ref=sr_1_1?s=books&ie=UTF8&qid=1529418592&sr=1-1&refinements=p_27%3AVincent+DeSantis or here:

http://shoptbmbooks.com/toward_civic_integrity.html.

A Ted Talk by Vince on the topic can be found here: http://www.youtube.com/watch?v=-1qEpNWJGSk.

“Towards Civic Integrity” describes why the small city is a rewarding place to live and how it provides a fruitful medium for supporting an enriched civil society, using Gloversville as an example. Vince discusses how the economies of small cities work – how they add value to raw materials by making things and selling them to the world beyond, thereby creating wealth. He describes the social bonds that are created among citizens of small cities – and how small cities promote civic engagement and simple neighborliness. The book identifies the problems created for localities by capital markets and large corporations driven by lowering the prices for manufacture – and both their utility and their indifference to localities and human impacts. His vision for the future for Gloversville, articulated a decade before I came to similar conclusions after a couple of visits, was of a relatively low-cost, high quality of life for creative people (in the broadest sense) who engage in small-scale manufacture of high quality goods and delivery of unique services. This is economy made possible by the internet and efficient modern delivery systems – and replaces the manufacturing economy.

Continue reading

THE RIGHT STUFF: SARATOGA SPRINGS

saratoga-hero

Downtown Saratoga Springs

Saratoga Springs, New York seems to be doing all the right things. It has a great mix of local and national retailers. The buildings along Broadway, the main street, are generally of high quality vernacular late 19th and early 20th Century architecture. More recent additions have been designed, for the most part, to be consistent with the existing architectural vocabulary. The city even boasts a major new development by national real estate investor/developers. Broadway sports wide sidewalks and some decent site furnishings and horticultural amenities. It has a lively pedestrian presence both day and night. It has all the things economic development professionals are seeking for their communities. Being there is simply a great experience. It is a place with a distinct identity. It provides a range of options. It feels safe and pleasant. It is simply all the things we want a public space experience to be.

Those of us in public space revitalization frequently focus on whats wrong with places. But Saratoga Springs presents an opportunity to look at what’s right. It would be well worthwhile for those of us interested in downtown economic development to take a close look at the programs and forces that brought this positive turn of events into being. I can’t think of a more appealing small city downtown anywhere. Generally, small town great main streets don’t spontaneously generate.

A lively downtown hasn’t always been the case in Saratoga Springs. We visited the city in the late 80’s and early 90’s and found it run down. During the racing seasons at the historic thoroughbred racetrack, from mid-July through the end of August, hospitality amenities in town were grossly over-priced. On one trip to Saratoga Springs about 25 years ago we stayed in one of the most disgusting hotel rooms in our thirty years of extensive travel. We took a dated, uncomfortable room with a shared bath in a rooming house during the race season for over $400. This year our stay was in a brand new Embassy Suites, which was part of a development including off-street retail adjacent to, but not in, the hotel. Continue reading

Meet Me In St. Louis

IMG_1635Downtown St. Louis has made as little progress in urban revitalization as any big city downtown I have been visiting over the last twenty-five years, despite a number of high-profile projects, like Union Station, and the continued success in a number of other St. Louis neighborhoods, like the Central West End, Grand Center, Lafayette Park and Laclede’s Landing. It is significant that the Downtown does come alive, to a certain extent, on the nights of Cardinals games. But when there is no game, both at night and during the day, the streets and sidewalks of the Downtown are dead.

There are a number of contributing factors to this, beyond the impact of the car and the “white flight” that affected so many post-industrial downtowns in the 1960’s and after. First is how far apart from each other active uses are in the Downtown. Many of the streets, particularly Market, are quite wide. Those streets have little shade. Building entrances, particularly those of structures built after 1960, are far apart – and those buildings have only one pedestrian entrance, limiting the level of visible pedestrian activity. Ground floor retail is unusually discontinuous. The St. Louis climate is particularly hostile to outdoor activity year round. A high level of heat and humidity dissuades pedestrians from remaining outdoors for about half the year. With a serious lack of shade – even in parks and plazas – as a result of very limited tree cover. The city’s major tourist attraction, The Gateway Arch, is set off from the downtown by an at-grade highway, and the classic Dan Kiley landscape around it (which has recently been extensively restored), tends to preference design over people and is generally forbidding. Finally, St. Louis may continue to be the most racially segregated big city in America. Continue reading

Book Project: Learning from Bryant Park: Placemaking in Bryant Park. Revitalizing Cities, Towns and Public Space

BP After

I have just contracted with Rutgers University Press for the publication of Learning from Bryant Park: Placemaking in Bryant Park. Revitalizing Cities, Towns and Public Spaces in the Spring of 2019. I am so fortunate to be working with the experienced publishing professionals Peter Mikulas and Micah Kleit on this project.

The Success of “Broken Windows” Rightly Understood

Jamaica Alliance

Original Jamaica Alliance Team

Uneasy Peace

By: Patrick Sharkey

W.W. Norton & Company

It is hugely satisfying for me that Professor Patrick Sharkey’s important new book, “Uneasy Peace” concludes something that I have long suspected: in big cities across the country, violence has fallen as a result of the revitalization of public spaces by non-governmental organizations. Professor Sharkey, the Chair of the Sociology Department at NYU, argues that it has not been aggressive policing alone that produced the urban revolution of 1990’s, but rather the reestablishment of order in public spaces made a major contribution to the perception of public safety downtown.

My sense has long been that our work in the revitalization of Bryant Park (with its sister BIDs, Grand Central Partnership and 34th Street Partnership), along with that of the Central Park Conservancy in Central Park, was at the forefront of changing perceptions about urban public space. What the implementation of the “Broken Windows” philosophy as articulated by George Kelling and William Bratton is really about is high quality maintenance and programming in public space (fixing the broken windows) along with the presence of private, unarmed security personnel, rather than the kind of aggressive policing that produced the deeply intrusive and out of proportion “stop and frisk” policy that came to an end with the return of Bratton as police commissioner under Mayor Bill De Blasio. In my view, that kind of aggressive police engagement with the community is both dysfunctional and a distortion of what “broken windows” is really about. Continue reading

What’s Planning Got to Do With It?

4RP-Fourth-Regional-Plan-460x538-v3

The recent release of the Regional Plan Association’s (“RPA”) Fourth Regional Plan (http://fourthplan.org/; the executive summary is at: http://library.rpa.org/pdf/RPA-4RP-Executive-Summary.pdf) (the “Plan”) got me to thinking about the relationship between placemaking and area planning. Places and pedestrians are well-integrated into the Plan: its recommendation 23 (of 61 states): “On city streets, prioritize people over cars.” Arguably recommendations number 57 (“Remake underutilized auto-dependent landscapes”) and 61 (“Expand and improve public space in the urban core.”) also have placemaking casts to them. There is even a page on the Plan’s website for “Places” (http://fourthplan.org/places). This is an a signal of how much placemaking practice has worked its way into planning culture, and there is no doubt that this is a very good thing.

But the nature of regional planning is decidedly top-down and large-scale – particularly when it comes to talking about expanding and/or upgrading the tri-sate transportation infrastructure – and it puzzled me as to how people-oriented thinking about urban revitalization fits in to creating a big scale, long-term vision for the area. Continue reading

The Real Story of Sleepy Hollow

 
vintage-art-of-sleepy-hollow-paintingassociates

The Headless Horseman Pursuing Ichabod Crane (1858) by John Quidor.

Washington Irving (1783-1859) was the Stephen King, or perhaps even the Jay-Z, of nineteenth century American. His book, Life of George Washington, cemented in public memory the iconic image of “the founder of our country.” His Tales of the Alhambra was an international best seller and is still widely sold and read in Granada, Spain. The short story, The Legend of Sleepy Hollow, has created a cottage industry in the river towns of Westchester County, New York – focused on Halloween. Not only was Irving a wildly successful author, but he was also a U.S. Ambassador to Spain, which led to his travel by donkey from Seville to Granada, where he visited the Alhambra and camped out in a room there for several months providing the material for his highly entertaining Tales. My recent trip to Granada persuaded me to download Irving’s collected work and to read the Tales, as well as his ridiculously silly history A History of New York, written under the nom de plume of Diedrich Knickerbocker. Irving was also our Homer – the bard of our national myths.

I crossed paths again with Irving this year when I was invited to be a part of an Urban Land Institute Technical Assistance Panel for the Village of Sleepy Hollow, New York. The panel was brought to the Village by Mayor Ken Wray, and ably led by Developer, Kim Morque, President of Spinnaker Real Estate Partners, LLC. The panel was made up of eight talented and congenial real estate professionals, from a variety of disciplines, who spent two days in Sleepy Hollow, walking the study area, interviewing stakeholders, and ultimately presenting to the Village Trustees. It was a thoroughly enjoyable experience, and our presentation seemed to be well received by the Trustees. I am grateful to Kim, my panel colleagues, and Felix Ciampa, Mara Winokur and Kathryn Dionne of the ULI staff who organized the panel, as well as to my good friend and colleague, Dave Stebbins, of Buffalo, who recommended my participation (The complete report will finished in a month or so. When it becomes available I will link to it here). Continue reading

Island Magic

07_View_of_Southern_space_looking_north_from_Gansevoort_Peninsula

A rendering of the proposed redesigned Pier 55. Heatherwick Studios

The decades-long saga of Hudson River Park recently took another twist when prominent philanthropists withdrew their promised gift of as much as $250 million to the park for a new facility citing prolonged litigation as making the project no longer viable (http://www.nytimes.com/2017/09/13/nyregion/diller-hudson-river-pier.html). The Park’s story began with a proposed sub-surface Westside highway topped by commercial development and a park. The plan was opposed by a historic lawsuit challenging the environmental impacts of the project (http://openjurist.org/732/f2d/253/sierra-club-v-united-states-army-corps-of-engineers-c). The most recent episode ended, at least in part as a result of litigation (involving some of the same individuals, half a century later) citing the process by which a proposed replacement for the decaying Pier 55 was approved.

Like many recent disputes about the development of public space, the issues arose in large part out of attempts to generate income to support the operation of a new park. Considering itself stretched for resources to manage its portfolio of existing properties, the New York City Department of Parks and Recreation (DPR) is loath to take on continuing responsibility for new public space without a dedicated income stream for maintenance and operations. Most of the largest recent park development projects have called for economic activity generated on parkland to pay for their operations (i.e., Brooklyn Bridge Park). The City’s inability/unwillingness to dedicate sufficient resources to maintain operate and program its parks is essentially a political problem of prioritization, and to some degree of imagination of what the benefit of a fully funded parks program might be like. The DPR budget is almost $500 million out of an $82 billion total city expense budget. Given the political forces involved, most people concerned with New York City’s public spaces take the existing level of funding more or less as a given. In the twenty-five years I have been involved in public space management in New York City I have never heard a serious discussion of a material increase in DPR operating funds. This leaves new facilities like the High Line, Governor’s Island and Hudson River Park (HRP) scraping around to find sufficient money to maintain their physical plant as well as for operations and programming. Continue reading

Why Cleveland should become “Amazon City!”

Cleveland_Skyline

Cleveland skyline

Downtown Cleveland has an anomaly I am not aware of existing in any other major North American downtown. While there is a great deal of street life, especially at night, it has a remarkable amount of empty office space in architecturally interesting structures. It has restaurants, theaters and a downtown baseball stadium but not many downtown offices. At the same time, Amazon recently announced that it is searching for a site for a second “headquarters” outside of Seattle, and the race is apparently on among municipalities to woo them (http://www.nytimes.com/2017/09/07/technology/amazon-headquarters-north-america.html). I assume that cities and states are falling over each other to offer them developable sites and all kinds of tax and financing incentives. I have a better idea: Cleveland.

My suggestion is that Amazon create a campus in Downtown Cleveland; adaptively reusing the millions of square feet of empty office buildings and taking advantage of the existing dense social and transportation infrastructure already in place. Cleveland’s “Nine Twelve District” alone has as much as two million square feet of vacant office space (http://www.cleveland.com/business/index.ssf/2010/11/downtown_advocates_aim_to_rebr.html). This count does not even include of the empty commercial space in the Center City district around Terminal Tower. And what a great executive headquarters Terminal Tower itself could be. Cleveland even has an entirely empty brand-new airport concourse that had to be abandoned when United Airlines dropped Cleveland as a hub. Continue reading

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

IMG_1291

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