One night driving to Urban Revitalization Planning class, the Memphis City School board was having one of its regular meetings. I was listening from the middle of the broadcast and couldn't really understand what they were talking about: special school district?, property taxes?, relinquishing the school charter?! What no Memphis City Schools?
In a recent Memphis Flyer article, the Shelby County School system threatend to become a special school district after a raise of property taxes were suggested to repay the debt to MCS the city had incurred from refusing release education funds. For Memphis and Shelby County, it's the funding formula that ties the city and county schools together but places a heavier tax burden on Memphis than the suburbs.
White flight from the urban core during the 1960s and 1970s caused a shift in school enrollment. After affluent blacks followed them to the suburbs, enrollment in Memphis City Schools fell below 10 percent years ago and is currently nearing 5 percent. Thanks in part to the consolidation debate, which underlined the tax inequity between Memphis and the suburbs and the drain of the Memphis tax base, any increase in city property taxes and/or reduction in county property taxes risks pushing us over the tipping point. On one side are the Shelby County Schools (SCS) Board of Education, who wants to make Shelby County Schools a special school district. The Memphis City Schools Board of Education is divided. Some of the MCS board members say that consolidation of the city's system into the county should be considered and investigated as a possible solution to problems.
Thursday, December 16, 2010
Bickford, Bearwater and the Town of Chelsea: A Brief History of Growth and Decline in One of Memphis' Oldest Suburbs
Throughout my life, I have been connected, in some way, to the Bickford-Bearwater Neighborhood of North Memphis. This neighborhood was the final destination of my ancestors on their exodus from rural Mississippi. The neighborhood is located north of Chelsea Avenue, east of the Wolf River Harbor, south of the Wolf River and west of US Hwy 51 (Thomas Street). The entire area has seen longitudinal changes. These changes can be attributed to a host of socio-economic factors; changes that have had positive and negative effects on the region, the neighborhood and the people.
Originally developed as an industrial suburb, the Town of Chelsea was established in the late 19th century. Many of the residents within the area were drawn to the industrial boom Memphis encountered during the Cotton Era. Those who worked in the cotton mills developed shanty like villages along the Wolf River, the Gayoso Bayou and the Mississippi River. As the working poor, migrants to the area were not just sharecroppers and farmers whose land could no longer be farmed. They were also Irish, Asian, Polish and Blacks that had come to the big city for a better life. The emigration to Memphis caused a swell in industrial areas’ periphery. Without money, many lived along the rivers in fishing villages and working class neighborhoods like the Pinch District, Greenlaw, Bearwater, Mollentown and New Chicago. Most of these areas hosted make-shift dwellings with no running water or hygienic facilities.
These areas were breeding grounds for the mosquitoes that traveled up the Mississippi River with the riverboats from New Orleans. These riverboats brought potential business leaders, migrants and slaves. One thing they did not inventory on the riverboat; Yellow Fever. After Memphis won its fight with Yellow Fever, the Department of Health created new policy that developed the Urban Renewal Program. The Urban Renewal Program for the city of Memphis was developed to eradicate the slum villages that had sprung up around industries along the Mississippi and Wolf Rivers. Now, many residents were remnants of the Yellow Fever Epidemic.
In 1826, the town of Chelsea was annexed by the city of Memphis and a local park was named after a prominent business man who had made his money from cotton as well. William Bickford, where half of this neighborhood gets its name, had been an advocate of open green space and parks from his experiences growing up in New England. With Urban Renewal removing most of the sub-adequate housing, many of the middle management workers within the local factories started to build wood framed bungalows that were Victorian/New England replicas of homes in the north. Those who weathered the Urban Renewal of the early 20th century found themselves with land options and new developments sprung up around the region.
As companies and industries boomed, factories and plants were spread across the area along the Wolf River. They created massive concrete structures that would employ residents of the region. The entire North Memphis area was the place where the uneducated could find employment. The area businesses included International Harvester, Firestone, Anderson-Tully, Kimberly-Clark (KTG) and several other companies that were housed in the industrial parks. In 1983, the shift from agriculture was nearly complete. International Harvester could no longer afford to run its Memphis operations. They decided to close the local facility and move its entire cotton picker and combine production business to Minnesota. One month later, Firestone Tire and Rubber closed its North Memphis operation as well. Soon all of the other business followed suit. Many of the business that remained are global businesses and household names like Kleenex and AmiPro. However, these companies have no positive input on the community, nor have they tried to develop the neighborhood of Mollentown that sits just outside of their fence.
Many neighborhoods have maintained their names over time; creating a sense of place in what appears to be the “land of the lost”. These areas defined earlier in this essay have seen economic stability and loss, political incline of community leaders and social degradation of neighborhood residents. During the early 1900s to the mid-1980s, the southwestern section of the North Memphis saw economic increase with jobs. These jobs led the working class whites to relocate outside of the area, leaving, known then as middle-class, blacks the ability to move out of surrounding dilapidated housing to more structurally sound residences. During the 1960s, many blacks within the region found themselves homeowners. They created civic clubs, addressed social issues and educated there children right inside the neighborhood. Many of the residents were still working at the neighboring factories and put their monies directly back into the neighborhood by supporting local black-owned business. The challenge then became to create sustainability once the factories had closed. Many of the black residents who had new found opportunities to better themselves outside of the neighborhood with better jobs and homes desired to move out to the suburbs with their white counterparts.
Diasporas of the urban core found remaining residents with no educated internal support or any economical way out. Many of the residents developed addictions to controlled substances. The Crack epidemic found itself rampant among black residents. Buying and selling illegal substances created income and poverty. Concentrated poverty is very evident in the area. The median household income according to the census bureau is only a little over $8000. Business began to close due to the number of robberies and thefts. The area became generally unsafe even for those who lived within its boundaries.
In the neighboring area of Greenlaw, the same exact things were happening. This neighborhood's major crime contributor was the public housing facility, Hurt Village. Many studies and movies have discussed the issues of this area and the surrounding public housing challenges. A team of economic developers decided that they would create a better living environment for the area surrounding the cities most celebrated children’s hospital, St. Jude Children’s Research Center. With pressure from St. Jude, the city of Memphis, Henry Turley and the Bells Corporation acted as the driving economic forces for the area. Hurt Village was removed with a HOPE VI grant from Housing and Urban Development. The new housing development was renamed Uptown and an overlay district was implemented for the impact zones. These impact zones include several of Uptown’s surrounding neighborhoods. With a white economic force in conjunction with government, the community members really did not stand a chance in a fight for first right of refusal to move into the new development. This local example of gentrification created new policy in dealing with communities where residents would be forced to leave behind social networks and develop new ones in unfamiliar neighborhoods.
During the removal of Hurt Village, the surrounding parcels of land were purchased, bull-dozed and new homes were built for new mixed-income residents. Those surrounding parcels that were not developed still sit empty to this day. Many of them are overgrown with weeds, dilapidated and blight has become the number one issue among residents. Many find themselves apathetic to the city’s efforts to control the issue. However, with the increase of city owned property, government and city offices are finding it difficult to fund mowing and maintaining the lots. MidSouth Peace and Justice Center issued a “blight watch” where local neighborhoods are being challenged to come up with creative ways to address the vast number of vacant lots and abandoned homes that plague our neighborhoods.
As a community organizer for the Bickford-Bearwater Neighborhood, it was my suggestion that the neighborhood team up with the Wolf River Conservancy and the neighborhood companies to apply for a Brownfield Redevelopment Grant that would address the environmental injustice that has been long ignored by the neighborhood's companies and the residents alike. By partnering with local business leaders, the community should be able to have assessments of hazards, see clean-up surrounding companies, have a job training program implemented and their neighborhood renewed. The power of partnering with the area companies would allow community members and stakeholders the opportunity to design some type of benefits agreement that would include job development and sponsor economic redevelopment throughout the region.
Originally developed as an industrial suburb, the Town of Chelsea was established in the late 19th century. Many of the residents within the area were drawn to the industrial boom Memphis encountered during the Cotton Era. Those who worked in the cotton mills developed shanty like villages along the Wolf River, the Gayoso Bayou and the Mississippi River. As the working poor, migrants to the area were not just sharecroppers and farmers whose land could no longer be farmed. They were also Irish, Asian, Polish and Blacks that had come to the big city for a better life. The emigration to Memphis caused a swell in industrial areas’ periphery. Without money, many lived along the rivers in fishing villages and working class neighborhoods like the Pinch District, Greenlaw, Bearwater, Mollentown and New Chicago. Most of these areas hosted make-shift dwellings with no running water or hygienic facilities.
These areas were breeding grounds for the mosquitoes that traveled up the Mississippi River with the riverboats from New Orleans. These riverboats brought potential business leaders, migrants and slaves. One thing they did not inventory on the riverboat; Yellow Fever. After Memphis won its fight with Yellow Fever, the Department of Health created new policy that developed the Urban Renewal Program. The Urban Renewal Program for the city of Memphis was developed to eradicate the slum villages that had sprung up around industries along the Mississippi and Wolf Rivers. Now, many residents were remnants of the Yellow Fever Epidemic.
In 1826, the town of Chelsea was annexed by the city of Memphis and a local park was named after a prominent business man who had made his money from cotton as well. William Bickford, where half of this neighborhood gets its name, had been an advocate of open green space and parks from his experiences growing up in New England. With Urban Renewal removing most of the sub-adequate housing, many of the middle management workers within the local factories started to build wood framed bungalows that were Victorian/New England replicas of homes in the north. Those who weathered the Urban Renewal of the early 20th century found themselves with land options and new developments sprung up around the region.
As companies and industries boomed, factories and plants were spread across the area along the Wolf River. They created massive concrete structures that would employ residents of the region. The entire North Memphis area was the place where the uneducated could find employment. The area businesses included International Harvester, Firestone, Anderson-Tully, Kimberly-Clark (KTG) and several other companies that were housed in the industrial parks. In 1983, the shift from agriculture was nearly complete. International Harvester could no longer afford to run its Memphis operations. They decided to close the local facility and move its entire cotton picker and combine production business to Minnesota. One month later, Firestone Tire and Rubber closed its North Memphis operation as well. Soon all of the other business followed suit. Many of the business that remained are global businesses and household names like Kleenex and AmiPro. However, these companies have no positive input on the community, nor have they tried to develop the neighborhood of Mollentown that sits just outside of their fence.
Many neighborhoods have maintained their names over time; creating a sense of place in what appears to be the “land of the lost”. These areas defined earlier in this essay have seen economic stability and loss, political incline of community leaders and social degradation of neighborhood residents. During the early 1900s to the mid-1980s, the southwestern section of the North Memphis saw economic increase with jobs. These jobs led the working class whites to relocate outside of the area, leaving, known then as middle-class, blacks the ability to move out of surrounding dilapidated housing to more structurally sound residences. During the 1960s, many blacks within the region found themselves homeowners. They created civic clubs, addressed social issues and educated there children right inside the neighborhood. Many of the residents were still working at the neighboring factories and put their monies directly back into the neighborhood by supporting local black-owned business. The challenge then became to create sustainability once the factories had closed. Many of the black residents who had new found opportunities to better themselves outside of the neighborhood with better jobs and homes desired to move out to the suburbs with their white counterparts.
Diasporas of the urban core found remaining residents with no educated internal support or any economical way out. Many of the residents developed addictions to controlled substances. The Crack epidemic found itself rampant among black residents. Buying and selling illegal substances created income and poverty. Concentrated poverty is very evident in the area. The median household income according to the census bureau is only a little over $8000. Business began to close due to the number of robberies and thefts. The area became generally unsafe even for those who lived within its boundaries.
In the neighboring area of Greenlaw, the same exact things were happening. This neighborhood's major crime contributor was the public housing facility, Hurt Village. Many studies and movies have discussed the issues of this area and the surrounding public housing challenges. A team of economic developers decided that they would create a better living environment for the area surrounding the cities most celebrated children’s hospital, St. Jude Children’s Research Center. With pressure from St. Jude, the city of Memphis, Henry Turley and the Bells Corporation acted as the driving economic forces for the area. Hurt Village was removed with a HOPE VI grant from Housing and Urban Development. The new housing development was renamed Uptown and an overlay district was implemented for the impact zones. These impact zones include several of Uptown’s surrounding neighborhoods. With a white economic force in conjunction with government, the community members really did not stand a chance in a fight for first right of refusal to move into the new development. This local example of gentrification created new policy in dealing with communities where residents would be forced to leave behind social networks and develop new ones in unfamiliar neighborhoods.
During the removal of Hurt Village, the surrounding parcels of land were purchased, bull-dozed and new homes were built for new mixed-income residents. Those surrounding parcels that were not developed still sit empty to this day. Many of them are overgrown with weeds, dilapidated and blight has become the number one issue among residents. Many find themselves apathetic to the city’s efforts to control the issue. However, with the increase of city owned property, government and city offices are finding it difficult to fund mowing and maintaining the lots. MidSouth Peace and Justice Center issued a “blight watch” where local neighborhoods are being challenged to come up with creative ways to address the vast number of vacant lots and abandoned homes that plague our neighborhoods.
As a community organizer for the Bickford-Bearwater Neighborhood, it was my suggestion that the neighborhood team up with the Wolf River Conservancy and the neighborhood companies to apply for a Brownfield Redevelopment Grant that would address the environmental injustice that has been long ignored by the neighborhood's companies and the residents alike. By partnering with local business leaders, the community should be able to have assessments of hazards, see clean-up surrounding companies, have a job training program implemented and their neighborhood renewed. The power of partnering with the area companies would allow community members and stakeholders the opportunity to design some type of benefits agreement that would include job development and sponsor economic redevelopment throughout the region.
Revitalizing Brownfields
Some areas in Memphis suffer environmental problems. These include the older areas of Memphis such as South Memphis. This neighborhood was formerly zoned allowing for industrial uses and factories built near residential areas. A lot of the land has been cleared, but hazardous materials may e in the soil, making it risky for developers to build on the land. These areas are known as brownfields. Brownfields used to be expensive to develop on because of their cleanup cost; they were also risky because of the possible liability they possess. The Environmental Protection Agency has made it easier for cities to redevelop this land and bring back these struggling neighborhoods.
What is a Brownfield?
Brownfields are real property, the expansion, redevelopment, or reuse of which may be complicated by the presence of a hazardous substance, pollutant, or contaminant. Generally, they are abandoned or underused commercial property that are difficult to redevelop because of an actual or perceived contaminant. The Environmental Protection Agency has created the Brownfields Program where grants are awarded to help cities and communities assess, clean up and sustainably reuse brownfields a tool for revitalization.
The Redevelopment Phases
Brownfields are redeveloped in four phases; predevelopment, securing the deal, clean-up and development, and property management. The predevelopment determines that project and what properties will be included. During this phase, properties and environmental assessments are completed. Goals of this phase include determining the highest and best use for the properties to ensure a successful revitalization along with identifying sources of funding. Funding can come from EPA grants or private developers or organization.
Phase two, securing the deal begins once the project leaders decide what properties to acquire for clean up and redevelopment. This phase includes negotiating contract terms, securing financing and determining who will manage future liability. In this phase, the property is secured and a formal commitment to the project is made.
In the clean up phase, the soil, surface water and ground water are cleaned based on the environmental assessments from phase one. The property is generally leased shortly after construction on the project begins. Once construction is complete, the project is finished and the brownfield is formally opened as its new use.
The last phase is property management. This deals with the management of the finances for the property, physical qualities of the property, and the community relations and environmental issues.
The Condition in Dallas
In 1996, Dallas was chosen to be a Brownfields Showcase Community. West Dallas has had several environmental issues in the past. In the 1800s, West Dallas was the home of a rail line that produced super heated gases such as carbon, carbon black and un-combusted organics. The trains also left coal and coal dust, by products of fuel. In the mid 1930s, a smelter processing company was built near a residential area. This company released led particles in the air, contributing to West Dallas’ environmental problems. In 1993, West Dallas was declared as largest lead contaminated site in the United States.
In West Dallas, abandoned buildings that had been closed for up to ten years were revitalized. A multi-family housing unit was constructed, along with a restaurant and an Occupational Training Institute is in construction.
Success in other municipalities
Other cities have used the Brownfields Program as a revitalization tool to redevelop properties. Cuyahoga County in Ohio was awarded $3 million from the Clean Ohio Grant, allowing them to begin construction of a new medical center. New Orleans has cleaned and redeveloped buildings that had been vacant for over twenty years. An apartment building and retail center was created where a vacant canning company used to be, and a mixed-use complex was developed at the site of an old brewery.
These cities have shown that the EPA’s Brownfields Program is a successful tool for revitalizing industrial zoned land or areas that may have contaminants in it. The EPA is taking some of the liability off of cities while also providing rebuilding assistance through the grant program. Using these cities as models, Memphis can redevelop some its brownfields and create thriving communities that people want to live without worrying about environmental concerns.
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Photo courtesy of http://www.esri.com
Wednesday, December 15, 2010
A Self Fulfilling Prophecy
A non-profit group named College Summit is employing a simple but intuitive agenda to send more kids to college. The group has recognized that expectations play a large role in the outcomes of children’s lives. Their understanding is that a school set up with a main goal of achieving a particular graduation rate will seek only to accomplish that, nothing more. Such a narrow focus leaves students with a similarly narrow focus: just finish school. It is apparent that many schools struggle just to achieve decent graduation rates, so it couldn’t hurt to change their focus to a better goal: send more kids to college. It seems that this change of focus can lead to better overall long-term outcomes in children’s lives. College Summit believes that when this approach is employed over the academic career of a student, the student will also make decisions with a longer timeline in consideration. The workforce in the Memphis is considered by some (or many) to be undereducated and not capable of adequately filling the needs of firms that want to consider relocating here but require workers with professional education. Perhaps if we encouraged more current students to look beyond graduation we could start an overall culture change toward a more educated population that increasingly makes decisions with the longer-term implications in mind.
Tuesday, December 14, 2010
The Heritage Talks
“These old buildings do not belong to us only…they have belonged to our forefathers and they will belong to our descendants unless we play them false. They are not…our property, to do as we like with.” - William Morris 1889.
Sacred buildings play an essential role in their community. They define our neighborhood history, are an important source of our artistic patrimony and provide critical space for many local social services, in addition to their religious impacts. Yet these historic buildings are increasingly susceptible to decline, loss and change. The Issue is about the Methodist church being demolished to occupy a drug store. Memphis City Council approved a CVS drug store at Union Ave and Cooper St. It would mean the demolition of the Methodist church which is on the National Register of Historic Places. The council also approved an amendment calling on the developers of the store to get as close as they can in their plans to requirements of the advisory Midtown overlay. The two exceptions to that are not allowing a drive through window for the pharmacy and how far from the street the building can be. The zoning plan has not yet been adopted by the council.
Historic buildings are irreplaceable, and contain information about the past that is available from no other source. The Methodist church was built in 1923. The 10- 2 decisions at a meeting on 24th of August rejected the earlier verdict by the city's Office of Planning and Development, as well as its Land Use Control Board said the preservationnation magazine on 3rd of September. This was opposed by the preservation non-profit, Memphis Heritage. The Preservation groups say the project not only destroys a piece of Memphis history, but also goes against an agreement that a major national drugstore chains, including CVS, made in 2000 with the National Trust for Historic Preservation not to demolish any National Register-listed buildings to make way for new stores. It was also opposed by the Methodist church officials, the several Midtown neighbourhood groups and Playhouse on the Square, which occupies another corner at Union and Cooper.
The Union Avenue church's cantilevered center porticos, Ionic columns of limestone, and arched windows were the work of local architects like John Gaisford, who designed the church's education building in 1914 and Hubert Thomas McGhee, who was hired to create the sanctuary in 1921. The building was listed on the National Register of Historic Places in 1987. At the time of its zenith in around mid-1950s, the church had about 3,000 members. In addition to maintaining a pulsating Sunday School and music program, Union Avenue United Methodist believed in ministering to the local community and to the world.
The building's smooth red brick and Bedford stone trim exhibited power and affection. Its copper faced dome and ornamental lantern gave a exclusive top to the structure. The church remains one of the most notable examples of classical revival architecture in Memphis.
The CVS developer argues that the demolition of the church and construction of a drug store in that area would bring in employment opportunities. But isn’t this a prediction of just few more months and not in terms of broader vision into the future of the neighbourhood? The opening of a drug store would close down other one or two drug stores on the Union and thus considerable amount of jobs would be lost.
The Memphis City Council has voted to approve the sale, although a local judge will hear a final legal challenge on Dec. 16. They should definitely reconsider their decision to abandon this historic landmark. Since, most importantly, the building contributes to the authentic character of Memphis. It remains one of the few structures that still stand from the early 20th century history of Union Avenue.
Data Courtesy: The Memphis heritage Foundation
Image Courtesy: www.trinitymemphis.org
The Broad Urban Makeover
Collaborating with the Liveable Memphis foundation, the Historic Broad Business Association had a two day long event on the Broad Avenue. Volunteers painted the street, added crosswalks and protected bike lanes to make it more pedestrian and cyclist friendly. Vacant buildings were cleaned and repainted and were filled with pop-up shops and restaurants. With support from Liveable Memphis, the Hyde Family Foundation, the Binghamton Development Council, the Memphis Regional Design Center and the city of Memphis, the Historic Broad Avenue Business Association formed a community-based association to plan a facelift for Broad Avenue. The organizers approximated that roughly 13,000 people came there over the course of the weekend. The event gave a new Face to the Broad Street. Though it was meant to be a temporary event, it gave an insight to what could be done of the run-down neighbourhoods of the city. This was possible without much of financial investment. It's an attempt to show how neighborhood business districts can be made comfortable, human and real again.
Originally it was a suburban community on the rail line between Memphis and Raleigh, Binghamton. The neighborhood was annexed in 1919 by Memphis. At one time, Broad Avenue boasted three grocery stores, three dry goods stores, three doctors, a dentist, a lawyer's office, shoe repair shop, several restaurants and a barber shop along with other businesses catering to the neighborhood. In the early 1900s, Broad Avenue had the character of the main street to the surrounding neighborhood, with a barbershop, a bank, and a dry-goods store (www.commercialappeal.com). Today it is home to a growing arts district that includes art galleries, numerous artist studios, and various related businesses. In more recent times, nonetheless, the street has been home to bare storefronts and biker gangs before transitioning to today’s budding arts district. A few years ago, the neighborhood business association began hosting quarterly “art walks”.
So what made this event on the broad Avenue seems like a festive event which amazed many and gave a clear idea of how this neighbourhood can be dealt with in the future? Most important issues which were taken care of was, bringing business and life into the area. All of the vacant buildings along the street were opened and filled with retail shops, restaurants and activities from the Memphis community. Retail venues joining the Broad Avenue family of businesses for the event included: Outdoors Inc., Revolutions, and Brighton Pavilion, including a florist and an array of jewellery shops. New facades were created for the buildings that were currently closed off, thus creating an atmosphere of energy and openness. Murals were lined at the street and provided a location for emerging artists to come paint during the event. Bike lanes and green scape was repainted and planted for the event on the Broad Avenue. There was special kid’s zone with skating ramps.
It’s not the first time that Broad Avenue has served as an urban experiment. In early 2006, the Office of Planning and Development held a design meeting in what is now T Clifton Gallery to learn what all did the residents wanted to see in their neighborhood. Ultimately, however, Planning and Development was using the Broad Avenue corridor as its test case for the new Unified Development Code, passed recently by both the Shelby County Commission and the Memphis City Council (source: the memphisflyer).
There was a similar event held in Dallas in the month of March of this year. An event called “The Better Block Project” in which a Dallas suburb took one block and altered it into an entire street with outdoor seating, bikes lanes, and parking. A car-centric four lane street with poor zoning and restrictive development ordinances was converted into a people-friendly neighborhood block. This example gives a very good live caste to study of what can be done of the rundown neighbourhoods of the city. The Broad Avenue experiment was indeed something which could be made into an undying hub for the area. Architecture and Urban Design when manipulated and re-developed with time, gives an opportunity of new life to a place. Since, there is a possibility of it being made into a permanent set up with the bike lanes and the open galleries; it would have an opportunity of attracting tourists in the city. Like the Broad Avenue, this city has other Art districts which have a potential of reconnecting and reinvigorating bustling inner-city community through creation of a vibrant, attractive arts destination in the heart of the city.
Data Courtesy: The Liveable Memphis Foundation, broadavearts.com.
Image Courtesy: The memphisflyer.com.
Tuesday, December 07, 2010
Bringing JFK to Memphis
“The city and its suburbs are interdependent parts of a single community, bound together by the web of transportation and other public facilities and by common economic interests. Bold programs in individual jurisdictions are no longer enough. Increasingly, community development must be a cooperative venture toward the common goals of the metropolitan region as a whole. This requires the establishment of an effective and comprehensive planning process in each metropolitan area embracing all major activities, both public and private, which shape the community.” -John F. Kennedy, 1961
The call for regionalism is nothing new, as the date of the quote indicates, but when will we finally move forward and start thinking on the regional level? Many cities across the US are experiencing difficulties managing the balance of residents, businesses, and investments that is needed to be considered healthy and resilient. The reasons why the Memphis metro has fallen behind peer cities in terms of competitiveness could be attributed to many things, but one underlying theme that influences many overall outcomes is the lack of coordinated efforts among the many municipalities and governing bodies in the area. The lack of a regionally-integrated approach to topics such as housing, land use, and economic development results in competition between local municipalities that has detrimental effects within our region. One of the greatest issues is social and economic polarization that amplifies the divide between the city and its suburbs. When these impacts are viewed from the national level, the missed opportunities that transpire seem increasingly foolish. Other economies across the world are taking steps to competitively position themselves in a global market while we squander efforts on intra-regional competition.
Obviously, an understanding must be reached between central cities and their surrounding municipalities concerning the interdependence of the urban and rural areas. The residents of suburban development generally have a notion that the problems of the central city will never invade their space. In reality, the competition that exists between municipalities within a region has the effect of situating suburban communities with the same risks as the central city as continued development moves further out (Orfield, 1997, 7). Robert Fishman found that diminishing the incentive for competition by employing a concerted effort at regional planning has the potential to strengthen the existing regional core and prevent continued peripheral development (2000, 118). Again, many stagnant metros such as Memphis are not seeing significant growth and rather, they have a redistribution of resources within the region that moves resources further and further away from the central city. Myron Orfield was one of the first to be able to effectively document AND convey the message that if suburban areas do not adopt a regional agenda, they too will eventually become susceptible to the problems found in the urban core (1997, 7). The result of his efforts is the regionally integrated Twin Cities of Minnesota.
Now that you are increasingly concerned about the fate of our area, let us see if there is any hope….There is!!! The current presidential administration and forward-thinking senators have similarly taken notice of the perils of unmitigated development and are increasingly steering grant opportunities toward recipients that can demonstrate regionally-focused, collaborative efforts in sustainable community development. For any planning program to be considered successful it must sustainably balance equity, economic, environmental, and livability principles. To achieve this at the regional level, all entities involved must recognize that the region functions as a single unit and that collaboration yields the greatest result. The Memphis metro has only engaged in formal regional planning at a very low level thus far. Now is the time to step back from our self-serving local community interests and view our metropolitan issues as an inter-related whole. HUD Sustainable Communities grants (we missed the first one but there is another round coming) and EDA economic development grants offer huge reward to communities that are ready to realign their thinking. Also keep an eye on the Livable Communities Act that could provide $3.75 billion in competitive grants for communities that demonstrate dedication to sustainable, regionally-focused planning efforts. The only question left is whether or not our metro area is ready to move forward and cooperate…
Fishman, Robert. (2000). “The Death and Life of American Regional Planning”. Reflections on Regionalism Bruce Katz, (Ed.). Washington, D.C: Brookings Institution Press.
Orfield, M. (January 01, 1997). METROPOLITICS. The Brookings Review, 15, 1, 6-9.
The call for regionalism is nothing new, as the date of the quote indicates, but when will we finally move forward and start thinking on the regional level? Many cities across the US are experiencing difficulties managing the balance of residents, businesses, and investments that is needed to be considered healthy and resilient. The reasons why the Memphis metro has fallen behind peer cities in terms of competitiveness could be attributed to many things, but one underlying theme that influences many overall outcomes is the lack of coordinated efforts among the many municipalities and governing bodies in the area. The lack of a regionally-integrated approach to topics such as housing, land use, and economic development results in competition between local municipalities that has detrimental effects within our region. One of the greatest issues is social and economic polarization that amplifies the divide between the city and its suburbs. When these impacts are viewed from the national level, the missed opportunities that transpire seem increasingly foolish. Other economies across the world are taking steps to competitively position themselves in a global market while we squander efforts on intra-regional competition.
Obviously, an understanding must be reached between central cities and their surrounding municipalities concerning the interdependence of the urban and rural areas. The residents of suburban development generally have a notion that the problems of the central city will never invade their space. In reality, the competition that exists between municipalities within a region has the effect of situating suburban communities with the same risks as the central city as continued development moves further out (Orfield, 1997, 7). Robert Fishman found that diminishing the incentive for competition by employing a concerted effort at regional planning has the potential to strengthen the existing regional core and prevent continued peripheral development (2000, 118). Again, many stagnant metros such as Memphis are not seeing significant growth and rather, they have a redistribution of resources within the region that moves resources further and further away from the central city. Myron Orfield was one of the first to be able to effectively document AND convey the message that if suburban areas do not adopt a regional agenda, they too will eventually become susceptible to the problems found in the urban core (1997, 7). The result of his efforts is the regionally integrated Twin Cities of Minnesota.
Now that you are increasingly concerned about the fate of our area, let us see if there is any hope….There is!!! The current presidential administration and forward-thinking senators have similarly taken notice of the perils of unmitigated development and are increasingly steering grant opportunities toward recipients that can demonstrate regionally-focused, collaborative efforts in sustainable community development. For any planning program to be considered successful it must sustainably balance equity, economic, environmental, and livability principles. To achieve this at the regional level, all entities involved must recognize that the region functions as a single unit and that collaboration yields the greatest result. The Memphis metro has only engaged in formal regional planning at a very low level thus far. Now is the time to step back from our self-serving local community interests and view our metropolitan issues as an inter-related whole. HUD Sustainable Communities grants (we missed the first one but there is another round coming) and EDA economic development grants offer huge reward to communities that are ready to realign their thinking. Also keep an eye on the Livable Communities Act that could provide $3.75 billion in competitive grants for communities that demonstrate dedication to sustainable, regionally-focused planning efforts. The only question left is whether or not our metro area is ready to move forward and cooperate…
Fishman, Robert. (2000). “The Death and Life of American Regional Planning”. Reflections on Regionalism Bruce Katz, (Ed.). Washington, D.C: Brookings Institution Press.
Orfield, M. (January 01, 1997). METROPOLITICS. The Brookings Review, 15, 1, 6-9.
Thursday, December 02, 2010
Sprawling Mess
In the 1950s and ‘60s, the “next big thing” was urban renewal. In the 1970s and ‘80s it was environmentalism. In the 1990s and early 2000s, it was smart growth. And today? Consider sprawl renovation: retrofitting abandoned chain stores, dead malls, disconnected apartment complexes, and segregated housing shells. Historically, if the 19th century was the century of rapid city growth and the 20th century was one marked by rapid suburban expansion, then the 21st century could be the time to correct our mistakes of the past.
Sprawl negatively affects us by diminishing our greenspace, clean air and water supply locally. Sprawl also robs us of our most precious resource…time, and therefore diminishes our society. This time could be spent bonding with one’s family, pursuing hobbies or engaging in civic activities. Overall, sprawl repair is driven by failing malls (Hickory Ridge Mall, the remains of the Mall of Memphis, Raleigh Springs Mall, Southbrook Mall), widespread housing foreclosures (Hickory Hill & Frayser neighborhoods), and the need to boost new forms of investment. In different types of sprawl repair, failed malls are converted to main streets, McMansions become apartment buildings, and big box like stores are envisioned as agricultural land.
Planners are used to suburban makeovers—what we used to call revitalization and renewal. Planners have been working on sprawl repair for decades, putting forth major efforts to create walkable, mixed use, sustainable neighborhoods in the city as well as the suburbs. The difference now is the severity of the problem. Over time we have developed a pattern of wide arterials, separation of uses, huge parking lots, and complete car dependency.
Sound familiar? Memphis is a very car dependent city. Sustainability is a method required, but it will take something else as well and that is behavioral change. According to walkscore.com, Memphis averages out to be only 46% walkable. That change means accepting the loss of automotive freedom and making walking the main mode of travel, being able to live more efficiently, and tolerating way more social diversity and varied land uses. Ultimately, true sprawl repair will require macro level changes, with new financial means and new government policies, but there are certain things we can do to motivate sprawl repair—one must create a strategic plan.
Up the River Without A Paddle?
As crews poured concrete and massive rigs bore deep into the rain-softened ground, Riverfront Development Corp. board members tour the construction site of a project that may never be finished. Beale Street Landing is part of the Memphis Riverfront Master Plan approved by the Memphis City Council in 2002 that addressed a set of varied and visionary goals such as creating a unique public space and destination at the end of historic Beale Street, provide safe and inviting pedestrian access to the water’s edge…oh and function as a world-class docking facility of course.
Work on Beale Street Landing is progressing rapidly, and by the end of next year, the basic components of the landing, including a floating boat dock with a helical ramp and a grass-covered building for ticketing, retail and restaurant operations, should be completed. But the specially designed terraced park that was to be the signature feature of the project remains unfunded-- with no prospects for money on the immediate horizon. Isn’t the park the most important feature of any waterfront development? Apparently the funding problem arose after the project's costs increased from $27.4 million to more than $35 million as a result of delays and other factors, while the federal grants allocated to help pay for it shriveled. As a result, the RDC (Riverfront Development Corp.) is about $6.7 million short of the total needed to finish the project that is to be the centerpiece of the city's waterfront along the Mississippi River.
Whether a waterfront park enhances a city’s economic development or strengthens its sustainability goals, or both, its presence can boost a city’s image, in which we know…Memphis is long overdue for a makeover. The newest waterfront developments devote substantial homes to parks, greenways, and trails. They push for public access and emphasize the water for its own sake. Parks on the water make a city more competitive with other cities because of the access, recreation, and beauty they offer. They become a fundamental demonstration of how enjoyable the city can really be. Parks also add a sense of safety and activity along the water’s edge.
Another $6.7 million is needed to finish the project, and it's the job of the nonprofit Riverfront Development Corp. to remain in hot pursuit of the money from private as well as public, hopefully more private and less public, because taxpayers rarely see their tax dollars put to good use plus the current state of the economy foreshadows any positive perspectives. Other resources can come from charitable contributions and philanthropic groups. The Mississippi was the focal point for much of this city's cultural life in past times. There’s no reason why this city can’t thrive again off such a natural wonder. Memphis needs this…there is a desire to reunite the city with the river.
Get on Board!
Vacant boarded up homes are eyesores within a community that invite vandals, vagrants as well as crime and other unwelcomed nuisances. Since this summer, Memphis’ urban core accounts for 6,000 to 7,000 unsecured vacant properties. Along with being homes to squatters and various illegal activities, over grown yards, missing windows, large pile s of debris and appliances strewn about the area not only lower property values; but usually these properties have a tendency to catch fire. During a summit last summer on foreclosures, the Mid-South Peace & Justice Center reported that fires in vacant properties cost the city $3.5 million in 2008 alone. The center also calculates that it only costs $600 to board up a vacant home as opposed to nearly $17, 500 spent for each fire. As a result, the cost of board- up has the potential to save the city $16,900 per prevented fire. Although it will not be a solution to the vacant abandon property crisis; efforts to increase board-up projects is one immediate remedy. Currently, with the assistance of the Mid-South Peace & Justice Center, Mayor Wharton and various concerned civic leaders, such as attorney-at-law, Steve Barlow, political and grassroots actions are being taken in efforts to relieve communities of these problems. For example, Mayor Wharton marked his first year in office last October by filing 135 lawsuits against owners of blighted and neglected properties under the Neighborhood Preservation Act. Within this act property owners have to be cited for three or more separate violations of local building and construction codes and are fined for not having complied with specific building and construction codes or property standards within a one-year period. Another source of relieve is the Issues First-People’s Agenda, which is a campaign that seeks to reduce blight, increase affordable housing, reform code enforcements amongst other interests that promote a higher quality of life and public health.
Communities across the country that are battling the problems that arise from urban blight, such as Cleveland, Ohio, Wilkinsburg, Pennsylvania, and Albany, New York are getting crafty. They are starting pilot projects to artistically board up vacant properties. Instead of tacking the usual unsightly drab plywood to vacant properties, residents and local community leaders are organizing teenagers and other community members to paint windows, doors, or murals on plywood in order to blend unattractive vacant houses into the neighborhood. These activities enact community engagement and in most cases it is a push for legislative changes that assist in the removal of trespassing issues that accompany community groups when they enter vacant properties to conduct board or clean-up efforts. These legislative changes are also for the purpose of filing liens against property owners for reimbursement of expenses to the community; as well as requiring vacant properties to be secured with painted (usually dark gray), well-fitted plywood of adequate thickness.
Artistic board-up projects are not only cost effective; but they also turn vacant homes that were once eyesores to the community into eye-candy for everyone to be proud of and enjoy. It promotes a community to feel like they are making a difference. Although it has not been proven that the artistic board-up projects stop break-ins or fires from happing completely; cities that have used them have reported that they do lower vandalism, increase the probability of sales, and help to beautify the neighborhood. While provisions for legislation in the city of Memphis could be tougher on neglected property owners, advocates like, attorney Steve Barlow are using the Neighborhood Preservation Act as a weapon to enforce property owners to clean up public nuisances. I believe that Memphis should get on board and adopt more artistic board-up efforts. Mixed with increased civic engagement vandals, vagrants, squatters, and neglectful property owners will finally get the message that community members are serious about keeping their neighborhoods safe, beautiful and free of derelict behavior.
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