Wednesday, January 28, 2009

A Prescription for Meaningful Change

James Howard Kunstler quickly became my author of choice regarding the built environment and social matters due to his humorous, yet rooted in common sense, manner of expounding on the programmatic great waste of American cities. His writing is also useful in relaying historic perspective to the mindset of different cultures as he has done so eloquently in his work 'The City in Mind' as well as the opening chapters of 'The Geography of Nowhere.'

Jim also (with the help of Duncan Crary of Troy, NY) puts out a weekly audio podcast called the Kunstlercast which discusses the built environment as well as the consequences of diminishing energy returns on our society. Finally, every monday, readers can 'tune in' to Jim's pontifications on both a regular blog and his personal professional website. In the past six months, these episodes have largely been focused on the extant financial crisis with a dash of incredulity at the behavior of social conservatives. Embedded in these installments have also been some key themes regarding behavioral and conceptual change that would best serve the populus in terms of improving the urban condition, redemarcating the distinctions between rural and urban and simulataneously redefining their interdependent relationship, and keep some remnants of a nationwide domestic economy functioning, especially goods distribution. This brings me to his post entitled 'State of Cringe,' dated January 26, 2009.

While Kunstler is a supporter of President Obama, he is also realistic about the challenges faced and our ability as a nation to cope with them without the material comforts that have undermined American attitude and work ethic. After five paragraphs speculating on deflationary depression versus stimulus borne hyper-inflation, Kunstler settles in with some skepticism of Obama's infrastructure based stimulus.

"I've been skeptical of the "stimulus" as sketched out so far, aimed at refurbishing the infrastructure of Happy Motoring. To me, this is the epitome of a campaign to sustain the unsustainable -- since car-dependency is absolutely the last thing we need to shore up and promote. I haven't heard any talk so far about promoting walkable communities, or any meaningful plan to get serious about fixing passenger rail and integral public transit. Has Mr. Obama's circle lost sight of the fact that we import more than two-thirds of the oil we use, even during the current price hiatus? Or have they forgotten how vulnerable this leaves us to the slightest geopolitical spasm in such stable oil-exporting nations as Nigeria, Mexico, Venezuela, Libya, Algeria, Columbia, Iran, and the Middle East states? And we're going to rescue ourselves by driving cars?"

Happy Motoring of course refers to our nation's near compulsory program of carefree incessant driving which not only marginalizes those unable to afford the tools of a 'full' member of society, but has been linked to higher obesity rates, especially in the South, and is no doubt a source of airborne pollutants. Beyond political instability, simple math is going to make endless importing a thing of the past as the domestic usage in countries listed like Mexico exceeds total production, effectively wiping volume from the world oil market.

After an admonishment of 'crusin' for burgers' ethos and calling for a revision to the national stimulus bill, Kunstler begins to tabluate what constitutes constructive stimuli:

"We have to rehabilitate thousands of downtowns all over the nation to accommodate the new re-scaled edition of local and regional trade that will follow the death of national chain-store retail of the WalMart ilk. Reactivated town centers and Main Streets are indispensable features of walkable communities. The Congress for the New Urbanism (CNU.org) ought to be consulted on the procedures for accomplishing this and for rehabilitating the traditional neighborhoods connected to our Main Streets."

This is to say that downtown revitalization cannot be approached in the same manner as in the past. Plopping down office complexs with skyways like Midtown Plaza effectively drain a downtown over time as we saw right before our eyes. This is a call for traditional reasonably scaled retail and the accompanying 'affordable housing (a completely fabricated term and concept due to the preponderance of elite suburban housing)' on upper floors.

"We have to reform food production (a.k.a. "farming"). Petro-dependent agri-biz will go the same way as the chain stores. Its equations will fail, especially in a credit-strapped society. That piece of the picture is so dire right now, as we prepare for the planting season, that many crops may not be put in for lack of front-money. This portends, at least, much higher food prices at the end of the year, if not outright scarcities and shortages. And the new government wants to gold-plate highway off-ramps instead? Earth to Rahm Emanuel: screw your head back on."

The average American has no understanding of not only the petroleum needs for farming machinery, but also the soil inputs (a term coined coinciding with the rise of macro-agriculture) fabricated by fertilizer and pesticide companies. Credit woes are the easily explainable part in this worrisome scenario.

"As mentioned above, we have to get passenger rail going again because the airlines are going to die the next time there is an uptick in oil prices, or a spot shortage of oil. Let's not be too grandiose and attempt to build expensive high-speed or mag-lev networks -- certainly not right now -- because they require entirely new track systems. Let's fix those regular tracks already out there, rusting in the rain, or temporarily replaced by bike trails."

Already newly appointed Senator Gillibrand of New York has floated the high-speed rail buzzword around. How about we restore original trackage levels on existing rights of way? The main line through the City of Rochester and the rest of Monroe County was originally 4 tracks wide. The land and bridges still exist and are likely owned by CSX. An expansion of capacity would improve Amtrak on-time performance. As far as I know, there is significant support for Amtrak in the realm of 'shovel ready' projects, namely the procurement of additional rolling stock to increase frequency of service (I know Sen. Casey of Pennsylvania ranks this at the high end of his wish list). As it stands today, the only train you can take from Rochester to Cleveland or Chicago leaves at 11PM and arrives in Northeast Ohio at 3:30AM at a similarly uninspiring shitcube pretending to be a railroad station. I don't think its unreasonable to put technological experiments on hold until we demonstrate an ability to operate passenger rail in this country at a 3rd-grade level.

I realize this post came with a bit of cynicism, but these are worthwhile pursuits that would create the same government institutionalized employment and having longer lasting results in an effort to reestablish the city center as the primary national organ of commerce. Until then I will continue to read The Geography of Nowhere and structure my life such that I can vote for a more sustainable, community-oriented society with my wallet (I'll be on a train for Toronto on February 20!). Wholesale cultural change by edict will be impossible to come by. It's time for each individual to exercise more control over their lives to ensure a tenable future. These suggestions would at least give us more options in that pursuit.

Tuesday, January 27, 2009

Urban News Vol. 37

Unfortunately the talons of the national credit freeze have clamped around the neck of Rochester urban development as well. The only newsworthy items these days center around the development, using federal and state dollars, of the northwest corner of Main Street and Clinton Avenue.

Today we have news that pressure by U.S. Senator Charles Schumer has forced Maggie Brooks' hand and will allow for construction of the bus terminal/MCC Campus complex minus the proposed performing arts center.

There is one small hitch. Senator Schumer is essentially admitting that the private money for the theater is not likely forthcoming in the foreseeable future and has made Neil Bauman (and myself) very happy by stating he is open to alternatives for the rest of the block, namely the critical corner lots.

Here are the mainstream reports (less the D&C) in vanilla, chocolate, strawberry, and fudge brownie.

Ren Square Proceeds Without Theatre
by Rocco Vertuccio, RNews.com

Renaissance Square Project to Move Forward
by Ray Levato, WHEC-TV

Ren Square to Proceed; Theater Delayed
by Rachel Barnhart, WHAM-TV

With or Without Theatre, Renaissance Sq, Will Move Forward
by WROC-TV

My favorite quote comes from the RNews story: "Brooks and Schumer say they have not seen Bauman's plan. Schumer says he is open to other ideas. Brooks may not be."

Would it be surprising that Maggie Brooks is not interested in rival development plans to the Maggie Brooks Memorial Performing Arts Center? Here's to the hope that Mr. Bauman's plan is well developed so as to give Schumer a viable option. He (Schumer) does seem reasonable when it comes to the highest and best use for the site.

For the next entry, which may come as soon as later today, I'm going to step out of the mainstream sources to highlight a real prescription for change that would have a lasting improvement on urbanism nation wide as well as our national culture.

Monday, January 19, 2009

Urban News Vol. 36

I've got a couple of stories that could be filed under the urban development umbrella. One, a mass transit expansion progress report out of Pittsburgh, and another, a decision to re-evaluate earlier conceived plans for an interior business district within the City of Rochester make up the meat and potatoes of today's post.

by Mark Roth, Pittsburgh Post-Gazette

Article Key Points:
  • Second of two tunnels beneath Allegheny River complete
  • Special boring machine built by Herrenknecht AG headed back to Germany
  • About 69,000 cubic yards of material removed
  • Tunnel will connect downtown via rail to the North Side attractions

Pittsburgh's subway is really a light rail that runs underground in the densest urban areas and through the steepest mountains. One of the perks is free travel between downtown stations on 1st Avenue, Steel Plaza, Wood Street, and Gateway center. Now people will be able to access PNC Park, Heinz Field, the Carnegie Science Center, and a planned riverfront Casino on what has been coined the North Shore in recent years.

Clinton Avenue Project Back to Square One
by Brian Sharp, Rochester Democrat & Chronicle

Article Key Points:

  • City planners starting over on N. Clinton Avenue project previously known as La Avenida
  • Mayor Duffy hoping for a more dramatic change to take place between Upper Falls Blvd. and Clifford Avenue
  • La Avenida is one of the 'shovel ready' projects seeking funding under national economic stimulus bills

It's good to see quotes such as, "If we're going to do it, let's do it right" from the mayor. I hope that what he is referring to is that La Avenida in its original conception was simply a strip mall (the kind term used in the article is shopping center) with Puerto Rican themed window dressing. Looking it at thru hardcore urbanist-colored glasses, its easy to see what's wrong with this picture. The first is that if you are trying to create a hub for a community (despite the fact that it once already had a hub which was summarily discarded by those with financial means), catering to the automobile is not the way to go about it (The two entrance argument doesn't hold water with me. Most classic businesses have once entrance on the street. The business should be selected to serve the neighborhood first and foremost, not suburban tourists.).

There is no reason that the ever elusive and abstract 'diversity' cannot be catered to on a traditional neighborhood development platter. It is this very denseness that creates excitement in city districts deemed worth caring about like Park Avenue and the awakening South Wedge. I posit much like Jane Jacobs that disadvantaged citizenry does not make an area 'dangerous' or crime-ridden by itself. It is gaps in the built environment in the neighborhood that provide additional haven to undesirable activity by reducing the innate monitoring ability of eyes on the street. I wish the North Clinton Business Association and affiliated neighborhood associations the best in not settling for the quick buck, easy way out, suburban development pattern.

Tuesday, January 13, 2009

Urban News Vol. 35

Neil Bauman is a Webster resident whose son Eric made a fortune compiling goofy videos on the internet (amid accusations of copyright violations) and selling the company generating an enormous financial windfall. The Baumans are now in the real estate development business having already announced a project that I was critical of, the Centers at Webster Village. Most of my criticism came from the lack of concrete plans and a general description that would plop more automobile-catering suburban development patterns in the middle of a walkable classic village center. I felt his 'group' didn't understand the realities facing the world going forward and that he'd ruin the village atmosphere in the process of making a tremendously poor personal investment.

Mr. Bauman is making news again today with a privately funded alternative to the performing arts component of the much criticized Renaissance Square project. After suffering through years of frustration as a property owner constantly under the threat of eminent domain seizure, he is positing that a privately financed $50 million housing/retail project right on the corner of Main and Clinton is the highest and best use for this downtown junction.

And he's right. Yep, I said it. I completely agree with this course of action.

Looking at only one photo of a model of the proposal, I think the EBaum group is on the right track. Yes, I see what looks like a car port on the west end of the Main Street frontage, but this may double as a delivery entrance since the rear 'alleyway' would ostensibly have significant bus traffic. Clinton Ave. gets substantially better treatment than it did under any Ren Square proposal and what looks like a false conglomeration of four or five narrow, but tall traditional city buildings are a tremendous front for one of the busiest city intersections. I also like what looks like a raised 3rd story courtyard to be shared by residents, campus, and bus terminal patrons.

The news stories out there on the topic are combative in nature, with Mr. Bauman criticizing the lack of progress and inconsideration of the Main-Clinton board and the board firing back that Bauman is attempting to artificially increase his property value ahead of sale. I won't get into key points like I usually do (other than to say that a temporary lawn at the corner of Main and Clinton is not an acceptable development solution, not even for a day), but there are some details in each worth reading. I will certainly continue to monitor and comment on this situation as details arise.


by Rocco Vertuccio, RNews

Thursday, January 8, 2009

Great American Architecture Vol. 6

I've got an architecture post today derived from some news that was passed along to me earlier in the week. The subject is the Mizpah Building on Columbus Circle in downtown Syracuse. After reading the following news excerpt detailing the lack of progress in restoring the historic structure, I decided to do a little homework and decided it was worthy of the spotlight on its own merits, not contingent on developmental and political drama.

by Greg Munno, Syracuse Post-Standard

Terracotta skinned from from the basement level to the sky, the Mizpah Hotel combined religious and commercial functions under one roof as the First Baptist Church of Syracuse occupied the semi-circular auditorium from 1914 to 1988. Designed by architect Gordon A. Wright, once head of the Syracuse University Architectural Department, and built in 1914, this Gothic Revival was one of Syracuse's first instances of reinforced concrete construction.


"The building's upper three stories were originally connected with the YMCA building next door on Montgomery street and housed the Y's overflow. The rooms were once furnished with Stickley furniture. In the 1940's the connection to the YMCA was closed and the upper floors became an independent hotel. At one time the church's minister enjoyed a five-room penthouse surrounded by roof gardens."

Hotel management was assumed by the church in the 1960's to provide rooms for single women. It was at this time that the Mizpah moniker was bestowed. While the 1980's weren't kind to anything (least of all hairstyles!), they were especially cruel to the Mizpah. If you notice in the picture from the 1930's, all towers are crested in finials. A lightning storm is the official explanation of the loss of two-thirds of this unique ornamentation. In addition 43 of the church's stained glass windows were lifted after the assumption of the property by the City of Syracuse.

Things were looking up for the magnificent Mizpah in December 2005 upon sale to Syracuse Bangkok, LLC, a partnership formed of mixed-use developers and historic structure restorers. Despite the apparent delay in tangible restoration, a positive is that work designed to winterize the structure and prevent further damage occurred in early 2006 and was paid for in full. The following from the Downtown Syracuse Development Showcase outlines the plans for the property:

"The project team proposes to turn this former Baptist Church into a Ramada Hotel that includes 101 hotel rooms, a full service restaurant, day spa, and auditorium...The hotel is intended to serve business and university travelers with rooms equipped with high-speed Internet access, writing desks and a business center."

I'd like to end today by linking you to something giving me more concern for the attitude of leadership in Syracuse going forward. While I'd go as far to say that Steve Kearney, Syracuse's Senior City Planner understands the importance of density and the value of infrastructure projects vs. luxuries (-cough, canal, cough-), Mayor Matt Driscoll seems to actually favor the pockmarked arrangement of gaps in the urban fabric to make sure people have the ultimate in convenience in terms of accessing their precious motors.

Posted to CNY Speaks (Post-Standard Blog) by Greg Munno

My take is eloquently tabulated by the first commenter, Joe Lorenz of joseflorenz.com. Be sure to read joebass123's discourse immediately below the article (blog entry?). Well done, Joe. I especially appreciated your use of the 'missing teeth' terminology, the footprint issues, and the one-way vs. two-way debate regarding city vitality and pedestrian safety. These concepts are not well understood by a public who have accepted the suburban paradigm, never pausing to quanitfy exactly what makes their preferred city districts (like Armory Square) vibrant and exciting places to be compared to their sterile motoring 'paradise.'

Friday, January 2, 2009

Urban News Vol. 34

As we ring in the new year, the first phase of a new metro light-rail system has been launched in the continental United States. In Phoenix. I've twice been to Arizona and consider this system to be a boon to the traditional central business district of the city proper as well as the major university community of Tempe. Unfortunately, not much else about Phoenix is traditional, least of all the concept of an inefficient desert megalopolis designed with Happy Motoring in mind. It remains to be seen how ridership figures will fare over the coming year and whether expansion of the starter system is in the cards.

Putting cynicism aside for a second, here are some quick facts before I link you out to some news stories on the topic. 27 stations approximately 16 feet wide by 300 feet long line the 20 mile route from Montebello and 19th in Phoenix to Main and Sycamore in Mesa. The standard gauge (56 1/2 inches) system cost $1.4 billion to construct. I've embedded a system map on the right, click to enlarge it to full size.


Long Waits Greet Riders Along Stops on Light-Rail Lines
by Glen Creno and John Faherty, The Arizona Republic