Since
World War II, America has built farther and farther out from its core
cities and our daily life has increasingly revolved around commuting.
As the population centers have moved outward, urban centers have often
suffered. As some of the disadvantages of sprawl become more apparent,
and combine with the problems of aging infrastructure, cities of all
sizes are now facing the challenges of how to revitalize downtown areas.
All too often in the past, solutions have either favored ‘livability’ or ‘economic
development’. Proponents of each have faced off in battles which
often leave both sides dissatisfied. Cities everywhere are in search
of solutions which can make everyone winners…and most of all
bring life back into downtown. While each city can look and learn from
others, each situation may vary considerably depending on geography,
existing social climate, and economic opportunities.
Most communities have concluded that a successful plan involves mixed-use
development and most revolve around tourism, sports, entertainment,
and housing. Beyond that, the programs to implement change vary considerably.
It seems ironic that a key for most revitalization programs is to attract
residents back into the city center after so many years of pushing
residential areas farther and farther out. What many cities have found,
however, is that big commercial projects alone can’t sustain
sufficient downtown retail, dining, and entertainment life.
While mixed-use development makes sense in the abstract, efforts to
create these projects often meet stiff resistance. Anything that changes
the status quo is met with suspicion by those who will be affected
the most. Some worry that it is simply a re-allocation of tax money
without clear benefit. Often the new housing created is too upscale
for existing residents to afford so the plans must often include low-income
and subsidized housing, but the overall purpose is to attract young
educated professionals and empty nesters with dollars to spend.
Tucson is not the only city facing these issues! In Hartford, CT,
massive downtown development has been spurred through a use of public
capital investment to create what Governor Rowland calls an economic “ripple
effect” – meant to encourage matching private investment.
The state has committed more than $600 million, primarily into the
Adriaen’s Landing project, but also for the renovation of the
Hartford Civic Center and the development of housing. Adriaen’s
Landing is a 30 acre development along the Connecticut River which
will contain a massive convention center, hotel, and Market Square – high-end
apartments, retail shops, restaurants, and nightclubs.
Overall, more than 3000 housing units are planned or under construction
in the downtown area - with the idea that apartments will help push
commercial development. While the project has met many bumps along
the way, outside investors are committing more funds into the surrounding
areas - for housing, hotels, and retail. An added benefit is that many
of these projects involve extensive renovations and re-purposing of
buildings which have long been empty.
In totally different circumstances, Tucson, AZ has also embarked upon
an amazingly similar downtown revitalization plan that combines public
and private investment and also emphasizes housing – over 2000
new residential units. Tucson’s Rio Nuevo Plan encourages private
development with tax incentives and land use code revisions. Like Hartford,
the plan includes improvements to its convention center. Tucson’s
project has also benefited from its designation as a Federal ‘empowerment’ zone
which gives employers major tax incentives.
The plan recently received a big boost by the University of Arizona’s
decision to build a Science Center downtown. The Center will not only
serve the University but will also include many public attractions.
The city estimates it will bring 420,000 visitors to the area annually.
Even more importantly it is expected to spark additional investment
interest in the downtown area. Interestingly enough, a science center
has also been considered in the Adriaen’s Landing Project in
Hartford.
Wherever the projects are, to be successful, they must mobilize the
public, business, and development communities with a focus on how changes
can benefit all. While specific ‘dreams’ vary, we all want
improved quality of life and an opportunity to make a good living.
Developers and those in the construction industry often find that there
are substantial tax benefits and other financial incentives in re-development
as cities push to achieve their goals.
At present there are no magic wand solutions but cities everywhere
are getting into the trenches and attempting to bring life back into
downtown areas which have long been silent. In most cases, it’s
way too early to see the end results, but there is definitely increasing
interest in life ‘downtown.’
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