Tag Archives: Gentrification

There goes the neighborhood

enyplannyc

There Goes the Neighborhood is a podcast series from The Nation and WNYC.

It provides a look into the public perception of rezoning East New York. The reporters and producers get the emotional response on tape in a way you can only accomplish on radio, complete with all of the vocal inflections and intonation, putting a human sound on a complex set of issues.

However, a few criticisms:

For a podcast series about gentrification, the hosts don’t ever actually define what it is. This isn’t a knock against the producers, as gentrification doesn’t have a universally agreed upon definition to point to. By keeping things nebulous, the producers are able to capture the responses and reactions from New Yorkers without putting their thumb on the scale. They range from concerns about housing costs to new restaurants that don’t feel like they’re ‘for us.’ Cultural changes, economic changes, social changes – it’s all there.

However, much of the show focuses on the city’s response to this trend – NYC’s push for inclusionary zoning. Without defining the nature of the problem (gentrification), it’s very difficult to evaluate the effectiveness of the city’s response. Programs like IZ are focused on providing a specific kind of ‘proper noun’ Affordable Housing; newly constructed housing units offered at below market rates. The particular mechanism of IZ builds these units in exchange for additional development. IZ is predicated on a change to the physical environment of the city.

While the podcast talks a lot about race, class, and the challenges of a changing city, it never quite rounds the corner and asks the next question – if change is inevitable, what kind of policy response is appropriate (and is New York’s response adequate)? How should communities look to manage change?

It’s clear that the reporters are interested in telling the human story of people facing eviction, watching their neighborhoods change before their eyes. But in discussing a major change to the city’s zoning policy, the podcast series has very few interviews with the public officials involved in crafting that policy (I only recall one quote from Vicki Been referenced in the final wrap-up episode).

Perhaps my background as a planner tunes my ear to things like this, but there are other small mistakes regarding the policies that shape a city’s housing stock. Zoning is the big one. In episode 4, they discuss New York’s 1916 zoning code, noting the results proved so popular, and property values increased – “and developers have been manipulating the zoning process ever since.”

I might argue with the greedy developers vs. civic minded interests framing; but the broad intent of zoning to preserve and increase property value isn’t wrong. However, they then add this: “DeBlasio’s innovation is to use zoning not just to facilitate growth, but to control it. That’s new.”

No, it is not. That is the very idea of zoning.

There are numerous references to a housing shortage and a housing crisis, but the entire series elides the overall demands for growth. They clearly document the change in the kind of people moving into the neighborhood, but don’t ever address the broader question of how to increase the housing supply in the face of growing demand. How should the city grow? If not here, then where? If the city doesn’t engage in shaping this physical growth, that won’t prevent the social fabric of the neighborhood from changing.

Despite these frustrations, these are important conversations to have. Taking action to fight gentrification will require building a political coalition; one that’s bigger than just the market urbanists or the anti-displacement activists:

https://twitter.com/surlyurbanist/status/738021367610671104

https://twitter.com/surlyurbanist/status/764599887908380672

https://twitter.com/surlyurbanist/status/745623354153959424

There’s potential to form a political coalition around these issues; this podcast series is a great look into the kinds of issues such a coalition would need to address.

Prescriptive urbanism vs. market urbanism – the tension between demand for more housing and the desire to curate great cities

San Francisco skyline w/ crane. CC image from Omar Omar

Tales from two cities:

San Francisco: From Ilan Greenberg in The New Republic – San Francisco’s Gentrification Problem isn’t Gentrification. Greenberg compares the public debate (often writen, and discussed previously here) in San Francisco compared to more the more familiar narrative in other cities.

Here, the debate is dominated by fierce new champions of the anti-gentrification cause who aren’t concerned so much about the truly poor being forced from—or tempted out of—their neighborhoods. In their view, the victims of gentrification are also affluent, just less so than the people moving in. And the consequences are supposedly catastrophic not only to these relatively well-off people who are living amidst people even more well-off, but a mortal threat to nothing less than the rebel soul of San Francisco.

While the conversation may not fall into the same narrative as other cities, that doesn’t make it more useful. Greenberg notes that the San Francisco conversation can “suck the air out of a reality-based conversation” about affordability.

Greenberg spoke with Peter Cohen, a San Francisco housing advocate:

Sitting in the worn lobby of a hotel patrolled by security guards near Twitter’s new corporate headquarters, and armed with documents showing statistics on skyrocketing rents and rising tenant evictions, Cohen came to talk about disenfranchised people struggling to keep financially afloat and about the legal intricacies of deed-restricted affordable housing. He said he expects to have an uphill climb to reach new residents obsessed with buzzy restaurants and city officials in thrall to new tech business interests, but now also struggles to be heard over the din of middle-class residents moaning about the “gentrification” of their neighborhoods—residents who themselves may have been gentrifiers, or more likely followed in gentrifiers’ footsteps.

Greenberg writes of this narrative as if it were inevitable: “The compact city has a long history of clubby NIMBYism and knee-jerk preservationist politics that torpedoes even the most sensible development projects.” In addition to the outright opposition, fees and a long approvals process increases barriers to new housing supply in the city.

Some opposition to new development is that it makes the city dull. This isn’t the first time such arugments have come up. Inga Saffron, also writing in The New Republic made the same case that gentrifcation brings monotony. Writing specifically of San Francisco, Charles Hubert decries the “homogenization” of the city.

Part of the challenge is that rebuffing that monotony probably requires more development to meet the demand, not less. It’s a somewhat counter-intuitive proposition. Another challenge is the notion that cities do not (or should not) change, when history says otherwise.

Brooklyn: San Francisco’s experience is not to say that fears of monotonous development aren’t somewhat warranted. Unleashing the market alone won’t solve all urban ills. The Wall Street Journal looks at the results of one of New York City’s rezonings, ten years later, with some detrimental effects on 4th Avenue in Brooklyn:

But the Planning Department lacked such foresight in 2003 when it rezoned the noisy avenue to take advantage of the demand for apartments spilling over Park Slope to the east and Boerum Hill and Gowanus to the west. Focused primarily on residential development, it didn’t require developers to incorporate ground-level commercial businesses into their plans, and allowed them to cut sidewalks along Fourth Avenue for entrances to ground-level garages.

Developers got the message. With the re-zoning coinciding with the real-estate boom, they put up more than a dozen apartment towers, many of them cheap looking and with no retail at the street level, effectively killing off the avenue’s vibrancy for blocks at a time.

The city finally got wise and passed another zoning change last year, correcting some of these mistakes.

The shortcomings on 4th Avenue show the tension between market urbanism and proscriptive/prescriptive urbanism (and both words probably apply) but it also shows the power of incentives and how development tends to follow the path of least resistance. But it’s not like this outcome is solely a product of the market.

Some of the architects responsible for middle-brow architecture along Fourth Avenue are surprisingly candid about the other cause: They pass the buck to the developers who hired them and the pressure they faced to cut costs at the expense of aesthetics.

“I try to do my best for my clients and try to get them as big a building as possible,” says Henry Radusky, a partner with Bricolage Architecture and Designs LLC, which has built nine buildings along Fourth Avenue in the last decade.

One of Mr. Radusky’s buildings was 586 President St., one of three buildings on the same two-block stretch of the avenue that contribute to its canyon of mediocrity look. Another is the Novo Park Slope, at Fourth Avenue and 5th Street, a pallid, prison-like structure with parking and a medical facility at ground level that towers menacingly over its next-door neighbors.

That parking, of course, is the product of prescriptive regulation. Market pressures might impact some design choices, but the relative impact of those decisions (compared against higher quality materials or prioritizing retail uses on the ground floor) likely pales in comparison to the cost and spatial needs of parking.

Back in San Francisco, Peter Cohen is looking for ways to mesh the market and prescriptive elements together:

Even housing advocates like Cohen concede a hard ideological approach loses hearts and minds. “I also understand that we have a changed disposition toward cities. How can you find a sweet spot between these two forces—how do you bring in this creative class, but also make sure that people who toiled in the weeds are not simply squeezed out? How can you sort it without just saying that the market will take care of everyone, when obviously it won’t?”

Buying into the urban ‘myth’

Williamsburg Bridge. CC image from Kev Gilmour

(Building off the previous post, in response to this Atlantic Cities piece)

If Feargus O’Sullivan isn’t really moving to a “suburb” as his article is entitled, but rather to a different urban neighborhood – then what’s the reasoning behind this?  O’Sullivan complains about  “hype” and “supposed edginess and creative ferment”, instead arguing that they are “increasingly as banal, antisocial and plain dull as any suburb.”

Maybe I’m reading too much into O’Sullivan’s piece – it’s one thing to be a lament over a supposedly cool place not living up to the hype, or for a personal experience in a place to fall short. Drawing conclusions beyond that seems dubious, but nevertheless interesting fodder for discussion.

So, is this really an indictment of urbanism, or just one of hype?  O’Sullivan’s complaint is focused on “fashionable” neighborhoods, and given the fact that O’Sullivan’s destination in the suburbs isn’t really all that suburban (or, rather, it’s quite urban under a reasonably broad understanding of the term).  This makes me want to discount the idea that it’s the city – rather, the critique seems to be focused about what’s cool.

Some quotes:

For all their reputation as hives of individuality, neighborhoods like my own city’s Broadway Market offer almost identical businesses to those you’d find in currently hip city neighborhoods anywhere.  While the base materials (streets and houses) may be different in, say, NYC’s Greenpoint, Berlin’s Neukölln, or Madrid’s Malasaña, the trappings of gentrification – expensive coffee and bike shops, junk sold at a premium as “vintage” and, soon after, bitterly resented chain outlets – make these places seem increasingly homogenous.

So, it’s about gentrification.

Even accepting this description of the problem seems to be setting up a straw man to be beaten down, however.  O’Sullivan claims “people are being asked to buy into an urban myth whose claims don’t always stand up to scrutiny.”  Are they really?  Are people really being asked to buy in to this?  Or perhaps, do they just want the basic characteristics presented by the physical urban environment?

As O’Sullivan delves into “the myth’s central tenets,” he cites the idea of creative people living near the heart of the city.  However, his definition of ‘creative’ is awfully narrow, limited to “starving artists, wannabe writers, thinkers, eccentrics, [and] aesthetes.”  But we know (through empirical evidence) that innovation and density are linked.  O’Sullivan admits this is a narrow definition (both of creativity and, previously, of urbanism), but points out that his myth holds out for “more exciting neighbours.”  This seems to be a critique not of the places O’Sullivan visits, but of the trendiness that colors his experience.

Indeed, what is the actual myth here? At Salon, Will Doig writes about Williamsburg, Brooklyn, asking: “Are urban bohemias, you know, so over?”   Doig notes”Pre-hipster Williamsburg was a neighborhood of working-class ethnic groups, crack dealers and violence — but also, crucially, post-industrial vacancy: boarded-up factories, weed-choked lots, an abandoned waterfront, train tracks to nowhere.” The answer draws on a similar line from an Atlantic piece by Benjamin Schwarz entitled Gentrification and its Discontents, noting similar critiques from other authors:

He doesn’t recognize that the SoHo he yearns for was precisely the product of that rapid industrial decline, which made economically available to artists and their hangers-on all those cool industrial spaces that in more industrially vibrant times would have been used by, well, industry.

Despite these lamentations about the change of the city (which Doig’s piece notes wouldn’ve been unthinkable for a city-dweller in the 1920s – particularly if one reads Robert Fogelson’s Downtown), Doig closes with this from the gentrifying ‘hood:

As the neighborhood begins to upscale in a way that fills Anasi with dismay, Napoleon opens Williamsburg’s first proper lounge and rides the crest of the transformation with purpose. His swanky club becomes a smash hit, and helps create a whole new scene on the sleepy south side. Moreover, it gives the young entrepreneur — a poor kid of color from a dangerous neighborhood — a chance at a life he might not have otherwise had.

Given the larger scale economic processes, it’s hard to understand what these writers are making a big deal out of, whether it’s a myth of urbanism or some sense of authenticity.  On one hand, O’Sullivan’s embrace of a less-cool neighborhood would seem to undermine the fears of a lost bohemia and instead embrace the idea of a large pent-up demand for urban living of all stripes, myth or not.