If it feels as if your commute to work is taking longer, it probably is. The Census Bureau reports the average drive time continues to increase. The Great Lakes Radio Consortium’s Lester Graham reports:
Transcript
If it feels as if your commute to work is taking longer, it probably is. The Census Bureau reports
the average drive time continues to increase. The Great Lakes Radio Consortium’s Lester
Graham reports:
According to the Census Bureau, most of the longest commutes are on the east and west coasts.
But the second longest average travel time to work – clocking in at nearly 33 minutes – is
Chicago. And travel times are getting longer, mostly because of urban sprawl. Workers are
moving farther away, and in some cases corporations are moving from downtowns into the
suburbs. Phillip Salopek is with the U.S. Census Bureau.
“Average travel time has been increasing. There was an increase in average travel time between
1980 and 1990. There was a more significant increase in travel times between 1990 and 2000.”
The Census Bureau also found some of the cities with the longest commute times tend to have a
higher rate of workers who have turned to public transportation, with New York, Chicago, and
Philadelphia topping the list.
For the Great Lakes Radio Consortium, this is Lester Graham.
Sunday mass is much emptier than it used to be at St. Josaphat Parish in Detroit. Only a few dozen Catholics attend mass here each Sunday, though there's room for 1200 - many parishioners have moved to newer churches in the suburbs. (Photo by Corbin Sullivan)
The polish church was founded in 1889. (Photo by Corbin Sullivan)
When people left inner cities, many things followed. Newer, better schools were built in the suburbs. And strip malls and shopping centers sprang up. But back in cities, stores and restaurants shut down. Schools and churches also closed. Now, the Catholic church is encouraging people to work together to prevent more urban sprawl. Catholic clergy say they don’t want to close perfectly good churches and cathedrals only to build new ones farther and farther out into the suburbs. The Great Lakes Radio Consortium’s Erin Toner reports:
Transcript
When people left inner cities, many things followed. Newer, better schools were built in the
suburbs. And strip malls and shopping centers sprang up. But back in cities, stores and restaurants
shut down. Schools and churches also closed. Now, the Catholic church is encouraging people to
work together to prevent more urban sprawl. Catholic clergy say they don’t want to close perfectly
good churches and cathedrals only to build new ones farther and farther out into the suburbs. The
Great Lakes Radio Consortium’s Erin Toner reports:
Twenty-five years ago, Loraine Krajewski lost nearly everything. She lost her home and she lost
her church. Both were demolished when General Motors built a sprawling auto plant over
Poletown, a Polish-American neighborhood at the border of Detroit. Krajewski says it was the fight
of her life.
“I did things I never thought I would do. I picketed, I mean, in rain and snow. I wrote
letters, I mean, to Congressmen and to our council and everything. And I went to meetings
that would last until one, two o’clock in the morning at times, and I took time off from work
to go downtown to the council meetings.”
Krajewski was mad at the city of Detroit for letting it happen. And she was mad at the Catholic
Church in Detroit for not fighting the project. But not mad enough to leave the church. Krajewski
and others forced out of Poletown found a new parish in the city, called St. Josaphat.
Krajewski headed for the suburbs after Poletown disappeared. But she still returns to the city every
Sunday for Mass at St. Josaphat. It’s a 15-mile trip.
“We decided we are not going to let another Polish church go down the drain. And that’s
why I’ve been coming here. It’s just too bad that we don’t have a larger congregation.”
More parishioners would make Krajewski feel more sure that St. Josaphat would always be here,
that it was safe from closing down. But it’s not safe. Only a few dozen Catholics show up here
anymore for Mass on Sunday. And the church can hold 12-hundred people.
Father Mark Borkowski is the pastor at St. Josaphat. He says people like Krajewski, who are
coming from 10, 15 or 20 miles away, are the only ones keeping his church open. But just barely.
“If we were to live on Sunday collections alone, the parish would not be able to survive. So
with our monthly fundraising dinners, we can survive. But there’s a difference between
surviving and flourishing.”
People left the churches when they left the city for bigger plots of land and better schools. And the
Catholic Archdiocese of Detroit followed its people. Catholics built new churches in the suburbs.
But now, the Archdiocese is rethinking its role in urban sprawl.
Father Ken Kaucheck is on the Detroit Archdiocese urban sprawl committee. He says the church is
concerned about sprawl because it creates social and economic inequities between cities and
suburbs.
“It creates blight. It creates loss, it creates desolation and desecration. And it destroys not
only communities, but therefore, it destroys the lives of people.”
Kaucheck says the main tenet of the church’s anti-sprawl campaign is encouraging local
governments to work together on economic development. He says if communities are not trying to
one up each other to win new development projects, there would be less incentive for companies to
move farther into rural areas.
Kaucheck says the church wants its priests to talk about sprawl in their Sunday sermons. He calls it
“stirring the population” to affect social change.
“It’s government of the people, for the people and by the people. That’s what a democracy
is about. But somebody has to raise the question and you raise the question, faith-based,
through the scriptures. Is this what the gospel of Jesus Christ calls us to? No, it doesn’t call
us to sprawl, it calls us to solidarity in community, and to looking at how service of one
another sometimes means dying to myself, that means maybe I’m going to have to give
something up.”
It isn’t likely the church’s urban sprawl committee will be able do much to bring people back to
parishes in the city. Father Mark Borkowski at St. Josaphat prays about the problem to the
Madonna. Her picture is at the center of the church’s main altar.
“My personal reason for the novena is to say to the Blessed Virgin Mary, ‘I haven’t got a
clue as to what to do, so I’m turning the problem over to you. This is your shrine, if you
want to stay here Mary, do something to help us help you stay, and help us stay here. When
the problem is too big you have to turn it over to a higher power.'”
The Catholic Church now hopes to protect churches that could become the next victims of sprawl.
Those are in places that once served the early waves of Catholics leaving Detroit for the first
suburbs.
For the Great Lakes Radio Consortium, I’m Erin Toner.
For the first time, the U.S. government is preparing to regulate mercury emissions from coal-fired power plants. Part of the administration’s proposal is to use a market-based approach, called “cap-and-trade.” People in the energy business say “cap-and-trade” programs are proven tools to protect the environment at a lower cost. But some critics say a pollutant as toxic as mercury should have a more traditional and tougher regulatory program. The Great Lakes Radio Consortium’s Erin Toner reports:
Transcript
For the first time, the U.S. government is preparing to regulate mercury emissions from coal-fired
power plants. Part of the administration’s proposal is to use a market-based approach, called “cap-
and-trade.” People in the energy business say “cap-and-trade” programs are proven tools to protect
the environment at a lower cost. But some critics say a pollutant as toxic as mercury should have a
more traditional and tougher regulatory program. The Great Lakes Radio Consortium’s Erin Toner
reports:
Thirty-four years ago, the nation saw its first fish consumption advisory. The state of Michigan
warned people not to eat too much fish from Lake St. Clair, which sits between lakes Huron and
Erie, not too far from Detroit. Michigan environmental officials discovered high levels of mercury
in many kinds of fish. Dow Chemical was dumping 200 to a thousand pounds of mercury a day
through a pipe straight into the St. Clair River.
John Hesse worked for the Michigan Department of Natural Resources back them. Hesse and his
colleagues found that people who ate fish from the lake twice a week or more had unsafe levels of
mercury in their system.
Hesse says in the U.S., the biggest mercury danger is to unborn babies whose mothers eat
contaminated fish.
“In children exposed at an early stage, they have a slower developmental pattern, onset of
walking might be affected, learning disabilities. It might be very subtle, but still affecting the
child’s potential.”
The government has stopped a lot of that kind of pollution. But, mercury is still a big problem.
Today, coal-fired power plants are the largest source of mercury pollution. The Bush
administration is calling for a cap-and-trade program to regulate mercury emissions.
Here’s how cap-and-trade works. The “cap” part sets national goals for reducing pollution and it
doles out pollution credits to each power plant based on those goals.
The “trade” part of cap-and-trade lets industries buy, sell or bank pollution credits to stay under
federal limits. It’s a lot like trading commodities in the markets. For example, a company that
pollutes over the limit can buy credits from companies that pollute less. Every plant might not
become cleaner, but nationwide mercury pollution would still be reduced.
Such a program’s been in place since 1990 for sulfur dioxide, a main component of acid rain.
Ohio-based American Electric Power is the biggest player in the sulfur dioxide trading game. The
company’s Dale Heydlauff says emissions trading is good for industry and for the environment.
“There was actually an incentive for utilities to, very early in the program, overcomply –
reduce emissions more than the law required, bank those allowances or those credits and
then trade them either with other facilities within your own company, or with external
parties whose cost of control is higher.”
In fact, sulfur dioxide emissions trading has saved American Electric Power 20- to 30-percent of
what it would cost to retro-fit all of its plants.
Heydlauff and others in the energy business say the EPA’s cap-and-trade plan is the right way to
deal with mercury, too. They say it’s better than traditional programs that demand expensive
upgrades on every plant. Heydlauff says there’s no proven technology to reduce mercury
emissions that will work everywhere.
“So what the trading system does for mercury, is it allows us to innovate. It allows us to
achieve the environmental requirement at a lower cost, but also through a variety of
different means.”
There’s one major difference between a cap-and-trade program for sulfur dioxide and mercury –
mercury is toxic to people. Environmentalists and people who’ve studied mercury say there’s more
at stake here than just economic costs.
David Gard is with the Michigan Environmental Council. He says there is technology available
today to cut mercury emissions. Gard says municipal and medical waste incinerators have used it
to cut mercury pollution by 90 percent. But Gard says power companies won’t embrace that
because installing the equipment would cost more money. Gard calls the Bush administration’s less
restrictive cap-and-trade programs a gift to the energy industry.
“The percentage reductions that they’re proposing are well below what we know available
technology and near-term technology can deliver. And also, for one of their proposals, it
would delay reductions by almost a full decade, out to 2018, when really, we should be
expecting major reductions from these sources by 2010.”
Gard also worries that a cap-and-trade program could worsen mercury hot spots – places where
contamination is more concentrated. He says under cap-and-trade, companies could pick and
choose which plants in their system to upgrade. Gard says that could leave some communities with
dirty air and big health concerns.
For the Great Lakes Radio Consortium, I’m Erin Toner.
Environmentalists scored a huge victory at the polls earlier this month, when a Midwestern city and its surrounding townships agreed to a tax to preserve a belt of green space. The plan marks one of the first locally funded efforts in the Midwest to fight sprawl. The Great Lakes Radio Consortium’s Julie Halpert takes a look at whether this plan will fulfill its promise to curb unplanned growth:
Transcript
Environmentalists scored a huge victory at the polls earlier this month, when a Midwestern city and its
surrounding townships agreed to a tax to preserve a belt of green space. The plan marks one of the first
locally funded efforts in the Midwest to fight sprawl. Sprawl often occurs when developers pave over
farmland and other natural resources to create strip malls and subdivisions. The Great Lakes Radio
Consortium’s Julie Halpert takes a look at whether this plan will fulfill its promise to curb urban sprawl:
Voters in Ann Arbor, Michigan gave the nod to a 30 year tax to preserve roughly 8,000 acres of land. It’s
one of the first measures in the Great Lakes states to set up a major regional funding plan for curbing
growth. Sprawl is prominent in the area and Ann Arbor and its surrounding townships will share the
preservation costs. The proposal will allow the city to purchase easements on land. That will prohibit the
land’s future development and preserve it.
Elizabeth Humphrey is the director of the Growth Management Leadership Alliance in Washington, D.C.
She says citizens are fed up with seeing houses overtake park lands. So anti-sprawl initiatives, like Ann
Arbor’s, are gaining popularity among all political parties.
“I think the loss of open space is the one thing that we all see as the big threat of sprawl. It’s tangible.
You can see it in the field you used to play in when you grew up. It disappears and that’s visceral. And I
think that appeals to everybody who’s really concerned about how we’re growing.”
Humphrey says that Ann Arbor’s program is a good approach, since it focuses on regional development.
And while scenic areas like Boulder, Colorado and Portland, Oregon have greenbelts in place, the
Midwest generally hasn’t followed. But that could all change now, according to Mike Garfield. He’s
director of The Ecology Center, which spearheaded the plan.
“I think that what we did Tuesday in Ann Arbor and Ann Arbor township could lead to a wave of new
conservation easement programs and farmland programs around Michigan and throughout the Great
Lakes Region.”
Garfield says his group’s win showed it was possible to successfully trounce a formidable opponent: the
homebuilders. Homebuilders feared the plan would limit housing choices. They spent a quarter of a
million dollars to fight it. Garfield’s hopeful that this victory will help preserve Ann Arbor’s high quality
of life and its vital downtown. In a mere ten minutes, he’s able to walk to work without fighting traffic.
And he thinks the ‘yes’ vote indicated that Ann Arbor residents value that kind of living. But Garfield
realizes not everyone in Ann Arbor agrees with him.
“And of course there were some people in town who are not developers and home builders who opposed
it because it was a tax or because they believed some of the arguments or they didn’t trust city hall or
something like that.”
Niki Wardner is one of those people. She lives in a ranch on an acre of land overlooking a public golf
course in Ann Arbor’s wooded residential section. A handful of vote no signs are perched against her
door. Wardner lobbied heavily with other citizens against the Ann Arbor plan. She thinks 30 years is
way too long for a tax.
“They’re going to bond this issue, this proposal, i.e., take a mortgage out. We can never change it.
There’s no accountability. How do we know 10 years, 15 years, 20 years, 30 years, what’s going on with
it?”
Wardner’s concerned that this plan was rushed to the ballot without details on how it would work and
what kind of land will be purchased. She thinks something needs to be done about sprawl. But she’s not
sure this is the solution. And she also thinks residents won’t agree to the increased development that will
likely occur downtown and where she lives.”
“Personally, you know, I bought my piece of property because I live on a park and you know, we all like
trees and green space and I don’t think anyone wants townhouses or condos or a five story building in
their backyard.”
And building more homes downtown is a central part of the plan. Doug Kelbaugh is Dean of The
University of Michigan’s College of Architecture and Urban Planning. He says that to avoid sprawling
out, more people need to live in the city’s center.
“There aren’t enough people living downtown. It’s the living downtown, the downtown residential
development, that will do the most to decrease sprawl, decrease the number of commute trips, decrease
the length of commute trips, increase the walkability, increase the livability and the urbanity of Ann
Arbor lifestyles.”
Kelbaugh says if that denser development occurs, that means houses will have to be built on smaller lots.
That could curb housing price spikes by adding to housing supply. He said that if carried out responsibly,
Ann Arbor’s plan could be a small, but important first step in attacking sprawl.
“As long as gasoline is so cheap and farmland is so cheap, we will tend to have sprawl in America. This
is a major model that’s prevailed in America for 50 or 60 years, if not a little longer and it’s going to take
a little while to turn it around. But this is a significant beginning.”
Other towns are looking to preserve green space just like Ann Arbor’s doing. They’ll be closely watching
to see if it works.
For The Great Lakes Radio Consortium, I’m Julie Halpert.
Many Midwestern cities are struggling with urban decay
and unplanned outward growth. One city, Grand Rapids, Michigan, has been able to turn things around by thinking regionally. Image courtesy of West Michigan Strategic Alliance
Many large and midsize cities in the Great Lakes region are fighting an uphill battle when it comes to revitalizing the city center and preventing unfettered development in the surrounding suburbs. There is one place, however, where a progressive mayor has turned a once deserted downtown into a lively place, full of urban amenities and street life. At the same time, he’s teamed up with nearby villages and townships to slow down the widening circle of unplanned development around the city. The Great Lakes Radio Consortium’s Gretchen Millich reports:
Transcript
Many large and midsize cities in the Great Lakes region
are fighting an uphill battle when to comes to revitalizing the city
center and preventing unfettered development in the surrounding
suburbs. There is one place, however, where a progressive
mayor has turned a once deserted downtown into a lively place, full of urban amenities and street
life. At the same time, he’s teamed up with nearby villages and townships to slow down the
widening circle of unplanned development around the city. Gretchen Millich of the Great Lakes
Radio Consortium reports:
On the list of the most sprawling cities in the United
States, Grand Rapids, Michigan is right in the middle. Over the
last 10 years, the metropolitan area has seen a huge increase in
roads, subdivisions, shopping malls and industrial parks.
But Grand Rapids and neighboring villages and townships
started planning years ago to rescue the city from the problems
that accompany sprawl. And that planning is starting to pay off.
A key factor in Grand Rapids’ success has been the
mayor, John Logie. He’s retiring this year after 12 years in
office. Logie has lived in Grand Rapids for most of his life. He
recalls how the city looked when he returned after serving in the
Navy.
“When I came back to Grand Rapids in the late 60’s, I could have taken my bowling ball in any
downtown street at 5:18 PM and hurled it down the sidewalk as hard as I could, secure in the
knowledge I’d never break an ankle, because nobody was there.”
Logie realized then that his beloved city would not survive unless something was done to revitalize
the downtown and encourage people to live there. In the 1970’s, he helped
write a state law that allowed local governments to set up historic districts. Grand Rapids now has
five historic neighborhoods, including Heritage Hill, where Logie lives in a
Queen Anne style home.
“And also I had read Jane Jacobs book years ago, “The Death and Life of Great American Cities”
and she talks in there about the need to preserve what you’ve got. And
the need to find adaptive re-use when a buggy whip manufacturing company goes out of business
because the automobile has replaced the horse-drawn carriage. There’s a building there that needs
new life.”
To that end, Logie helped write another state law setting up Renaissance zones in inner cities where
businesses and residents could get substantial tax breaks for re-using old
buildings. Grand Rapids now has seven Renaissance districts. The city also changed the zoning on
several old warehouses and industrial buildings to encourage what Logie
calls “layer cakes” – retails stores, restaurants, offices and apartments – all in the same building.
Some of the old furniture factories have been renovated, including the Burkey and Gay building –
built in the late 1800’s. Burkey and Gay went out of business in the 1950’s.
“It had been sitting cold iron for 50 years. And now it’s all back to life. Two-hundred sixty middle
of the road apartments, and some offices.
“We got tired of the quiet life and wanted a little diversity.”
Connie Thompson and her husband Jim used to live in a
new suburb north of Grand Rapids. About a year and a half
ago, they moved into an apartment in the Burkey Gay building.
“We like the downtown city feel, which is really fun. We can walk to a bakery, we can walk to
shopping.”
“Grand Rapids has almost got kind of a European feel to it. There’s a couple of little side walk
cafes – during the summer – it doesn’t work too well in the winter. But, yeah, we
like it. I think we’re more city people than the country people we tried to be for a while there.”
But it wasn’t enough just to work within the city limits. Grand Rapids Mayor John Logie knew he
had to work with planners in the surrounding suburbs to promote better land-use
policies. He convinced local officials in 47 different jurisdictions to set limits on how far their
communities would grow around Grand Rapids.
“We invited each of them to draw a line somewhere in the middle of their real estate. And you
decide where that line should go. And then we’ll create a formula together that you’re going to
encourage future growth inside that line and discourage it out until you get to a certain level of
density – at which point you can move the line.”
Logie says the growth boundaries have kept the population closer to the inner city, cutting down on
long commutes, pollution and preserving at least some of the farmland
around the metropolitan area.
As he prepares to step down as mayor at the end of the year, Logie says he’s proud of what he’s
accomplished. He says it’s not rocket science – just common sense about what
makes a city a good place to live.
For the Great Lakes Radio Consortium, this is Gretchen Millich.
Governors and legislatures across the nation have been trying to figure out the best way to manage land-use in areas where urban sprawl is gobbling up open space and leaving behind deteriorating city centers. But finding a way to manage land-use is controversial. The Great Lakes Radio Consortium’s Lester Graham reports on one state’s attempt to tackle the problem:
Transcript
Governors and legislatures across the nation have been trying to figure out the best way to
manage land use in areas where urban sprawl is gobbling up open space and leaving behind
deteriorating city centers. But finding a way to manage land use is controversial. The Great Lakes Radio Consortium’s Lester Graham reports on one state’s attempt to tackle the problem:
The Governor of Michigan made it clear while she was a candidate that she wanted to tackle the problem of urban sprawl. Shortly after her inauguration, Governor Jennifer Granholm established what she calls a Michigan Land Use Leadership Council. It’s made up of home-builders, developers, farmers, environmentalists and others. The council’s job is to find a consensus on the best ways to make the best use of land in Michigan so that the state doesn’t lose any more farmland and open space than necessary.
Hans Voss was appointed to the council. He’s with the Michigan Land Use Institute, a group
advocating the principles of Smart Growth… getting government to take a more active role in
preserving open space and redeveloping blighted urban areas. He says he expects the council to come up with recommendations that everyone can live with… and still adhere to Smart Growth principles…
“And it’s not a regulatory approach. But, if you put real, substantive
financial incentive on the table by reallocating our existing state dollars,
we will then put together the local coalition to
actually implement the recommendations. It’s all about incentives.”
Voss says local governments too often encourage urban sprawl by putting the
wrong incentives in place for builders and developers. He’s optimistic that the
various interests represented on the
governor’s new council will find common ground and solve some of the problems.
Keith Charters is also a member of the council. He currently serves as chair of
the state’s Natural Resource Commission. He agrees the council will
find consensus and make good recommendations to the Michigan legislature.
But he’s concerned that much of the agreement
will be lost in the legislative process.
“The recommendations are not going to get through the sausage grinder of
the legislature overnight. It’s not a 30-day process and some of the
recommendations may take two or three
years. That’s a lot of time for the special interests to reconsider
some of the consensus they may
have already approved at the council level, to rethink it and come back
with a different attack on it.”
Further complicating the matter is a political consideration. Rick Johnson
is the Speaker of the
Michigan House of Representatives. He says term limits will hurt the chances
of getting more
complicated land use legislation through the process.
“You know, you’re only around for six years in the House. It’s real hard
to – you know, an issue of land use isn’t going to get done in a year, two
years’ time. It’s a more lengthy discussion.”
On top of that, Johnson says legislators have a hard time keeping the best
interests of the state as
a whole in mind when so many local constituents are pressuring legislators to
think local first.
“When you have a bunch of townships, city, county people saying
‘We don’t want that,’ you know. Or ‘What’s good for Detroit, I don’t care.’
Or, what’s good for Marquette, the legislator
from Detroit don’t care.”
Beyond parochial biases, there are philosophical biases. Senator Liz Brater
also sits on the governor’s land use council. She says the political reality
is that the council’s recommendations
won’t carry that much weight with some legislators unless they fit within
their existing philosophy.
“There’s a certain group of legislators that just embrace the whole Smart Growth
principles and would go forward with it. There are others that are concerned that we’re taking away property rights and the rights of homebuilders and developers to have economic benefit from land that they control. So, there’s a whole gamut and what we need is to identify the common ground.”
But… even if the legislators see some common interests within the Michigan Land Use
Leadership Council’s recommendations… many of the public comments indicate there are a lot of people who are skeptical about land use management. It’s even been called un-American. Senator Brater says if more people knew the issue better… there wouldn’t be so much concern and opposition…
“But, I think we have a lot to overcome in terms of this perception
that we’re trying to do some
kind of centralized, top-down state planning, which I don’t think anybody
really is talking about,
but that is a fear out there that we have to address.”
The Michigan Land Use Leadership Council will make its recommendations for managing land
use in just a few weeks… but whether anything like Smart Growth principles
become part of Michigan law or policy will depend on finding some common ground
between the different interests
and overcoming political biases of the state’s people and their elected representatives.
For the Great Lakes Radio Consortium, this is Lester Graham.
EDITOR’S NOTE: Audio for the piece was gathered at a People and Land conference.
The Great Lakes Radio Consortium receives funding from People and Land.
States are concerned about the loss of farmland and open space to sprawling cities and suburbs… but it’s hard for legislatures to find practical political solutions. The Great Lakes Radio Consortium’s Lester Graham reports:
Transcript
States are concerned about the loss of farmland and open space to sprawling cities and suburbs…
but it’s hard for legislatures to find practical political solutions. The Great Lakes Radio
Consortium’s Lester Graham reports:
Land use management is not simple. In some areas it means preserving farmland… in other areas
it means urban renewal… and in others it means building higher density housing instead of big
houses on big lots.
In Michigan, for example, the Speaker of the House, Rick Johnson predicts conflict between
legislators from urban, suburban and rural areas. He says getting legislators up to speed on land
use management and in agreement will be more complicated than many of the other issues
legislators face.
“Land use is going to be extremely harder because the focus is so immense and different
from different areas.”
A council appointed by the Michigan governor is working to send land use
recommendations to the legislature. Meanwhile, even during these poor economic times… rapid
growth at the edges of metropolitan areas on what was once open land continues with little
restraint.
For the Great Lakes Radio Consortium, this is Lester Graham.
Urban sprawl is affecting communities across the Great Lakes region. In one Ohio community, residents are turning to their churches to fight back. The Great Lakes Radio Consortium’s Karen Schaefer reports:
Transcript
Urban sprawl is affecting communities across the Great Lakes region. In one Ohio community,
residents are turning to their churches to fight back. The Great Lakes Radio Consortium’s Karen
Schaefer reports:
Forest Hill Presbyterian Church was built in Cleveland Heights 100 years ago. Pastor John Lentz
says, in its heyday, some 15-hundred people regularly walked to church services every week.
Today, the congregation totals just 600. Lentz says it’s a constant struggle to replace those who
leave his flock for the greenfield developments that surround the urban center.
“Churches are anchors of communities and I think we need to be active in the kinds of issues that
affect our communities, like fair and open housing and education, and really make it our mission to equip
faithful people to, you know, walk the walk.”
He and other religious leaders have banded together to form the Northeast Ohio Alliance for
Hope. The group is working with 15 Cleveland suburbs, taking on issues like predatory lending,
school funding, and home repair.
For the Great Lakes Radio Consortium, I’m Karen Schaefer.
Governments are trying to figure out the best way to deal with urban sprawl. Legislators and planners are considering all kinds of approaches to manage the growth of cities, but some say government really has no business trying to stop the market forces that are driving the rapid growth. The Great Lakes Radio Consortium’s Lester Graham reports on the deeper debate between property rights and land use protection:
Transcript
Governments are trying to figure out the best way to deal with urban sprawl. Legislators and
planners are considering all kinds of approaches to manage the growth of cities. But, some say
government really has no business trying to stop the market forces that are driving the rapid
growth. The Great Lakes Radio Consortium’s Lester Graham reports on the deeper debate
between property rights and land use protection:
Through the public process, states that are grappling with urban sprawl end up hearing from everyone involved. While the media and environmental groups tend to look at the
problems of congestion and loss of green space and farmland due to the rapid growth at the edges
of cities, others see the growth as driven by what people want – it’s natural growth, even organic. In
fact, many property owners, builders and developers, see government interference as “un-
American,” as testimony from this public hearing in Michigan shows.
“As an American, I strongly believe in our citizens’ rights to pursue life, liberty and property.”
“Centralized planning did not work in Russia, Cuba, North Korea or anywhere else they’ve
attempted it.” “Are we gonna mandate where they’re going to live? Is this gonna be America?”
“The land should be controlled by the individual who has paid for the land and pays the taxes on the land and should be able to do with that property what he wants to do.” “Our Constitution tells
us about the preservation of private property rights.”
There’s something deeply rooted in the American cultural ethic that bonds people to the land – or
more precisely – to their land. It might be leftovers of the concept of Manifest Destiny where,
in the words of one essayist, land ownership was associated with wealth and tied to self-
sufficiency, political power, and independent “self-rule.” This seems to be especially true of
people who live in rural areas, or are only a generation or two removed from the farm.
Amy Liu is with the think-tank, the ‘Brookings Institution.’ She says when states start looking at
growth management techniques, commonly called “Smart Growth,” landowners and builders
become suspicious.
“There is a belief that the government needs to get out of the way of the market. And so the idea
of having government intervene in the real estate market and consumer choice is considered un-
American.”
And property rights advocates quickly become dogmatic about their beliefs and resist any kind of
restrictions on use of land.
In the same way, some environmentalists consider sprawl to merely be a matter of greedy
developers and builders wanting to make money no matter what the cost to the environment,
green space, or farmland. They sometimes ignore the fact that consumer demand for larger lots
and larger houses, as well as convenient shopping, is much of the driving force behind urban
sprawl.
Liu says many on each side of the urban sprawl debate are inflexible.
“You know, I think that there are definitely reasons why the environmentalists can be extreme
and why the property rights advocates can be extreme.”
And generally, the two sides are talking right past each other.
Ann Woiwode is with the environmental group, the Sierra Club. She says the opponents of
“Smart Growth” say they don’t want government interference, but she says they don’t talk that
way when they’re in need of roads, fire protection, good schools, and other government services.
Woiwode says “Smart Growth” doesn’t mean unreasonable restrictions.
“I’m not trying to take anybody’s rights away and I don’t think that’s the appropriate approach.
What in any society part of being a society is that we collectively decide how we’re going to
make decisions that affect the entirety of the community.”
And while Woiwode and other environmentalists are in favor of making sure green space is
preserved, most of them acknowledge that growth is inevitable. They say they just want to make
sure it’s the right kind of growth.
Amy Liu at the Brookings Institution says not every growth management plan makes sense.
Some of them only look at benefiting the environment and ignore market forces, the desire that
many people have for a bit of land and a home to call their own.
“There are certainly growth management policies that don’t work, that strictly limit development-
growth boundaries and are therefore anti-growth. I think the growth management policies, the
Smart Growth policies that do work are those that really do try to anticipate and accommodate
growth in a metropolitan area in a way that is going to promote economic development, that is
fiscally sustainable, that is environmentally sustainable, and that actually allows low-income
working families and middle-class and upper-income families to enjoy that growth.”
And finding that balance in a world where politics and competing interests sometimes muddy the
best intentions will be the real trick, as states try to define what “Smart Growth” will mean for
people pursuing the American dream of owning their own home.
For the Great Lakes Radio Consortium, this is Lester Graham.
This old industrial building once housed a company that manufactured refrigerator coils. Now, planners are hoping to revitalize it by making a place where artists can live and work. (Photo courtesy of the Enterprise Group of Jackson)
For many cities in the Rust Belt region, the glory days of manufacturing have long passed. These communities are now left trying to figure out how to revitalize their downtowns. One city is hoping a development for artists will create new life and draw people back downtown. The Great Lakes Radio Consortium’s Tamar Charney reports:
Transcript
For many cities in the Rust Belt region, the glory days of manufacturing have long passed. These
communities are now left trying to figure out how to revitalize their downtowns. One city is hoping
a development for artists will create new life and draw people back
downtown. The Great Lakes Radio Consortium’s Tamar Charney reports.
The city of Jackson is in South Central Michigan, about an hour west of
Detroit. Four blocks from its downtown, next to the old armory and the
remains of an old prison wall, there’s a smokestack and a rundown complex of
industrial buildings.
(key & sound of door opening)
“The last company that was doing full blown manufacturing in this complex of buildings was Acme
Industries that focused on refrigeration coils. We’re gonna walk straight down here.”
(footsteps on stairs fade under)
Kay Howard is a ceramic artist. She and her husband Phil Shiban are getting a tour of the
buildings. Since the early 1900’s when this complex was built, it’s been home to many businesses,
but since the 1970’s, its been basically abandoned.
“At the top of the stairs step to the right. Don’t step on the white board. It covers a hole in the
floor.”
(steps & sounds of glass & floor tiles crunching
Green and yellow paint peels and curls off the walls. The floor is littered with broken glass from
the building’s windows. And there are piles of bird droppings, broken lightbulbs, and rotting boards.
But Kay Howard and her husband are thinking about living here.
“It has so much that can be held onto. I hate seeing buildings knocked down or left in disrepair
when they could be reused and revitalized, and this just screams to have something done with it.”
These buildings are slated to become the Armory Arts Project. The plan is
to turn this 147-thousand square foot complex into an arts facility. It
would become the home to cultural organizations, arts-friendly commercial
businesses, studio space, and residential units that designed to meet the
specific living and working needs of artists, musicians, dancers, jewelers
and the like. Neeta Delaney is the project’s director.
“The driving force behind this is community revitalization. The impetus for this whole development
was really the existence of several tax-free renaissance zones.”
A renaissance zone is what Michigan calls its tax-free areas that were
created to spur development. Delaney says the project costs would
have been around 14-million dollars. They’re whittling down the out of
pocket costs by packaging together tax credits they get for cleaning
up a old industrial site, for renovating historic buildings, and for
creating low income housing. However when they approached developers with
the idea, they were told there was no way to make a go of it. But a
non-profit group from Minneapolis called ArtsSpace Projects Incorporated had a
different opinion. Chris Velasco is the director of Artspace.
“It’s not going to nor is Artspace designing it to generate
Money, but it will cover its costs.”
Artspace has successfully turned dozens of dilapidated buildings in a
number of different cities into affordable places where artists can live
and work. He says while Jackson doesn’t have a reputation as a bastion for
the arts, their market research showed there was more than enough demand
for such a facility in the city.
“If we were to create a multi-purpose arts facility use space in there we would have arts and
organizations 3-deep for every space that we create.”
He says that’s because artists have a hard time finding affordable spaces
where they can raise their kids that can also accommodate the tools of
their trade such as kilns, 10 foot tall canvases, and metal working
equipment. And he says the Armory Arts Project could fill that need.
“Isn’t this gorgeous? Oh my. Oh, this is just awesome.”
Project director Neeta Delaney leads the group to the top floor of one of
the old buildings where sunlight is streaming in through the broken
windows.
“Isn’t it great? Oh my. It is so beautiful, absolutely beautiful. And you think about residential units
up here. Live-work space, you know. This has got to be ideal.”
“This is the space that sold us on the building.”
That’s Steve Czarnecki, the CEO for the Enterprise Group of Jackson. It’s the umbrella
organization for economic development in the area that oversees the counties renaissance zones.
“Because when we first came up here, what else could you imagine this to be except a
place for artists.”
And he says once they figure out how to lure artists to Jackson it will be
easier to lure desirable high-tech business and their employees to the community.
“I think we have to increase our Bohemian Index a little bit here to attract those kind of people.”
See, artists have a track record for moving into old warehouse and industrial areas where
rents are low, fixing it up, and making a community hip and attractive.
The rub is they often then get priced out of the market. But rent at the
Armory Arts Project, like other ArtsSpace projects, will remain low.
And for artists like Kay Howard and Phil Chiban, affordable housing is one
attraction of the project. They support themselves on his pension
payments and her pottery sales. But there’s another reason they’re
interested. The couple is drawn to the idea of living with other working
artists.
“You get kind of solitary as an artist and you really need that contact and comradery and so forth,
so the idea of living in a community-type setting with other artists is very exciting.”
And she’s also excited about the prospect of being part of a project that recycles an abandoned
building and one that could bring excitement to a
downtown in need of new life.
“This has character you can’t design or duplicate. And look at the metal doors. Isn’t this amazing?”
For the Great Lakes Radio Consortium, I’m Tamar Charney.
