Visions of Sugar-Plums

"While visions of sugar-plums danced in their heads...." - a line we all grew up hearing, and one that to this day, still gives us child-like feelings of giddy excitement. Dreaming of such vision played a prominent role in many of our lives and the reality of waking up to some sort of tasty candy, whether a "sugar-plum candy" or not, happened. It became proof at such a young age that if you had a vision of something, it could easily become a reality if you only believed.

As we've all grown, I'm perplexed at the number of individuals across this country that have lost that belief in visions becoming reality. Where did the child-like faith go? This morning I was reading about a town in Arizona that has visions of "tree-shaded walkways meandering to outdoor cafes and a farmers market" in their downtown. The article goes on to say "Perhaps most importantly, it could bring life to a listless downtown area."

This is a story written about so many towns across the entire U.S.A. The article could even be generically written with "Your Town, U.S.A." plugged into it many times over. However, the great thing about downtown development is that while the concept is familiar and readily read and spoken of in various cities, the outcome is always uniquely different for each city and town, each and every time. Why is this? Because of the vision. Because of the type of candy each town perceives that "sugar-plum" to be. Cities create their own "sugar-plum" made up of ingredients unique only to the town in which the vision comes from. Redevelopment in one downtown will never be the same as redevelopment in another.

So what about those that have lost that belief in visions becoming a reality? Surely no one out there has lost that belief. Unfortunately, in all too many cities across this country, the belief has been lost by those in leadership positions that have the full capabilities to make such visions reality. They've become so cynical of visions becoming reality that any dreams of a brighter tomorrow for an old downtown are too often downplayed and brushed off as an annoyance and waste of money. Should you ever wonder which cities have fallen prey to such a trap, visit a city that has had dreams of better tomorrows for their downtown only to be spoken of negatively for the fact of that long talked about dream never becoming a reality. It is not for a lack of ability of such dream to become true: It is because of a lack of believers in leadership positions of visions becoming reality. Once those in leadership believe, truly believe, things can and will happen. And that city with a listless, lifeless downtown will experience life breathed back into it with child-like enthusiasm and energy, and the visions of sugar-plums will again begin dancing in their heads, with giddy excitement.

Building a City

How many of us grew up playing Monopoly, or built mini-cities with Lego's or other construction-related toys? In adulthood, I often wonder what it would be like to truly build a city, starting from scratch. I wonder what it would be like to be given a huge parcel of vacant land, consisting of hundreds of acres, and with unlimited resources at my discretion, begin building a modern city, block by block. Would I start with the beautiful residential neighborhoods filling the hills on the outer parts of the tract? Would I start with the strip malls along a pattern of streets not necessarily leading to anywhere in particular?

No, a city, if built from scratch, would begin in the center and build outward. The city's strength would lie in its core foundation found in the very center of the entire parcel of land acreage. While the beautiful residences built in the outlining hilly terrain would be a great asset to the overall city, the strength of the community would lie in the abilities of such residents to descend from their hilltop homes and all gather together in a core shopping district, a core cultural district, a core entertainment district. And even better would be those living in the lofts and adjacent neighborhoods of the core district; those individuals who breathe life into the early morning and late evening hours of the city simply by being there around the clock. Basic public services would be provided in the core because of its ease of access to all residents in the entire community.

The strip malls and outlying businesses also breathing life into the community would only serve to assist the traveler with needs that may arise going to and from the vibrant core. This includes the gas stations, the drug stores, and yes, even the grocery stores that give reason for a traveler to stop and purchase that gallon of milk on their way home. But the core, the core of the community remains the heart and soul of the community. It would be the reason for such city's success, and without adequate planning, the reason for such city's failure.

If this seems like such a no-brainer when thinking of how to build a city from scratch, why is it that so many communities continue turning their back on the central core? Why do so many communities today think that by merely investing in the outer shopping areas, the community will thrive on baseless, scattered foundations? Oh they may thrive for a short time, but the next time a new shopping area is built on another random tract of land, the city will be left with vacant boxes of no significant value to the community, in no significant geographical location to the community. Instead, communities need to get back to their roots. They need to appreciate the central core for the inherent value it provides. After all, it is the reason for the rest of the city thriving and the reason for the city's very presence today.

What's in Your Toolbox?

How many times have the words "What's in your wallet?" been pounded into your mind by the Capital One commercials as you watch television? Through the repetitive advertisements, Capital One works hard to make you, the consumer, feel as if it is an unsafe world out there if your wallet does not contain their credit card. It is, in the minds of Capital One, an essential component of all wallets carried by consumers today, with a promise to bring financial peace and security to those who carry it.

For those striving to achieve a resurgence in the development of their downtown, "What's in your toolbox?" is a question worthy of being pounded into the minds of economic developers, public leaders, and citizens within that community. Just as stock portfolio's are stronger when diversified, a financial incentive toolbox is stronger when diversified - not to mention simply available - to those interested in investing in downtown. With all of the challenges that truly do arise when investing in a historic building or opening up a small business in a struggling downtown, "What's in your toolbox?" becomes a credible question to those city leaders interested in seeing their downtown succeed.

What are some things that should be in your toolbox? Tax increment financing, downtown redevelopment loan programs, facade grant programs, Payment In Lieu of Taxes (PILOT) programs, and other investment programs are just a few of the tools that could help your community achieve a marketable incentive toolbox. While such tools may not deliver financial peace and security to all involved in downtown development, it will bring the promise of the community's commitment to public-private partnerships created to exhibit a true dedication and effort into the overall success of the property and businesses within the gates of its historic downtown commercial area.

So, what's in your toolbox?

"Yes We Can"

In light of this year's ever increasing presidential campaigning (and we're not even yet to the general election part of it yet!), I found it most appropriate to capitalize on one of the presidential candidate’s slogan: "Yes We Can" and relate that to downtown development practices today.

You see, the importance of this statement -this slogan, this concept - is simple. Without a positive attitude, a dying downtown in need of resurgence will not move forward. It will sit there, in all its imperfections and failings, and remain just that: An imperfect downtown that has failed. The community will continue to talk about how awful their downtown is in its current state, how unsafe, how unfriendly, and they will simply walk away. They will continue to watch buildings further deteriorate, streets and sidewalks continue to crumble, weeds blossom in their unsightly splendor, all the while joining together in their triumphant (peer pressure driven) union of being the community that is offended by the obscenity of "that" downtown. Oh they will triumph together that they live on "the upper side of town" and they will bond together over their high society, most noble living that is far, far away from "that" downtown.

But what happens when an out of town guest comes to visit. What happens when that friend from Franklin, Tennessee comes to visit? Or, what about the friend from San Antonio, Texas? Or the niece from Athens, Georgia or Asheville, North Carolina? The first thing they want to do is do something unique. They want you to show them your town, take them out to dinner at a restaurant you can't find in their town, and go shopping in a boutique you can't find anywhere else in the country! Those that step into your community may soon bring to light that neglecting your downtown may not have been such a "community bonding" experience after all.

So what's next? "Yes we can" is next. The best possible thing a community can do for its town is reshape the negative attitudes into a "Yes We Can" attitude. "Yes We Can" make downtown great again. "Yes We Can" rebuild the old fountain square. "Yes We Can" bridge the broken partnerships within the community. "Yes We Can" make downtown a destination rather than an avoidance. "Yes We Can" showcase the things that made our town what it is today. "Yes We Can" celebrate our past and show it off to the world. "Yes We Can" bring life back to our downtown. We can start with flowers. Green plants. Banners. A fresh coat of paint. A window washer. For Sale signs. For Rent signs. Events. And, a few bold leaders willing to stick their necks out and take bold decisions that show their belief in "Yes We Can". They can start with renovating a building to house City Hall. They can start with setting $500,000 aside to redevelop a small strip of land into a small park along the waterfront. They can find matching grants to leverage that small investment. They can build a sports facility downtown. They can build a performing arts center downtown. They can make downtown now the place where community bonding sentiments continue. Instead of a community bonding over the negatives of their downtown, the community will begin to bond over the positives of their downtown and yes, be given bragging rights to those who come to visit!

One bold step after another will lead to bold success. One bold step after another will lead to the kind of success that we read about in the papers, in magazines, in classroom textbooks. One bold step must begin with "Yes We Can". Because after all, where would this country be today if our forefathers had not carried with them "Yes We Can"?

Holidays Awaken Our Sixth Sense: Longing for Yesterday

With the ringing of the bells outside of stores, the shuffle of shoppers running in and out of shops and boutiques, the crinkling sound of brand new bags filled with purchase after purchase, the sweet aroma of cinnamon, nutmeg and pine filling the air, the entire experience of the holiday season awakens every one of our senses. But what is often not forgotten is that sixth sense we all experience around the holiday season: the sense of memory, nostalgia, the longing for yesterday.

Back in my hometown in northeast Tennessee, I begin hearing and reading the call to shop downtown around Christmas time. The reminders begin being broadcast aloud for all to choose downtown for their holiday shopping destination. Remember the days of the past when, for me, my mom and dad took me downtown onto Depot Street, right off of Main Street, to patronize the once "mom and pop-like" JC Penney's, Watsons, Anderson's, and the fabric shops along the way. I clearly remember the quaint ambiance and close knit shopping experience of my childhood with fondness and wish to forget the stressful shopping of more recent years in large shopping malls and big box retailers, filled with buggies and carts clearing out not only the items along the aisles but the people standing in them as well! We all experience the hectic frantic frenzy of holiday shopping, but can the same be said for the shopping experiences we have in our quaint downtown's? I would dare so that more often than not, those of us who do choose to find that perfect distinctive gift for our loved ones in that distinctive boutique downtown will find a warm welcome as we walk in the door; a friendly gesture to genuinely help us in our shopping quest; and finally, yes, even a distinctive shopping bag filled with tissue to hold our newly purchased holiday gift.

During this holiday season, as cliche as it sounds, let's not forget the reason for the season...for those of us who are Christians, it is a time to remember the ultimate gift of all - the birth of our Savior. For all of us, it is a time to savor the gift of our families and loved ones. And in the meantime, enjoy the simple things in life, the easy things in the life, and the unique and distinctive things in life - the things that make up special memories. For many of us, those special memories were built and began around our own Main Street's. Why not make those memories again this year with our own loved ones to remember and cherish for years to come. Where is your Main Street? What special memories do you have of that quaint place within your city or town? Where are the holiday decorations garnishing the old-timey light posts in your town right now? Have you and your family made it down there yet this year? You just might be surprised at the memory-making that awaits.

Because we can, and we should

No matter the amount of capital, no matter the scale of the project, I am always amazed at the commitment of the investor - public or private, large or small – who puts money into a building others deem too expensive to take on. It is not the average person that commits to investing in a downtown, especially a downtown that is dilapidated and deteriorating. These are the downtowns that need them the most. It takes individuals with vision, with sound heart and mind, and a committed desire for excellence who puts any time and effort into the improvement of a downtown building. Individuals from the private sector, individuals from the public sector – and not just individuals, but leaders. Leaders who can step up to the plate and say that it is time to make a difference. Time to save their dying downtown. Time to do what they can to save what little reminders of our history we have in this country. Simply stated, this commitment takes place because "we can, and we should."


Unfortunately for me, I can take no credit for that statement. At a recent public launching of the "Rediscover Greeneville" downtown redevelopment initiative in Greeneville, a quaint, beautiful historic town in northeast Tennessee, a prominent local businessman and philanthropist Scott Niswonger shared this philosophy after being asked repeatedly why he wanted to renovate several aging downtown buildings. His reply? "It's because we can, and we should." According to the Greeneville Sun, he went on to say "It's unfortunate that most people who have attained some degree of success and wealth wait until fairly late in their lives or their careers to do any significant giving. Some choose to wait until their death. I'm convinced that it's much more fun to see the result of giving before death." Niswonger concluded those remarks with "We give to benefit those who will follow."

Imagine if more people, no matter the scale of their success and wealth, no matter the scale of the project they choose, carried this philosophy and really got it. Really got what it means to invest in a downtown. Imagine if more people carried their passion to build their community into their business philosophy like Lucas Piatt, vice president for Millcraft Industries Inc, a group on the verge of remaking downtown Pittsburgh. Yet again, simply stated, he said "We care about Pittsburgh. We could have gone to growth areas…but decided Pittsburgh is where we wanted to be" and then committed to putting their investment downtown.

It is time for more businesses to step up in those communities in need of revitalization. It is time for more local governments to step up in those communities in need of revitalization. They should do so because "we can, and we should."

Historic Districts...A good idea or bad?

"On our stroll through the gardens and green walks, the streets and alleys, in and out of the buildings of today's city we sense what Philadelphia was like long ago and ultimately what the roots of American history are....Here is where a country was born. The buildings, the taverns, and the cobbled walks used by the Founders of America are, in great number, preserved for all to enjoy. Come...take a tour...of the Historic District - the Most Historic Mile in America." As found on the US History.org website on historic districts.

Imagine what Philadelphia would be like today if the visionaries of the city had not made the decision many years ago to preserve its history and establish a historic district. The distinction would be lost, and more importantly, that history would have been lost. Or, take a look at a city like Charleston, South Carolina. Charleston was the first city in the country to initiate an official Historic District that in essence restricted the rights of property owners, limiting what they might do to their buildings in the interest of the welfare of the entire community. I can only imagine the backlash Charleston felt from disgruntled property owners concerned in how many more loop holes they would have to crawl through before doing a renovation. But, imagine a Charleston today without a designated Historic District; a city with no restrictions on what a property owner could do to those glorious, majestic and historic buildings. All it takes is one property owner with no regard for historic integrity but with free range to turn an architectural landmark into a suburban box, opening a huge can of worms for others to follow. Charleston took a risk and pioneered this for this country because with years, they had seen a loss of architectural integrity that was jeopardizing the local sense of the neighborhood identity. Charleston took the first leap of looking at the inventory of an entire American building stock, even with those mixed in with no architectural significance but a part of something greater, and placing a designation that would preserve that building stock for generations to come and ensure any improvements to the noncontributing structures must comply with their neighbors high architectural standards.

Put the integrity issue aside and look at the hard numbers. Between 1980 and 1996, Rome Georgia saw properties in designated historic districts increase 10% more in value than similar properties without historic designations. Columbia South Carolina's historic districts sold 26% faster than the overall market in 2000. Studies in Texas, New York, and Pennsylvania saw an overall increase of 5-20% in property values, proving that historic district designations have such a positive impact on property values. But what came first, the district or the improved property values? The district designation came first.

With so many code restrictions, what makes historic district designations a good thing? District designations distinguish an area from other areas of a community which do not have distinct qualities (such as its history or the quality of its buildings). It is about the sense of being a part of something greater. Even Bob Vila, renowned construction guru not known for historic preservation believes that owning property within an historic district offers the unique opportunity to interpret and share the history of your property, as steward of a recognized contributor to our nation's past.

What does it take? It takes three major factors:
1. Strong public leadership (i.e., a strong mayor willing to take a risk)
2. Strong private leadership
3. Solid financial resources of both government and the private citizens

When I hear of communities afraid of taking risks, afraid of stepping forward and creating historic districts, I cringe. This country has too many great examples of what can happen when government puts "nasty" restrictions on property owners in an historic district. Isn't that what being in an historic downtown is all about? Why work so hard to build your downtown yet be afraid of "restrictions" on how to build your downtown? In too many successful cases (Charleston, Philadelphia, Boston, New Orleans, Alexandria, Santa Fe) restrictions have been the reason for the successful sense of integrity that draws someone to buy property in that area in the first place. But that successful sense of integrity was not what started it: As in the case with Charleston, the loss of that integrity is what caused the city to stop and put restrictions in place in an effort to prevent further loss and begin building towards a successful future.

Too many believe that success must come first, then historic district designation comes second, if at all. Who will know other than you and your immediate neighbors that your building is in an historic area? How will you tell the world, the tourists, the visitors that your building you've worked so hard to preserve is worth a trip to see? How can you, as an historic property owner, be assured that your next door neighbor won't cover those beautiful architecturally curved brick windows with a solid concrete slab, resulting in the ripple effect loss of value in your own building? Haven't you seen that happen already? How do you reverse the trend? By starting with historic preservation NOW. By setting a district in place now, and yes, by letting your local government tell you - and that non-historic thinking neighbor of yours - what to do and what not to do to your building. And if you don't like how your local government operates the program, then run for office. Run for the Historic Commission. Run for something that can make the program do what it's supposed to do. But, by all means, do not sit back and watch your piece of the puzzle that makes up this incredible picture of our great country fall prey to non-historic approaches, losing the story that collectively tells where this country came from, simply because you don't want someone telling you what you can or can't do to your historic building. That historic district is a part of a much greater beautiful picture: it is about the historic integrity of this entire country fitting together, piece by piece, historic area by historic area. And property owners within that area should feel a sense of pride for being in that special district and being a part of something greater than a strip mall shopping district can provide.

"Change is debilitating when done to you, but exhilarating when done by you." Rosemary Moss Kanter, "World Class"

If this debate is going on in your community, find a way to make the restrictions work so that you can experience the exhilarating feeling of being a part of something that preserves the integrity of this country for generations to come.