My Athens

How to Rescue a Town

Downtown Mount Morris, N.Y. Photo by Rigoberto Perdomo for the NY Times

Imagine what could happen in small- and medium-sized towns and cities in Georgia if, say, just ten developers who take their time, aim at creating lively streets and make a point of preserving economic diversity started working here. Or to put it another way, imagine what a small army of developers like Greg O'Connell, profiled here in the New York Times Sunday Magazine, could do. And what if they coordinated their actions?

My "Athens Rising" Archive

For a few months last year, I helped write the Athens Rising column--an opinion  column about local  development, planning and architecture issues--for Flagpole Magazine, the weekly alternative newspaper here in Athens, Ga.

The column's main writer--Kevan Williams--had asked me to write the column every other week while he traveled out West to places like Portland, Ore. And that's what I did--having fun, mostly--from August through December 2010.

Kevan's back in town now, and I'm off traveling abroad and happy--for now at least--to be free of deadlines.

Here are the columns I wrote:

• August, 25, 2010:  Future of Downtown Athens

• September, 8, 2010: A Look at a Complex Zoning Decision

• September 22, 2010: Exploring an Overlooked Neighborhood

• October 6, 2010: Adding Affordable Housing, Avoiding Gentrification

• October 20, 2010: Tapping Students for Downtown Density

• November 3, 2010: Grocery Store Dreams, Part 1

• November 17, 2010: Grocery Store Dreams, Part 2

• December 1, 2010: Dilapidated Buildings, Factories and Cities

 

Walkability Is Economic Development

What can we do here in Athens, Ga. to attract a bigger share of young educated professionals—the kind of people who are moving their energy, their talent and their earnings potentials to “cool” cities like Austin, Texas, Charlotte, N.C. and Portland, Ore.?

Today’s Athens Banner-Herald editorial asserts that Athens is “not ready to attract the kinds of industries that could provide jobs for those young professionals.” In support of this assertion, the editorial points to the failure to develop a high-tech industrial park near the intersection of U.S. Highway 78 and Georgia Highway 316, the failure to attract two pharmaceutical manufacturers to the area and the failure of the effort to land a new federal animal disease research laboratory.

If instead of failing, Athens had succeed at building that high-tech industrial park, and getting those pharmaceutical jobs and the federal laboratory, it’s possible Athens would now be securely on the path to becoming a “cool” city.  But I doubt it.

There’s always a little bit of the chicken or the egg conundrum to questions about local economic development strategy, but part of the reason Athens isn’t attracting the kind of high-tech firms and jobs we want is that Athens just isn’t a “cool” enough city yet.

Tax breaks and cheap land usually aren’t enough to attract high-tech firms—whose success is keyed to their ability to attract talented workers (that is, the kind of people who want to live in cool cities)—to specific communities. The firms want to locate in places their potential employees want to live.

And what kind of places are those? Well, as the editorial suggests, they are places that have “invested in the elements of cultural coolness: good coffee, good food and good music.” Athens certainly has a decent share of that kind of coolness, but I think there’s more to the story than that. There’s good reason to believe that many young educated professionals today also want to live in walkable neighborhoods where you can get groceries, go out to eat, play at a park, listen to music or go to a bar without always having to get in your car.

The talent of the local labor pool is certainly among the most important factors in determining where high tech firms will locate. The trouble is it’s really hard for local governments to do anything very direct about improving the talent pool of existing residents. But if they want to, local governments can make big improvements in local infrastructure, in making walkable neighborhoods, creating lively downtowns and fostering lively cultural scenes. And these amenities—which are quite tangible and easily perceptible—are proven talent attractors.

Of course, Athens should continue to court high-tech firms to move here. Of course, Athens should try to make it as easy as possible and prudent for employers to move here. Keep in mind, though, that because Athens is home to a large, well-regarded university and already has a solid reputation as a culturally lively spot, the city doesn’t have to beg for attention from employers. We’ll keep getting glances at least.

But if we want to start “winning” more in terms of getting employers to move here, then I think we need to change our economic development strategy.

Instead of scrambling to accommodate whatever random suitor-firms wink at us, let’s adopt an economic development strategy that prioritizes enhancing walkability and cultural vitality in central Athens. (Personally, I think Athens needs more work on the walkability front—that is, on increasing density, creating “complete” streets,” more mixed-use development—than it does on the cultural front.) This sort of strategy, I think, will likely be more effective in getting more employers to say “yes” to locating here. It also has the advantage of being something that local governments can actually do reasonably well.

Ben Emanuel Answers My Questions

By Dan Lorentz

For those of you who don’t take notice of bylines, Ben Emanuel writes about local government and politics for Flagpole Magazine.  He pens the City Dope column.

To help me better understand my new hometown, I asked Emanuel a few basic questions about the landscape of local politics here in Athens.

I’m glad I asked him my questions when I did. In September, Emanuel will mark his fourth—and, it turns out, final—year as city editor for the weekly paper. This fall he will be transitioning out of local journalism and into environmental advocacy and watershed protection.

Q. Every community seems to have a set of durable conflicts that shape local politics. What are the key conflicts in Athens? Who are the major players?

A. Certainly there's the longstanding issue of town-gown relations—both cooperation and conflict—in all its permutations. The multitude of permutations means that town-gown conflict can take shape through any number of issues, from homeowner-renter/student conflict. For example,  the single-family zoning issues and the rental registration ordinance, early in Heidi's [Athens-Clarke Co. Mayor Heidi Davison] first term), to conflict over the growth of the university (where did that new parking deck at the intramural fields come from?!).

In the end, of course, all the town-gown stuff basically boils down to economics—pretty paradoxical economics. The smallest county in the state has a lot of state-owned land that's off the tax rolls, although not all the UGA Real Estate Foundation's land is off the rolls, [UGA director of community relations] Pat Allen pointed out to me once.  But then again, would Athens even be here if not for UGA?

This economic angle leads straight into a more cultural dimension of the same thing: the resentment that many locals feel toward students, despite the obvious relationship that, for example, [Flagpole Magazine publisher] Pete McCommons hit on in a Pub Notes column at this time of year, two years ago: "This is where Athens gets really strange. It's why we're here, really, as much as the students. You may not personally brighten at the prospect of liquored-up red hordes, but you benefit from them. They bring you money, whether directly or indirectly, and their cash helps keep Athens weird and also reminds us why we want it so."

Another key conflict, while not nearly as old as that one, is growth. In terms of the sprawl angle, this conflict is maybe just a decade or two old, but it's still a defining one—in part because Athens has tried to take a different approach to the issue from the rest of north Georgia.

Of course, "growth" to some means general economic growth, not just land development, so then you get into economic development issues like NBAF [the proposed National Bio- and Agro- Defense Facility] or even the Enron (!) thing several years ago. [Enron thing=the controversy that erupted in 2001 about Athens-Clarke Co.'s efforts to encourage Enron to build and operate a 560 megawatt natural gas power plant in the county.]  The major players are: environmental/land use advocates, economic development/Chamber of Commerce folks, local government (on both sides of the equation).

There's also the not-really-all-that-often discussed matrix of race issues, with poverty issues intersecting heavily. There's Athens/Oconee Co. stuff, with so many upper-middle-class Clarke Co. workers living in Oconee.

Let's close for now with the intra-government conflict between Athens-Clarke Co. (ACC) elected officials (and their constituents) and ACC staff. Since, under the ACC charter, the manager's office holds a lot of power and the mayor is basically assigned the task of herding cats on the commission (okay, along with some other things), many people see this as an ongoing friction that's important. It is, but sometimes I think this friction is overstated.

Q. There will be a few major stories about the upcoming 2010 mayoral election in Athens. What will they be? Speculate. [Note: I asked this question just before Spencer Fyre, executive director of Habitat for Humanity in Athens, announced he was setting-up an exploratory committee to raise funds for a possible run for mayor.]

A. Well, it'll depend who's running, won't it?

It's fair to say that Charlie Maddox and Nancy Denson appear be trying to line up support very early, but I tend to think there will be at least another fairly serious candidate or two before it's all said and done. Sorry, but at present I don't see either of the college students who are running as serious candidates.

If we assume that there's an additional candidate (or candidates?) on the left end of things, then I think we've got a story along these contours: What's next for the whole general liberal-progressive agenda which has taken hold in Athens over the past decade? The commission has changed character almost completely in 10 years, and while there might be a few seats up for grabs in 2010, outside of District 7 [seat currently held by Commissioner Kathy Hoard] it's hard to see the general bent of the commission changing much.

But it has taken several years (a) for the mayor and commission to fully turn over, and (b) for the body then to find its footing and learn how to advance a progressive agenda in the most efficient ways.

So, I think it's already an open question about where we're headed as a sorta-working-on-progressive city, and it makes sense to me that that concern would be crystallized in the mayor's race. But I'll admit it's my own bias to see that as a big issue.

But there's also economic development. All candidates will have to be thinking about it. A relevant question: What have various folks learned from the NBAF thing?

Just one more issue: charter review. I don't know and can't say how it will come up in the election, but it's supposed to happen soon thereafter, if I understand correctly. Periodic review of the ACC charter is built into the document itself; open questions may well pertain to the form of government here. Could get interesting.

Q. A little history lesson, please. How has the commission changed almost completely in 10 years? What drove the change?

A. In a nutshell, it's just that the mayor and commission, as a body, has shifted toward a strong predominance of liberal-progressive political perspectives. You can see the contrast most starkly in seats like District 5, where David Lynn replaced the late Hugh Logan, and in the mayor's seat, where Heidi replaced Doc Eldridge. Even if most folks around here were called Democrats back then (and Doc was, in case you don't know), they were traditional centrist/conservative "Democrats" (or good old boys, as some would say). I don't want to overstate it—after all, Gwen O'Looney was mayor before Doc, and if Gwen wasn't a break with tradition...

Basically, you now have folks in elected office here who value environmental protection, neighborhood protection, who are socially liberal and who seem to be interested in promoting the kinds of things a progressive city promotes, from bike lanes to partner benefits to vigorous recycling and on down the line. I guess that's fairly obvious to a newcomer, but just remember that we are a smallish Southern town, so—like anywhere—things haven't always been this way!

What drove the change? I don't know—maybe the townies and the liberal profs and their kids all just finally built up enough critical mass to win elections? Maybe certain issues—like land use/ sprawl/ growth—catalyzed political change? I wasn't around back then (er, okay, I technically was around starting in the very late '90s, but I was in college, and NOT paying attention to this stuff), so I have to say I really wouldn't know.

There's probably a lot in what I've written above that long-timers here could and would correct or finesse!

Q. Who cares the most about the outcome of the 2010 mayoral election? Which people? Which constituencies or interest groups are hungriest to win?

A. I'm not sure I know yet. I've already made clear here, I think, that I tend to think from the liberal-progressive (and enviro) perspective, and I think that that whole crowd will be very interested in holding onto their gains of the last few election cycles while also laying a foundation to continue moving their agenda forward. So I think those folks are hungry to win for those reasons.

Is the Chamber of Commerce/ Republican crowd hungry to win back City Hall? Maybe, but we're not really seeing it yet. And if they are, they might need to find a stronger candidate than what they've got. Who knows: maybe they will find someone else.

Meanwhile, for some people there's probably a very real question of how much the mayor's race matters, on account of our form of government. It will matter, though, to enough people, at least as much as past unified government mayoral elections have: after all, you could say that change is still underway here, and has only begun but is not fully accomplished. And you need a mayor to direct that change, most likely.

So personally, I see the race in those terms: the folks who want to see a truly progressive city here probably feel the need to keep working hard and lay the groundwork for continued progressive change. This may be a narrow perspective on my part, but hey: it's early yet. It may well be that a lot of people will express their preference for a moderate political position (or conservative, for some), but I don't see them as "hungriest." That's just me!

Q. Local government officials have recognized and are dealing with a host of challenges facing the community. Are they missing anything? What challenges aren’t getting the attention they should?

A. I tend to give our local officials a lot of credit on this front. I'd be tempted to say that air quality doesn't get quite the depth of attention it really needs, but then again it was a topic at this month's Mayor & Commission work session (see John Huie's story in Flagpole), and apparently ACC Environmental Coordinator Dick Field made the argument there that we've done a lot to improve the situation already.

To take another example from last week's Flagpole, homelessness is a growing problem, which everyone's aware of, but I think it's fair to say that the problem is outstripping the "solution infrastructure" at present.

That's not really the kind of thing you're asking for, I realize, but I'd guess (purely a guess) that you could say the same about a lot of social-service issues right now. For instance, it seems like out-of-school opportunities for middle- and high-schoolers are light here compared to bigger cities, but I've heard folks recently talking about getting those kids into work readiness stuff and other programs.

That's the thing about Athens: most stuff is probably on the radar, but a whole lot of stuff probably also needs attention in more depth. But I'm probably missing something!
___ ___ ___

This interview was conducted via email. The text published here is an ever so slightly condensed and edited version of the actual exchange, and has been reviewed by the interview subject.

Boulevard Dreams, Version 1.0

This map depicts changes I’d like to see in Boulevard, the Athens, Ga. neighborhood I live in. (Click here to view larger version of the map on screen. Or click on the map to download a copy.)

The changes I propose—which are tagged with numbers in the map above and described in this post below—aim at making Boulevard an even more walkable neighborhood than it is now. (Because I haven't figured out how to embed links to text in the map, the best way to read this post is to either: (1) download and print the map above and then refer to the numbered descriptions below; or (2) print this post and then click on the map above to enlarge it and consult the printed post for the descriptions.)

Increasing density

Mainly, I propose making Boulevard more walkable by increasing residential and commercial densities. More people living in new infill homes and new apartments will support more grocery stores, restaurants, coffee shops, convenience stores and pharmacies. In turn, these new commercial destinations—combined with a few other amenities like a dog park, new pedestrian paths, better bus service—will make the neighborhood even more attractive to people looking for a walkable place to live. As Christopher Leinberger puts it in his book The Option of Urbanism: Investing in a New American Dream: "In walkable urban places, more is better. Adding more density and uses makes life better and real estate values climb higher. It is an upward spiral of value creation."

Over time, if my proposals—or better ones with the same aim—are implemented, Boulevard will become the kind of neighborhood where you don’t need to get into a car more than once every other week. Anyway, that’s my dream for Boulevard.

Boulevard is good as is, but…

Don’t get me wrong: I really like my neighborhood as it is right now. It’s close to downtown and campus. It’s practically bursting with trees and flowers. It’s infested with good neighbors and their dogs, sprinkled with wonderful old and new houses and favored by some really good spots to eat. But even so, there’s room—plenty of room, really—for improvement and especially for more neighbors.

These are the pipe dreams of a newcomer

I’d like to think many of the changes I propose would be fairly easy and uncontroversial to implement. But I acknowledge some of these proposed changes—while technically feasible—might not be politically feasible for now. 

Please note everything I propose here is based on my informal impressions—and not on detailed site surveys analyzed in the context of current zoning regulations.  Also, I’m pretty sure my own thoughts about how to make Boulevard more walkable will change as I learn more about the neighborhood, topography, politics, etc. This is merely the first version of this dream.

Please comment

I’d like to know what people think of my suggestions. And I want to hear about your dreams—wild or practical—for Boulevard. Let me know. I'd like to do a future post that compiles these ideas.

KEY TO NUMBERED ITEMS ON MAP

1.  My house. This is where my house is located, at 325 Lyndon Ave. The yellow circle on the map represents a half-mile radius from my house. A half-mile is considered by many urban planners and observers to be a relatively easy, convenient distance to walk.

2.  Infill housing and “granny” flats.  Here the parcel is divided in two, and two appropriately scaled single-family homes are built. I’d bet there are at least 25 parcels—if you subdivide some of the larger parcels—throughout the Boulevard neighborhood that could support new single-family homes. In my dream, all these parcels would be built on. And I’d also like to allow some of the larger lots the opportunity to build small single-family homes behind existing homes, and to sprinkle in low-income units.

3.  Apartments. This new two-story 12-unit apartment building follows the scale of the adjacent Calais Apartments.

4. Coffee shop with upstairs apartments.  Built to meet the sidewalk with parking in back—not on the street front—this new coffee shop features free wi-fi and four apartment units upstairs.

5. Cohen/Cain Pedestrian paths. These two paved paths open pedestrian and bike access between Chase St. and Cohen and Cain Sts, enhancing walkability.

6. Dubose Pocket Park. With a park bench, a picnic table, a flower bed border and a modest-sized open patch of lawn, this simple pocket park is well-used by neighborhood kids and adults.

7.  The Black Panther Restaurant with Outdoor Café.  The beautiful long windows of this restaurant housed in a renovated building overlook a shady, paved outdoor seating area on this busy corner.

8. Apartments. After the car repair shop moved to a new neighborhood site (see item 28), a new three-story, 24-unit, street-fronting apartment building was built.

9. The Bread Basket, transformed. There’s still a gas station here, but it’s moved behind the new street-fronting main feature—an expanded Bread Basket food counter and convenience shop. The same down-home fare is served along with new menu items.

10. Dubose St. (re?)extension. Looks to me like Dubose St. connected to Nacoochee Av. in the past, and it does so again. Why?  Because doing so provides greater inter-connectivity and opens-up new space for development by busting-up a huge, traffic-clogging block.

11. Mixed-use development #1. On the ground level, this small cluster of street-fronting new two-story buildings is mainly occupied by medical offices, but there are also a few other kinds of offices, and some small retail shops. On top, there are condo units.

12. Mixed-use development #2. Green Thrift Grocery occupies a corner building at the intersection Dubose and Chase Sts. Other buildings house a mix of offices, retail and apartments. All structures are two-story and street-fronting.

13. Mixed-use development #3. This project includes a three-story street-fronting building devoted mainly to medical offices and apartments.

14. Mixed-use development #4. Three new two-story, street-fronting buildings with office and retail space on the ground level and apartments above.

15. Mixed-use development #5. This cluster of new two-story, street-fronting buildings features a mix of commercial, retail and medical office space with apartments on the second-story.

16. Bus shelter, better bus service. A large bus shelter offers plenty of seating and guaranteed access (or you get a free ride) to a bus every seven minutes every day from 6 a.m. to midnight.

17. Mixed-use development #6. A couple new three-story, street-fronting buildings provide retail space on the ground floor, and two stories of apartments above.

18.  Single-family homes and condominiums.  Two sets of two single-family homes are built are Dubose St.—one set on each side of the new Virginia Av. extension (see item 19). Behind the single-family lots, are three three-story condo buildings.

19. Virginia Av. extension. Pushing Virginia Av. through to Prince Av. opens-up new commercial and residential space and enhances connectivity and walkability.

20. Dubose St. pedestrian/bike path. The car part of Dubose ends when it hits the new Virginia Av. extension but continues as a paved pedestrian/bike path and eventually hooks up with Pope St. and Barber St.

21.  Mixed-use development #7.  This important gateway corner (like its sister corner, see item 22) is now anchored by a well-designed—actually, quite dashing—street-fronting contemporary building. Restaurants, shops (including thrift shops) and other retail store occupy the ground floor of this three-story structure. There are offices on the second floor and condominiums on the third floor.

22. Mixed-used development #8. Like the mixed-use development across Barber St. from it, this site now features an elegant, street-fronting contemporary building housing a mix of retail, commercial and residential uses.

23.  Apartments. Perched atop this exquisitely re-landscaped site marking the beginning of Boulevard is a 54-unit apartment building with an underground parking lot.

24. Barber St. Park. This park, located where Boulevard begins, starts with street-facing benches and a small picnic area on the part that fronts Barber St., but then devotes itself to a beautiful shade garden and walking trails.

25. Light industrial development #1. A sleek, low-cost structure offers space for a business incubator program as well as for light industry, warehousing, artist/crafting studios and commercial offices.

26. Light industrial development #2.  The same as item 25 above, except bigger.

27. Stream Track Park. This narrow park includes a paved bike path and unpaved hiking trails—both of which follow the streambed. At the trackside part of the park, is a small fenced-in dog run area.

28. Light industrial development #3. A series of compact, low-cost/low-rent and very modern-looking buildings to house light industry, commercial offices and artist studios.

29. Three Players Av. Named in memory of the three Town and Gown players murdered near where this new road begins, Three Players Av. runs parallel to Prince Av. and cuts across four over-sized blocks to slant up to a connection with Hiawassee Av. The new road activates lots of space for useful development and enhances walkability.

30. Mixed-use development #9.  Some of the new two-story buildings in this cluster take advantage of the new street frontage offered by the new Three Players Av. (see item 29). All buildings are street-fronting and contain a mix of retail, commercial, medical office and residential uses.

31. Yonah Av. pedestrian/bike path. This short paved extension of Yonah Av. allows pedestrians and bicyclists to enter the new Hiawassee Urban Nature Center (see item 33) and to connect through to Hiawassee and the new Three Players Av. (see item 29).

32. Mixed-use development #10. This series of two story buildings—some of which are substantially renovated existing structures—offer retail and commercial space on the ground level and office and residential space above.

33.  Hiawassee Urban Ecology Center and Park. The urban nature center takes this place as its model, and is dedicated to preserving the natural features of this stretch of streambed and educating residents, especially the kids at nearby Chase St. Elementary School, about the ecology of the stream. Kevan Williams, the architecture/development columnist at Flagpole Magazine, informs me that the Boulevard neighborhood was originally platted with a park in mind at this location—which explains the origins of bordering “Park” as a street name.

34. Condos. This contemporary-design, two-story, street-fronting condo building features 20 dwelling units.

35.  Off leash dog park/expanded White Tiger patio. A fence surrounds this plot, giving dog owners a secure area to let their dogs run off leash. Thanks to the adjacent White Tiger—a restaurant and coffee shop—people in the park can also access a patio overlooking much of the park and order food or coffee. 

36.  Street and path extensions. A new street—called Electric Av.—cuts around the Georgia Power sub-station to connect first to an extended Chattooga Av., then to an extended New Av. and finally to an extended Nantahala Av. There’s pedestrian path and stairway to connect Nantahala Av. proper to the old Nantahala Extension.

37. Apartments. With a design inspired by the electric power sub-station it overlooks, a very modern-looking three-story, street-fronting apartment building offers 24 dwelling units.

38.  Light industrial development #4. Same description as item 25, except smaller.