Tuesday, December 16th, 2014
[ My fellow Accenture alum Mark Suster is a former startup founder and now a VC based out of Los Angeles. Hence he writes the fantastic tech startup blog Both Sides of the Table that’s a must read if you’re into tech startups. This recent piece particularly caught my eye as it’s relevant to so many cities’ startup scenes. Mark graciously gave me permission to repost it here – Aaron. ]
I was at a dinner recently in Chicago and the table discussion was about building great companies outside of Silicon Valley. Of course this can be done and of course I am a big proponent of the rise of startup centers across the country as the Internet has moved from the “infrastructure phase” to the “application phase” dominated by the three C’s: content, communications and commerce. But the dinner discussion included too much denial for my liking.
I think startup communities being simple cheerleaders doesn’t help anyone. Those of us outside Silicon Valley need to make an effort to effect change not just wish for it.
At the dinner some of those arguing that Chicago has everything it needs now that it has built: Groupon, Braintree, GrubHub and others and that it has “come along way” and “will never get the full respect it deserves just because it’s not Silicon Valley.” But I think this misses the point. I’m a very big fan of Chicago. I started my career at Andersen Consulting (now Accenture) so I went to Chicago many times a year for nearly 9 years. I then got my MBA at University of Chicago so I secretly pull for local entrepreneurs as long as they don’t make me visit in the Winter any more.
But no community can become complacent with the wins that it has. It’s not the great companies you build, it’s the silent killer of those that should have been build locally and weren’t. It’s the thousands of jobs that weren’t created but you don’t even know it.
Think about Facebook had it stayed in Boston. Could it have become the behemoth that it is today? Who knows. But I’ll bet the Boston community would take 50% of the success of Facebook built locally. And the truth is that successful startups beget more successful local startups, wealthy VPs who go on to build their next startups, etc. Even Mark has acknowledged moving wasn’t the be all, end all in this famous interview:
“If I were starting now, I would have stayed in Boston. [Silicon Valley] is a little short-term focused and that bothers me.”
Boston is still a great tech hub. But wouldn’t it want to be great PLUS have Facebook?
We have similar stories in LA and most people don’t know it. For example, Lookout is a mobile security company that was founded by three talented graduates of USC. They started their company in LA but a couple of years after raising capital from Khosla Ventures in the Bay Area they ended up relocating there. A few years later they announced $150 million in a funding round at $1 billion+ valuation and are ramping up jobs to secure their market-leading position. You could say the team would have gone North anyways. Perhaps – who knows? But I know with local funding and local support that’s certainly less likely.
And consider Snapchat – one of our hometown favorites as they’re based in LA (Venice Beach). Luckily for our community the founders decided they wanted to build their company in LA regardless of not having local funding from LA. That’s our great gain as Snapchat has also raised a lot of money at a monster valuation ($10 billion reported) and has been scooping up talented Stanford engineers and relocating them to LA. Locally we call it “the Snapchat effect.” The VPs of SnapChat will be LA’s great founders 5 years from now.
Silicon Valley is littered with startups where the founders were originally in LA. Klout was an LA company – sold for $200 million to Lithium. As was FarmVille (sold to Zynga) and many, many others.
Local capital matters. Local mentors matter.
That was my original idea behind Launchpad LA. I figured if we couldn’t fund every company locally we should at least embrace them as a community and show that we’re willing to mentor them whether they raise their money in town or not.
So what can a community do?
I often point out the story of when we raised our fourth fund a few years ago. I went to see several LP funds in Boston. At least twice I had conversations that went like this, “Yes. It’s true. Your fund performance has been great. But there’s also several great funds in Boston and while our first priority is to returns we have an equal responsibility to local funds and local jobs.”
LA public pension funds and endowments have historically been the opposite. I think government and community members need to understand that capital formation is an incredibly important part of economic revival. People often say, “Great entrepreneurs will build a community and the capital will follow.” I don’t see much evidence of that. I think it’s a combination of the two. It’s clear capital with no talent ends up having to travel to do deals. But talent with no capital is another word for migration.
And then there is public policy. Historically the City of LA has been hostile to startups. I’m reminded of LegalZoom who was founded in LA but moved it’s headquarters to Glendale and much of its operations to Austin, Texas. While LA was trying to impose archaic taxes on the firm and seemed to care less about its existence since it was a “startup” – the first lady of Texas welcomed them to Austin by picking up the CEO at the airport on his first visit there. It’s no wonder hundreds of jobs migrated. Luckily since then we elected Mayor Eric Garcetti who understands the importance of startups and of technology and venture capital on job creation.
But we still need more funds. No – I’m not worried about the competition. We’ll win our fair share of deals. But when you remember the Snapchat effect you see that I gain even from the deals we didn’t get to do. I’m guessing the future leaders of Lookout will build companies in the Bay Area.
Communities can make a difference. I wrote about the awesome efforts of Cincinnati to stimulate its startup community and the role of Paddy Cosgrave in Dublin, Ireland as well the entire Irish business community, the IDA, etc. who woo businesses to put their headquarters there. I also covered the impact of Brad Feld in Boulder or Fred Wilson in NYC as observed from my keynote on a trip to Seattle, which I felt could have a huge boom if its elder statesmen embraced startups a bit more.
Don’t get me wrong. Chicago has made strides. The Pritzker Family has been very active and the opening of 1871 as an entrepreneurial hub is a great example. But my conversations with countless Chicago entrepreneurs suggests it has similar issues to all non-Silicon Valley centers: not enough venture capital, too few tech angel investors, not enough talent for product management or engineering, not enough local tech powerhouses to drive local biz dev / keiretsu. I think this is true of LA, NY and many other tech communities so I’m not singling out Chicago.
My point is this … cheerleading isn’t enough. We need to help create local venture capital funds who may be national in investment strategy (as we are) but who will do more than their fair share of fundings locally (for us that’s 50%). Fund formation + local mentors + local talent = a shot at creating successes that drive the future job growth of our great cities.
This post originally appeared in Both Sides of the Table on November 15, 2014.
Tuesday, December 9th, 2014
[ This week a post from Bill Sander and Bill Testa from the Chicago Fed’s Midwest Economy site, looking at the various trends affecting the city of Chicago – Aaron. ]
The fortunes of the city of Chicago have become clouded in recent years as concerns over its weakening finances and heavy debt obligations have grown. The tally for the unfunded public employee debt obligations of Chicago’s overlapping units of local governments (including those for public schools, parks, and county services) is now approaching $30 billion. Moreover, the city government has been criticized for its practices of funding current public services with proceeds from the issuance of long-term debt and the long-term leases of public assets (such as its parking meter system). However, faith in Chicago’s ability to address its debts has not fallen so far as that in Detroit’s, chiefly because the Windy City’s economic trends display more vibrancy.
Population change is a prominent indicator of the health of an urban economy because it reflects a city’s ability to hold on to its residents (as opposed to losing them to the suburbs or other locales). Over the past few decades, similar to other central cities, Chicago has experienced an erosion in its population share of the broader metropolitan statistical area (MSA); in contrast, the surrounding suburbs have seen their share climb. According to the U.S. Census, Chicago held 38% of the MSA’s population in 1980, with this share falling to 35% by 1990; in the subsequent 20 years, Chicago’s population share of the MSA decreased another 3 percentage points per decade, reaching 29% by 2010 (see table below). During the 1980–2010 period, Chicago lost a total of over 300,000 residents. At the same time, suburban Chicago gained close to 2 million in population. Since 2010, the city of Chicago’s population and population share of the MSA have strengthened somewhat, though the (off-Census year) estimates are probably not as reliable.
While population trends can be telling for a city’s prospects, they can also belie changes in its residents’ wealth and income. Despite the city of Chicago’s population loss over the past few decades, its economic trends have been generally more encouraging. Household income is an important indicator of Chicago’s fortunes relative to those of its suburbs. In 1990, median household income in the city was just 67% of the median household income in suburban Chicago. By 2010, this income ratio had climbed to 73% (see table below). Decomposing household income statistics by (self-reported) racial/ethnic group reveals that this trend was pervasive for the three largest groups: non-Hispanic white, black, and Hispanic. The ratio of city median income to suburban median income among white households experienced the greatest change; it rose from 77% in 1990 to 98% (near parity) in 2010.
These robust trends are echoed by Chicago’s rising share of adults aged 25 and older who have attained at least a bachelor’s degree. In 1990, among adults aged 25 and older, 19% of those residing in the city had attained a four-year college degree versus 28% of those residing in the suburbs (see table below). By 2010, Chicagoans in this age demographic had almost reached the same share in this regard as their suburban counterparts (33% for city residents versus 35% for suburban residents). The non-Hispanic whites again experienced the greatest change among the three largest racial/ethnic groups. In 1990, 29% of the white city population aged 25 and older had a four-year college degree—the same percentage as the white suburban population in this age demographic; however, by 2010, 55% of such white city dwellers had a bachelor’s degree, while 39% of their white suburbanite counterparts did. Between 1990 and 2010, the city’s black population also made substantial gains in education, as evidenced by the share of black adults aged 25 and older with a bachelor’s degree having risen from 11% to 17%.
By “drilling down” through the data to examine specific neighborhoods, we can see how geographically concentrated the city’s gains in college-educated adults aged 25 and older have been. These gains have been highly concentrated in Chicago’s central business district (“the Loop”) and the surrounding areas, as well as the neighborhoods west of Chicago’s northern lakeshore. As shown in the table below, dramatic gains in the college-educated population were seen in the Loop and the neighborhoods just south, west, and north of it. For example, the Near South Side saw an increase in the share of adults with a four-year college degree climb from 9% in 1980 to 68% in 2010. No less dramatic were such gains in Chicago’s neighborhoods west of its northern lakeshore: The shares of the college-educated population there typically doubled or tripled between 1980 and 2010 (in the case of the North Center neighborhood, this share increased sixfold—from 11% in 1980 to 66% in 2010).
As one might expect, many college-educated Chicago residents work in proximity to their residence. Of those living in the Central Area and Mid-North Lakefront, an estimated 57% work in the Central Area of Chicago and 79% work somewhere in the city. Of those who do work in the Central Area, an estimated 19% travel to work by driving alone (as opposed to walking, public transit, bike, and carpooling); this percentage is much smaller than the nearly 70% of metropolitan Chicago workers who travel to work by driving alone. The trends highlighted thus far point to the fact that the city of Chicago draws and retains many jobs. By one count, the city of Chicago’s Central Area is the domicile of over half a million jobs. As seen below, job counts in the Central Area have remained fairly constant over the past 13 years, even while job levels in the remainder of the city and in the remainder of Cook County have been falling.
Meanwhile, compensation levels per job have continued to climb in Chicago’s Central Area, reflecting a work force with greater skills and education. Annual compensation per worker on the payroll in Chicago’s Central Area exceeds that of the overall MSA by 50%.
Many of the trends shown here bode well for the city of Chicago, despite the fiscal challenges it currently faces. To be sure, many large central cities in the Midwest, including Detroit, are experiencing strong growth of both jobs and households centered around their central areas and downtowns. In this, the central Chicago area enjoys a strong start. ________________________________________
 This is not to say that all parts of the city have been on the economic upswing. Several Chicago neighborhoods have seen severe deterioration in wealth and income, as well as in living conditions, as evidenced by increasing incidences of homelessness and crime in certain areas in the past few decades; see, e.g., http://danielkayhertz.com/2013/08/05/weve-talked-about-homicide-in-chicago-at-least-one-million-times-but-i-dont-think-this-has-come-up/. (Return to text)
 This statement covers 113,000 workers living in these areas as of the year 2000. Estimates were pulled from www.rtams.org and are based on the Census Transportation Planning Package (CTPP), “which is a special tabulation of the decennial U.S. Census for transportation planners” and “contains detailed tabulations on the characteristics of workers at their place of residence (‘part 1’), at their place of work (‘part 2’), and on work trip flows between home and work (‘part 3’)” (see www.rtams.org/rtams/ctppHome.jsp). Workers who work at home are excluded. See also http://definingdowntown.org/wp-content/uploads/docs/Defining_DowntownReport.pdf; this report ranks Chicago second among major U.S. cities in terms of the percentage of residents living within one mile of downtown who work downtown (figure 3 in the report), and ranks Chicago first in terms of population growth in the downtown area over the period 2000–10 (figure 4 in the report). (Return to text)
This post originally appeared in Chicago Fed Midwest Economy on December 3, 2014.
Tuesday, November 25th, 2014
[ This week is the Thanksgiving holiday in the US, so I’ll be away and enjoying it for the rest of the week. As a holiday long read for you, I’m posting this very important piece about the three generations of black mayors in America and how the timing of the election of the first black mayor affected the trajectory of those cities, with implications even today. Pete is the best writer on urbanism and race that I know and you can read his writings about this and more on his site Corner Side Yard – Aaron. ]
The Monument to Joe Louis, commonly known as “The Fist”, in downtown Detroit. For more than thirty years, the sculpture has been a controversial symbol of black power in Detroit. Source: Pete Saunders
A select group of cities elected black mayors during the brief and tumultuous Black Power Era, seeking to implement an activist social justice platform. These cities – notably Cleveland, Gary, Newark and Detroit among large cities — became stigmatized in a way that few have been able to recover from. A negative narrative was developed about most of them that stuck, despite considerable efforts to dispel them. Cities that elected “first black mayors” after the Black Power Era, during a period of relative calm, were able to adapt as the political skill set grew in the African-American community. However, the Black Power Era’s near-toxic combination of heightened white racism, black disenfranchisement and disillusionment – and ill-prepared black political leadership – accelerated the downfall of these select cities.
If the cities that elected black mayors during this tumultuous period are ever to move forward, to achieve their potential, they must be released from the purgatory they inhabit.
Just as many people have well-developed thoughts and opinions on the American Civil War but little understanding of the turbulent Reconstruction Era that followed, many are familiar with the 20th Century Civil Rights Movement, yet are far less knowledgeable about the local social and political events that followed it. The Black Power Movement supplanted much of the Civil Rights Movement after the assassination of Dr. Martin Luther King, with an emphasis on turning social activism into political empowerment. Several cities elected their first black mayors during that period. Cleveland was the first with the selection of Carl Stokes as mayor in 1967. Gary, Indiana followed suit the same year with the election of Richard Hatcher, and the federal government appointed Walter Washington to become Washington, DC’s first black mayor as well. Later, Newark (Kenneth Gibson), Dayton (James McGee) and Cincinnati (Ted Berry) followed suit by 1972, and culminated with the elections of Tom Bradley (Los Angeles), Maynard Jackson (Atlanta) and Coleman Young (Detroit) in 1973. A new era of African-American political empowerment had begun.
Taking a long historical view, it’s clear that the people who became first African-American mayors beginning in the late ‘60s and continuing through today held different views, developed different paths to victory and methods of governance, and had differing perceptions of their skills among their constituents. Mayors elected through about 1975 were often activists straight from the Civil Rights Movement, and were looking for ways to turn the movement into actual political power. The group of black mayors that followed them, from about 1975 to 1990 or so, had more distance between them and the Civil Rights Movement and were less concerned about implementing movement politics; they were more concerned about developing the kind of coalition that could get them elected and help them win legislative victories once in office. The third group of “first black mayors”, coming after about 1990 and continuing through today generally came to terms with a different demographic landscape in most major American cities. Whereas first black mayors elected twenty years prior could dependably rely on a supermajority of black votes in their favor – and an equally large supermajority of white votes against them – the most recent group works in a more nuanced and less racially charged environment. Younger white residents without the racial grievances of their parents or grandparents were returning to cities, and Hispanics were rapidly increasing in numbers. Anyone who would attempt to become a “first black mayor” in that environment would have to develop an appeal that goes beyond racial boundaries.
And yes, the decade that followed Dr. Martin Luther King’s assassination was as tumultuous as they come for America’s largest cities. That period, well remembered by those who lived it as a time of particularly strong urban and social tensions, coincided with the downward slide in momentum of the Civil Rights Movement and the subsequent rise of the Black Power Movement. Older adults likely remember the period well: urban riots, fights over school busing, Affirmative Action battles, efforts to eliminate long-entrenched policies like blockbusting and redlining. Skyrocketing crime, heated debates on the inequity of public services, and the development of a new, rapidly expanding land called “suburbia” that was looking very appealing to a growing number of city residents. Nearly all large cities developed scars during that period. The question is whether they healed, and healed well.
“It’s Our Time”
Detroit Mayor Coleman Young. Source: Detroit News
Coleman Young, elected as Detroit’s first black mayor in 1973, in many ways epitomizes the first group of black political leadership that emerged following the Civil Rights Movement. One might call them the Black Power set. Born in 1918, Young was part of a generation of African-Americans who stood tantalizingly closer to economic prosperity and social equality than any previous generation, yet were reminded that they could never achieve it. After serving as a bombardier and navigator for the U.S. Army Air Forces during World War II, Young returned from his service disillusioned by the segregation he and his fellow troops suffered. He went on to become a labor leader with the UAW and later built a political base as a state representative and state senator in the Michigan Legislature, representing Detroit’s East Side.
Young became a vocal critic of local leadership after the 1967 riots, and targeted the heavy-handed efforts of Detroit police to reduce crime. Young announced he was running for mayor in 1973 in large part to work to disband the Detroit Police Department’s STRESS (Stop the Robberies, Enjoy Safe Streets) unit. The unit was often mentioned as the initiator of police brutality complaints, and was allegedly responsible for as many as 22 deaths of black residents over a 2 ½ year period. Young ran against John Nichols, the city’s police commissioner and staunch supporter of the troubled unit.
Young won a narrow victory over Nichols in 1973 in a race that was almost entirely split along racial lines in the nearly 50/50 city. In his inaugural address, Young famously told “all those pushers, (to) all rip-off artists, (to) all muggers: It’s time to leave Detroit; hit Eight Mile Road! And I don’t give a damn if they are black or white, or if they wear Superfly suits or blue uniforms with silver badges. Hit the road.” Young maintained that his message was that criminals were not welcome in Detroit; the quote has often been interpreted by white former Detroit residents as a throwing down of the gauntlet, urging whites to leave the city for the suburbs. Young went on to win four more terms in office. He balanced budgets yet struggled to maintain services in a city with a rapidly declining tax base. He remains one of the most controversial leaders in Detroit history.
Conversely, Cleveland’s Carl Stokes and Newark’s Kenneth Gibson may not have provoked similar passions in their respective cities, but they did not fare much better. Stokes obtained his law degree in 1956, served three terms in the Ohio Legislature and narrowly lost a bid for mayor in 1965. His eventual win in 1967 garnered him plenty of national attention as he became the first African-American mayor of one of the nation’s ten largest cities. He was successful enough to pursue and win a second two-year term in 1969, but his tenure in office was characterized by constant feuds with the Cleveland City Council and the Police Department. Stokes left office at the end of his second term. After studying civil engineering in college, Gibson worked for nearly two decades as a structural engineer with the New Jersey Highway Department, the Newark Housing Authority and the City of Newark. He pursued the mayor’s office as a reformer wishing to restore honor to the office following the corruption scandals of incumbent Hugh Addonizio. Gibson won in 1970 but perhaps his attachment to people like Newark poet and playwright Amiri Baraka, who challenged Gibson to push the city’s corporate interests to take a more active and responsible role in the community, served as a lightning rod to the city’s remaining middle class element. Gibson was elected to four terms, but Newark’s slide continued unabated.
Black National Political Convention
It’s probably fair to say that the political pinnacle of the Black Power era took place between the elections of Gibson and Young, with the advent of the Black National Political Convention in 1972. Held in Gary, Indiana and hosted by Mayor Richard Hatcher, delegates from the entire spectrum of black leadership convened to establish a black political agenda for urban America. More than 8,000 people attended the three-day convention, with 3,000 selected to be voting delegates. Newly elected black officials attended, along with celebrated black nationalists and revolutionaries. Delegates with more moderate position also attended. However, whites were not invited. No white speakers whose views were sympathetic to the movement; not even white reporters. This exclusion caused groups like the NAACP and the Urban League to skip the event and be critical of the gathering.
Renee Ferguson, a former Chicago local news television reporter and currently the press secretary for U.S. Rep. Bobby Rush (D-IL), attended the convention as a 22-year-old reporter for the Indianapolis News. In an interview with Chicago public radio station WBEZ remarking on the 40th anniversary of the convention in 2012, she spoke about the frenzied nature of the event. “When I got there it was very disorganized, much bigger than anybody had planned for and impossible actually for anybody to see what was happening. The speeches were long and there were a lot of egos and there weren’t many women.”
Ferguson said that the agenda of the convention was framed by a basic question, and was the source of great tension.
“Are black people going to work on the inside with the system, or are they going to have their own and work on the outside? And that was the big argument no matter what else they talked about,” Ferguson said. “That was the underlying intrigue and the most interesting thing for me to document as a young reporter.”
In the end, black nationalists won the day. The prevailing theme of the convention was that African-Americans would seek to create change outside of the system. The agenda included platforms that had support from other liberal factions (elimination of capital punishment, national health insurance), but also included platforms that sought to consolidate political control with the growing number of leaders (community control of schools, busing for school integration). Perhaps the biggest message of the convention, however, was that “White politics had failed Black people”. And a new group of leaders set out to implement that vision.
Chicago Mayor Harold Washington, the day after winning the election in 1983. Source: Illinois Historic Preservation Agency.
Almost immediately after the convening of the convention, a group of rising black political figures who rejected the premise of the Black Power era leaders sought to ascend through coalition building. Rather than work exclusively outside of the system, and alienating those who disagreed with them, this group stressed their ability to work within the existing power and political framework.
As a state representative at the time representing Illinois’ 26th legislative district, Harold Washington would’ve been eligible to serve as a delegate to the Black National Political Convention. Whether he attended is uncertain. But it is clear that he adopted a coalition-building style that served him well as he ascended to the office of Mayor in Chicago.
Born in 1922 and just four years younger than Detroit’s Coleman Young, Harold Washington nevertheless followed a different path to mayor of Chicago. Washington also served in the Army during World War II, building runways for long-range bombers in the North Pacific. Upon his return from service he graduated from Roosevelt College in Chicago in 1949, and from Northwestern University Law School in 1952. Washington immediately became immersed in local Chicago politics after law school, working for 3rd Ward Alderman and former Olympic athlete Ralph Metcalfe. While working with Metcalfe Washington became intimately familiar with Chicago’s brand of Machine politics – a spoils system, patronage, and a personal approach to bringing out the vote on Election Day.
Contrary to Young’s experience in Detroit, African-Americans in Chicago experienced a fair amount of political enfranchisement. In many respects, African-Americans were just one part of the ethnic milieu that made up Chicago’s political landscape, like the Germans, Poles, Italians and Irish. The foundation of Chicago’s political machine was its ability to meet the specific needs of those who could be convinced to depend on them, and convincing as many people to depend on them as they could. The Machine’s success meant that it could not ignore or exclude potential votes, wherever they came from, and that included the African-American community. The Machine’s strength was derived from its network of precinct captains, committeemen and elected officials that would convene regularly to discuss its political platform, slate of candidates vote targets and distribution of benefits. Washington received a sound political education in coalition building through his work in Chicago’s Machine.
Washington was elected into the Illinois House of Representatives in 1965 and to the U.S. Congress in 1980. Over the years, he developed a reputation of independence from the Chicago Democratic Party leadership, often becoming an unreliable member of the Machine’s state legislative contingent. As a State Senator Washington was one of a group of independent black Democrats who partnered with white liberal Democrats and moderate Republicans to push forward the Illinois Human Rights Act of 1980. His ascension to Congress later that year, defeating Machine loyalist Bennett Stewart, further alienated him from the Machine.
This effort afforded Washington a unique political perspective. He enjoyed strong independent support from his African-American base, largely developed apart from the Machine. He had strong connections with members of Chicago’s “lakefront progressive” community, which had a fairly large contingent in the city’s Hyde Park community, where Washington also lived. It was likely evident to Washington and others that this pairing provided him a wider base than other black elected officials who rose through the ranks and focused solely on serving the needs of their African-American constituents. Furthermore, Washington likely realized that the Hyde Park progressive community’s networks with other progressives, particularly on the North Side, opened up opportunities for offices beyond Congress.
Washington rode the wave of his unique coalition into mayoral politics in 1983. Bolstered by support from his African-American base and reform-minded white progressives, Washington won against Republican Bernard Epton that November. Once elected, however, he was confronted with a solid bloc of 29 aldermen (out of 50) firmly wedded to the “Democratic Organization” structure that had survived for so long in Chicago. The bloc led a four-year period of legislative gridlock in Chicago known as Council Wars – the bloc assumed control of all Council committees, allowing it to set the legislative agenda; the bloc voted down virtually all of the mayor’s appointments; the bloc fought bitterly with Washington’s supporters on budget and appropriations.
Despite the challenges, however, Washington’s coalition held firm. Federal lawsuits led by Washington allies challenged Chicago’s ward redistricting following the 1980 Census. At the time, Chicago’s population included approximately 40 percent white and black residents, and 15 percent with an Hispanic background. However, Washington supporters argued that wards were gerrymandered to maximize the number of white aldermen in the racially polarized city – at the time of Washington’s election as mayor there were 33 white, 16 black and one Hispanic aldermen. Federal courts ruled in favor of Washington’s supporters in 1986, causing a redrawing of seven wards and special elections. Washington supporters won four elections, creating a 25-25 split in the City Council and effectively giving the mayor control of the Council through his ability to cast a deciding vote. Unfortunately, Washington’s control was short-lived. He died of a massive heart attack on November 25, 1987, just months after his defeat of the obstructionist bloc.
Whereas Harold Washington’s political acumen made him a coalition builder, Baltimore mayor Kurt Schmoke’s stellar athletic and academic pedigree, wonky sensibility and personable nature drew coalitions toward him.
Schmoke attended the prestigious Baltimore City College for high school, where he excelled in football and lacrosse. He entered Yale University in 1967, where he played quarterback for the freshman team and developed into an undergraduate student leader. After graduating from Yale with a degree in history in 1971, Schmoke studied as a Rhodes Scholar at Oxford University and graduated from Harvard Law School in 1976.
Schmoke’s first electoral victory was as Baltimore State’s Attorney in 1982. He defeated William Swisher in a surprise landslide, running a race-neutral campaign against the law-and-order, and (according to some) racially insensitive incumbent. Schmoke was technically not Baltimore’s first black mayor; that title goes to Clarence “Du” Burns, who was elevated to mayor after the election of the previous mayor, William Donald Schaefer, as Maryland’s governor. But Schmoke inherited much of Schaefer’s progressive and business establishment, as they saw him as the one who could articulate their agenda in a largely black city. Schmoke challenged Burns in 1987 and won narrowly. Recalling Schmoke’s victory for an article in Baltimore’s City Paper, City Council member Bill Cunningham said it was a “new-day-is-dawning thing.” In the same article, the Rev. Arnold Howard of Enon Baptist Church said, “We were looking for someone to encompass our hopes for the future, someone who would validate our own journey. He went into office with all that on him. He was the new savior. He was the one who would fulfill our dreams.”
In the end, however, despite being twice re-elected, Schmoke’s analytical approach to leadership alienated coalitions who thought they were getting something else. He developed a reputation for establishing bold policy goals that were difficult to build consensus around – improving adult literacy, drug decriminalization – and put in place department heads who brought the same policy wonk approach to their work that he did. The business establishment and African-American community alike thought they were electing a dynamic “mover and shaker” who could energize them as they pushed toward new heights. But Schmoke was perhaps more manager and caretaker than mover. As a result he left office in 1999, deciding not to seek a fourth term, with a frayed coalition: a business community slightly betrayed, and an African-American community slightly disillusioned.
With the start of the 1990’s a new type of black political figure began to emerge. Gains made through increased access to education and job opportunities were putting more African-Americans in previously unattainable positions, and allowing them to pursue previously unattainable avenues. Wellington Webb, the first black mayor of Denver, fits this bill.
Webb was born in 1941 in Chicago and arrived in the Mile High City at age 11. In his autobiography, he chronicles a difficult childhood; his mother had a drinking problem and he ended up being raised by his grandmother, and he had academic difficulties at Denver’s Manual High School. But Webb fought through his family problems and personal demons. He attended and graduated from Northeastern Junior College in Colorado in 1960, and obtained his bachelor’s degree from Colorado State College in 1964. He was introduced to politics by his grandmother, who was a Democratic Party district committeewoman in Denver. Webb wanted to become a teacher, but found it difficult to obtain a position in Denver’s public schools, and thought local political involvement in some of the federal “War on Poverty” programs of the late 1960’s might help. He transitioned from working in a potato chip factory to working in city government, and later obtained a master’s degree from the University of Northern Colorado in 1971.
Webb developed a reputation as a numbers-cruncher and policy wonk in city government, and was pulled into politics rather than pushed into it by any sense of bitterness. He was elected to the Colorado House of Representatives in 1972 and represented the Northeast Denver neighborhood he grew up in. In 1977 he was appointed by President Jimmy Carter to serve as regional director of the U.S. Department of Health, Education and Welfare, and in 1981 he was appointed by Colorado Governor Richard Lamm to be executive director of the state Department of Regulatory Agencies. Webb held that position until 1987, when he ran and won in the election to become Denver’s city auditor.
Webb’s political ascendance through the ‘70s and ‘80s certainly put him on a path to consider pursuing citywide and even statewide positions, but it was unclear whether an African-American in a city with a small minority population, in a state with a small minority population, could be competitive. He did not start with a built-in large political base like Young or Washington; nor did he have to ability to strengthen a base through coalition building the way Washington did. His only strategy, should he pursue another office, was to make a trans-racial appeal that would highlight his experience, skills and vision.
Webb entered the campaign in late 1990. Three leading candidates emerged: Webb, Denver District Attorney Norm Early (also African-American), and Republican lawyer Don Bain. Webb carried out his “Sneaker Campaign”, going door-to-door in virtually all of Denver’s neighborhoods while preaching a message of competency. He surprised everyone by forcing a runoff with Early in the May 1991 primary, finishing with 30 percent of all votes to Early’s 40 percent. Webb was able to consolidate the support from other candidates with a law-and-order platform prior to the general election against Early in June 1991. Webb won with 57 percent of the vote.
Sacramento Mayor Kevin Johnson. Source: gbmnews.com
Perhaps a better version of a first black mayor who won with a broad trans-racial appeal would be Kevin Johnson of Sacramento. Johnson was born in Sacramento, where he was a standout student and athlete. He excelled in basketball and baseball, and accepted a scholarship to play basketball at the University of California, Berkeley. From there he went on to a storied college basketball career and a long professional career with the NBA’s Cleveland Cavaliers and Phoenix Suns.
Even during his playing days Johnson maintained strong roots with his native Sacramento. He established the Kevin Johnson Corporation, which focused on real estate development and business acquisitions, and the St. HOPE nonprofit organization as an after-school program in the Oak Park neighborhood he grew up in. After his retirement from basketball in 2000, he broadened St. HOPE to include charter schools and nonprofit development in Sacramento. Today, St. HOPE is a network of four charter schools in Sacramento, and a development company with more than a dozen new construction and renovation projects in Sacramento.
Johnson had intimated his political ambitions for years, but finally announced his run for mayor in 2008. Race was hardly a factor in the race; indeed, Johnson was viewed as a decorated favorite son of California’s capital city. Johnson received numerous endorsements from Sacramento’s business and political establishment, and was the highest vote getter in the nonpartisan election that June. He forced a runoff against two-time incumbent mayor Heather Fargo, and soundly defeated her in November.
Johnson has parlayed his athletic, corporate and nonprofit success well in the government sector. He has been a staunch supporter of charter schools, along with his wife Michelle Rhee, the former chancellor of the Washington, DC Public Schools. He was actively involved in keeping the NBA’s Sacramento Kings basketball team from fleeing the city, orchestrating the team’s sale to a group of local investors. He easily won reelection in 2012, and in April 2014 was elected as president of the U.S. Conference of Mayors.
There are other black mayors who fit the trans-racial appeal profile, but are not the first black mayors of their respective cities. Kasim Reed of Atlanta, Michael Nutter of Philadelphia, and Cory Booker of Newark each brought impressive academic credentials, strong corporate backgrounds and youthful passion to their positions as mayor, distinguishing them from their predecessors. Reed interned for U.S. Rep. Joseph Kennedy II before earning his juris doctorate from Howard University, and became a partner at a law firm prior to entering politics. Nutter earned a business degree from the Wharton School at the University of Pennsylvania. Booker earned his bachelor’s and masters degrees from Stanford, earned a Rhodes Scholarship to attend the University of Oxford, and earned his juris doctorate from Yale.
Because of their academic and corporate credentials, Reed, Nutter and Booker are as comfortable in corporate boardrooms as they are in churches or community centers. Each has forged partnerships with political opponents, and adopted a pragmatic bipartisan approach to governing cities. Each has focused on effective service delivery rather than empowerment or redistributive policies. Booker’s success as mayor of New Jersey’s largest city propelled him to his current position as New Jersey’s junior U.S. Senator through special election in 2013.
The Power of Perception
Detroit, Cleveland, Newark, Chicago, Denver, Baltimore and Sacramento occupy different positions on the success spectrum of American cities. Of these five Chicago would certainly occupy the highest perch. Chicago clearly is a global city – a world financial center, the home of a dozen Fortune 500 companies and the critical link in the nation’s rail and air transportation network. The Windy City has extensive economic connections throughout the world. Indeed, world-class architecture firms based in Chicago are designing the gleaming skyscrapers sprouting everywhere in China’s large cities. Denver would rest in a position not far behind Chicago. Denver has become the capital of the Great Plains and Mountain West, a mid-continent transportation hub that built its wealth on its access to mineral resources in the Rocky Mountains. Sacramento would likely occupy a position behind Denver. Sacramento’s growth has been more recent than the others, and it still sits in the shadows of much larger California metropolises. But as the capital of our nation’s largest and most influential state, it has heft.
Baltimore, Cleveland and Newark would occupy another place on the spectrum. All are well known for enduring the storm of industrial decline, and in Cleveland’s case, fiscal insolvency. They’re slowly recovering from a nadir reached perhaps a decade or two ago and have made small steps toward improvement. They’ve worked hard to revitalize their cores – Newark has leaned on its financial services sector to turn the tide, while Baltimore and Cleveland have relied on their assets in education, health care services, and biomedical and biotech research. However, all are far from being complete success stories.
Then there is Detroit.
Each city has had African-Americans serve in the city’s highest office. Chicago’s Harold Washington endured tough times as mayor of Chicago, but he built a lasting coalition that allowed him to prevail. Denver’s Wellington Webb learned to adapt in a pluralistic environment and raised the profile of a Western city. Cleveland, Newark and Detroit each elected first black mayors during the turbulent post-Civil Rights era and paid a steep social price for doing so. Cleveland and Newark began their turnaround some years ago; perhaps Detroit’s, with its recent bankruptcy filing, has just begun.
If anyone doubts the impact of electing an African-American mayor during the racially tumultuous late ‘60s-early ‘70s era, examine the general perceptions that formed of the cities during that period and have endured ever since. Newark and Detroit, already tainted by the aftermath of urban riots, were effectively shunned by white residents after the elections of their first black mayors. Cleveland may have been headed down the same path after the election of Carl Stokes in 1967. But Stokes chose not to run for a third two-year term as mayor, leaving a wide open field. Stokes was followed by three consecutive white mayors — Ralph J. Perk, Dennis Kucinich and George Voinovich – before the election of the city’s second black mayor, Michael White, in 1990. Atlanta touted itself as the “City too busy to hate” in the ‘70s, but Maynard Jackson’s 1973 election coincided with rapid white flight out of the city, at the same time that Sun Belt migration from the north was strengthening the suburban base. In Washington, DC, black political empowerment there was often wrapped up in the controversy of federal political representation for the District. Mayors in the District were federally appointed until Walter Washington was elected mayor in 1975.
Perhaps the best way to view perceptions of cities that elected “first black mayors” during the Black Power Era is to examine the fortunes of Detroit and Philadelphia during and after this period. Entering the 1970’s the Motor City and the City of Brotherly Love had similar populations (about 1.5 million people in Detroit, 1.9 million in Philadelphia), with a similar geography (about 140 square miles) and similar demographics (approximately a 60/40 split between whites and blacks). As noted, Coleman Young was elected mayor of Detroit in 1973, narrowly winning against Police Commissioner John Nichols. It was clear that Nichols’ candidacy was an effort by his constituency to restore order to a city during a difficult time. Meanwhile, another police commissioner, Frank Rizzo, assumed power as mayor of Philadelphia in 1971. As mayor Rizzo was regarded as having a strained relationship with the city’s African-American community. Rizzo’s “law-and-order” tactics were viewed positively by his white ethnic base and have been credited by some for keeping Philadelphia from suffering the same fate as other cities. Could the Nichols campaign have been modeled after the successful Rizzo election two years earlier?
Possibly. Yet it is instructive to view the difference in perceptions of both cities since that time. Philadelphia was certainly hit hard by the decline of the nation’s manufacturing sector. Philly had substantial losses in the shipbuilding, oil refining and food processing industries over the decades, losing thousands of jobs as a result. Yet did Philly endure what was in effect a boycott of the city by white residents? Troubled North and West Philadelphia are well known, but did their troubles define the entire city? I think many people could imagine a real-life “Rocky Balboa” coming from Philadelphia in the ‘70s and ‘80s, but far fewer could imagine a similar character coming from Detroit.
Philadelphia’s national perception took a tumble over the last 40 years, but the city has fought back hard to rebuild itself as a premier city with a strong economic foundation in education, health care and financial services. Detroit, however, continued on a descent no other city endured. High crime rates, racial tensions, dilapidated abandoned buildings in a desolate post-industrial landscape — all defined Detroit then and continue to define it today.
Between 1970 and 2010, Philadelphia’s population dropped by 22 percent, from 1.9 million to 1.5 million. The decline was largely driven by a substantial loss of its non-Hispanic white population over the period, which declined by 56 percent. Over the same period, Detroit’s population dropped by 53 percent, from 1.5 million to just over 700,000. Its decline too was largely driven by a loss of its non-Hispanic white population, which dropped by 93 percent. Ninety-three percent.
Something happened that kept a base or core of white residents in Philadelphia. Something happened in Detroit that led to their virtual disappearance.
Cities that elected their first black mayors during the Black Power Era deeply suffered in national perception because of the gamut of social challenges they had at the time, and found it difficult to stabilize poor economies or for revitalization to gain traction. But they suffered far worse than other cities because they were in effect shunned. They suffered from the greatest increases in crime. They experienced the largest declines in school quality and performance. They witnessed the steepest drops in property values. They had the widest divides between police and community. They had the highest numbers of white middle-class residents departing for the suburbs. Newark was shunned. Gary was shunned. Detroit was shunned. Maybe Cleveland, Los Angeles, or Cincinnati, or Dayton did not suffer the same fate because African-American populations there did not approach parity with whites, who were eventually able to “reclaim” the city’s highest office. In the end, however, select cities paid a price for the election of black mayors during this time, a price not paid by cities that elected black mayors after them, or not at all.
Detroit Mayor Mike Duggan on election night in 2013. Source: wikipedia.org
On January 1, Michael Duggan assumed the difficult and unenviable responsibility of becoming the 75th mayor of Detroit, Michigan. Given the most recent difficult period that Detroit has endured, and the continued difficult times ahead, Mayor Duggan’s inauguration was a subdued affair. There was no inaugural ball or celebration. The new mayor was simply sworn in with a short ceremony in his new 11th floor office in the Coleman A. Young Municipal Center.
The new mayor said he would focus on operations – removing blight, snowplowing streets, repairing lights, making sure buses run safely and on time. The mayor suggested he would move into Manoogian Mansion, the palatial mayoral residence on the Detroit River that was deeded to the city in the 1960’s. As far as the focus on operations goes, he really has little choice in the matter. The State of Michigan-appointed emergency manager Kevyn Orr, brought in with exceptionally broad powers to resolve the city’s financial mess and currently leading the Motor City’s largest-ever municipal bankruptcy, has a lock on policy decisions right now. Mayor Duggan says his focus is to “return the city to elected leadership on October 1,” the day that Orr’s 18-month appointment from the state ends.
And with that, Mike Duggan became the first white mayor of Detroit since 1973, mayor of a city with a population that is 83% African-American. This most recent election, most observers believe, is a venture into the unknown, and is as much an experiment as Detroit’s bankruptcy itself. An era of African-American political leadership has ended in Detroit, but no one is certain of what the next era might be.
Perhaps the bankruptcy, the election of a white mayor and the growing urban pioneer spirit that is visible in parts of the city means that the shunning of Detroit has ended.
This post originally appeared on August 10th, 2014 in
Friday, November 14th, 2014
Here’s another episode of Carol Coletta’s Knight Cities podcast. This is an interview with Chicago Community Trust President Terry Mazany with interesting thoughts on Chicago’s culture. My commentary is below the audio player. If the audio doesn’t display for you, click over to Soundcloud.
The bulk of the show is taken up with a discussion of a community dinners event the CCT (Chicago’s community foundation) put on to celebrate their 99th anniversary. This may or may not be of interest to you. But the beginning is Mazany’s take on Chicago’s culture.
I’ve always struggled a bit with the classic consulting SWOT framework (Strengths, Weaknesses, Opportunities, Threats). That’s because I have trouble classifying things. So often to me internal factors can be strengths or weaknesses depending on the context. For example, the same personal qualities that are our strengths are generally also weaknesses in other ways.
So it is with culture. Chicago has a very powerful civic culture. I won’t claim to have it fully defined. But like everyplace it has its own way of doing business. As Mazany notes, this culture involves a very powerful and engaged corporate sector, including at the CEO level. This is something I’ve noted has long disappeared in so many other cities.
Obviously things like a corporate orientation have their downsides, as I and others have written about elsewhere. Also obviously Mazany is going to present Chicago’s culture as a positive. Since this is his show, let’s stick with that for today.
I think it’s pretty clear that Chicago’s strong corporate and philanthropic leadership played a key role in preserving Loop as the region’s commercial heart, especially during the nadir of downtowns in the 70s and early 80s. Chicago did lose HQs to the suburbs, but even suburban based CEOs have played a big role in backing downtown Chicago. The corporate sector also has raised a lot of funds for civic projects like Millennium Park. One can certainly complain about the cost overruns and corporate logos, but a lot of private money went into this and many other things. Business leaders, notably Lester Crown, were the big promoters of the O’Hare Modernization Program.
Without a doubt, the corporate culture of Chicago is a big part of what had made the city work. That’s part of why simply copying the projects and techniques of other cities doesn’t necessarily translate to success. It’s the values and culture and other attributes of the city that lies beneath the projects, etc. that are often the real differentiators.
Sunday, November 9th, 2014
This post originally ran on April 28, 2013.
I had an interesting conversation about Washington, DC with Richard Layman a few months back. One of his observations, rooted in Charles Landry’s, was that great global cities don’t just take, they give. To the extent that Washington wants to be a truly great city, it needs to contribute things to the world, not just rake in prosperity from it.
Affecting the world, often for good but unfortunately sometimes for bad, is a unique capability that global cities have because they are the culture shaping hubs of nations and world. When an ordinary city does something, it can have an effect to be sure. But things that happen in the global city are much more likely to launch movements.
For example, Chicago did not invent the idea of doing a public art exhibit out of painted cow statues. I believe they copied it from a town in Switzerland. But when Chicago did it, it inspired other cities in a way that Swiss town did not. In effect, ordinary cities influence the world usually by influencing a global city, which then influences the world. Often it is the global city that gets the credit although the actual idea originated elsewhere. Thus the role of the global city is critical. But we shouldn’t assume that all ideas originate there or that other cities can’t profoundly influence the world.
We might also think of bicycle sharing, which was around in various forms for quite a while. But it was the launch of the massive Paris Vélib’ system in 2007 (which according to Wikipedia was inspired by a system in Lyon) that made bicycle sharing a must have urban item the world over.
Similarly it was the High Line in New York that has every city wanting to convert elevated rail lines into showcase trails. New York is really the city that made protected bike lanes the new standard in the United States as well.
Beyond simple urban amenity type items, global cities can also launch profound cultural and social transformations. A few examples.
The first is from Seattle, a sort of semi-global city. It was in such a depressed state in the 1970s that someone put up a billboard that’s still pretty famous: “Will the last one leaving Seattle please turn out the lights?” Yet in Seattle there was a coffeehouse culture that spawned a movement out of which came Starbucks which literally revolutionized coffee drinking in America and event pioneered the entirely new concept of the “third place.”
A lot of people like to attribute the emergence of Seattle as a player to Microsoft moving there from Albuquerque in the late 1970s. However, I think the coffee example shows that there were interesting things already happening in Seattle long before that. It was a proto-global city waiting for a catalyst.
Another example would be the emergence of rap music out of New York City. Or house music from Chicago.
Or consider the 1963 demolition of Penn Station in New York in 1963. The wanton destruction of this signature structure horrified the city and led to the adoption of its historic preservation ordinance. This was not the birthplace of historic preservation in the United States, but this demolition played a key role in bringing historic preservation to the fore, not just locally but nationally.
Lastly, the Stonewall Riots in 1969 clearly played a signature role in the gay rights movement in America. Many pride parades today are scheduled to fall on the anniversary of the event.
Who knows what might have happened with coffee in America without Seattle. But I think it’s clear that both the historic preservation and gay rights movements would have emerged at some point anyway regardless of what happened in New York. However, the events in New York clearly provided a sort of ignition and acceleration.
How many historic buildings in America were saved because Penn Station was lost? (Think about how many might have been destroyed had the historic preservation movement emerged later).
Think about a state like Iowa where gay marriage is legal. How many people in Iowa 40+ years ago had any idea that an obscure incident in New York City would ultimately transform the social conventions of the rural heartland?
I think this shows the power of the global city. I’m sure that there are things happening underground in New York and elsewhere that right now that we don’t know anything about yet that will ultimately transform our world 10, 20, or 30 years down the road. It’s crazy to think about.
Tuesday, October 21st, 2014
This is part of the series North America’s Train Stations: What Makes Them Sustainable or Not?
To describe how central stations can help us evolve toward sustainable transportation, this series uses a middle category called “Economic Engines.” This category stimulates its surrounds. These three Chicago stations do that job well.
|max pnts = 100||80||Ogilvie Transportation Center (OTC)||75||Millennium Station (MS)||70||Lasalle Street Station (LSS)|
||18||17.0||While OTC gets busy at rush hour, good design made this Chicago’s best functioning station.||14.0||Despite two decades of missteps between agencies of two states, the station turned out OK … except for cost overruns.||13.0||Chicago’s smallest terminus works well and METRA plans to add about 15% more passengers by adding a second line.|
||32||27||It connects just OK to other transit as well over half choose to walk.||23.5||Most walk to destination or one block to “Elevated.” Bus connections are slighted; crowded at street level.||23||The building is less ped-friendly than OTC, but connects best to transit with the “El”, a subway and has a protected bus station.|
||50||36||For redeveloping its surrounds, OTC is in America’s Top 5.||37.5||Surrounds are the tops; one of the world’s great urban park destinations, many office buildings and lots of mixed uses.||34.0||Surrounds to the south and west have not redeveloped as fast; being separated by expressway traffic.|
Chicagoland’s twelve commuter lines constitute a system that is nearly the nation’s largest. (New York’s LIRR is slightly larger; while Metro North and New Jersey Transit, respectively, run a close third and fourth). But if we bite-size Chicagoland, we see an analogy to mid-sized cities. The first bite is that six lines terminate at Union Station, leaving six more at these three stations. Here are their counterparts in other cities.
1) Ogilvie Transportation Center (OTC) terminates three lines with commuter volume slightly more than Boston’s South Station.
2) Millennium Station ends two lines from different states, as does DC’s Union Station with similar suburban volume.
3) Lasalle Street Station terminates one large line with passenger visits at just under 30,000 daily, similar to San Francisco’s Caltrain terminus.
Also strengthening comparison to other cities, Chicago’s secondary stations connect poorly to one another, creating, essentially, three mid-sized rail systems. Comparing Chicago’s three smaller stations shows other regions how to develop better stations and strengthen the national trend to improve suburban rail. Today, eleven systems in North America carry more than 41,000 passengers daily. Some 15 more fledgling lines are trying to catchup. Highlighting central stations’ future importance, there are 28 new lines in various stages of construction and engineering.
In studying some three dozen central stations, I see many similarities to these three in Chicago and hope you find the analogy useful as well.
What Do These Three Stations Have In Common?
These stations were key parts of the eleven decade transformation from a filthy, industrial downtown to a global center today. In 1900, downtown’s chaotic streets were surrounded by rail yards and warehouses. These stations’ predecessors muted this roughness and provided orderly centers. But as private passenger rail collapsed during the 1960s, Chicago’s downtown also lost its balance. Yet, plans boldly were made to rebuild all three stations. The new ones served as leverage for Chicago’s revival from the 1980s through the 2006 real estate crash and were key to transforming the downtown. A century after Burnham’s fantastic depiction in “A Plan For Chicago,” today’s downtown has a different beauty… but arguably, an equal of those drawings.
Transportation established Chicago as central to the nation’s economy. A recent book, Terminal Town, reviews how Chicago used rails. In today’s economy in which people are a key asset, ownership of passenger rails and terminals, again, is strategic.
Unfortunately, all three stations are owned by Metra; the beleaguered state agency. This challenge to Chicago’s future cannot be ignored much longer. While Illinois has fiddled away the last five decades without a management scheme capable of remaking the system into a future regional asset, all three termini, somehow, got updated.
When you consider that the 1970s and 1980s saw Chicago battling its suburbs, redeveloping these stations seems amazing. That storm and fury was transcended by a simple deal; the suburbs knew these rail lines were their assets also and, as Chicago did, that they could use the rails to revitalize every municipality’s downtown. For the last three decades, Chicago leveraged its land use authority well and turned eyesore rail yards and warehouses into vibrant blocks around all three stations; improving nearby real estate values in ways that only ambitious cities do.
Impressively, all three stations work well and OTC is close to great. Here’s how.
Ogilvie Transportation Center (OTC): How Excellence Redevelops Surrounds
Main concourse adjoining tracks. Photo by the author.
Few stations treat the eye better. Also true of its predecessor, Chicago & Northwestern’s grand concourse evoked the glories of rail travel. But, it was demolished and the new concourse adjoining a 42 story tower was completed in 1984. The new concourse spaciously evokes rail glories in a post-modern setting. Reminiscent of United’s hub terminal at O’Hare Airport, OTC’s main concourse also was designed by the same starchitectural firm. But OTC makes a more important statement on a daily basis: traveling with others in efficient modes makes a better future.
Also, few stations better flow during rush hour’s crush. On the photo’s left, 16 tracks end. In the middle (not pictured to the right) are 6 escalators eventually connecting to four street exits. Also not pictured to the left, each train shed platform has stairs so commuters have the option to exit down to a retail concourse (called MetraMarket) with two more street exits. While neither concourse has a suitable waiting area, one can while away time at some 60+ stores in three distinct malls that seem to thrive on the station’s high traffic.
OTC was named for Governor Ogilvie. His leadership and staff cobbled together the deals that saved a world-class set of commuter rails while places such as St. Louis let their systems die. The Governor’s public service and this station’s quality explains why Chicago’s downtown revival has been so much faster.
A three block radial walk (map below) depicts how a 42 story tower and tracks have leveraged redevelopment ever since. Large warehouses were converted and old low-lying railroad shacks were demolished and rebuilt into a dense urban neighborhood; mixing office and residential high-rises. To address the retail shortage, the station’s ground level under the tracks was converted into the Metramarket complex (see black rectangle) and includes the destination-like French Market with two dozen gourmet food shops; making dinner easier for suburbanites and nearby urbanites alike. The French Market is not New York’s Grand Central Market, but it is America’s stations’ second best.
OTC’s scorecard rating of 80 indicates how well OTC works during its rush hour detraining of passengers to platforms and sorting them to six exits and on paths to their final destination. And OTC does all this while feeding suburbanites slices of 21st Century urban life; hopefully, so they move and add to Chicago’s downtown population which has grown by over 500% since the station was built.
Millennium Station: Destination Made, But No Second Act
Millennium’s main concourse. Photo by the author.
As this station’s metaphor, the center-point above is where the two state agencies and their separate lines meet. Follow those lines and you get to their underground tracks. Yet, redeveloping the Illinois Central rail yard and depots into Millennium Station was not simple for several reasons; a primary one being how cost over-runs of Millennium Park, its above-ground neighbor, affected this station’s construction.
More important, the station required Illinois and Indiana agencies to act like partners and mesh different rolling stock, albeit both electric since they run underground for three blocks. (Metra’s other ten lines are diesel). These and other complications created a construction zone for two decades; instead of a station that welcomed suburbanites. Eventually, the collaboration got OK and passenger levels returned after completion.
Indiana’s South Shore line has six tracks that terminate at the south end and Metra’s former Illinois Central line terminates on five tracks at the station’s north. Both sets of passengers merge into a concourse with ticketing, a decent waiting area and food shops. Efficiently, passengers distribute into three exits of Chicago’s extensive underground Pedway; allowing them to escape bad weather or connect to transit.
Millennium Station’s main entrance comes from the underground Pedway and contains most of the station’s 10 store retail corridor. Photo by the author.
An underground station, it can look like a fancy subway stop. Serving one of the city’s most intense urban areas, the station still is pleasant enough to begin one’s workday and, hopefully, make it less of a grind. With limited room for growth at rush hour, this station is what it is. The scorecard rates it at 75.
Lasalle Street Station: Some Room To Grow
On the far right of this photo of the Chicago Architecture Foundation’s model, you see the train shed leading into Lasalle Station and its adjoining tall Stock Exchange Building. To its left is an expressway and considerable undeveloped land. (The other two stations have almost none). Photo by the author.
This fourth remake of Lasalle Street Station had a relatively simple deal. It involved only one bankrupt line (the Rock Island) and Metra also bought the tracks; giving it more control. Much like OTC, the main entrance depends on collaboration with one large building owner. But in Lasalle’s case, the Chicago Stock Exchange was not as accommodating. It is an over-imposing host and unwelcoming to pedestrians. While airy and utilitarian, the station itself works well enough to earn an overall rating of 70.
Lasalle does have excess capacity at rush hour and Metra plans to shift the Southwest Service and its 10,000 daily passengers from Union Station to Lasalle, increasing the station’s usage by almost one-third.
Entrance and exit to the east-west Congress Expressway. Photo by the author.
The station’s only major weakness is an east-west expressway ends under it. Eager to reach high-speeds or slow to slow down, eight lanes of traffic make it harder for urban and pedestrian life to develop. This division makes the station’s south side less desirable to live and work in and has been much slower to develop. This is changing as its parking lots are being built into condos and apartments. While Chicago is adding streetscapes for urban fabric, the expressway is hard to hide.
How Can These Good Stations Contribute In the Future?
Each should connect better to transit. While they average about 44% of their passengers who walk to their destinations, the finite number of jobs in each station’s pedestrian shed means that most new commuters are more likely to first want improved transit connectivity. This is more true at OTC, where only 33% of riders walk. To encourage transit transfers, OTC passengers should be able to enter the ‘L’ at the same level they detrain. But with ceaseless inter-agency bickering, de-trainers must go down to the street and up to the ‘L’ whereas a simple passage on the same level would encourage train passengers to use rapid transit.
Also, all stations could improve transfers to standard buses in little ways… if some agency had the authority to force Metra to obey the law and participate in the CTA’s Ventra universal card. (An agency with a future would even subsidize the transfer of train passengers to CTA buses and ‘L’).
When the downtown Bus Rapid Transit starts in 2015, lousy transfer policies start getting better. BRT ties together Union Station, OTC and Millennium with several other key stops downtown. To visualize how the BRT works, here is a downtown map with rail termini as the large blue blocks and BRT as the double-red line.
As big an improvement as this promises to be, BRT in a congested downtown such as Chicago will only provide temporary relief. BRT is no replacement for an integrated system. (Chicago has twice failed to build an urban circulator). Agencies that squandered time and taxpayer goodwill, now, must resort to the BRT stopgap.
Even if achieved, improved connections only will cause the rush hour crush to grow. Now near capacity, the quality of two station’s commute deteriorates with increased ridership. Often touted as panacea, a West Loop Transportation Center (WLTC) that through-routes Union Station and OTC will make greater efficiencies, improve rush hour capacity and speed travel between suburbs. But, a WLTC is highly improbable under Metra’s regime and its poor supervision by Illinois’ RTA.
Besides, the WLTC only marginally helps the core problem: Chicagoland’s lines are radial and bring everyone downtown; causing congestion. So a strategic solution would use rails to bring commuters to Chicago’s employment centers that are not downtown.
For example, many south-side Chicagoans and suburbanites work at the west-side medical district, one of the world’s largest collection of hospitals. The former Rock Island line easily can be connected to a new medical district station two miles west of Lasalle. If successful, that train eventually could be connected to O’Hare Airport; also a non-9-to-5 employment center that requires better train service. And with service in-between the medical district and the airport, other employment centers will be stimulated.
If Metra cannot start this strategy quickly, we should organize a way around it.
Chicagoland should consider how trains increase service and stimulate redevelopment in other global cities. London’s Thameslink started in the late 20th Century. It was so successful that redevelopment around its stations now stretches from the once run-down St. Pancras area for three miles through London’s center and across the river (follow the yellow line) to the much more forlorn surrounds of Elephant & Castle. While hard to see in my photo, the six stations in this three miles, on average, have redeveloped over 50% of their surrounds. (The St. Pancras foreground shows new construction as the lighter shade, whereas renovations remain the darker shade).
Model is in the lobby of the London Building Centre.
As further proof of how trains stimulate redevelopment, note the purple through-line running left to right. The purple is Crossrail; still only mid-way dug. Thameslink’s success signaled to developers that the surrounds of Crossrail stations also are sound investments. Both through-lines have stimulated London’s building boom; one that rarely has been seen by a western city since the industrial era. Such is the leverage generated when suburban rail through-routes and becomes urban rail.
On a relative basis, Britain’s passenger rail system seems flexible; being nationalized, ossified and, now, has had operations privatized. Unfortunately, we live under Uncle Sam’s feeble, federated and seemingly unresponsive transportation laws. This allows Metra to be controlled by suburban mayors who tend not to view rails as a metropolitan asset. Stopped by this regime, Chicago needs a new strategy before it can benefit from London’s example. However given that Illinois laws recently allow public-private partnerships (which have similarities to London’s laws), we should explore how trains can redevelop urban areas. Using an asset to metropolitan benefit leads to sustainable transportation.
Getting To “Should”: Lessons for Sustainability
Mid-sized American cities want what these three stations have. All three stations function well at peak hours and help redevelop their surrounds, the key goals of this series’ Economic Engines category.
But, all three have limited potential to serve as a symbol that pulls their train system into a sustainable future. Chicago’s “little engines that could” — owned by Metra — might improve service with a few small steps, such as improving connectivity to transit. But even if Metra were to be reformed into an adequate agency, these improvements only push the stations past their rush-hour capacity and, thus, still are not on a path for sustainable transportation.
To maximize trains’ potential, strategies must increase off-peak travel and serve employment centers other than downtown. Through-routing can increase ridership and stimulate redevelopment outside of downtown. But these strategies are unlikely to emerge under an outdated, scandal-riddled agency that appears to have lost its social contract with passengers and taxpayers.
So that trains can help inspire the confidence needed to attract new public and private capital to redevelop targeted areas, this series in 2016 will explore how Chicagoland’s agent for sustainable transportation “should” operate.
Robert Munson lives in Chicago and can be reached at firstname.lastname@example.org.
Sunday, October 19th, 2014
The Lafayette (Indiana) Journal and Courier just ran a major article from a four month investigation called “The Great Chicago Migration Myth” which attempts to debunk the idea that poor Chicago blacks, especially former CHA residents, are moving to Lafayette/Tippecanoe County.
The J&C seems to do a good job of pouring cold water on the CHA idea. But they use that to make a claim they didn’t actually prove, namely that low income blacks aren’t moving to Lafayette from Chicago. What’s more, the data shows that there is material black migration from Chicago to Lafayette, contradicting the clear implication of the article. Additionally, the J&C fails to note the critical context that regardless of origin, Lafayette has been experiencing a black population boom that exceeds even Hispanic growth on a percentage basis.
In sum, this article provides an incomplete and badly misleading view of black demographic change in Lafayette.
Chicago demolished most of its high rise public housing complexes, prompting the obvious question of where the former residents ended up. I’ve been noticing news stories for several years suggesting that former CHA residents have been moving to places ranging from downtown Illinois to small town Iowa. I myself have heard credible reports from generally reliable people I know in public service who say they personally have seen an uptick in Chicagoans in their work.
It has long made me, and I know others, wonder: did Chicago attempt to effectively run its former black public housing residents out of town? I’ve tried to get many journalists who have written on Chicago’s demographics to investigate and get to the bottom of what’s really going on. Ed Zotti did a great series in the Chicago Reader covering some aspects of the issue (see part one, part two, and part three). But there are certainly a lot of open questions in my view and I’m surprised how little investigation I’ve seen of it.
The J&C story is the first part of at least two installments that attempts to do just this sort of comprehensive analysis from the standpoint of Lafayette, Indiana. Greater Lafayette is not the community I would have chosen as my test case. As home to Purdue University, there’s a lot of migration that’s driven by the inflow and outflow of students that can obscure the non-university trend. But obviously from the J&C standpoint it’s their community and so of course they pick it for their work.
Their own words speak for themselves:
Call it the Great Chicago Myth. For decades, the belief has been ubiquitous in Greater Lafayette that thousands of low-income African-American families packed up their belongings and headed down Interstate 65 straight to Lafayette, bringing with them rising crime and worsening drug problems and higher burdens on local social services….The Chicago Myth turns out to be completely untrue. A comprehensive four-month Journal & Courier analysis of data culled from the U.S. Census Bureau, the Chicago and Lafayette housing authorities and other sources shows that, while there has been some migration, relatively few people leaving Chicago end up in Tippecanoe County.
How accurate a portrayal does this provide?
Where Did Chicago’s Blacks Go?
I haven’t personally looked into former CHA resident migration, but Ed Zotti and the J&C convince me that this is not a material contributor to Chicago’s black population decline or to migration elsewhere. I’m sold on that point. However, Chicago has in fact lost a lot of black residents.
It’s well known that the city of Chicago lost 177,401 black residents during the 2000s. But as with out-migrants generally, the default assumption for most of them would be that they moved to the the suburbs and didn’t leave the region. However, the Chicago metro area as a whole saw a decline in black population of 45,689. Considering that there was surely natural increase (more births than deaths) in the regional black population, this implies a huge net out-migration. They had to go somewhere.
As it happens, the Census tells us where they went. I’m leaving metro area analysis for another day. But let’s take a look at the map of net migration of blacks in Cook County, Illinois. Red indicates net outflow, blue net inflow.
Net migration of black residents from and to Cook County, Illinois. Net in-migration in blue (positive), net out-migration in red (negative). Source: 2006-2010 ACS via Telestrian
Unsurprisingly, when you lose a lot of people, they move to lots of places. There are a number of net recipient counties for former black residents of Cook County. Many of them are in Illinois though not all. As you can see, Tippecanoe County is one of the recipient counties.
Are There More Blacks in Lafayette?
When people make statements like “There are a lot of poor black former CHA residents moving in here” there’s an embedded chain of reasoning that goes something like this:
There are more black people in Lafayette.
Those black people are coming from Chicago.
Those Chicagoans are poor.
Those poor people are former CHA residents.
The last statement may well be false without invalidating the others. I’m buying what the J&C is selling on that one. But let’s look at the other ones, starting with the first. Has the black population of Greater Lafayette been increasing? Yes, and by a lot too.
There were 3,752 black residents in Tippecanoe County in 2000. By 2010 that had nearly doubled to 6,913. This was a bigger increase on a total and percentage basis than any other small industrial county in Indiana. By 2013 it had added another 1,638 black residents (23.7% growth). This was the fifth highest total increase in black residents of any county in the state – this in a county that in 2000 had the 14th largest black population. Again, that growth outpaced all peer counties. In fact, I think it’s fair to say that a 128% population growth in black population since 2000 qualifies as a veritable boom, especially by the standards of slow-growth Indiana.
It’s worth comparing the trajectory of Tippecanoe County to Bloomington’s Monroe County, home of Indiana University, so I pulled some statistics into the following chart:*
|Tippecanoe County (Lafayette)||Monroe County (Bloomington)|
|April 1, 2000||148,955||120,563|
|April 1, 2010||172,780||137,974|
|July 1, 2013||180,174||141,888|
|Total Growth (2000-2013)||31,219||21,325|
|Percentage Growth (2000-2013)||21.0%||17.7%|
|April 1, 2000||3,752||3,615|
|April 1, 2010||6,913||4,491|
|July 1, 2013||8,551||4,898|
|Total Growth (2000-2013)||4,799||1,283|
|Percentage Growth (2000-2013)||127.9%||35.5%|
|Black Population Share 2000||2.5%||3.0%|
|Black Population Share 2013||4.0%||3.3%|
|Total Growth (2000-2013)||1,420||2,057|
|Percentage Growth (2000-2013)||1.8%||3.5%|
As you can see, these communities started off with roughly similar black populations. In fact, Bloomington had a higher black population share. But while Bloomington’s black population has grown only moderately more than overall population growth, Lafayette’s has grown at a substantially faster rate.
I should note that both of these towns have very small black populations compared to bigger cities. But that makes growth more easily visible as well, similar to how many small towns have noticed (and reacted) in the case of even limited Hispanic migration.
I put the jobs number in to see if there might be a pull there. Bloomington has actually done better on jobs. But this shows right away one potential root cause of anxiety over out of town migrants: job competition. Lafayette had added over 31,000 people since 2000 but only 1,420 jobs. Not all of those new residents are in the theoretical labor force pool, but I’ve got to believe more than 1,420 of them are. When you’re only adding 1,400 jobs, it doesn’t take a lot of migrants to make a competitive difference for job seekers. I think this is a big factor nationally in the public souring on immigration reform and it wouldn’t surprise me if something similar were at work here.
Whatever the case, it’s true that Lafayette has seen a significant increase in black population. So the reverse of the Chicago question applies here: where did they come from?
How Many of Lafayette’s Black Residents Are Coming From Chicago?
The J&C uses the Census migration data figures to argue that few Chicagoans of any type move to Lafayette. However, the Census Bureau publishes place to place migration by race from the five year ACS survey, so let’s consult that source.
Migration by race is provided in the 2006-2010 ACS through a special county to county migration data release. You can easily browse it through an interactive online map.
According to this data, 127 net black residents moved from Cook County to Tippecanoe County. That doesn’t sound like a lot. However:
- This is the third highest destination in Indiana for net black migrants from Cook County. Only Lake County (a Chicago suburban area) and Elkhart County ranked higher.
- No other county in the United States sent as many net black residents to Tippecanoe County as Cook County did. The second highest county is Lake County, Indiana, which again is also part of Chicagoland.
Other than third place Marion County (Indianapolis), nobody else even comes close to sending as many net black residents to Lafayette as Chicago does.
I should note that Tippecanoe is far down the list of net recipient counties from Cook. So from a Chicago-centric perspective, Lafayette is not a major destination for departing Chicago blacks, who are dispersing across many different destinations. Yet the Chicago region has nearly 10 million people and is losing a lot of black residents. Certainly no small city like Lafayette could ever be the destination for more than a small percentage of those leaving a near megacity region like Chicago.
The university is a major wildcard. You would expect Chicago to be both a big source and destination for Purdue University’s student body, and certainly some of them must be black. Looking at our comparator, there were a net of 38 black Chicago migrants to Monroe County (Indiana University). So Lafayette is seeing a higher migration, but is also geographically closer keep in mind. I took a quick look at other Big Ten school counties and there’s huge variability so I’m not sure what we can say with regards to those schools without data from the universities themselves. The homes of Wisconsin and Iowa are the top net exporters of black residents to Chicago, for example.
To be sure, there’s statistical noise in this ACS survey data. And we only have one survey with race based migration available. The data is definitely limited here. So keep that in mind. But this does show a flow from Chicago.
The J&C did not use this data set for some reason, but relied on the overall migration levels (not broken down by race) between the cities. Regardless, we have a fundamentally different understanding of how to interpret the meaning of the survey data. I generally don’t work with the 5yr ACS, but that’s the only survey in which place to place migration is provided. (The IRS data is not broken down by race).
The J&C treats the migration values as the total migration over the five years of the survey. I actually called the Census Bureau and spoke to someone in their Journey to Work and Migration Statistics Branch that compiles this data. I asked them specifically if the migration values should be treated as a five year total or as a proxy for average annual migration. They told me the latter.
This person could have misspoken but if that’s correct, then the 127 figure would translate into 127 people per year – nearly 1,300 people over the course of a decade. That’s a material percentage of the total black population in town. That’s especially true if we are looking only vs. the increase in black population attributable to net in-migration.
So there does appear to be some data to indicate that part of the increase in the black population of Lafayette is due to migration from Chicago. Also, if the J&C wants to say that Chicago migration is not a material contributor to the robust black population growth in Lafayette, their claim would be a lot stronger if they documented where this increase actually is coming from.
Are Black Chicago Migrants to Lafayette Low Income?
Obviously if any sizable group of people move from one place to another, you’d expect some income diversity and some lower income residents. The J&C actually highlights specific people who made the move from Chicago and who have incomes low enough to qualify for public assistance (e.g., Section 8) though it doesn’t identify their race.
The Census also publishes net migration by household income level, which you can view in the same flow tool I linked to before. I didn’t look at all tiers, but I checked out the bottom few. Keep in mind these aren’t sliced by race. This is overall migration. Unlike in the race data, which appears exhaustive, this data has some suppression for privacy reasons.
According to that data, at the lowest level only a tiny net migration to Lafayette is reported – two people, which I suspect is within the margin of error of the survey. A couple of the higher tiers up actually show migration towards Chicago (87 in the $25K-35K range, for example).
Additionally, the J&C reports that they identified every single Section 8 permit that was transferred between Chicagoland and Lafayette, and found that there was actually a net flow towards Chicago. This data is also not classified by race, but is consistent with what I found in income migration.
So there does not appear to a flow of low income residents into Lafayette when race is not considered based on this survey data (which has similar limitations to the race data I gave above).
I would say based on the data sources I have that there’s no evidence that the black migrants from Chicago to Lafayette are disproportionately low income, though I don’t have a direct stat that speaks to the matter. As I said earlier, it seems pretty clear that there aren’t many former public housing residents (if any).
The J&C article takes what appears to be a fairly strong claim – that former Chicago public housing residents are not moving to Lafayette – and uses that to try to bolster the far weaker, though not implausible, claim that there aren’t low income blacks moving from Chicago to Lafayette. And to imply that basically no blacks at all are really moving from Chicago to Lafayette – something the available evidence contradicts. What’s more, it completely buries the lede on the strong growth in the local black population there.
I think this piece shows how black Americans are, as Ellison observed, simultaneously the most visible and invisible population in the country. The black population in Greater Lafayette has grown by 128% since 2000. That’s faster growth than even the Hispanic population (up 82%). Though the black population grew on a smaller base, the total adds weren’t that far off (4,799 black vs. 6,451 Hispanic).
In a community the size of Lafayette in a slow growth part of the country, that’s Big Deal growth, but it isn’t mentioned in the piece and I wasn’t able to find anything else written on it with a quick google. You can believe if a few thousand of a more exotic minority showed up, it would have been noticed. (In Indianapolis, for example, it’s news article stuff when a few thousand Burmese refugees or Sikhs arrive on the scene).
Statistics about black growth and migration from Chicago almost seem to be treated as embarrassing when in fact it could be something worth celebrating. See my headline for a potentially different way the J&C could have told the story. (Also look at how Amos Brown covers the census estimates release in Indianapolis).
I’ve observed before that black Chicago is not really part of the future success strategy of the city. Its black residents seem to be increasingly agreeing as they are heading for the exits. This creates a significant addressable talent market for savvy cities to target. Everybody and their brother is going after the same narrow demographics of 20-something app coders, artists, etc. So there are opportunities for people who spot an underserved market. As I noted less than a month after starting this blog all those years ago:
For the city that starts taking its black community seriously, and engages with it not just around modest goals but no less than in making that community a major force pushing the city forward, I believe there are huge competitive advantages to be reaped.
I’d still say that today.
A lot of small Midwest cities have an opportunity here to lure Chicago’s departing black middle class before it moves somewhere else. The industries so many of these places are targeting like transportation and logistics are always complaining about labor supply challenges. Why not, for example, go show black truck drivers from Chicago the quality of life your town has on offer? IIRC, that’s exactly what brought of those Sikhs to Indianapolis. I seem to remember reading that many of them were truck drivers in California who took one look at what kind of house their salary would buy in Greenwood and took the plunge.
But in order to do that, you first have to perceive your black community as an asset. That’s something I hope Lafayette and its newspaper can achieve.
* The decennial census uses a different racial classification scheme for race than the population estimates. I pulled “Black Only” population from each but I want to caveat that these are not strictly apples to apples.
Tuesday, October 14th, 2014
[ The London School of Economics has an American themed blog called USA Policy and Politics. This piece on teardowns originally appeared there and I’m grateful for their permission to repost it – Aaron.
In many older American suburbs single-family housing is being demolished and replaced with new, larger single-family housing. “Teardowns” are dramatically transforming suburban neighborhoods. Using the inner-ring suburbs as a case study, Suzanne Lanyi Charles finds that teardowns occur in a variety of places ranging from modest middle-income neighborhoods to very highly affluent neighborhoods that often share a common proximity to well regarded schools. Teardowns began in areas with high property values, and as house prices rose rapidly through the first half of the 2000s, they expanded into adjacent, less affluent neighborhoods, contracting again at the end of the decade.
As older suburbs have aged, some have begun to experience declining populations, investment, and incomes, increasing crime, and shrinking tax bases. However, at the same time, others are receiving a significant amount of reinvestment. In some inner-ring suburbs the single family housing stock is being transformed through “teardowns”—the process when an older single-family housing is demolished and larger single-family housing is built in its place. An oft-cited teardown scenario is one in which an older, often architecturally significant house in a leafy, very affluent suburb is demolished and replaced. However, a more nuanced redevelopment process has been occurring in inner-ring suburbs. Teardowns occur in a variety of neighborhoods and manifest differently in different places, presenting varying implications for inner-ring suburban neighborhoods.
Though not ubiquitous, teardowns have had a substantial impact on many suburban neighborhoods. Rates of teardowns in the inner-ring suburbs of Chicago range up to 17 percent per census block group and are primarily confined to areas north, northwest, and southwest of the city of Chicago. (See Figure 1) In 99 census block groups, over 4 percent of single-family housing was redeveloped, and twenty census block groups experienced redevelopment of over 8 percent of single-family housing. However, over 60 percent of the census block groups (which include 56 percent of the housing stock) did not have any single-family residential redevelopment whatsoever between 2000 and 2010.
Figure 1 – Housing redevelopment rates in suburban Chicago
Suburban teardowns are often discussed as primarily occurring in historically wealthy neighborhoods. In neighborhoods with high property values, a prime teardown candidate is often the smallest, oldest, and least expensive house on the block. The house is demolished and replaced with a house in keeping with the rest of the neighborhood in terms of size and quality. But during the past decade, high rates of teardowns have occurred in a group of inner-ring neighborhoods that are more diverse in terms of property values, household incomes, and housing type. Figure 2 illustrates a teardown in a modest, middle-income suburb in which the rebuilt house is substantially larger and more expensive than its neighbors.
Figure 2 – Results of a teardown in middle income suburb in Chicago
Teardowns often occur in the wealthiest suburban municipalities, but they also occur at equally high rates in more modest neighborhoods in terms of household incomes and house prices. One thing that these neighborhoods have in common is that they are primarily located in very highly regarded school districts. Teardowns occur in neighborhoods spanning a wide range of middle-class neighborhoods; however they are not racially and ethnically diverse. These neighborhoods include residents employed in high-income, white-collar occupations as well as in middle-income, blue-collar occupations, but they are predominately white and non-Hispanic.
In many areas, a contagion-like effect takes hold, leading to the clustering of teardowns. Several identifiable clusters of teardowns occurred throughout the inner-ring suburbs of Chicago. (See Figure 3) (See here for methodological details as to how these clusters were identified). In general, these clusters of teardowns first appeared in places with the highest incomes and house values and the most highly ranked school districts. As house prices rose rapidly during the first half of the 2000-10 decade, teardowns continued apace and even accelerated in many affluent neighborhoods, while simultaneously expanding into less affluent neighborhoods.
Figure 3 – Clusters of teardowns in inner ring suburbs of Chicago
Teardowns were not observed in neighborhoods where previous disinvestment had occurred, unlike examples of redevelopment and gentrification in central cities. In fact, according to local real estate developers and municipal planners, teardowns occurred in neighborhoods in which original property values were stable or increased prior to the appearance of teardown clusters. Thus, suburban teardowns reveal a redevelopment process that is quite different from that which has been observed in early examples of central city redevelopment and gentrification.
According to local real estate developers and municipal planners, several of the first properties to be redeveloped in moderate-income neighborhoods were not speculative, developer-driven ventures—demolished, rebuilt, and later offered for sale—but were built for particular clients. Having accumulated wealth or perhaps gained easier access to financing, but not wanting to move to another area, these homeowners chose to rebuild a larger house for themselves in the neighborhood where they already lived. These teardowns set a precedent for developers to build much larger, new speculative housing in several of the more modest neighborhoods.
Developers also revealed that they preferred to undertake teardowns in areas where ones had already taken place, leading to the spatial clustering or contagion effect. They cite the increased profitability of these latter projects, as well as the decreased financial risk once the local real estate market demonstrated that it would accept the more expensive redeveloped properties as motivating factors. In some cases, developers created their own clusters of redevelopment by undertaking several teardowns in one neighborhood. Many undertook these projects in the neighborhoods in which they lived, bolstering their reputations as real estate developers by demonstrating their own investment in the neighborhood.
Teardowns have had very different physical impacts in different types of neighborhoods. Teardowns with the lowest ratio of new to original house floor area are located primarily in very affluent suburbs. The highest ratios—where the redeveloped house is over 3.5 times larger than the original house—occur in many places with moderate property values and household incomes. (See Figure 4) In neighborhoods of originally homogeneous postwar housing, the new housing was priced significantly higher than the original houses, and higher than the original residents of the neighborhood could likely afford. The price of a redeveloped house is typically at least three times that of the original house. In originally middle-income neighborhoods with moderately priced housing, teardown clusters have resulted in significant overall changes in the physical form of the built environment.
Figure 4 –Floor ratios for new vs. original houses in suburban Chicago
Teardowns occur in a range of suburban neighborhoods and manifest differently in different places, presenting varying implications for inner-ring suburban neighborhoods. They are often controversial, resulting in the replacement of older housing with that which is more in keeping with currently popular trends in house size, features, and style, attracting new higher income households, raising property values, and creating additional municipal revenue through increased property tax assessments. And they change in the physical character of neighborhoods and reduce the stock of smaller, affordable (or mid-priced) housing. Local policy makers and residents have an interest in better understanding teardowns occurring in older inner-ring suburbs in order to equip themselves to address it proactively.
This article is based on the paper, “The spatio-temporal pattern of housing redevelopment in suburban Chicago, 2000-2010” in Urban Studies.
Note: This article gives the views of the author, and not the position of USApp– American Politics and Policy, nor of the London School of Economics.
Shortened URL for this post: http://bit.ly/1rfjsTk
Suzanne Lanyi Charles is an Assistant Professor in the School of Architecture at Northeastern University in Boston, Massachusetts. Dr. Charles’s scholarly interests include residential redevelopment and neighborhood change with a particular interest in the changing suburban landscape. Her current research examines physical, social, and economic changes in postwar suburban neighborhoods. Her research has received research grants from the U.S. Department of Housing and Urban Development and the Real Estate Academic Initiative at Harvard University.
This post originally appeared on October 7, 2014 in the London School of Economics USAPP blog.
Friday, October 10th, 2014
Not everyone was critical but the ones that were basically say that it’s ludicrous to say that football proves anything. I don’t think that it does. But I will make three points:
1. The differing fortunes of the two conference is yet another in an extremely long series of data points and episodes that demonstrate a shift in demographic, economic, and cultural vitality to the South.
2. Sports is one of the many areas in which Midwestern states have clung to traditional approaches, even though those approaches haven’t been producing results.
3. Demographic and economic changes have consequences. It’s not realistic to expect that the Midwest’s excellent institutions will necessarily be able to retain excellence when supported by hollowed out economies.
I’d like to throw up a couple of charts to illustrate the longer term trends at work. The first is a comparison of per capita personal income as a percent of the US average for Illinois vs. Georgia since 1950:
Here’s the same chart of Ohio vs. North Carolina:
If I put up the population or job numbers, the same charts would show the South mutilating the Midwest. (Indiana, Georgia, and North Carolina were all about the same population in 1980, but the latter two have skyrocketed ahead since then for example). What’s more, the South’s major metros score better on diversity and attracting immigrants than the Midwest’s major metros as a general rule.
These charts show the convergence in incomes over time. The decline in relative income of the Midwest is possibly in part to increases elsewhere, not internal dynamics. But think about what the Midwest looked like in 1950, 60, or 70 vs the South, then think about it today and it’s night and day. The Midwest may still be endowed with better educational and cultural institutions than the South, but we can see where the trends are going. Keep in mind that those things are lagging indicators. Chicago didn’t get classy until after it got rich, for example.
Now we see that Southern income performance hasn’t been great since the mid to late 90s. This is a problem for them. As is their dependence on growth itself in their communities. I won’t claim that the South is trouble free or will necessarily thrive over the long haul. But they seem to have a clearer sense of identity, where they want to go, and what their deficiencies are than most Midwestern places.
Longworth seems to buy the decline theory but has a different explanation of the source, namely that Chicago has sucked the life out of other Midwestern states:
In the global economy, sheer size is a great big magnet, drawing in the resources and people from the surrounding region. We see this in the exploding cities of China, India and South America. We see it in Europe, where London booms while the rest of England slowly rots.
And we see it in the Midwest where, as the urbanologist Richard Florida has written, Chicago has simply sucked the life – the finance, the business services, the investment, especially the best young people – out of the rest of the Midwest.
To any young person in Nashville or Charlotte, the home town offers plenty of opportunities for work and a good life. To any young person stuck in post-industrial Cleveland or Detroit, it’s only logical to decamp to Chicago, rather than to stay home and try to build something in the wreckage of a vanished economy.
This seems to be a common view (see another example), even in the places that would be on the victim side of the equation. But I’ve never seen strong data that suggests this is actually the case. Are college grads and young people getting sucked out of the rest of the Midwest into Chicago?
Thanks to the Census Bureau, we now have a view, albeit limited, into this. The American Community Survey releases county to county migration patterns off of their five year surveys sliced by attribute. There seems to be some statistical noise in these, and for various reasons I can’t track state to metro migrations, but thanks to my Telestrian tool, I was able to aggregate this to at least get metro to metro migration. So here is a map of migration of adults with college degrees for the Chicago metro area from the 2007-2011 ACS:
Net migration of adults 25+ with a bachelors degree or higher with the Chicago metropolitan area. Source: 2007-2011 ACS county to county migration data with aggregation and mapping by Telestrian
This looks like a mixed bag to me, not a hoover operation. What about the “young and restless”? Here’s a similar map of people aged 18-34:
Net migration of 18-34yos with the Chicago metropolitan area. Source: 2006-2010 ACS county to county migration data with aggregation and mapping by Telestrian
This is an absolute blowout, with a massive amount of red on the map showing areas to which Chicago is actually losing young adults. Honestly, this only makes sense given the well known headline negative domestic migration numbers for Chicago.
I do find it interesting that there’s a strong draw from Michigan. Clearly Michigan has taken a decade plus long beating. There’s been strong net out-migration from Michigan to many other Midwestern cities during that time frame, and its the same in Cleveland, which also took an economic beating in the last decade. This is just an impression so I don’t want to overstate, but it seems to me that a disproportionate number of the stories about brain drain to Chicago give examples from Michigan. Longworth uses the examples of Detroit and Cleveland. These would appear to be the places where the argument has been truly legitimate, but that doesn’t mean you can extrapolate generally from there.
What’s more, even if a young person with a college degree does move to Chicago from somewhere else, will they stay there long term? They may circulate out back to where they came from or somewhere else after absorbing skills and experience. It’s the same with New York, DC, SF, etc. I’ve said these places should be viewed as human capital refineries, much like universities. That’s not a bad thing at all. In fact, it’s a big plus for everybody all around. Chicago is doing fine there. But it’s a more complex talent dynamic than is generally presented, a presentation that does not seem to be backed up by the data in any case.
Wednesday, September 3rd, 2014
The Architect’s Newspaper recently put up a post with a video from Sasaki Associates showing construction progress on the Chicago Riverwalk. It’s mostly construction shots, but if you want to see more design renderings, check out this HuffPo piece. If the video doesn’t display, click over to Vimeo.
It’s debatable whether spending $100 million on a downtown riverwalk really ought to be a top priority given Chicago’s problems. But spending on major civic statement projects in defiance of circumstances has a long and storied tradition in the urban world, and may in fact be a necessary part of what it means to be a city (or a human being for that matter). Getting it right is a tough challenge with no easy answer, as today’s article in New Geography about Chicago by Roger Weber makes clear.
Turning Around Rhode Island
Channel 10 in Providence recently did a town hall style meeting with various civic leaders from around the state, looking for ideas to reverse the state’s economic malaise. It’s long and probably of specialized interest, but I wanted to include for those following the Ocean State’s travails. If the video doesn’t display, click over to channel 10. h/t Andy Cutler