Sprawled Out: The Search for Community in the American Suburb

Building on good bones vs. making room for a drive-thru

The Former Herda's True Value Hardware Store in St. Martins

With last week's Economic Development Commission meeting canceled due to lack of a quorum (mass illness), I was able to attend and listen in on an organizational meeting of a group called Franklin Citizens for Community Development (formerly known as "Franklin First"), a project organized by blogger Greg Kowalski and James Mullarkey (a Franklin Community Development Authority Commissioner). I wanted to get a sense of their intent.

I listened as they discussed possible mission statements. At first, I heard a lot of "we need a water park," "we need a performing arts center," "why aren't we Mequon?" "high-end amenities!" etc.

I brought with me a picture of the empty hardware store down in St. Martins, which is a beautiful building, and reminded them that the city has some good "bones" to build on; their organization would do well, in other words, to exploit current assets before crying out for more new construction. This seemed to be enthusiastically received.

I also introduced the term "sustainable" to their discussion. One look at the city's budget will tell you that the current way of doing things is not going to work for much longer. Perhaps Citizens for Community Development could use their energy and voices to promote the small steps that are needed in order to create a more economically vibrant city. For instance, promoting small businesses in town is an excellent way to enrich the local economy: For every dollar spent at a local business, 45% is reinvested locally. Spent a dollar at a corporate chain and a mere 15% is reinvested locally.

(We will hopefully be talking more, by the way, about the building above on this blog in the near future.)

Meanwhile, Kowalski's Franklin Today blog reports a rumor that the now-vacant Sentry store on 76th and Rawson may be purchased by neighboring Walgreens, and - amazingly - razed to make room for a drive-thru window.

That's right: Torn down for a drive-thru window.

The bar is once again lowered.

The library discovers Facebook

If you're on Facebook, please become a fan of the Franklin Public Library, our community's most vital - and, arguably, only - public space. It's an easy way to keep up with programs and services offered at the library, a great city resource that we cannot take for granted.

Wondering why we don't bother building community amenities anymore?

I'm long overdue in noting the unfortunate end of the Franklin Cultural Center board's efforts to fund and build an arts center here. The organization was chaired by Don Dorson (read his letter after the jump). So much for local community amenities.

I also just started reading a newly published book called THE CUL-DE-SAC SYNDROME: TURNING AROUND THE UNSUSTAINABLE AMERICAN DREAM. And there's Franklin - a favorite for authors and journalists needing an object lesson in sprawl economics -  on page 53:

High-growth areas nearly always translate into higher property taxes. One study in Dane County, Wisconsin, where the tax burden is among the highest in the United States, showed that while the county's population grew 12 percent from 1990 to 1996, total property taxes soared 3.57 times faster than the population. Part of the reason is that developers rarely pay the long-term costs of building communities. Impact fees are often minimal.

Once subdivisions are built, builders are off the hook to fund schools parks, roads, and other infrastructure. In fact, the disparity between what a single-family home costs taxpayers and what developers pay is huge. In Franklin, Wisconsin, just south of Milwaukee, each new home cost taxpayers more than $10,000 for schools and services in 1992 (it was considerably more by 2008). The developer's contribution: $813 per home. Impact fees vary from locale to locale, but they never cover the full cost of development.

Creating Neighborhood Capital from Strip Malls | Planetizen

This is a concept being talked about at dense urban levels - but what about suburban strip malls? Can it be possible to convert dead or dying strip malls into community-building assets?

"It's very clear to me that the rules have changed and that it's very possible for somebody who has a really good idea to create an audience that can sustain that idea if it’s really well branded and really cunningly conceived," says Sherman. "But developers, for the most part, are not those types of people. They're in a different silo."

From: Creating Neighborhood Capital from Strip Malls | Planetizen:

Strip malls probably don’t fit into the definition of progressive urbanism for most people, but maybe they should. Well, maybe after a little organizational tweaking.

The small retail centers are ubiquitous in American cities, with their generic shops selling donuts or beer, offering dry cleaning or key-cutting. They're a part of many neighborhoods, but not necessarily an essential part. They bring goods and services to the area, but are ultimately of the greatest benefit to their owners – off somewhere cashing monthly rent checks from the moms and pops running the little businesses within. That model can change, according to Ava Bromberg. She's a PhD student in UCLA's School of Public Affairs who is developing a new vision for small retail centers that would transform them into engines of social and economic capital at the neighborhood level.

"It's part mall, part business incubator, part cultural hub," says Bromberg. The idea is to overlay a distributed ownership model on the typical strip mall that enables the value created by this commercial real estate to cycle back and benefit the neighborhood it serves. Consumers are also business owners, property shareholders, and decisionmakers. In this model, the building goes from being a cash cow for one owner to being a bank for the community, into which investments can be made and from which public benefits can be funded.

But it's also about activating disused retail space for more than retail. Bromberg wants the spaces to partner with local institutions like hospitals and universities to create learning environments and job training opportunities on-site. The idea is to retool the existing neighborhood infrastructure to serve unmet needs within the community.

Read the rest at Planetizen.

Panera Bread succeeds by creating faux-"third places" in the suburbs

In the absence of true public spaces and third places in modern suburbs, Panera Bread finds an opportunity. Bring your laptop.

Mention Panera Bread and fans are as likely to praise the free Wi-Fi as they are to gush about the Asiago cheese bagels. And that, execs at the $2.6 billion restaurant chain say, is the point. While its competitors scale back on upscale ingredients, trim portion sizes, and create value menus, Panera is selling fresh food and warm bread at full price, and encouraging customers to linger. That recipe is succeeding.

Read the rest at: Rising Dough: Why Panera Bread Is on a Roll | Fast Company.

In hard economic times, Libraries become important community resource for computers and internet

From Checking out what's next - JSOnline.:

The national library study, funded in part by the Bill & Melinda Gates Foundation, found local libraries to be important technology centers for people needing computers with Internet access as well as training and job search resources.

According to the study:

• 90% of public libraries provide technology training, such as how to seek jobs online.
• 71% - and 79% of rural libraries - say they're the only place in their communities for free computer and Internet access.
• 66% of libraries rank services for job seekers as a top online feature they offer, up from 44% in 2007.

From a member of the Franklin "community," posting on another blog:

"USE YOUR PC'S AT HOME. If you don't have one, don't expect to leech off of the taxpayers."

Meanwhile, Racine libraries see their hours and budget cut further - even while circulation is up.

ALL Philly libraries set to close October 2nd

Yup - all of them. as reported at Philly.com:

Closure notices are going up at physical libraries and recreation centers throughout the day. The facilities would be closed Oct. 2 if budget relief from the state doesn't come through.

More at: PhillyBurbs.com:  Action needed NOW to keep Philly libraries open:

Can't happen here?: Seattle libraries close for week to save money

For those who take the local library and its services for granted, read the article linked below.

Can't happen here?

The main library in this book-loving city is an architectural landmark: a daring, contemporary temple to the written word that draws tourists as well as literary locals and those who just want a place to sit, read, rest or think.

Just don't try checking anything out, returning an overdue book or even logging onto the online catalog this week. The city's entire library system — from its branches to book drops to Web site — is shut down to save money.

"I think it's a very sad day — week — for the city of Seattle that they can't access their local library, which is one of the most heavily used libraries in the country," said Nancy Pearl, the city's ex-librarian superstar and the author of "Book Lust," a best-selling tribute to the joy of reading.

Read the rest at: The Associated Press: Seattle libraries close for week to save money:

See what happens when you miss a meeting?

FranklinNOW and the Franklin Today blog report on a common council meeting I could not attend Tuesday night. My unavoidable absence was particularly unfortunate because they discussed the city-owned parcel of land between Fire Station #1 and the Franklin Public Library, which I'd indicated would be a good location for a coffee shop/co-working facility if we could somehow induce that sort of development.

After reading both accounts (FranklinNOW starts out breathlessly: "Officials know that some empty city-owned space at 8921 W. Drexel Ave. has caught the eye of several interested parties, but they will want to continue to mull how to re-use that property."), it's clear that I should clarify some aspects of the concept I'd proposed and the process thus far.

First of all, it's my understanding that the Common Council asked various departments and commissions to submit their recommendations for the city-owned space. So, outside of the Fire Department, the "interested parties" became "interested" only after being asked to do so. (The Economic Development Commission recommendation is pending.)

As for my co-working facility idea, the most important point is this: The specific parcel between the library and the fire department was a CATALYST for my concept of using city resources to promote the idea of a coffee shop/co-working facility in a logical space close to the library, park, and subdivisions, but the concept is NOT dependent upon that specific spot.

In most of my discussions and meeting regarding the issue, this seems to be the hardest thing to make clear. For my part, I was led to believe in my initial inquiries that the fire department had not indicated any particular interest in that land. Therefor, I continued to refer to that piece of land specifically when describing a coffee shop/co-working facility, even though there's an entire "zone" in proximity to the library, park, subdivisions and city hall that could be suitable.

It's been made clear since then, however, that the Fire Department would like to expand Fire Station #1 in the direction of that land. As I've always said, Fire Department gets first dibs.

So, to reiterate: the coffee shop/co-working facility conversation can go on without regard to the specific parcel in question.

I think it might be wise at this point to "rebrand" the proposal as well by removing "coffee shop" from the title to prevent shorthand characterizations like the one I noticed in the FranklinNOW report ("There has been interest in the property for businesses, such as a coffee shop, the mayor said..."). While I think a coffee shop component is very important, more attention needs to be paid to the co-working function of a facility like the one I have in mind, and what such a facility could mean to the community in terms of supporting business development and small business collaborations.

Finally, Greg Kowalski's Franklin Today blog item paints a picture of political intrigue ("Michlig would need both the Mayor and the CCP to support his plan for that parcel, and without it...at this point I'd have to contend that the proposal could be labeled as 'politically dead'....) that simply does not exist. I am not a city employee nor an elected official, and the Economic Development Commission on which I serve is unbudgeted; at best I can afford only to offer my ideas and "shake the trees" in hopes of creating a productive conversation that gets us above and beyond business as usual.

So, back to shaking trees I go ...

"USE YOUR PC'S AT HOME. If you don't have one, don't expect to leech off of the taxpayers."

Intriguing thread of comments at the Battle Joined blog reveals some cynical attitudes towards the role of a public library in Franklin, Wisconsin.

One wonders why anyone would consider moving to - or relocating a business to - a community that does not make a priority of its public library and its associated services, programs, and opportunities.