"The Northland is a way to help pay. It's the only suburban area other than in the fifth district east of Raytown that provides and helps pay for essential city services. Only if you live in Kansas City are you in effect part of the solution to the cost of urban living."Councilman Ford referred to the annexation of large parts of our hinterland in the 50s and 60s as a "way to bring in suburban growth to help pay for the enormous cost of the city." I agree that this strategy has been helpful. That's what I was alluding to when I said, the size of yards has been proportional to the affluence of the average resident which has created a rough parity between tax revenue and supported infrastructure. I even agree that the affluent suburbs have been helping support the urban core.
What I disagree with is that we can keep using that strategy. Suburbs that once helped make this strategy work, the very suburbs built during the annexations of the 50s and 60s, are about to become part of the problem. We'll have a better idea what's happening to these neighborhoods when the results of the next census come out. But I don't need statistics to tell me that some first-ring suburban streets are going the way of the urban core.
Meanwhile, the neighborhoods that the suburbs of the 50s and 60s supported continue to deteriorate. Aside from the conditions of many of the houses, some urban neighborhoods have infrastructure problems that I suspect few suburbanites are aware of.
The image at left is one that should have been part of my previous post on this subject. It shows 430 feet of road at 25th and Woodland Avenue. It has the same number of houses as the street at NE 90th Terrace that I showed in my previous post. Yet it was designed to look like 33rd and Charlotte. If the suburbs are supporting the urban core, then it has to be in part because much of the urban core has densities similar to the newest suburbs but without suburban affluence. So what happens to our city budget when we start to tear down blighted houses in the first ring?
I've been accused of wanting to bring all the affluent folk back to the urban core and push out the poor. (Tony, you're the first person in nearly 40 years of life to call me a hipster. Thanks for the compliment.) I have no desire to harm the poor. If I knew precisely how to fix this, I would tell you. I'm confident that continuing the way we are is a dead end.






16 comments:
The reality is, there are more houses in the urban core than we have poor people to fill them....this is why about 30% of them are sitting empty.
If we don't gentrify these neighborhoods (I still don't understand how this became a bad word) they will continue to sit abandoned and continue to depleat.
Only by filling them with outsiders will we ever fill them at all -- and if these "outsiders" are affluent folks who would normally choose new construction, but instead are choosing to live in urban neighborhoods -- all the better. It would provide more money to the city, and thus, more services to the poor people who already live there.
No one is pushing anyone out...we're just trying to fill in the vacancies that already exist.
A whole other topic I didn't want to get into. I agree with everything you said.
Ford is delusional. Development in the Northland and the other far reaches of the city COST the city money, not help. Examine any study of infrastructure costs and service delivery costs at all and this becomes obvious. Politicians, like many citizens, are confused by short-term revenue, but completely ignorant of long-term expenses.
It sounds crazy to say this, but the city's fiscal condition would be far better if it had never expanded EVEN with the abandonment we have. Witness St Louis which has even worse abandonment, but is in better fiscal shape and provides better services to its citizens.
Kevin
I've often wondered why we absorbed all that land. The City's growth rate in the 50 years before the great depression was enormous. We went from a population of 50k to 500k. I wonder how many city leaders after WWII assumed that growth rate would resume?
Kevin,
Can you provide a link to a study?
Kevin's post is on the money in terms of the lack of thought that went into the city's expansion. And ignorant councilpeople might be right about the development up north being a net benefit if the City hadn't tif'd all the major development like big box on greenfields. The city has essentially incented itself into this problem and now is looking for funds it gave away to pay the cost of maintaining the sprawl. Some food for thought before you vote these yahoos back into office (or higher office for those delusional enough to think voters don't know who put the city in it's current state of ineptitude and dysfunction)
As much as I dog the City Council and their incentive programs, I have to point out that the problem is more than just those two easy targets.
Yesterday on "Up To Date", Steve Kraske interviewed writer Joel Kotkin about his book "Welcome to the Urban Revolution: How Cities Are Changing The World". Kotkin brought up a problem which I have barely raised on this blog. The development industry's business model is based on single-use, greenfield projects.
That said, I don't intend to start letting city leaders off the hook. But I have to ask, do we have any developers in this town looking for new business models?
Casey - if you just google cost of development or cost of sprawl or something like that, you'll find literally dozens (if not hundreds) of studies dating from the 1970's. For jurisdictions that have studied the issue in detail, it's why they have raised impact fees to such high levels. For example, many communities in CA have fees in the range of 35K-50K per house, as a method to make up for the cost of providing infrastructure *long term*. That's the issue - the long-term maintenance costs as well as providing services to low-density environments.
As to developers, yes, it's true that for most of the development community they are stuck in the single-use model, because that's how the game was restructured starting in the 1930's. First came separated-use zoning, then FHA financing followed, and eventually the whole system became wired around that. Developers are business people first, and want the easiest route to make money. We do have several developers in KC who want to do mixed-use, and who have tried, but it is not easy at all. There are serious obstacles at every step of the process, from design through permitting, financing, appraisal, construction and sales. Anyone who thinks it's easy should give it a try-
Kevin
Thanks for the information. I will look for details on the bureaucratic barriers to smarter development.
Casey - dont overcomplicate things. there is a very simple calculus here. ignorant, corrupt policy makers + lack of leadership or vision on the part of the city + greedy, perversely incented developers and corporate interests + horrible school district - apathetic public = sprawl, for example. Kevin's insights are on the money again. one thing i will add though is if you dont like the risk associated with being a developer pick another career. in the meantime the city needs to stop subsidizing shitty sprawl and start promoting sustainable, responsible growth that has been developed around the country by people who know how to get things done.
Anonymous 10:15,
I grow weary of your rants about incentivized sprawl. You seem to be blaming sprawl in the Northland on the use of incentives. Perhaps a brief history lesson will help.
Kansas City's growth southward to the Plaza and beyond, southwesterly into Johnson County, and northward into Clay and Platte Counties is the direct result of the development of transportation infrastructure. Streetcars to the Plaza, Brookside and Waldo, the Strang Line to Overland Park and beyond, and the Interurban Line to Liberty, Excelsior Springs, Smithville, Riverside and even St. Joseph provided affordable, reliable and convenient transportation to and from Kansas City's core, thus driving the development of the first suburbs. The affordability of cars, the availability of mortgages for returning GI's, and the development of the National Defense Highway System (aka Interstates) fueled the growth of more suburban neighborhoods after WWII. Sadly, Brown vs. Board of Education and the ensuing desegregation of Kansas City School District triggered a massive "white flight" that, unfortunately, continues to drive much of our suburban growth.
Suggesting that the relatively recent use of local tax incentives (which, by the way, are providing public infrastructure in the Northland, not subsidizing private development) is driving sprawl in the Northland is ignorant at best, dishonest at worst. So, Anonymous 10:15, which are you? Ignorant or dishonest?
InsideBub
I have this sudden fear that things are about to get out of hand.
ahh, doesnt take much to get insideboob to reveal himself and defend the absolutely destructive policies promoted by ignorant and corrupt politicians and the development and corporate interests that fund their campaigns. first of all this isnt the 50's anymore. KC has had plenty of time to actually address the negative impacts of past policies that have indeed contributed to today's problems. second the recent sprawl in the northland has in large part been encouraged by recent decisions and policies of city hall and the ridiculous organization that is the edc. take a close look at waht has been incented with tif in the northland and it has been big box retail on greenfields. btw, public infrastructure is not roadways that take you from one retail center to another. this has only encouraged more of kc's population to shift to the north (and, yes the lousy school district is also to blame). throw in poor planning and vision on the part of the city and the city finds itself now not knowing how to pay for all the maintenance required for a city that is the second largest in geography but close to 40 in population. The tomahawk project is a perfect example of the poor decisions that politicians continue to make because they have the same narrowminded, shallow understanding of these issues as mr. insideboob. what the city needs to do is demand that developers pay for the real cost of their sprawl and invest more in our existing infrastructure and neighborhoods while supporting the school district and the development of a educated workforce. that is the real source of economic development. not the snake-oil sales job that the edc continues to push.
As usual, Anonymous has revealed himself to be the one with blinders on. The City has had adequate time to correct the mistakes of the past, but it hasn't done so. Kansas City isn't unlike many other American cities in that respect. You continue to blame your usual laundry list of politicians, developers and the EDC for this problem. Now you want developers to pay for the things you think they should pay for - and I actually agree with you...to a certain extent. You see, I believe that making developers pay for all those things without guiding those decisions is part of what got us into this situation. Oh, by the way, try to keep current. Those politicians you are so quick to blame actually voted down the Tomahawke Ridge annexation and rezoning. Sorry to rain on your pity parade.
anon 5:28 - sounds like you agree more than disagree with anon 5:09, who i think has distilled the problems down to its basic causes. i think recent decisions have indeed exacerbated poor decisions of the past. and, tomahawk may have failed but there were still 5 councilpeople that actually voted FOR it. speaks loudly to the very things that anon 5:09 addressed.
But it did loose and I regard that as progress.
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