Detroit - once a city of promise and progress, is now the home of decay and despair.
The decline of this once celebrated city began even as it was being heralded as
an American success story.
The decline of this once celebrated city began even as it was being heralded as
an American success story.
At it's peak, Detroit became the automobile capital of the world and single-mindedly accepted that accolade as it’s one and only. For decades, Detroit politicians and power brokers failed to consider what would happen to a single industry economy if that industry faltered. There was no diversification, no backup plan. Downtown was strangled by surrounding factories. The inhabitants quality of life was not considered. Neighborhoods were not developed.
With a such a tenuous start, it’s not surprising that Detroit has deteriorated to a city of blight and poverty. Over the decades, corrupt politicians focused primarily on personal gain and very little on the needs of the city they were elected to run. Pockets were lined while projects were sidelined. Racial unrest boiled over. Development continued with no thought to aesthetics or native residents. Decisions were made without foresight. Detroit became less a city and more collection of brick, concrete and steel. Now brick is crumbling, the concrete has massive fissures and the steel has succumbed to corrosive rust.
With a such a tenuous start, it’s not surprising that Detroit has deteriorated to a city of blight and poverty. Over the decades, corrupt politicians focused primarily on personal gain and very little on the needs of the city they were elected to run. Pockets were lined while projects were sidelined. Racial unrest boiled over. Development continued with no thought to aesthetics or native residents. Decisions were made without foresight. Detroit became less a city and more collection of brick, concrete and steel. Now brick is crumbling, the concrete has massive fissures and the steel has succumbed to corrosive rust.
The decay in some areas of Detroit is so severe, the image is more war-torn landscape than Midwest American city.
Will Detroit recover? And if so, how?
How does a city come back from such an advanced state of blight? There is no easy answer. Urban blight is a symptom, a condition. In order to reverse the condition, we must understand how it developed. According to coolgeography.co.uk, urban decay is the result of poor political decisions, lack of urban planning, outmigration, loss of industry, concentration of impoverished groups, as well as racism and lack of racial integration. (1)
Recovery Efforts
At this time, there are many individuals and organizations working toward recovery. Although most of these organizations are truly dedicated to bringing the city back to life, there are also those who's motives are not entirely altruistic.
Many are calling Dan Gilbert a hero. He’s buying scores of downtown properties and encouraging businesses to move in. However, as the CEO of Quicken Loans, it is hard to ignore the fact that Gilbert had a direct hand in the decline of Detroit. Quicken Loans was not immune to creating bad mortgages. Of the mortgages written by Quicken between 2004 and 2006, 34% ended in foreclosure. Of all the foreclosed properties that had Quicken mortgages, a stunning fifty two percent are now blighted. Whatever his motivation may be, remorse, greed, philanthropy or or good business sense, at least Dan Gilbert is taking an active role in the recovery process.
There are other entities who see an opportunity to buy low and sell high. One certainly cannot fault entrepeneurship, but this is not a remedy for a critically ill city. Perhaps the only way to know what works is to look at cities and neighborhoods that once suffered from blight and abandonment and have now turned things around.
How does Detroit recover and prosper, along with her citizens? It's important to look at what has happened in other cities that once suffered from blight and urban decay but have managed to turn things around.
Many are calling Dan Gilbert a hero. He’s buying scores of downtown properties and encouraging businesses to move in. However, as the CEO of Quicken Loans, it is hard to ignore the fact that Gilbert had a direct hand in the decline of Detroit. Quicken Loans was not immune to creating bad mortgages. Of the mortgages written by Quicken between 2004 and 2006, 34% ended in foreclosure. Of all the foreclosed properties that had Quicken mortgages, a stunning fifty two percent are now blighted. Whatever his motivation may be, remorse, greed, philanthropy or or good business sense, at least Dan Gilbert is taking an active role in the recovery process.
There are other entities who see an opportunity to buy low and sell high. One certainly cannot fault entrepeneurship, but this is not a remedy for a critically ill city. Perhaps the only way to know what works is to look at cities and neighborhoods that once suffered from blight and abandonment and have now turned things around.
How does Detroit recover and prosper, along with her citizens? It's important to look at what has happened in other cities that once suffered from blight and urban decay but have managed to turn things around.
South Bronx, New York
Across the United States, deindustrialization has been the impetus leading many once thriving cities into decline, eventually leading to urban blight. There are also many cities that have been successful in recovering from a state of advanced decay. The South Bronx is a great example of a severely blighted area that has turned around and become a destination. Once an area of vacant lots, dilapidated buildings, trash piles and crime, South Bronx is now a pleasant and safe neighborhood. The changes began in the 90's when fed up residents formed the People's Development Corporation. With donations and sweat equity, they bought a broken down building and refurbished 26 apartments. After the success of their first project, PDC started five more projects. They also started a movement - more community development corporations were formed, more properties renovated, green spaces added, sidewalks installed or repaired, crime discouraged by neighborhood watch patrols. Slowly, the South Bronx was transformed. Two decades later, with home renovations and home ownership at critical mass, retailers are back.
The socio-economic status of the South Bronx didn't change, there is still a predominance of low income housing. This is a key factor when considering the residents of a city. The idea isn't to gentrify and price them out of their neighborhood, but to give them a safe and pleasant area they can afford to live in. When the residents become the catalysts of change, they are assured that the changes are beneficial to them.
The community development corporations did more than build and refurbish residences. They offered home-ownership counseling, financial planning and other services to ensure the success of their South Bronx clients. Some of these grass roots organizations didn't get involved in building at all, but focused on job training and education. Because of the combined efforts of these groups and the funding they received from private and government sources, South Bronx has remained on an upward trajectory. (2)
Charlotte Street, South Bronx 1981 Same view of Charlotte Street 2013
Before and after shot of a South Bronx Street corner.
Another view of the remarkable transformation of Charlotte Street, South Bronx, New York
Mansfield, Ohio
Like most big cities, Detroit is made up of several Districts and neighborhoods. Rather than trying to treat the entire city as a whole, each neighborhood should be assisted according to it's specific needs. There has been a trend of downtown rebirth across the nation. Perhaps by studying these success stories, we can find the key to rebuilding Detroit's neighborhoods.
Mansfield, Ohio is one such town. Like most cities, in the first half of the twentieth century, downtown Mansfield was a hub of activity. It was a central location where business people, shoppers, diners and casual strollers shared the sidewalks. It was a gathering place. Downtown Manfield was the heart of the city - it was alive.
Then came the age of the automobile and the Mansfield city center was bisected by a busy thoroughfare. The downtown atmosphere was inexorably altered. Sidewalks became a conduit from parking place to destination rather than the main boulevard to the city center. Central plazas and parks were paved over. "These busy avenues were designed to channel people into the city center, or, just as easily channel them through it." ( )
Mansfield, Ohio is just one example of a downtown that didn’t survive “progress”. Eventually it consisted of boarded up buildings, bricked in street level windows, and there were no pedestrians.
Bill Cosby, performing at the Renaissance Theater in 1984, took a walk down North Main St. He was quoted in the local paper as observing, “There were no cars, no people, and all the buildings were boarded up. I wonder why North Main St exists.”
These comments spurred action. There was a chamber of commerce meeting where the decision was made to reroute traffice and return central park to a popular destination. They planned to install a carousel to draw people. Although there were many doubters, the carousel worked! The number of visiters far exceeded any expactations.
Mansfield, Ohio is one such town. Like most cities, in the first half of the twentieth century, downtown Mansfield was a hub of activity. It was a central location where business people, shoppers, diners and casual strollers shared the sidewalks. It was a gathering place. Downtown Manfield was the heart of the city - it was alive.
Then came the age of the automobile and the Mansfield city center was bisected by a busy thoroughfare. The downtown atmosphere was inexorably altered. Sidewalks became a conduit from parking place to destination rather than the main boulevard to the city center. Central plazas and parks were paved over. "These busy avenues were designed to channel people into the city center, or, just as easily channel them through it." ( )
Mansfield, Ohio is just one example of a downtown that didn’t survive “progress”. Eventually it consisted of boarded up buildings, bricked in street level windows, and there were no pedestrians.
Bill Cosby, performing at the Renaissance Theater in 1984, took a walk down North Main St. He was quoted in the local paper as observing, “There were no cars, no people, and all the buildings were boarded up. I wonder why North Main St exists.”
These comments spurred action. There was a chamber of commerce meeting where the decision was made to reroute traffice and return central park to a popular destination. They planned to install a carousel to draw people. Although there were many doubters, the carousel worked! The number of visiters far exceeded any expactations.
The revitalization efforts in downtown Mansfield have created an inviting and memorable city.
Meanwhile, third generation Mansfield native John Fernyak became impassioned about brining downtown back to life. He bought and refurbished several buildings and partnered with a local bank to offer credit and counseling to interested tenants. Possibly the best move he made was to hire Kathryn Glover to bring businesses downtown.
Glover sought to create what sociologist Ray Oldenburg called the “third place”. ( ) She searched for local alternatives to popular chains such as Williams Sonoma and Gap. By surveying residents, Glover was able to identify what types of businesses they would frequent. She brought in a baker and a specialty food store. Looking to satisfy the residents needs and wants, Glover set out to bring in a micro-brewery and a bookstore. A farmers market was started, bringing in fresh produce and gourmet foods. There was an existing business, a newsstand, who's exterior was a bit seedy and didn't fit well with the new vision for downtown Mansfield. Glover spent time watching the shop and realized that it was a popular and vital compenent to the area. She helped the owner bring in a wider variety of newspapers and magazines as well as high end stationery. They added awnings to the window and got a new sign, lending the store the appearance of a quaint, small town business. (3)
There are many other success stories out there and each one offers examples of what works when trying to revitalize an urban area. The key seems to be letting the needs of the residents guide the direction of new growth.
Glover sought to create what sociologist Ray Oldenburg called the “third place”. ( ) She searched for local alternatives to popular chains such as Williams Sonoma and Gap. By surveying residents, Glover was able to identify what types of businesses they would frequent. She brought in a baker and a specialty food store. Looking to satisfy the residents needs and wants, Glover set out to bring in a micro-brewery and a bookstore. A farmers market was started, bringing in fresh produce and gourmet foods. There was an existing business, a newsstand, who's exterior was a bit seedy and didn't fit well with the new vision for downtown Mansfield. Glover spent time watching the shop and realized that it was a popular and vital compenent to the area. She helped the owner bring in a wider variety of newspapers and magazines as well as high end stationery. They added awnings to the window and got a new sign, lending the store the appearance of a quaint, small town business. (3)
There are many other success stories out there and each one offers examples of what works when trying to revitalize an urban area. The key seems to be letting the needs of the residents guide the direction of new growth.
Community Development Corporations and Their Role in Recovery
After studying successful revitalization efforts in cities across the nation, the key ingredient seems to be involvement of local residents, business people and grass roots organizations. One cannot emphasize enough the impact of community development corporations, and similar organizations. In Detroit, many CDC's have sprung up and are currently making big strides in renewing neighborhoods. Whether involved in building or rehabbing homes, offering foreclosure prevention counseling, or job training, the CDC's are a vital component of the future Detroit.
Central Detroit Christian CDC is one such organization that is meeting the needs of local citizens in many ways. CDC has developed programs in education, economic development (businesses and housing), employment and financial counseling.
As many community development organizations do, Central Detroit has bought and refurbished apartment buildings and homes, providing quality low income housing to their residents. They also offer homeownership counseling in order to prepare new homeowners for the many nuances that accompany owning a home.
Central Detroit has also developed several businesses that the community had identified as needed. These include a produce store, restaurant, landscape business, laundromat and more. In some instances, they have handed over ownership of the business to the manager, once a course in business ownership is completed. They create businesses to fill a need in the community and also to provide employment for previously unemployable citizens. As stated in their Employment Pipeline brochure, "One of the most important building blocks for a sustainable community is the ability for individuals to sustain their families through productive employment."
Also helping to employ the local residents, Central Detroit Christian has developed a Youth Workforce Development program, and a neighborhood job pipeline which connects companies looking for help to local qualified residents.
With these programs and many others, Central Detroit is a affecting positive change in Detroit. They are providing opportunity to the very residents that Detroits leaders have failed to consider for decades.
Central Detroit Christian CDC is one such organization that is meeting the needs of local citizens in many ways. CDC has developed programs in education, economic development (businesses and housing), employment and financial counseling.
As many community development organizations do, Central Detroit has bought and refurbished apartment buildings and homes, providing quality low income housing to their residents. They also offer homeownership counseling in order to prepare new homeowners for the many nuances that accompany owning a home.
Central Detroit has also developed several businesses that the community had identified as needed. These include a produce store, restaurant, landscape business, laundromat and more. In some instances, they have handed over ownership of the business to the manager, once a course in business ownership is completed. They create businesses to fill a need in the community and also to provide employment for previously unemployable citizens. As stated in their Employment Pipeline brochure, "One of the most important building blocks for a sustainable community is the ability for individuals to sustain their families through productive employment."
Also helping to employ the local residents, Central Detroit Christian has developed a Youth Workforce Development program, and a neighborhood job pipeline which connects companies looking for help to local qualified residents.
With these programs and many others, Central Detroit is a affecting positive change in Detroit. They are providing opportunity to the very residents that Detroits leaders have failed to consider for decades.
Central Detroit Christian CDC is a an exemplary and well rounded organizations. However, there are other Detroit based organizations also doing a lot of good.
Northend Christian CDC promotes youth development and provides nutritional food through their urban farming efforts.
The Villiages of Detroit CDC is dedicated to accelerating economic development in the Villages of Detroit, a collection of neighborhoods located on Detroit’s near eastside.
U-SNAP-BAC is an organization dedicated to bringing affordable housing to Detroit's eastside, through new construction, rehab of vacant homes, home repair and home ownership training.
Vangard CDC is working to increase the housing stock for middle-low income home buyers in the historic northend. They are also working to ensure that development in the northend is based on the values of racial justice and economic equity.
There are many other worthy organizations and I encourage you to learn about them here.
Northend Christian CDC promotes youth development and provides nutritional food through their urban farming efforts.
The Villiages of Detroit CDC is dedicated to accelerating economic development in the Villages of Detroit, a collection of neighborhoods located on Detroit’s near eastside.
U-SNAP-BAC is an organization dedicated to bringing affordable housing to Detroit's eastside, through new construction, rehab of vacant homes, home repair and home ownership training.
Vangard CDC is working to increase the housing stock for middle-low income home buyers in the historic northend. They are also working to ensure that development in the northend is based on the values of racial justice and economic equity.
There are many other worthy organizations and I encourage you to learn about them here.
References
- Gatsby, Rob. “Urban Decline.” Urban Decline, Creative Commons Attribution, www.coolgeography.co.uk/A-level/AQA/Year%2013/World%20Cities/Decline/Urban_Decline.htm.
- Grogan, Paul S., and Tony Proscio. Comeback Cities: a Blueprint for Urban Neighborhood Revival. Boulder, Westview Press, 2000.
- Gratz, Roberta Brandes., and Norman Mintz. Cities Back from the Edge: New Life for Downtown. Washington, D.C., Preservation Press, 1998.
- LeDuff, Charlie. Detroit: an American Autopsy. New York, Penguin Press, 2013. (Although I did not cite this source, I found it invaluable in getting an insider’s feel for the current state of Detroit.)
For information on recovery efforts in specific areas of Detroit, please use the links below.