Nonstopdrivel
14 years ago

Detroit wants to save itself by shrinking 
Blighted city considers plan to turn large swaths of land back into fields

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updated 3:45 p.m. CT, Mon., March. 8, 2010

DETROIT - Detroit, the very symbol of American industrial might for most of the 20th century, is drawing up a radical renewal plan that calls for turning large swaths of this now-blighted, rusted-out city back into the fields and farmland that existed before the automobile.

Operating on a scale never before attempted in this country, the city would demolish houses in some of the most desolate sections of Detroit and move residents into stronger neighborhoods. Roughly a quarter of the 139-square-mile city could go from urban to semi-rural.

Near downtown, fruit trees and vegetable farms would replace neighborhoods that are an eerie landscape of empty buildings and vacant lots. Suburban commuters heading into the city center might pass through what looks like the countryside to get there. Surviving neighborhoods in the birthplace of the auto industry would become pockets in expanses of green.

Detroit officials first raised the idea in the 1990s, when blight was spreading. Now, with the recession plunging the city deeper into ruin, a decision on how to move forward is approaching. Mayor Dave Bing, who took office last year, is expected to unveil some details in his state-of-the-city address this month.

"Things that were unthinkable are now becoming thinkable," said James W. Hughes, dean of the School of Planning and Public Policy at Rutgers University, who is among the urban experts watching the experiment with interest. "There is now a realization that past glories are never going to be recaptured. Some people probably don't accept that, but that is the reality."

People are afraid

The meaning of what is afoot is now settling in across the city.

"People are afraid," said Deborah L. Younger, executive director of a group called Detroit Local Initiatives Support Corporation that is working to revitalize five areas of the city. "When you read that neighborhoods may no longer exist, that sends fear."

Though the will to downsize has arrived, the way to do it is unclear and fraught with problems.

Politically explosive decisions must be made about which neighborhoods should be bulldozed and which improved. Hundreds of millions of federal dollars will be needed to buy land, raze buildings and relocate residents, since this financially desperate city does not have the means to do it on its own. It isn't known how many people in the mostly black, blue-collar city might be uprooted, but it could be thousands. Some won't go willingly.

"I like the way things are right here," said David Hardin, 60, whose bungalow is one of three occupied homes on a block with dozens of empty lots near what is commonly known as City Airport. He has lived there since 1976, when every home on the street was occupied, and said he enjoys the peace and quiet.

For much of the 20th century, Detroit was an industrial powerhouse the city that put the nation on wheels. Factory workers lived in neighborhoods of simple single- and two-story homes and walked to work. But then the plants began to close one by one. The riots of 1967 accelerated an exodus of whites to the suburbs, and many middle-class blacks followed.

Thousands of empty houses

Now, a city of nearly 2 million in the 1950s has declined to less than half that number. On some blocks, only one or two occupied houses remain, surrounded by trash-strewn lots and vacant, burned-out homes. Scavengers have stripped anything of value from empty buildings. According to one recent estimate, Detroit has 33,500 empty houses and 91,000 vacant residential lots.

Several other declining industrial cities, such as Youngstown, Ohio, have also accepted downsizing. Since 2005, Youngstown has been tearing down a few hundred houses a year. But Detroit's plans dwarf that effort. The approximately 40 square miles of vacant property in Detroit is larger than the entire city of Youngstown.

Faced with a $300 million budget deficit and a dwindling tax base, Bing argues that the city can't continue to pay for police patrols, fire protection and other services for all areas.

Looking to Washington for support

The current plan would demolish about 10,000 houses and empty buildings in three years and pump new investment into stronger neighborhoods. In the neighborhoods that would be cleared, the city would offer to relocate residents or buy them out. The city could use tax foreclosure to claim abandoned property and invoke eminent domain for those who refuse to leave, much as cities now do for freeway projects.

The mayor has begun lobbying Washington for support, and last month Detroit was awarded $40.8 million for renewal work. The federally funded Detroit Housing Commission supports Bing's plan.

"It takes a true partnership, because we don't want to invest in a neighborhood that the city is not going to invest in," said Eugene E. Jones, executive director of the commission.

Recipe for disaster?

It is not known who might get the cleared land, but with prospects for recruiting industry slim, planners are considering agricultural uses. The city might offer larger tracts for sale or lease, or turn over smaller pieces to community organizations to use.

Maggie DeSantis, a board member of Community Development Advocates of Detroit, said she worries that shutting down neighborhoods without having new uses ready is a "recipe for disaster" that will invite crime and illegal dumping. The group recently proposed such things as the creation of suburban-style neighborhoods and nature parks.

Residents like Hardin want to keep their neighborhoods and eliminate the blight.

"We just try to keep it up," he said. "I've been doing it since I got it, so I don't look at nobody trying to help me do anything."

For others, Bing's plans could represent a way out.

Willie Mae Pickens has lived in her near east-side home since the 1960s and has watched as friends and neighbors left. Her house is the only one standing on her side of the street.

"They can buy it today. Any day," said Pickens, 87, referring to city officials. "I'll get whatever they'll give me for it, because I want to leave."



This is one of the smartest ideas I've ever heard for biting the bullet and doing what needs to be done. It's just unfortunate that so many federal dollars will be sought for the project, at a time when the federal government doesn't have any money to spare. A better way to accomplish the project, in my opinion, would be to simply offer the land to anyone who was willing to contract to clear it, maintain it, and exploit it (say, with agriculture) for a specified period of time -- five years or so. It would be a similar arrangement to the homesteading laws of the mid-1800s.
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Porforis
14 years ago
It sounds practical (astonishingly as far as government goes) and this was certainly an interesting read, but this is the exercise of eminent domain laws on steroids, which is my only apprehension. I personally do not think the city (should have) has a right to seize someone else's property against their will, even with "just compensation". If you have one house on the block that houses someone that doesn't want to move no matter what, leave their house alone. Turn everything else around them into farmland, leave a basic road behind (dirt if you need to), but otherwise leave them alone.

I understand the problems for the city emergency services in such a scenario, but sooner or later they'll have this problem anyways... New houses will be built on farmland, new structures will be raised to provide the more basic goods, and they'll still need a police/fire presence.
Formo
14 years ago

It sounds practical (astonishingly as far as government goes) and this was certainly an interesting read, but this is the exercise of eminent domain laws on steroids, which is my only apprehension. I personally do not think the city (should have) has a right to seize someone else's property against their will, even with "just compensation". If you have one house on the block that houses someone that doesn't want to move no matter what, leave their house alone. Turn everything else around them into farmland, leave a basic road behind (dirt if you need to), but otherwise leave them alone.

"Porforis" wrote:



Yes!
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Thanks to TheViking88 for the sig!!
Nonstopdrivel
14 years ago
I just now noticed Porforis' discussion of eminent domain. I quite agree with him. Most of these neighborhoods that will be razed are all but abandoned and can be simply foreclosed for failure to pay taxes, and most of the remaining homeowners will be glad to leave their neighborhoods if they're given a reasonable price (bearing in mind that for a while last year, the average price of a home in Detroit was $5800!). However, if someone stubbornly refuses to leave their property, even knowing full well that they will probably lose water, sewer, and trash service, then I do not believe it would be appropriate to evict them. If they want to hold onto their homes and live in rural conditions, that is their choice. Of course, if they want to hold onto the amenities of urban or suburban living, they will have to relocate into a more developed area.
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Formo
14 years ago

I just now noticed Porforis' discussion of eminent domain. I quite agree with him. Most of these neighborhoods that will be razed are all but abandoned and can be simply foreclosed for failure to pay taxes, and most of the remaining homeowners will be glad to leave their neighborhoods if they're given a reasonable price (bearing in mind that for a while last year, the average price of a home in Detroit was $5800!). However, if someone stubbornly refuses to leave their property, even knowing full well that they will probably lose water, sewer, and trash service, then I do not believe it would be appropriate to evict them. If they want to hold onto their homes and live in rural conditions, that is their choice. Of course, if they want to hold onto the amenities of urban or suburban living, they will have to relocate into a more developed area.

"Nonstopdrivel" wrote:



Exactly.. which is why I agree with Porforis as well.

Bottom line is this: They still have the choice. Myself? I don't get wrapped up in houses/things. So, if I'm offered something reasonable, then hell yes, I'd take it.
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Thanks to TheViking88 for the sig!!
TheEngineer
14 years ago
Wow, I never realised Detroit was in such a state of disrepair.
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Porforis
14 years ago

I just now noticed Porforis' discussion of eminent domain. I quite agree with him. Most of these neighborhoods that will be razed are all but abandoned and can be simply foreclosed for failure to pay taxes, and most of the remaining homeowners will be glad to leave their neighborhoods if they're given a reasonable price (bearing in mind that for a while last year, the average price of a home in Detroit was $5800!). However, if someone stubbornly refuses to leave their property, even knowing full well that they will probably lose water, sewer, and trash service, then I do not believe it would be appropriate to evict them. If they want to hold onto their homes and live in rural conditions, that is their choice. Of course, if they want to hold onto the amenities of urban or suburban living, they will have to relocate into a more developed area.

"Nonstopdrivel" wrote:



I didn't immediately consider basic services like water/sewer/trash as well, this obviously makes things harder on the people left behind... Really, there's no good solution here. I guess that's life, if it were full of problems with solutions that didn't suck, life wouldn't be so complicated.
Nonstopdrivel
14 years ago
I think the only way this plan could possibly be implemented as a practical solution would be to discontinue municipal services to the condemned neighborhoods. No one forces the property owners to remain: if they wish to live an Amish-like lifestyle, why not let them?
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Porforis
14 years ago

I think the only way this plan could possibly be implemented as a practical solution would be to discontinue municipal services to the condemned neighborhoods. No one forces the property owners to remain: if they wish to live an Amish-like lifestyle, why not let them?

"Nonstopdrivel" wrote:



Oh boy, can of worms has been opened. Now we're talking about your basic left-right argument over what you're entitled to. Although this is certainly a lot more of a sticky situation when the government is taking away existing services rather than not providing new services.

I'm glad I don't live in Detroit. :pukeright:
Nonstopdrivel
14 years ago
Actually, such an argument will be neatly sidestepped with the implementation of eminent domain: services will be discontinued by virtue of the simple fact no houses will remain in the neighborhoods. We are speaking from a purely philosophical standpoint in this thread, of course.
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Zero2Cool (11h) : If they'd been more patient with him, he'd be back already. Putting him out there vs Bears caused him to tweak it and here we are.
packerfanoutwest (11h) : well this is his last season with the PAck, book it
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buckeyepackfan (24-Dec) : I needed .14 that's. .14 points for the whole 4th quarter to win and go to the SB. Lol
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packerfanoutwest (24-Dec) : Inactives tonight for the Pack: Alexander- knee Bullard - ankle Williams - quad Walker -ankle Monk Heath
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packerfanoutwest (24-Dec) : minny could be #1 seed and the Lions #5 seed
Zero2Cool (23-Dec) : We'd have same Division and Conference records. Strength of schedule we edge them
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bboystyle (23-Dec) : yes its possible but unlikely. If we do get the 5th, we face the NFCS winner
Zero2Cool (23-Dec) : Ahh, ok.
bboystyle (23-Dec) : yes due to tie breaker
Zero2Cool (23-Dec) : I mean, unlikely, yes, but mathematically, 5th is possible by what I'm reading.
Zero2Cool (23-Dec) : If Vikings lose out, Packers win out, Packers get 5th, right?
bboystyle (23-Dec) : Minny isnt going to lose out so 5th seed is out of the equation. We are playing for the 6th or 7th seed which makes no difference
Mucky Tundra (23-Dec) : beast, the ad revenue goes to the broadcast company but they gotta pay to air the game on their channel/network
beast (23-Dec) : If we win tonight the game is still relative in terms of 5th, 6th or 7th seed... win and it's 5th or 6th, lose and it's 6th or 7th
beast (23-Dec) : Mucky, I thought the ad revenue went to the broadcasting companies or the NFL, at least not directly
Zero2Cool (23-Dec) : I think the revenue share is moot, isn't it? That's the CBA an Salary Cap handling that.
bboystyle (23-Dec) : i mean game becomes irrelevant if we win tonight. Just a game where we are trying to play spoilers to Vikings chance at the #1 seed
Mucky Tundra (23-Dec) : beast, I would guess ad revenue from more eyes watching tv
Zero2Cool (23-Dec) : I would think it would hurt the home team because people would have to cancel last minute maybe? i dunno
beast (23-Dec) : I agree that it's BS for fans planning on going to the game. But how does it bring in more money? I'm guessing indirectly?
packerfanoutwest (23-Dec) : bs on flexing the game....they do it for the $$league$$, not the hometown fans
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beast (23-Dec) : Barry seemed to get too conservative against new QBs, Hafley doesn't have that issue
Zero2Cool (23-Dec) : However, we seem to struggle vs new QB's
Zero2Cool (23-Dec) : Should be moot point, cuz Packers should win tonight.
packerfanoutwest (23-Dec) : ok I stand corrected
Zero2Cool (23-Dec) : Ok, yes, you are right. I see that now how they get 7th
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