theDesMoinesPerspective

The term "gentrification" carries with it a substantial cargo of economic, social, and racial baggage. In general, it is a pejorative and Completed renovation of a vacant homeloaded word used to describe what might otherwise be seen as positive changes in a challenged neighborhood: increased investment in homes and influx of middle-class and wealthy occupants.

The negative aspect of gentrification is, of course, "displacement"

The Displacement Dilemma

In order to be adequately parsed, displacement due to gentrification must be subdivided into several categories:

1. Displacement of homeowners due to rising property values - As properties are renovated, rising property values may impact long-term homeowners on fixed incomes who find themselves unable to keep up with property taxes.
2. Displacement of renters due to rising rents - Increased property values, more desirable properties, and increased competition may lead to rent increases that existing tenants cannot accommodate.
3. Displacement of minorities due to changing neighborhood demographics - Racial, religious, and social minorities may feel excluded or unwelcome in their own neighborhoods as the population demographics change.
4. Displacement of poor families due to changes in available goods and services - As neighborhood economics change, so change the types of stores and services available to neighborhood residents.
5. Displacement of criminals due to increased crime reporting and police response - With wealth comes political power, including the ability to do things like hire private security and influence resource allocation.

Clearly some of these categories are neutral, some good, and some negative. For example it may benefit one neighborhood to push criminal activity elsewhere, but unless the underlying issues are dealt with, it is a zero-sum game. Some other, less fortunate neighborhood will see an increase in crime.

Across the country, cities are looking for ways to reverse decades-old planning decisions that facilitated decline of their downtowns and surrounding neighborhoods. Some of the most brilliant and innovative projects are those that stitch together neighborhoods torn apart by the construction of interstate highways. Yes, some particularly progressive cities are actually removing interstate highways!

This approach seems counter intuitive to many people. Many Americans have grown up knowing no other option for moving people through a city or between cities. Indeed, as a means of moving a steady flow of individuals and goods across great distances to decentralized locations, the Interstate was a wonderful experiment. Intercity travel has become simple and relatively fast.

Within cities, however, we have found quite the opposite. It was assumed by early planners that adding limited access highways as another layer in a complex transportation system would facilitate easy travel. Unlike previous transportation innovations, the limited access highway has never been adequately incorporated into a healthy urban environment.

It is time to reconsider this experiment.

The Proposal

What if Des Moines were to remove I-235 from 42nd Street to East 14th? What if we converted the limited-access highway that currently divides downtown from the surrounding neighborhoods into a six-lane boulevard with integrated public transportation and lined with appropriate retail/residential and commercial development?

42nd Street marks a change in the character of the neighborhoods that surround the highway. East of 42nd, it is clear that the highway sliced through established residential neighborhoods. West of 42nd, the underlying development pattern is not disrupted to the same extent.

On the east, it is clear that any fundamental transportation planning initiative should include the Capitol complex, the river, and Downtown proper.

And yet, we should also dream big... This could be the start of a larger project to convert the highway all the way through the Fairgrounds/University exit (or beyond) on the east.

I-235 Study Area: Proposed study area for conversion from limited access interstate highway to urban boulevard

The goal of this project would be three-fold:

1. Knit Downtown and Capitol complex back into the street grid. Not only would this create additional land for residential and retail development, but would also drastically improve access into and out of downtown.
2. Create approximately 100 prime "developable" acres in the central city. Sale of the land could top $26 million. Once built-up and after any development incentives have expired, the land could generate $6 million in annual tax revenue for the city.
3. Promote more compact development and the opportunity to rethink underlying regional transportation strategy. Rather than continued expansion of the suburban and exurban fringe, the future will demand that we refocus on sustainable neighborhood redevelopment.

It is unfortunate that discussion surrounding the development of the former Rice Field in the Beaverdale neighborhood focuses so much on the personalities and process instead of the actual proposal.

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In my opinion, the best use for this particular site is clearly something more than open space.

In order to grow into the 21st century, what Des Moines needs is actually more projects of the type proposed for the Rice Field site. From the long-term urban planning perspective, the City should be promoting and facilitating densification and expansion of our neighborhood commercial streets as true walkable mixed-use districts.

Center on Sustainable Communities is hosting a series of Open Houses at their "Des Moines Green Demo Home", 1347 Forest Ave. The events are free and open to the public. Light refreshments will be served.

Come view this amazing infill home at any of three open house times:

• Sunday, May 17th from 2:00 - 4:00pm
• Tuesday, May 19th from 11:00am - 1:00pm
• Tuesday, May 19th from 4:00 - 7:00pm