Click below for Mike's columns on urban revitalization originally published in The Morning Call.
Main Street Lehigh Valley
By Michael Schlossberg
If you are reading this article right now, congratulations. You are living in one of the fastest growing and economically vibrant parts of the entire Commonwealth. The Lehigh Valley is exploding with new people and businesses, gaining an average of twenty-five new residents a day. The result has been an explosion of jobs and economic activity that was previously non-existent in our community. Once known for Bethlehem Steel and other manufacturing companies, the Lehigh Valley is rapidly transforming into a professional and service haven for the entire mid-Atlantic region.
The growth that comes with this development does not come without its challenges. Population in our cities and boroughs has remained relatively stagnant while the population of our townships has exploded. In 1960, the population of Allentown was about 108,000, while the population of Lower Macungie was about 4,000. Today, Allentown’s population is at an estimated 106,000 (a decrease of about 2%) while Lower Macungie’s is estimated to be 26,000 (an increase of about 550%, making it the fastest growing municipality in all of Pennsylvania). Since the 1970s, Pennsylvania has lost an amount of open space that is roughly the size of Connecticut and Rhode Island combined.
Meanwhile, malls and big-box stores like Walmart have seen their business explode, while downtown businesses have withered away. Office and professional services have moved from the urban core to massive and faceless industrial parks, isolated from the community around them.
Despite these trends, downtowns remain of the utmost importance to the health of the Lehigh Valley. Nationwide, downtown businesses still provide 30% of all jobs and 40% of tax revenue for government. They also represent a type of business that nation-wide chains can never replicate: business with a personal touch. Local businesses know your community inside and out. These stores actually have a local flavor; their products and shops will be different than any store you will ever be in again. Downtown shops are unique and genuine. On the average, downtown merchants and restaurants pay their employees better than their nationwide counterparts. Accordingly, every time you shop locally, you are helping contribute to a thriving local economy.
It is important to remember that the urban sections of the Lehigh Valley are more than just Allentown, Bethlehem and Easton. Indeed, there are twenty-eight boroughs that over 97,000 of Lehigh Valley residents call home. These boroughs range in size from 300 – 11,000, but all contain their own distinct character, business district and events. A walk through Emmaus (recently named Money Magazine's 87th best place to live in America) will yield a rich array of homes, public parks, historical properties and over 100 different restaurants and businesses. Macungie boasts a thriving Main Street filled with unique shops, two yearly festivals (Das Awkscht Fescht and the Wheels of Time), Macungie Memorial Park and a weekly Farmers’ Market that is currently in its first year. A visit to Hellertown virtually guarantees good eating, with thirty-five restaurants and eateries located within 1.5 square miles.
Across the country, it looks as if the tides of business and consumer preference are turning back towards Main Street. According to revitalization statistics, over $41.6 billion dollars have been reinvested in improving Main Street properties – and that is in 2006 alone. During the same year, over 75,000 new businesses were created resulted in a gain of nearly 350,000 new jobs. Locally, through the Main Street and Elm Street programs run by Pennsylvania, all three cities and ten Lehigh Valley borough’s are receiving state funding to cover expenses related to urban revitalization.
Private and public partnerships have emerged, and these partnerships are critical to the success of any downtown area. Lehigh and Northampton counties, the Greater Lehigh Valley Chamber of Commerce and the Greater Lehigh Valley Chamber of Commerce Foundation have combined efforts to form the Borough Business Revitalization Program, a regional pilot Main Street program that has resulted in nine boroughs sharing two Main Street Coordinators. This program has also administered a Facade Grant program, whereby state money is used as an incentive for exterior improvements to properties. Utilizing state money, as well as other public and private funds, over $130,000 will be infused into Lehigh and Northampton properties.
Further, Lehigh County’s Department of Community and Economic Development created two grant programs for Main Street Initiatives and has awarded $134,712.00 to seven municipalities to assist with their planning and streetscape beautification efforts. These efforts will continue into 2008. Northampton County will shortly be following suit in expanding grant opportunities to Main Street.
People across the Valley (and really, across the country) are starting to realize that downtowns just offer more than any mall or massive one-stop shopping center can ever deliver. It is my sincere hope that you realize that as well.
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City living can save you plenty on gasoline
By Michael Schlossberg
Do you remember when $2 a gallon gas seemed expensive? It seems like so long ago ... even if it was only October 2004. $3 a gallon hit us less than a year ago, in May of 2007. Now there are talks of $4 a gallon by this summer.
Unfortunately, gas prices aren’t the only item that continues to increase in price. Nationally, health insurance premiums have skyrocketed 78% since 2002. Grocery costs have increased 5.1% in the past year, with some items increasing between 15-25%. Lehigh Valley inflation increased 5.2% in 2007, higher than the national average for the fifth year in a row. And there can be little question that we are heading into an economic downturn that may eventually cross the threshold from slow growth into a flat-out recession.
With gloomy economic times on the horizon, everyone is desperately searching for ways to save money for themselves and their families. We all know the tricks: cut back on items you don’t need, look for bargains where you can and take a second job if you have the time.
Here’s a novel idea to save money: live in an urban area. Long-term, it will absolutely save you money. How? By reducing your time in the car and saving hundreds, if not thousands, in gas.
Suburban areas have segregated uses. This means that all of the places in a community (residences, schools, businesses, restaurants, office buildings, etc) are kept in separate places. Accordingly, you have to take more crowded roads and drive longer distances than you would if you lived in an urban area. The average commute time for a Pennsylvanian in 2003 was 23.8 minutes. In 2008, that number jumped to 25 minutes. That number will only continue to rise.
The result of segregated uses is that Americans are driving more than at any point before in our history. In 1977, Americans drove an average of 4,200 miles per year. As families left urban cores and moved to suburbs, that number skyrocketed. In 2001, the average American drove 8,200 miles a year.
The result of all of this driving is that we are spending more on gasoline than any point in recorded history. Every mile that you drive represents more money that you have to spend on gas and car maintenance. As the price of gasoline continues to skyrocket, you will continue to pay a small fortune at the pump.
One of the solutions to this problem needs to be driving less, and you can do that by living in an urban area. Living in a city or borough can not eliminate the need for a car entirely. That isn’t possible in the Lehigh Valley. However, urban living can dramatically reduce your reliance on the car, making it easier for you to drive shorter distances and walk to many other places.
In urban areas, uses are integrated. Residences are near schools, places of work, restaurants and a countless amount of other retail, entertainment and cultural amenities. Urban areas make it easy for you to walk from Point A to Point B. This is healthier, cheaper and more environmentally friendly. Homes in cities tend to also be more heat efficient in a variety of ways, as they have lower ceilings and less interior open space, thus leading to lower heating bills. You also have easy access to mass transportation, something that is unavailable in suburbs. As a result, you spend less on gas.
To truly solve the environmental and economical problems that we face, Americans must learn to attack this problem from two different ends. We absolutely have to continue to develop green technology and more fuel-efficient modes of transportation. Energy and manufacturing companies are beginning to realize that this is the case.
On an individual level, you can make changes in our lifestyles that will enhance your quality of life and your bottom line. Living in urban areas requires less driving. It consumes less open space and results in less financial burdens on government in the form of reduced infrastructure and government services. It gives you more opportunity to interact with your neighbors and become a part of a community. And it puts you at the heart of social, economic and political activity in the Lehigh Valley.
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The urban renaissance
By Michael Schlossberg
How many of you have stories that sound something like this: You grew up in a city. The streets were safe, the schools were first-rate and the community looked after each other. But somewhere along the way, things changed. Your favorite hang-outs were knocked down and nothing was ever rebuilt. The school district declined. You became afraid to walk the streets at night. Wanting better for your children, you moved to a suburban community.
Does this sound familiar? At the time, this painful decision must have felt like that right one. Too many cities were characterized by crime, drugs and filth. Now, however, things are different. Our urban centers have changed. Cities are rising from the ashes to reclaim their rightful place as the residential, economic and cultural center of our community.
A great example of this is crime. In Allentown, thanks to an infusion of additional police officers and better technology, violent crime has dropped dramatically – about 25% in the past two years. This is not to say that the city’s crime problems are fixed; as recent events have demonstrated, much work needs to be done, but the city is absolutely moving in the right direction. In neighboring Bethlehem, many violent crimes dropped 11% in the past year. Meanwhile, our Boroughs (places like Macungie, Nazareth and Emmaus) have virtually no serious crimes. Some haven’t seen a murder in literally decades.
What about taxes? Do suburban areas really have lower taxes? Well, maybe, but not for long. Taxes were kept low in many suburban communities by rapid development. But as the economy slows, development slows with it. A great example of this is Bethlehem Township. For the first time in fifteen years, the once rapidly-developing township may have to raise taxes, possibly by as much as 10%. Combine these pressures with an increase in fuel costs (townships always feel this burden more than urban areas because townships are larger and more spread out) and the so-called tax disparity between urban and suburban communities will not exist for much longer.
The benefits to urban areas are innumerable. Residents have access to full-time, local and professional police and fire protection, as well as nearby medical facilities. Meanwhile, everything is closer together in cities and residents don’t have to drive everywhere. When they do have to drive, they don’t have to go far. Urban residents also have access to mass transit. They can walk or bike to many destinations. Allentown has one of the best parks systems in the state. Boroughs like Macungie (which has three parks within one square mile) offer recreational opportunities that are within walking distance for virtually every one of their residents.
Meanwhile, children have alternatives for recreational activity. With nearby parks, playgrounds, schools, clubs and other kids, urban living creates an place that actually allows children to actually interact with each other and the surrounding environment (as opposed to playing video games and surfing the internet).
Our urban cores also have a sense of community that suburban communities can never hope to duplicate. Urban areas are a hotbed for political activism and neighborhood involvement. They are also the home of countless other organizations, everything from garden and book clubs to community facilities that are the home for dozens of local sports teams. Local groups like these often make dramatic improvements to their hometown.
Americans of all races and socioeconomic sectors are moving back into cities. Statistics show that the rate of wealthy residents leaving cities is rapidly slowing. In many cases, these richer people are finally moving back into cities. This does not mean the end of the diversity characterizes are urban centers – far from it. What it means is that large portions of the populace have realized that urban environments are not places to fear, but are places to thrive. Places where you can raise a family.
Proof of this urban renaissance can be seen by just reading or watching the news. It is virtually impossible to do so now without hearing a story about activism dedicated towards improving our urban cores. Be it the Hamilton Street Visioning, 7th Street Revitalization, North by Northwest in Bethlehem, Greater Easton Development Partnership, Borough Business Revitalization Program or any number of countless other groups, governments and citizens alike have realized that the key to revitalizing their homes is a concentrated, long-term revitalization effort.
This is not to say that all cities and boroughs can now be regarded as paradise. There is still much work that needs to be done. But at the end of the day, cities are on the rise once again because of their communities. Neighbors have learned that they do not have to sit back and let their homes be lost to crime and neglect. Indeed, that is the worst thing they can do. For urban communities to come back, they require community leadership and an active citizenry. Thankfully, in the Lehigh Valley, we have no shortage of either quality.
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The problems facing our urban communities
By Michael Schlossberg
As someone who lives and works in cities, it would be easy for me to put on a happy face and say that our urban areas are paradises on earth. I know plenty who will mindlessly say that this is the case – that cities are perfect and anyone who doesn’t live in one is a fool.
No one should be that naîve.
I am an unflinching supporter of our cities and boroughs because I do believe that they are outstanding places to live. That being said, no one should be so foolish as to assume that these places do not face serious, substantial problems that are not significant enough as to drive away families and business developments. How can we tackle these concerns and alleviate them? And, more specifically, what are the problems facing our urban communities?
The first issue, no doubt, is crime. Let us begin this discussion by being honest: crime, and the perception of crime, is one of the most serious issues facing our cities. Our three big cities are all struggling with controlling crime in their own way, although it is important to note that crime has significantly decreased in all three cities. That being said, Allentown is still attempting to rebuild its police force, Bethlehem is attempting to mitigate the potential impact of casinos and Easton is facing the twin specters of lawsuits against their police and an ever-shrinking municipal budget.
Another issue is taxes. Cities often have higher tax-rates than their suburban counterparts. One of the main reasons is because cities have less new development; after all, suburban sprawl is profitable for governments in the short-term. They also provide for professional police and fire protection (many local communities do not pay for a professional police force and rely on volunteer fire fighters). In this economy, as costs continue to rise and revenue remains stagnant, urban areas will continue to face serious fiscal problems.
Development is often a dirty word, since its often associated with the destruction of farms for cookie-cutter developments that are far too expensive for many Lehigh Valley residents. That being said, urban redevelopment is critical to enhancing a community and strengthening the tax base. Despite the fact that urban redevelopment usually has higher long-term economic returns, high initial costs and well-intentioned but over-burdensome bureaucratic rules and regulations often turn developers off to moving into our cities and boroughs.
How about physical appearance? Nothing creates a more lasting first impression than appearance, and in order to sell itself and attractive new residents, businesses and customers, a community has to look its best. Often times, the physical condition of our communities have been neglected by absentee landlords or property owners who simply can’t afford to improve the way their home or business looks. Furthermore, too often our cities suffer from crumbling vehicular or pedestrian infrastructure: sidewalks crumble, trees die and abandoned buildings take over the street. Like a disease, this blight spreads from its original source, infecting nearby neighborhoods and driving good families and businesses away from previously prosperous areas.
What are the answers? Each specific area discussed has its own policy nuances and solutions, but there are at least two common threads that tie these problems together.
First, the problem must be recognized and the community must be brought together to solve it. Like an alcoholic or a drug addict, admitting and acknowledging the problem, then resolving to do something about it, sometimes most difficult step. Once community leaders and elected officials have recognized the challenges they face, it becomes vital to rally the community around solving these problems.
Fortunately, crime watches, neighborhood groups and civic organizations are plentiful in our urban communities. The opinions and consensus of these groups must be sought out to make real progress. How can the community best keep watch over crime and how can they help their police? What services do families expect from their government and just how much are they willing to pay? What sort of local businesses are they willing to patronize and have next to their homes? What do they want their community to look like? Without community engagement and consensus, any solution will fall apart.
Of course, it takes more than talking and consensus building. As resources continue to dwindle and challenges continue to arise, it becomes vitally important that our local governments realize that they can literally no longer afford to operate in a vacuum. Now more than ever, municipalities must look towards regionalization and closer relationships with state and county governments to ensure that they remain afloat. Services must be merged, best practices must be shared joint purchasing power must be leveraged. In short, governments must look outside of their own borders in order to survive. This is not the time for our traditional sense of parochialism to prevail; all levels of community and government have to work together in order to survive.
Thankfully, Lehigh and Northampton counties have both made great strides towards encouraging regionalization and urban revitalization, as have organizations like the Lehigh Valley Convention & Visitors Bureau and the Greater Lehigh Valley Chamber of Commerce. Indeed, this is the primary reason that I remain such an advocate of urban living; challenges may be plentiful, but hope for our urban communities abounds.
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