There’s No Shortcut to Lasting Revitalization
(Source: Unsplash/Jimmy Woo.)
It’s that time of year when many of us might be sitting down with a cup of tea, pulling out our notebooks and turning new (literal) pages as we contemplate our goals and dreams for 2024. It’s fun to think about what we might accomplish in the upcoming 12 months. It’s fun to think about the possible version of ourselves that might exist if we stick to our resolutions. Perhaps I’ll be more confident speaking in French. Maybe I’ll run again.
The dreaming part is fun. What’s not so fun is thinking about the little steps you’ll have to take to make these goals happen. Whether it’s running a marathon, mastering a new cooking technique, or becoming confident speaking in another language, goals must eventually be translated into a series of small steps that, when mastered, will allow the grander accomplishments to come forth. There’s no magic to accomplishing big goals: it takes one little step at a time.
Unfortunately, this is not a concept easily comprehended by decision-makers when it comes to revitalizing downtowns. Doubtless, you’ve heard something about a city betting on a stadium, a new hotel, a new convention center to save their downtown. There seems to be a notion that vibrant and sustainable downtowns can emerge reliably like a bucket of gold in response to a magical potion if we just put the right ingredients in and say the proper chant.
Something similar is at work here in Waco, Texas. “Master Developer Sought for Waco’s Grand Downtown Vision,” read the headlines of our local paper last October. This developer would be tasked with revitalizing 60 city-owned acres in the city core, including prime real estate near the Brazos River. A new convention center (we already have one), a new hotel (we just opened two new ones), and a minor league stadium (even though we don’t have a minor league team) are just some of the ideas currently on the table.
Waco’s city leaders already know what downtown needs to thrive, thanks to years of comprehensive studies and a very expensive implementation study completed last year, which featured public comments requesting many simple improvements, including the most basic of all: better sidewalks. Yet, the allure of the “new project” remains. “At some point, it needs to be redone,” Planning Director Clint Peters told our local paper, referring to the poorly engineered sidewalks on Austin Avenue. “But you have to balance that. … Do you spend money on Austin Avenue or on new projects?”
The new projects will probably win out because they are the kinds of ideas that might attract political applause and federal dollars, not the kind of long-term investments that ensure downtown can stay vibrant and sustainable over the long haul. Those kinds of “next smallest thing” investments are more likely to be small steps that no one would clap for: fixing sidewalks, planting trees, renovating zoning and parking rules, and relying less on big developers and more on local entrepreneurs. Master plans aren’t necessarily evil (except for the fact that most cities usually don’t recoup their massive investments and that they rarely deliver on their promises), but shouldn’t we focus on mastering the first things first?
What are the first things for a vibrant downtown? Well, we know that a city’s most valuable land is usually in downtown, so a city’s first priority should be to do anything to position that land for the most possible productive use (read: not parking). As the cultural, civic, and commercial heart of the city, our downtowns should be the most dense, walkable, beautiful part of the city boasting plenty to attract a variety of people at various times all week long. Our downtowns should be full of trees, cafés, plazas, and parks. They should be safe for children and folks on foot. They should be thought of as coherent neighborhoods, not as merely a destination for people to visit once or twice a month for events.
But most importantly, there should be a priority on choosing measures that position downtown for long-term sustainability and resilience, and that bring many local hands to the table rather than relying on “silver bullet” schemes sponsored by a few out-of-town, big developers. I’m not saying there’s never a time and place for a big development, but cities should only cast an eye in that direction after doing everything they can to take care of the basics. Safety, zoning, parking reform, and measures that improve walkability. If we can get these things right, perhaps we can create the kind of place that wouldn’t need a savior, in the first place.
Tiffany Owens Reed is the host of The Bottom-Up Revolution podcast. A graduate of The King's College and former journalist, she is a New Yorker at heart, currently living in Texas. In addition to writing for Strong Towns and freelancing as a project manager, she reads, writes, and curates content for Cities Decoded, an educational platform designed to help ordinary people understand cities. Explore free resources here and follow her on Instagram @citiesdecoded.