Realtors often mention "curb appeal," the attractiveness of a property when the prospective buyer first pulls up in front of the house. They encourage the seller to pay attention to the landscaping, the paint, and everything that says "well-maintained; a wonderful place to live." The seller will get rid of things that cast the property in a negative light but will accent the positive with new paint and new carpet and other improvements that will hold the value and hopefully increase the sales price.
 
The seller is never going to board the windows or level the house. That only depresses the value. Drastically.
 
Yet that is the exact strategy often advocated for our corridors and other areas. Run the "less desirable" business out and maybe someone else will do better on the property. Vacant lots and boarded or empty buildings do nothing except depress the area. There are probably some that think that's okay because then we get to start over. First, government has no ability to take the land and "start over" without paying for it first. Of course, a cynic would acknowledge that depressing the property would make a governmental acquisition cheaper. Maybe so; maybe that wouldn't bother some people.
 
I can find no examples where the latter strategy has been successful. As to the realtors that sell millions of homes each year, there are plenty of success stories. I prefer to follow the successful examples, especially when the score is millions to none.
 
I mentioned at Monday's work session and in an earlier post a Corridor Study by Angelou Economics, March 2002, that was prepared for the city. I mentioned that one of the corridors studied was South First St and I mentioned that the results were probably almost identical to what would have been received for South Garland Ave if it had been included.
 
I wanted to share some of the highlights from the report to better illustrate the strategy that was proposed, a strategy to increase Garland's curb appeal.
 

The following from the Corridor Study is highly abridged:
 
South First Street Corridor
 
Located in the center of Garland, South First Street is one of the city's most heavily trafficked business corridors. A historic strip surrounded by some of Garland's oldest residential neighborhoods, the area reflects the city's growing ethnic diversity. It connects directly to attractions in the downtown area, including the Main Street District, city government offices, performing and cultural arts facilities, and the Downtown DART Station. The street is also a major north-south thoroughfare connecting to SH190, SH78 and I-30. Unfortunately, years of disinvestment have left sections of the corridor in need of revitalization.
 
Given its importance within the city, the redevelopment of the South First Street commercial corridor should be a priority to the city of Garland. The revitalization of the area should address problems along the street while also reflecting the community's desired vision for the district. This process will require three important features: (1) widespread support from city officials, property and business owners, area residents and other local institutions; (2) an organizational structure to oversee redevelopment efforts and raise funds; and (3) a well-defined revitalization plan. The following strategies provide recommendations to build upon these three areas:
 
 
Strategy I: A Vision for South First Street
 
The first step in revitalizing First Street will be for those who live, work and shop along the district to agree on a common vision for the street. Strategies for redeveloping the commercial corridor should reflect this image and work toward agreed-upon goals. With this buy-in and grassroots support from area stakeholders to the process, redevelopment efforts will likely not be successful or sustainable.
 
     Recommendation: Establish a vision for South First Street
 
The first step in establishing a vision for South First Street will be to engage area stakeholders. Many players will be involved in the redevelopment of South First Street. Getting the buy-in of area stakeholders to the process as early as possible is critical to the development of a successful plan. These players should be informed and active throughout the process. ***
 
 
Strategy II: Organizational/Financing Issues
 
Once the community has agreed on a vision for First Street, the most important step in making that vision a reality is to determine the organizational structure and financing mechanism for desired activities and improvements. Given the comprehensive strategy and capital investment required, this effort will first and foremost require the long-term commitment and full support of the City of Garland and local property and business owners. Once this support is secured, an entity will be needed to oversee redevelopment efforts, raise funds, and manage programs while representing the interests of both the public and private sectors. ***
 
     Recommendation 1: Create a (South First Street) Community Development Corporation
 
A Community Development Corporation (CDC) should be created to oversee South First Street's revitalization efforts and other relevant community development initiatives. CDC's are non-profit, community-based organizations typically serving predominantly lower-income neighborhoods. They can be public, quasi-public or private organizations depending on their funding sources, authoritative powers, and community need. Its Board of Directors would represent the interests of local business owners and area residents in devising and implementing the revitalization plan.
 
The main purpose of this CDC would be to act as an advocate within the city of Garland for redevelopment along South First Street and bordering areas. To this end, the CDC would be responsible for the critical task of raising funds for needed improvements and services. As a quasi-public organization, the CDD could receive public money, but it would not have the authority to levy taxes or condemn land. It would, however, have the capacity to negotiate and contract in private with entities for desired development. *** This ability to raise public and private funds and contract with developers while representing community interests makes a CDC a highly effective organizational tool for redevelopment efforts. ***
 
Funds raised through local economic development tools, such as a Public Improvement District, are often channeled through a CDC. Other sources include other city, state and federal grant programs, private sector financing, organizational member fees, foundation grants, and various other funding programs ***.
 
     Recommendation 2: Designate South First Street as a Public Improvement District (PID)
 
For areas such as South First Street in which poorly maintained infrastructure or a lack of investment is hindering business development, the designation of a Public Improvement District (PID) can provide a significant means to raise needed funds. A PID allows the city to levy and collect special assessments on properties with a defined district and may be used to pay for various types of allowable improvements, acquisitions or construction. PID's are an increasingly common tool for redeveloping specific districts. The Downtown Austin Alliance, for example, uses a PID comprised of over 30 city blocks to fund many of its programs and services. ***
 
     Recommendation 3: Identify additional funding sources ***
 
 
Strategy III: Revitalization Plan
 
Once a vision has been established and an organizational structure developed, the specific elements of a revitalization plan for South First Street can be agreed upon and implemented. The first phases of this redevelopment effort will be to "take care of the basics." Another element of this plan will be to strengthen the commercial district through technical assistance for existing merchants and diversification of the business mix. The third aspect of the plan will be to focus on specific redevelopment sites, primarily at the corridor's three major intersections and infill development of vacant and under-utilized parcels.
 
Phase One: "Take care of the basics" ***
 
     Recommendation 1: Address basic issues affecting the area's appearance and image ***
 
     Recommendation 2: Create an identity for South First Street ***
 
     Recommendation 3: Market and promote South First Street ***
 
Phase Two: Business Development ***
 
     Recommendation 1: Organize the South First Street Merchants Association ***
 
     Recommendation 2: Provide technical assistance through business retention programs ***
 
     Recommendation 3: Diversify the local tenant mix through business attraction ***
 
     Recommendation 4: Develop menu of incentives ***
 
Phase Three: Redevelopment Opportunities ***
 
     Recommendation 1: Focus initial development at key intersections ***
 
     Recommendation 2: Pursue infill development of vacant parcels ***
 

 
I've provided little more than the outline of the strategy. The study is about 110 pages and covers three corridors. As noted, a very similar strategy could be implemented for South Garland Ave and other corridors.
 
The points I want to make are: (1) achieving success in these situations where there has been decades of decline requires a good strategy, (2) there are right ways and wrongs ways to address the challenge, and often being 90% right is not enough, (3) the best advice most often comes from professionals with practical experience rather than amateurs with strong feelings, (4) it takes a community working together, (5) hard work, (6) imagine where we'd be if we'd started in 2002, and (7) its worth it.
 
 
UPDATE: Comments closed to block spam hits.
 

2 comments

Comments:

Comment from: Elisabeth [Visitor]

The fact remains these car lots have gone from cute, classy and together year and years ago to a lot of junky ugly lots selling ugly old cars that I'm surprised make it off the lots! On top of the accidents on Garland rd when people slam on brakes or park in the road, weave because they're looking at some car- It's so very bad that we're being mocked all over the place online, not to mention getting called "ghetto" "Carland" , etc in regular conversation. On Facebook the groups for Garland include: "
Garland Is Where I Lay My Mack Down" and "You Stay Ghetto, Garland." When my family went to build a beautiful new house here everyone kept asking why we were having it built in the hood! No, I don't think harassment is the answer- ever- but SOMETHING needs to be done. What?? Maybe we should just hang a sign on the major highways in that says "Welcome to Carland, where you can lay your Mack down."

04/23/09 @ 10:06

Comment from: Elisabeth [Visitor]

I agree that these bully tactics are absolutely wrong and wicked. These are small businesses and they're struggling to begin with right now. I am ashamed that we're apparently turning our building inspectors into some kind of mob!! Surely this is media worthy. You know, all it's going to take is one of the car lots taping one of these lame harassments and Garland will be all over the news.

04/23/09 @ 12:29

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