Rebuilding Place in the Urban Space

"A community’s physical form, rather than its land uses, is its most intrinsic and enduring characteristic." [Katz, EPA] This blog focuses on place and placemaking and all that makes it work--historic preservation, urban design, transportation, asset-based community development, arts & cultural development, commercial district revitalization, tourism & destination development, and quality of life advocacy--along with doses of civic engagement and good governance watchdogging.

Wednesday, March 12, 2025

Trash piled up around a trash/waste can/container at London Fields Park, on a nice weather weekend, London

 

Reddit photo.

Many parks and business improvement districts provide more limited services on weekends, when these districts may have more patronage not less, but it doesn't comport with "business hours."

They need to have more frequent pick up on weekends.  

This has to do with planning for seasonality and 12 month parks.

Note that the park users are to be lauded for putting the trash at the waste can.  There are photos of Dolores Park on a weekend that are super trashy ("Enough litter to fill 460 bags of trash left behind by Dolores Park revelers over weekend," San Francisco Chronicle).


That's the point made in the entry, "Gaps in Parks Master Planning: Part One | Levels of Service" wrt parks that need more service than what is typical.  That goes for parks in temperate areas too.  In winter, parks tend to be used less.  But not in temperate areas.

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Saturday, March 09, 2024

Gaps in Parks Master Planning: Part One | Defining Levels of Service for individual parks

 Gaps in park master planning frameworks


But while I have written a bunch about parks and transportational access, I didn't think to include that as another topic in the series.  The challenge is to ensure that as many parks as possible are accessible by transit.  This, and other forms of accessibility, should be covered in a parks master plan.


While covid kept me somewhat quiescent in terms of civic involvement in Salt Lake after first moving here, eventually I ended up getting involved in parks (and other development matters).  I am on the board of Sugar House Park, which is owned by both the city and county, so it has some interesting intergovernmental issues. 

Working on revitalization in DC, where the National Park Service runs many of the "local" parks, general federal-local government issues, and being on the board of Eastern Market public market for 13 years definitely prepared me for the issues present here.  

-- "Revisiting Trust for Public Land's Park Score® methodology" (2017)
-- "Federal shutdown as another example of why local jurisdictions should have more robust contingency and master planning processes" (2013)
-- "Testimony: Agency Performance Oversight, DC Department of Parks and Recreation" (2012) 

One problem with the board is that the city and county haven't invested in board development, and for the most part over the years, the board has taken a back seat to the executive branch members of the board--there are seven "lay members" and one each from city and county parks.

My background in planning, including parks planning, gives me/the board a knowledge base they didn't have access to before.  

-- "Sounds familiar to me: recommendations from a guy who visited every park in Boston" (2017): 

There is tension between being a more active or a more passive board.  Lack of investment in board development, and real complications in planning and capital budgeting between city and county have led to some problems.

Fortunately there are a couple of other "new members" who are super go getters too.  We have so much to do.  Without them though, I'd just be an old guy yelling into the wind.  But, like my brief planning job in Baltimore County proved I could do great work and work within a system--despite the lack of a degree in planning, I am helping to transform parks practice in Salt Lake City.

One thing that's interesting given how much I advocated for parks in DC and all the parks master plans I've read over the years, is identifying a number of gaps in the master plan frameworks for parks, more generally.  A bunch of items I just didn't think about until I had to.

This seven-part series covers the gaps I've identified so far.

Level of service as a public administration term

The term Level of Service is typically thought of as a transportation term referring to vehicle throughput, functioning of intersections, etc.  

It turns out that there is an International Standard (ISO 55000) for asset management, which defines levels of service as: 

…parameters, or combination of parameters, which reflect social, political, environmental and economic outcomes that the organization delivers.  These parameters might include metrics such as: 

  • Safety 
  • Customer expectations and satisfaction 
  • Quality 
  • Quantity 
  • Capacity 
  • Reliability 
  • Responsiveness 
  • Environmental acceptability 
  • Availability 
  • Cost

Levels of Service defined at the scale of a park system. LOS is a term used in park planning at the scale of the system ("Standards for Outdoor Recreational Areas," American Planning Association) and it's used to measure the amount of space and facilities available to residents at a gross-grained scale. 

Special levels of service demands for business districts and parks. LOS as a term isn't used that often at the micro scale in discussions about "parks conservancies" and business improvement districts, even though providing a LOS higher than a city can typically afford is exactly why such organizations have been created--and they collect special monies to pay for it.  

For either a BID or a conservancy extra services are likely to include security, sanitation, capital improvements and marketing and for BIDs, economic development activities.  

Conservancies and BIDs as special service districts. NYC is well known for its park conservancies, starting with Central Park.  

-- Public spaces/private money: The Triumphs and Pitfalls of Urban Park Conservancies, Trust for Public Land
-- "Creating a Park Conservancy that Fits," NRPA

Discussions for creating a conservancy for Central Park started in the 1970s and came to fruition in the early 1980s.  The city agreed to provide a certain level of personnel and budget, with transfer of active management of the park to the third party nonprofit, which raised additional monies for staff, maintenance and improvements.

New York City has since developed many such groups for parks and and business districts.  Brooklyn's Prospect Park Alliance was created in 1987 and the Madison Square Park Conservancy in 2003.

The Bryant Park Conservancy was created in 1980 and its revitalization is a well known story in planning circles ("Inside the transformation of Bryant Park," New York Daily News, "Splendor in the Grass," New York Times, Bryant Park case study, "Life of Bryant: Bryant Park’s Transformation Into the Center of Midtown" "Lessons from NYC’s Bryant Park must guide James Weldon Johnson Park’s redesign" Jaxson, "A Place Is Better Than a Plan: Revitalizing urban areas is best done through small improvements, not grand designs,:" City Journal, "Bryant Park, NY: Publicly Owned, Privately Managed, and Financially Self-Supporting" Project for Public Spaces)  and is a good model for other communities--although New York City has an advantage because of its great wealth-- because the park is smaller, only 10 acres,  compared to large scale parks like Central Park or Prospect Park.

Criticism of conservancies and BIDs as privatization of the public space and civic commons.  Note that these kinds of initiatives can be controversial both locally and in the academic literature.  These are legitimate criticisms.  At the same time if you want better places, it costs money and this method may be the only way a community can provide the LOS in terms of management, operations, and capital improvements it wants for its key/anchor/signature civic assets.

-- "Stewarding the City as Commons: Parks Conservancies and Community Land Trusts Community Land Trusts " City University of New York Law Review
-- Private Funding of Public Parks Assessing the Role of Philanthropy , Resources for the Future
-- "Our Parks Are Not for Sale: From the Gold Coast of New York to the Venice Biennale," Dissent
--" Looking a Gift Horse in the Mouth: Challenges in Managing Philanthropic Support for Public Services," Public Administration Review
-- "Park (in)Equity," Deconstructing the High Line: Post Industrial Urbanism and the Rise of the Elevated Park

Sugar House Park is a conservancy.  Technically.  But it hasn't created the innfrastructure and capacity to take advantage of this status.  Plus, Salt Lake City, unlike NYC, isn't full of wealth, although there are plenty of philanthropic opportunities that the park can seek out.  

To my way of thinking, from the standpoint of Social Psychology of Organizations, the group is on the cusp of moving from a more ad hoc structure to one that is more organized and active.  (A move from a stage one organization to stage two.)

Uncleared sidewalks from 1300 East to Sugar House Park.

Levels of Service at the scale of an individual park is an issue with Sugar House Park. 

It's an urban park, a regional park serving all of the County, but it's also heavily used by city as well as neighborhood residents.  The neighborhood is pretty densely populated, leading to even higher use.

But the County, which is contracted to maintain the park, and provides key administrative and planning support, mostly doesn't manage parks in center cities, with all the issues that such park locations may have-- security, homelessness (Dealing With Crime and Disorder in Urban Parks, ASU POP Center) and other issues like snow clearance to maintain winter access that are not typical of suburban parks.

Finding the money to provide the necessary level of "extra service" is difficult because we have to get agreement from both the city and the county, and as park systems, because Sugar House Park is simultaneously part of both, and yet separate, not part of either system, this can be a long process.

At the scale of parks master planning, it's important to come up with a LOS typology for individual parks/parks at the micro scale, and provide the desired LOS as needed.

And that's what I'm in the process of trying to do with Sugar House Park.  

"Why is our meager budget earned from pavilion rentals paying for security?" or "why can't the City Public Utilities agency help pay for dredging the pond since it is part of their watershed?" or "why don't we have better snow clearance?" are the kinds of questions that I've been asking and should lead to significant changes over time.

Developing a LOS dashboard.  I don't manage the park.  The County is developing a dashboard for the park system and individual parks, focused on state of good repair.  To address the issue of differentiated level of service requirements, we need a checklist/chart/dashboard.  That's the best way to justify the recommendations, decisions and choices you make, based on demand for quantity and quality of particular services.  It would include items such as:

  • Security services
  • Restroom services
  • Maintenance standards/State of Good Repair
  • Ornamental plantings
  • Lighting (morning, night, winter)
  • Types of street furniture
  • The array of programming offered
  • The type and operation of facilities
  • Special facilities like bike share stations
  • Snow clearance practice
  • Hours of operation


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Thursday, June 15, 2023

Recreation planning and financing failure in Philadelphia: 11 of 12 public swimming pools have closed

Because of the provision of parks and recreation facilities by a variety of government entities as well as the private sector, and the same with public transportation, parking, cultural resources and the arts ("What would be a "Transformational Projects Action Plan" for DC's cultural ecosystem," "Downtown Edmonton cultural facilities development as an example of "Transformational Projects Action Planning""), libraries ("Neighborhood libraries as nodes in a neighborhood and city-wide network of cultural assets"), etc., I have become enamored with the idea that "master planning" by government agencies should cover the entire sector of responsibility, including other government agencies as well as private sector entities.

In DC, this matters because the National Park Service provides 80% of the parks facilities in the city, complemented by some other government agencies (e.g., the USDA's National Arboretum, the Capitol Botanic Garden, etc.  But also because various private and nonprofit organizations provide access to facilities too.  It's complicated by the fact that the city parks department doesn't want to take on new responsibilities, so it outsources new facilities to nonprofits.

(And because in DC area transit there are competing interests and agencies and they don't work together very well. "The answer is: Create a single multi-state/regional multi-modal transit planning, management, and operations authority association.")

But also schools.  Schools have playgrounds and other facilities which may or may not be open to the public.  In Baltimore County, for close to 70 years there has been an MOU between the Recreation Department and the Schools, where Recreation invests in school facilities like gyms and auditoriums, creating larger facilities that also serve the general public.  A few other places do this, but not at the scale of Baltimore County.

In thinking about what I write about:  A third is best practice.  A third is gaps and insights--I joke I might be a bad planner but I am great at gap analysis.  (This past few weeks I have been on fire in identifying and writing about gaps in public and private writings.)  And the last third is about worst practice and system and leadership failure.  

The Philadelphia Inquirer has an article on the latter, "Philly’s indoor pools have become ‘a travesty’ after decades of disrepair and neglect," about how 11 of 12 public indoor pools are closed because of facility failure--from 2004 to 2019.  

I think this is complicated by the fact that some are in schools, and some are Department of Recreation.  And by the financial problems of the Philadelphia government, which affect the school system in many ways, and the parks system too, although it has the benefit of being able to raise money philanthropically.

Although the city is still committed to public outdoor pools.  It has more than 60.  But even they are closed before the end of August, and "summer heat" tends to persist long into September.

Philadelphia is not the only city with this problem.  Ten or so years ago, Baltimore closed most of its recreation centers because of lack of funds, hoping underfunded community organizations could step in and fill the breach.

See "The real lesson from Flint Michigan is about municipal finance."

The PI article discusses this in terms of (1) equity, because some private indoor pool facilities are still open, for a fee, (2) how knowing how to swim reduces the likelihood of drowning by 88%, (3) the value to young people from participating in athletics, (4) job opportunities for people who learn how to lifeguard, etc.

One issue is money.  But I think another is failure to coordinate between the Schools and Recreation agencies, and not having an MOU like Baltimore County.  Also in not funding "civic engagement" and capacity building to help third party nonprofits raise money and support for indoor swimming.

There is a Friends of Philly Aquatics, but obviously they aren't a significant player.  

The PI also reported on the lack of recreation facilities for the disabled, illustrating that these planning and facility operation failures go beyond indoor swimming ("Will the closing of Philadelphia’s only rec center for people with disabilities lead to lasting inclusion? ").

It's amazing to me that a city can actively destroy their public assets like these with few repercussions.  (Then again corporations do it too.  Eg Safeway destroyed supermarket chains it bought in Chicago, Philadelphia, and Texas.  AT&T destroyed the media assets of Time Warner.  Etc.)

In my naivete, I believe that robust master planning is one of the solutions.  But vision is one thing, although sure, it's mostly lacking.  Money is another.

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Thursday, October 20, 2022

Brutal performance art criticism of Toronto's Mayor, John Tory, and his "austerity" agenda

Shari Kasman.

Three performance art campaigns in Toronto, AusterityTO, #JohnTory’sToronto, and independent artist Shari Kasman's alternative flyer campaign focused on changes to TTC bus service, call attention to municipal action failures ("Artists Parody Toronto’s Failing Infrastructure With Museum Labels," Hyperallergic). 

Kasman's campaign has been covered by the Toronto Sun.

AusterityTO treats broken facilities as infrastructure as art works, and appends museum style labels to "the work." 

The example below is a broken water fountain, which the label likens to Marcel Duchamp's famous Urinal.

#JohnTory’sToronto sticks labels on failed facilities.  The stickers have a QR code linking to their Twitter feed and calling on people to vote.


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Wednesday, October 19, 2022

Rampant management failure #2: DC area Metrorail (Washington Area Metropolitan Transit Authority)

Nothing new here:

-- "What to do about DC area Metrorail?," 2022
-- "Sometimes you have to wonder if transit/transit projects are being deliberately screwed up to make transit expansion almost impossible," 2022
-- "A tenure of failure doesn't deserve encomiums: Paul Wiedefeld, WMATA CEO," 2022
-- "WMATA is pathetic: of course it belongs to "the public"," 2022
-- "DC area transit commission board member thinks he has a brilliant idea on how to fund Metrorail: sales taxes ," 2022

But recent coverage ("Metro makes case for funding as regional leaders point to federal government," Washington Post) on how WMATA needs more financial support given ridership drop offs due to covid, but also accentuated by massive management and operational failures, reminds me of one of my learnings through observation about WMATA and government.  

It's best to line up support and funding, when you're wildly successful.

It's really hard when you're failing.

From the article:

Metro’s prospects for replacing hundreds of millions of dollars in fare revenue that vanished during the pandemic appeared to be waning as stimulus money runs dry, particularly as weary elected officials watch the agency struggle during a year-long train shortage.

In recent days though, Metro has escalated its sense of urgency in finding more revenue, trying to make the case to regional leaders that it can’t move forward alone. The transit agency took the first step this month, saying it will increase enforcement of fare evasion to stanch a $40 million leak — a move that eased tensions with political leaders who were hesitant to offer more money.

Some of those same local leaders are responding with a plan of their own: Convince the federal government, whose workforce is Metro’s largest customer base, to subsidize the system’s operational costs. Unlike the local and state jurisdictions that fund Metro, federal money goes only to the agency’s capital budget but not to its separate operating budget — a distinction local officials have long said is inequitable.

Good luck with that.

WMATA should have lined up multiple and steady sources of revenue--like sales taxes and other sources--when it was new, shiny, and successful, basically, in the late 1970s and throughout the 1980s, as the system opened and expanded.

-- "Funding WMATA by a regional sales tax," 2017

Also see, "Creativity Helps Rochester's Transit System Turn a Profit," New York Times (2008). The director then, Mark R. Aesch, later wrote a book about his experience there, Driving Excellence: Transform Your Organization's Culture -- And Achieve Revolutionary Results.  It's worth a read.

The article discusses how the Regional Transit Service in Rochester New York developed "partnership" funding agreements with schools, colleges, and businesses to provide financial support beyond farebox revenue, to support mutual agreed upon objectives.

RTS did this when they were successful, so that when the 2008 recession hit, they were well placed to operate and survive financial setbacks that crippled other transit authorities who were not as well situated.

But it is also a management failure of local government.  Admittedly, oversight-wise, WMATA has a hard slog, as the State of Virginia, State of Maryland, and DC are "co-owners" now alongside the federal government.   They all have to agree on major decisions.  And the State governments can vary wildly on their support.  For example, one reason there are tolls on I-66 is to indirectly encourage DC-based businesses to relocate to Virginia to avoid tolls.

Plus at the county/DC scale, different jurisdictions have different goals for the service.  DC and Arlington County have a much more transit-centric planning paradigm than the others, who see transit as more about getting their residents to and from their jobs in the city.

Northern Virginia elected officials and stakeholders tend to be reasonably forward (not necessarily visionary) about the role of transit in the success of their communities, especially Arlington and Fairfax Counties--the latter because they think it can repattern land use along the Silver Line.

DC officials don't seem to get how the city's competitive advantage as a sustainable mobility-centric community ("DC is a market leader in Mobility as a Service (MaaS)," 2018, "Transportation and Urban Form: Stages in the Spatial Evolution of the American Metropolis," "Planning for place/urban design/neighborhoods versus planning for transportation modes: new 17th Street NW bike lanes | Walkable community planning versus "pedestrian" planning," 2021) is built upon high frequency heavy rail transit service.

Since I got involved in urban revitalization I've argued that DC had five competitive advantages: 

1. historic architecture
2. urban form (urban design) dating from the walking and transit city eras of urban development, therefore supporting walkability, transit, and biking
3. historicity and identity (the nexus of people, historic architecture, and urban design)
4. a transit-centric mobility infrastructure that frees people from dependence on the automobile
5. the steady employment engine of the federal government

And that they need to be all over Metrorail and Metrobus in terms of management and oversight.  (For more than a decade I suggested that DC create a Transportation Commission, comparable to the Zoning Commission, to provide greater opportunities for oversight and involvement, both for elected and appointed officials, and citizen members. And that the WMATA Board should be elected.)

Just like DC's public housing fiasco, where 25% of the units are uninhabitable, the massive failures of Metrorail could have been avoided through the execution of sound management, accountability systems, and constant, ongoing oversight.

It's an asset and risk management failure of massive proportions.

=========

From "Funding WMATA by a regional sales tax":

26 ways to tax to fund transit
(Based on the report, Big Move Implementation Economics: Revenue Tool Profiles, produced for Metrolinx Toronto by AECOM and KPMG)

• Auto Insurance Tax
• Car Rental Fee
• Carbon Tax (including Low/No Carbon Zones in center cities)
• Cordon/Congestion Charge
• Corporate Income Tax
• Development Charges/Impact Fees
• Driver’s License Tax
• Employer Payroll Tax (Versement Transport)
• Fare Increases
• Fare Surcharges (There is a fare surcharge to use the SFO Airport via the BART system; "BART cuts surcharge for SFO workers," San Francisco Chronicle; Boston's Logan Airport is considering surcharges for passenger drop off and pickup to encourage use of transit, "Dropping off a friend at Logan? It could cost you," Boston Globe)
• Fuel Tax
• High Occupancy Tolls
• Highway Tolls
• Hotel & Accommodation Levy (Hawaii is about to approve this type of tax to help fund the commuter rail system in Honolulu, "After reaching deal, lawmakers to meet for special session on Honolulu rail funding," Hawaii News Now)
• Income Tax
• Land Transfer Tax
• Land Value Capture
• New Vehicle Sales Tax
• Parking Sales Tax
• Parking Space Levy
• Property Tax
• Sales Tax
• Tax Increment Financing (Special Assessment Districts)
• Utility Levy
• Vehicles Kilometers/Miles Traveled Fee
• Vehicle Registration Surcharges (this is allowed in Washington State, through what is called a Transportation Benefits District, and in the Puget Sound, a Regional Transit Authority fee for Sound Transit)

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Public housing administration as a measure of government (in)competence

 DC received a scathing report from HUD about the failures in managing the city's public housing stock of 8,000 units, 25%--2,000-are vacant because most are uninhabitable ("D.C. Housing Authority’s leadership is failing, HUD report says," Washington Post).  From the article:

A damning, 72-page report the agency authored portrays a housing authority in disarray and at risk of defaulting on its agreement with the federal government. Auditors catalogued 82 findings of deficiencies that DCHA must make substantial progress on within three months or risk escalating actions by HUD, which delivered its findings to DCHA in recent days.

The sweeping findings detailed in the report, a copy of which was reviewed by The Washington Post, reveal dangerous conditions at properties that form one of the last lines of defense for District residents who cannot afford homes, including violence, lead-paint hazards, out-of-code plumbing, water damage and mold. A DCHA maintenance foreman told HUD evaluators that emergency work orders are not addressed at night due to safety concerns. Prospective tenants turn down units for fear of crime, the report states.

HUD noted that DCHA’s occupancy rate is the lowest of any large public housing authority in the nation, with one in four of its roughly 8,000 physical units vacant. The vacancies result in fewer people housed and millions of dollars every year in forgone income, the report said. It attributed the issue to management failure and said the vacancies have accelerated the agency’s steadily deteriorating financial condition.

The City Council is worked up about it ("D.C. Council votes for $8 billion Medicaid contracts, housing overhaul," Post).  And the leader of the DCHA board says they're working on it ("We already are working on making the D.C. Housing Authority better," Post).

Ironically, under the Williams Administration--1998-2006--the resuscitation of the DC Housing Authority was one of the city's great accomplishments, and the director, Michael Kelly, was even detailed by HUD to help fix failing authorities in Philadelphia and New York City.

What happened in the intervening 16 years?  ("DC Housing Authority Director Resigns, Post).  

Note that a couple years ago under the previous board chair, also appointed by Mayor Bowser, DCHA was tied up in a conflict of interest matter by the then President of the board, who steered contracts to his girlfriend ("D.C. Housing Authority Board Chair Neil Albert Will Resign," Washington City Paper).  The funny thing was the "girlfriend" was eminently qualified.  And successful enough that she didn't need the work.   All he needed to do was disclose and recuse and it would have been legal.  But he didn't.

How are these multiple failures not an indictment of the capacity of the DC Government to manage and act?  ("HUD report on D.C. public housing should outrage and embarrass residents," opinion column by Colbert King, Post).  From the article:

The U.S. Department of Housing and Urban Development’s scathing report on management and operational shortcomings in the D.C. Housing Authority has documented more than 80 deficiencies ranging from inadequate management to lack of knowledge of a host of basic housing functions to 220 contracts awarded in violation of DCHA procurement policy. The unearthed defects and failures are so serious that without immediate remedial action, HUD has threatened to declare the District in default of its federal contract. D.C. residents have every reason to be outraged and embarrassed by this latest government fiasco.

Among the glaring weaknesses cited was the leadership of the DCHA’s executive director, Brenda Donald. Donald, who earns a salary of $275,000, “has no experience in property development, property management or managing federal housing programs,” the audit notes. During the HUD review, Donald accepted the need for HUD-supplied training for herself and staff on critical functions of housing programs. That speaks volumes.

HUD also found a DCHA workforce lacking in the capacity to perform even the most basic financial, procurement and housing-related functions. The agency, HUD said bluntly, is failing “to provide decent, safe, and sanitary housing opportunities for residents in violation of program requirements.”

At the heart of the problem is abysmal financial and operational oversight — a searing indictment of D.C. leadership, since the DCHA’s 13-member Board of Commissioners is dominated by Mayor Muriel E. Bowser’s six D.C. Council-approved appointees and her chief of staff and deputy mayor for planning and economic development, John Falcicchio, who is an ex officio member.

John Kotter’s Eight Step Model for Leading Change

It definitely shows lack of accountability and no sense of urgency to act-2,000 units could house at least 4,000 people.  

 One of the points I make these days is boards need to have as part of their monthly reports, lists of open items.  In the case of DCHA, the number of vacant units needs to be an element of such reporting and monitoring.  

(When I was a student "activist" at the University of Michigan, I read the monthly Regent Board Meeting packet, which was the equivalent of a looseleaf folder, as many as 1,000 pages.  One of the items was a listing of all open litigation.  The way the Board reports were organized there, listing plan versus actual, and the various open items for action in many areas is a model.)

I know that technically, DC Housing Authority is a quasi-independent agency.  But it is not truly independent.  The board is appointed by the mayor and city council.  The employees are considered DC Government employees.  The agency reports to the mayor.

It's also a failure of elected officials to not see themselves as "asset managers" and "risk managers."

-- "Town-city management: "We are all asset managers now"," 2015
-- "Municipal Natural Assets Planning Initiative, British Columbia," 2018

What's up?

Performance dashboards.  I've been thinking about them a lot lately.  For example, I think that the Orange County Register dashboard on covid is best practice, and a model for how local media can present and track data.

In the summer we visited a rural area of Montana, and the kindling box for the fireplace in the cabin we were in was full of previous year's issues of the Bozeman Daily Chronicle and some farming publications.  Of course, I skimmed them all.  

And the farming section of one (although it might have been a different paper, for Idaho) had good graphics on the water levels in various reservoirs.  But the data, presented as easily understood graphics, needs to be made more widely available, beyond those involved in agriculture.

I was thinking that such a graphic needs to be built into an online water availability dashboard in the State of Utah, which faces serious drought, but it turns out as a whole the state has the lowest cost of water and a middling track record for conservation ("For Mormons, a perfect lawn is a godly act. But the drought is catching up with them," Guardian).

Similarly, an online dashboard for a public housing authority, also made available to citizens, should have data on the number of unavailable units, overall, and by building, with the budgeted/expected percentage, which I think should be less than 5%, and the length of time each unit is out of service.

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Friday, February 14, 2020

Racialized social control and risk management: Baltimore

I am reading The New Jim Crow and while I am not sure how I feel about the book, the author Michelle Alexander makes a compelling argument about mass incarceration being the current stage of racialized social control (after slavery and the Old Jim Crow).

There is an article in the Baltimore Business Journal, "Real estate leaders say Baltimore's poor public image is 'exhausting'," where the real estate industry is complaining about the impact of the post-Freddie Gray riots on the city's image, business climate, and current economic success. From the article:
Baltimore real estate executives are weary from fighting a tidal wave of negativity and shaky city leadership that have hampered leasing, retail and tourism efforts around town. ...

"The business community needs to step up and challenge the city leadership and create an environment where people want to live and work in our city," Deering said. "We can’t just complain, we’ve got to get them involved, and we have to hold them accountable."

Deering said no elected city officials attended the forum. Also absent were representatives from the Baltimore Development Corp., the city's quasi-public economic development agency, and the Downtown Partnership of Baltimore, a nonprofit that oversees the central business district, in part through funds collected from businesses.

Tom Fidler, executive vice president at MacKenzie, said the discussion ranged from Baltimore's positives to its negatives, which included a poor national and regional image problem.

"The word of the night was exhausting," Fidler said on Friday. "We're all exhausted with the constant battle of changing the perception of our city on the national and regional level. It hurts, and none of us can sugarcoat it."
For the past few years, I've been thinking about these issues in terms of municipal asset and risk management ("Town-city management: 'We are all asset managers now'") and as key responsibilities of a city's political and economic leaders--elected, appointed, and stakeholders.

I have written about this also in terms of policing and year after year settlements totaling tens if not hundreds of millions of dollars in cities like Chicago being an indicator of systemic problems ("Managing the brand promise of cities in the face of corruption").  Instead of taking the cost as a given, address the process that generates unpreferred outcomes.

But I haven't always been thinking about this in terms of "racialized social control" or at least not in such stark terms.

-- "An outline for integrated equity planning: concepts and programs"

I do think it's reasonable to draw such conclusions about the policing, court, and prison system.

After all, my basic lesson from serving on grand jury duty was that the city spends billions of dollars each year on criminal justice, emergency services, human services and other social programs just to keep the city's low income households "the same."

That's doubly true for Baltimore.

-- "Social urbanism and Baltimore"
-- "The Tragedy of Baltimore," New York Times Magazine

Greater St. Louis has similar issues post-Ferguson, and for different reasons, so does the University of Missiouri ("Long After Protests, Students Shun the University of Missouri," New York Times).

=====
Creating a transit network as a fulcrum for Baltimore revitalization.  One thing that would make a huge difference is the creation of a city-focused transit network, because two relatively poorly placed transit lines that don't really connect--one a light rail, the other a truncated subway--aren't enough to spark substantive in-migration to neighborhoods across the city.

This piece, based on a paper I wrote for the Baltimore County master plan update process in 2009/2010, outlines a program equally focused on both jurisdictions, although the paper is a bit more focused on the County since that's where I was working.

-- "From the files: transit planning in Baltimore County"

Looking back at the original program for planning a transit network in Baltimore City, dating to the 1960s, would provide a template for a more complete system.

Also see "A "Transformational Projects Action Plan" for a statewide passenger railroad program in Maryland") and "Revisiting the Purple Line (series) and a more complete program of complementary improvements to the transit network" where I suggested that Baltimore City should leverage the PL project to get more modern light rail vehicles.

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Monday, October 21, 2019

Should poorly run properties win tax assessment reductions when, if run by other parties, they wouldn't be losing money and property value?: Trump Doral Resort

The Trump Doral Resort in Miami is in the news because President Trump, who still maintains his ownership interest in various properties in North America and overseas, planned to have the G-7 conference there, which would have provided great financial benefit to him, even though such self-dealing is specifically precluded by the US Constitution.

He backed off because of the criticism ("Trump’s plan for the G-7 was blatant corruption. He was right to drop it," Washington Post).

Relatedly, the Post reports ("Trump’s prized Doral resort is in steep decline, according to company documents, showing his business problems are mounting") that since Trump has become President, the fortunes of the Trump Doral Resort have declined significantly, and the company is seeking a reduction in its tax assessment as a result. From the article:
At Doral, which Trump has listed in federal disclosures as his biggest moneymaker hotel, room rates, banquets, golf and overall revenue were all down since 2015. In two years, the resort’s net operating income — a key figure, representing the amount left over after expenses are paid — had fallen by 69 percent. ...

“They are severely underperforming” other resorts in the area, tax consultant Jessica Vachiratevanurak told a Miami-Dade County official in a bid to lower the property’s tax bill. The reason, she said: “There is some negative connotation that is associated with the brand.” ...

the statistics provided by the company’s consultants to Miami-Dade County — which are legally required to be accurate — showed competing resorts in the same region of Florida still outperformed the Trump resort in the key metrics of room occupancy and average room rate.
JW Marriott Miami Turnberry Resort & Spa in Aventura is one of the many hotels in South Florida outperforming the Doral National Resort.  

Penalize poor management don't reward it. But should poor or toxic management be a justification for property tax reductions when if the building/property had been better managed, revenues and property values wouldn't have dropped?

I say no.

This is no different from valuing upward properties that have been rezoned.  Granted, that can be a displacement strategy too, to shift properties generating limited revenues to higher, more profitable uses. 

But that is how zoning and property tax assessments work, and poor performance in the face of better performance elsewhere ought to be penalized, not reward.

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Thursday, July 11, 2019

McKinsey "principles of organizational health" seem to be relevant to creating "value" more generally

From the McKinsey Insights article "The secret ingredient of successful big deals: Organizational health":

Three principles of organizational health, McKinsey Insights


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Tuesday, March 29, 2016

When law is counterproductive to innovation

... the reason that I am fine with running stop signs and street lights as a bicyclist using the Idaho Stop method--which allows you to do so only when there is no oncoming traffic or significant breaks in traffic--is because the value of biking short distances comes from being able to move without stopping, so that a trip up to five miles is less than 30 minutes--during rush periods, typically the average speed in certain areas of the city is less than 20 mph, so a bike is competitive with other modes, and faster if you take into account walking into and out of a train station, or to and from a bus stop,time waiting for a train or bus, or if driving, the time spent finding a parking space, and then walking to your final destination.  With a bike, you leave immediately from your origin point and arrive directly at your destination.

Similarly, with a SmartCar, which is 65.1 inches wide and 101.1 inches long, the value of it as a "technology" or solution is its smallness and the ability to be parked in small spaces.
A Smart Car in DC!, 500 block Pennsylvania Avenue, SE

A regular parallel parking space could fit not quite two cars, you could park two SmartCars, if it were legal to park perpendicular to the street.  Except it isn't.

Which is why a police officer in Newport, Oregon ticketed a SmartCar parked in such a fashion, and they admonished people not to park similarly via their Facebook page.

Were parking and curbspace management practices focused a bit more on optimization, allowing SmartCars to be parked perpendicularly would be allowed.

Note that street-based motorcycle/moped parking on the street, bike corrals, and bike sharing stations organize their use of space "perpindicularly" to maximize their use of space.

To promote the use of smaller cars in cities, SmartCars and other similarly sized cars ought to be allowed to be parked perpindicular to the travel lanes on a street.

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Thursday, December 31, 2015

Beginning to develop a framework for understanding the success and failure of toll road projects

The Washington Post reports ("95 Express Lanes mark first anniversary") that the first year of high occupancy toll Express Lanes on I-95 in Northern Virginia have been reasonably successful, with 37% of the users having incomes > $100,000, and 43% with incomes from $50,000 to $100,000.

HOT lanes are specially tolled lanes, usually funded and constructed by the private sector, in contract with those entities that run the freeway system.  Lanes are added but with tolls, with the expectation that the tolls pay for the road construction and operation of the new roadway, but the added capacity also facilitates throughput on the non-tolled lanes.

The HOV lanes on I-395, which continue northward from I-95 at the Springfield interchange are going to be converted to HOT lanes now as well ("Virginia to extend I-95/395 HOT lanes north to D.C. line," Washington Post).

Opponents who argue for untolled expansion, often pejoratively refer to HOT lanes as "Lexus Lanes," or roads for the rich.  (Note that the I-95 project was particularly controversial because lanes were added, but at the same time, the High Occupancy Vehicle lanes--which require that cars have three occupants--were converted into HOT lanes, although qualified HOVs can still use the lanes for no additional charge.)

But the Inter County Connector in Montgomery and Prince George's County, Maryland hasn't been particularly successful, and there are plenty of other "public-private partnership" ventures with other toll roads in the region and nationally which have, over the years, been in bankruptcy and changed operators as a result ("Are private toll roads a losing idea?," Reuters; "Pocahontas 895 toll road under a new operator," Richmond Times-Dispatch; "Dulles Greenway: Deal or no deal? As tolls keep rising...," Washington Business Journal; "State launches review of toll-road finances," Orange County Register).  Plus the I-95 HOT lane project north of Baltimore doesn't seem to be particularly successful either.

The bankruptcy of the Indiana Toll Road in particular got a lot of attention ("Australian company buys bankrupt Indiana Toll Road vendor," Chicago Tribune).


Tolls are always controversial because drivers believe they are already paying the full cost of roads. Toll proposals are always going to be controversial, as has been proven with the move to toll inbound I-66 in Northern Virginia ("State Approves I-66 Inside the Beltway Plan: Tolls Begin in 2017," Fairfax County) as well as in the Hampton Roads area and the expansion of the Midtown Tunnels there ("Virginia is getting soaked on Midtown Tunnel deal," Washington Post) because it contravenes the "spirit" of the "open road" and the fervent but incorrect (and vehement) belief that gasoline taxes fully cover the costs of road maintenance and expansion.

Even so, planning for more tolling, justified by the need to address demand expansion, limited funds and an unwillingness to raise gasoline taxes, continues apace (e.g., "Six new toll scenarios being considered for Hampton Roads," Norfolk Virginian-Pilot ) especially because Congress is unwilling to increase the federal gasoline excise tax even as revenues are eroded by inflation and improvements in vehicle efficiency.

The recent passage of the federal transportation bill is noteworthy for not raising the tax, which has remained the same for 23 years.

The Reuters piece ends with this paragraph:
The call for a national infrastructure bank must be balanced with an accounting of the successes and failures of this model of public asset control. America desperately needs infrastructure funding, but passing assets into private hands has produced many failures. That must be taken into account.
Thinking about all I've read on toll road projects, I'd argue that there are four types of road projects that tend to be built and only 1.5 of the types are likely to be financially successful in the short to intermediate term. That means a lot of projects will fail.

Partly the failures are a function of the political process (and the Growth Machine demand for access) when economic projections are "shaped" in order to support political-ideological positions, but aren't likely to be met in terms of financial success.

The four types of toll roads:

1.  Adding capacity to highly congested roadways serving large employment centers with highly paid jobs (I-95/I-395/I-66 in Northern Virginia).

2.  Adding more capacity to minimally congested roadways serving deconcentrated employment centers without a preponderance of high paying jobs (I-95 north of Baltimore).

3.  Building new roads to provide better connections or access  in areas that are developing when other sources of funding do not exist (Dulles Toll Road) with a great degree of latent demand and a set of concentrated origins and destinations.

4.  Building new roads to provide better connections or access to "new" areas for development when other sources of funding do not exist (Dulles Greenway, Inter County Connector, Pocahantas Parkway, Richmond) with limited latent demand and critical mass.  Usage may be seemingly large, such as in the case of the Dulles Greenway, with more than 45,000 daily users, but it isn't enough to pay off the financing.

A sign announces that the 73 toll road no longer take cash payments, but it doesn't say how much the toll is for drivers. Sam Gangwer, Orange County Register.

Category 1 projects tend to be successful, although often still experience financial difficulties because of the high upfront costs. Category 2 projects tend to fail.

In addition to vagaries in the cost of financing, the success of Category 3 projects over Category 4 projects is dependent on the relative population density of the area, a concentrated set of origins and destinations, and higher vs. lower income populations.  Mostly, Category 4 roads are built in advance of demand and when built by the private sector, can fall into bankruptcy, which contributes to escalating toll rates.

Dulles Toll Road is reasonably successful--it has funded, with a great deal of animus and a recognition of unfairness, a goodly amount of the Silver Line Metrorail project in Fairfax and Loudoun Counties in Virginia ("Washington Airports Authority control of Dulles Toll Road looking shaky over $325m misspend," TollRoads News).

The Dulles Greenway went into bankruptcy because it was built before there was much demand for its use.  Similarly, the Inter County Connector provides an alternative to I-495 and I-95, but has configuration issues and the area it serves isn't particularly dense.  Had it been funded and operated by the private sector, it may have gone into bankruptcy.

Category 4 projects are likely to fail, in that they enter bankruptcy.  Although this may be a feature, not a bug, in that it allows local governments then to buy the road at a price lower than it cost to construct the road in the first place.  When the roads are locally funded, they don't go into bankruptcy but do absorb larger shares of the highway budget than can be justified on the basis of use.

Not paying tolls as a form of resistance.  The Washington media was full of reports about the I-95 Express Lanes and their "going after" persistent nonpayers.
While some of the large bills due were in fact the result of system problems, according to the operator of the roads, Trans Urban, the vast majority of the people in Court over nonpayment persistently don't pay and have received many notices of this fact.  I wonder if their nonpayment is a form of "resistance," just like a demonstration. Also see "Since nixing booths, toll roads continue to struggle with unpaid tolls, deliberate violators," Orange County Register.

Privately operated toll roads tend to be operated better than non-toll freeways
. As discussed in the past blog entry "Town-city management: 'We are all asset managers now'," because privately operated toll roads are fee for service and governed by detailed contractual requirements, the roads tend to be managed and operated to higher standards than typical roadways.

Partly this is the result of managing the roadways in terms of maximum uptime, which means that the toll roads tend to have a much more robust approach to "incident management." Rather than letting traffic accidents fester, with incident management the aim is to clear the roadway as soon as possible, to facilitate throughput. Typically this is not a priority on freeways run by local and state departments of transportation.

History.  Before the 20th Century, most long distance roads were privately constructed and tolls were the way the builders got paid.

Turnpikes run by governmental authorities, such as the Ohio Turnpike, the Pennsylvania Turnpike, the Indiana Toll Road, the Garden State Parkway, New York Thruway, Massachusetts Turnpike and others, were the successors to these roads.  Tolls were justified because much of the traffic was "through traffic" not originating in the state, and people believed that the users should justifiably be charged for creating and operating the roadway.

When the Interstate Highway system was created, it was legislated to be "free," although pre-existing toll roads were included in the system without having to end their tolling programs.

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Tuesday, December 08, 2015

Historic Preservation Tuesday: HistoriCorps rehabilitates historic properties on federal lands

The previous entry discusses various best practice initiatives for neighborhood revitalization in weak market communities.



The Christian Science Monitor "Change Agent" feature has an article ("HistoriCorps engages volunteers as a 'workforce for saving places': Volunteers help to 'save the last great places' while experiencing the great outdoors") on a similar model to Rebuilding Together, HistoriCorps, which has been created to facilitate repair of properties on federal lands. From the article:
“We are kind of a hybrid between a nonprofit construction company and an outdoor adventure company,” says Townsend Anderson, who has been part of HistoriCorps since 2011 and now serves as its executive director.

HistoriCorps mobilizes and engages a volunteer workforce to work on historic preservation projects on public and publicly accessible lands. Based in Denver, it manages projects throughout the country, assembling teams of volunteers and skilled tradespeople who provide training and supervision throughout a project.

“Over the course of a weekend, week, or summer volunteers have the opportunity to gain many valuable trades skills that they can apply to their personal and professional lives,” says the nonprofit group's website. While there is no fee to participate, travel to and from a project site is the responsibility of each volunteer.
The now nonprofit organization started as an initiative repairing buildings in the Pike-San Isabel National Forest in Salida, Colorado and has since taken on over 170 projects across the country.

The National Park Service has a multi-billion dollar backlog of unfunded repairs ("National Park Service delayed $11 billion in maintenance," Washington Post).  Likely the US Forest Service ("Forest Service accumulates costly trail maintenance backlog"), the Bureau of Land Management, and the Army Corps of Engineers ("Corps of Engineers: $60 billion backlog in projects," Lower Hudson.com) have equivalently large unfunded repair and maintenance needs.

-- Federal Lands and Natural Resources: Overview and Selected Issues for the 113th Congress, Congressional Research Service

Relatedly, my points in "Town-city management: "We are all asset managers now"" can be extended more broadly to managing the federal lands portfolio.

So too my general point that "local parks plans" should make recommendations for all park and open space lands located within its jurisdictions, federal, state or other local/regional, first, because otherwise local resident-citizen concerns won't be adequately represented, and because you need contingency plans in place when circumstances change or when needs for improvement aren't likely to be funded by the parent organization any time soon.

-- Parks: maintenance, budgeting and contingency planning

For example, DC is paying to rehabilitate Franklin Square, a "local park" in Downtown, but a space that is under the jurisdiction of the National Park Service.  See "It’s a federally owned square, but cost of revitalizing downtown Franklin Park will fall to D.C.," Washington Business Journal.

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Tuesday, May 18, 2010

Relativistic thinking by journalists is dangerous

If you study cognitive development theory, you learn that as people develop their mental skills, they go through various stages. Some people get stuck in the relativism phase, where they might believe that every side to an issue has good points, and it's not possible to decide. This is the phase after dualism, where everything is right or wrong, and before "commitment" when people understand that relativistic thinking is method, but that you can and should make choices.

In the "Bike to Work" day article in today's Express, the author of the piece states the DC Department of Transportation director Gabe Klein has to be agnostic about whether or not he prefers a particular transportation mode.

Not true.

The Department of Transportation is supposed to focus on the movement of people, goods, and services, sure, but it manages a transportation system, and should be focused on getting the system to function and operate _optimally_.

That means making choices.

A car takes up about 128 square feet and needs a bunch of dedicated spaces equal in size, distributed to multiple locations (home, work, school, shopping, etc.) in order to be stored. A 60 foot articulated bus takes up about 480 square feet--about four times the size of the car. But the bus can carry 60-100 people, while the car typically transports only one or two people.

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The 128 s.f. number is edited. I had written 240 s.f., but I was thinking of something else and I didn't recheck the figure I used. The number comes from 16*8 which is the typical amount of space allocated to a parking space for a compact car. Thanks to Spookiness for the impetus to the correction.
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Should a department of transportation treat all modes equally, or focus on optimality?

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Saturday, June 07, 2008

Municipal management of the work process to reduce the need for expensive assets

Not all jobs need to be performed with cars. And a hybrid car still uses energy, and costs a lot of money. Business process redesign is in order for many types of jobs. Government agencies could lead the way.
Cook County Sherrifs on bicycles
Cook County Sheriff's Department Deputies George Avet and Sam Comparetto, from left, conduct a bike patrol near the Cook County Criminal Courts Building (26th & California,) Thursday, June 5, 2008. Twentyfour deputies have been assigned bicycles, instead of squads in a move to save on fuel costs. (Chicago Tribune photo by Michael Tercha)

E.g., I have to believe that a lot of police officers walking the beat and bicycling would have more impact in the Trinidad neighborhood of DC then a checkpoint.

Plus, the checkpoint thing is a national story, and can hardly communicate about DC in a good light.

Plus, because of the way the Post article identified neighborhoods in the map, all the press coverage elsewhere (at least the image that goes along with the AP story that I saw in the Philadelphia Inquirer) calls the big swath of Ward 5 depicted in the map as "Trinidad" when it isn't.


And the Post didn't editorialize against the Constitutional issues raised by the checkpoints. Instead it thinks it's a good idea. See "Murder on the Rise."

But if you were to study the etiology of murder, this isn't likely to have much effect.

I have been thinking about this, and since "most murders happen as a result of beefs" (also see "How a Beef Turns Into A Death," by Courtland Milloy from the Post) that we should just close all places--maybe restaurants, but especially Clubs, where younger people with a propensity for violence tend to congregate...

It would reduce the problem, a little, at the expense of the ability of 99.999999999999999999999999999999% of the population to enjoy life.

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