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.

Thursday, March 19, 2026

Gasoline is up 49% today in Salt Lake, in response to Trump's Beautiful War with Iran

After a series of price increases since the commencement of the US/Israeli War Against Iran.  It was $2.67 per gallon just before.  From the Bloomberg article "The White House Is Using the Wrong Oil Price for the Iran War":

US President Donald Trump has seemingly turned the price of West Texas Intermediate crude oil into a referendum on his war against Iran. Thumbs up if WTI stays below $100 a barrel. Thumbs down if it rises above. Even if he succeeds in keeping that particular gauge below the triple digits, it would be a pyrrhic victory.

What matters for the American economy isn’t the price of WTI, but the cost of refined petroleum products — and they’re rising rapidly. While the price of Texas crude is up 60% since January, the cost of key everyday fuels has risen by between 85% and 120%.




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Suburban ethnic enclaves

All that's left of DC's Chinatown is this ceremonial gate, a couple restaurants and stores, a nonprofit or two, and a public housing development for Asians with fewer than 300 residents.

Last year I wrote a piece, "Sometimes you've got to recognize reality and let things go: the diminishment of DC's "Chinatown" as an authentic place," saying DC should accept that demographic trends means that the city's "Chinatown," is no more.  

What happened is that over the decades succeeding generations moved to the suburbs, and today new immigrants move to the suburbs directly without first stopping to live in the city.

The decline of ethnic enclaves in cities is widely recognized: few Little Italy's, or Germantowns, or Polish or Irish-dense neighborhoods (there's apparently a great Polish buffet in Chicago, "Just in time for Casimir Pulaski Day: The Red Apple Buffet, filling stretchy pants since 1989," Chicago Tribune), Welsh, etc.

Today, cities, at least those with lagging real estate markets, do see new immigrant enclaves form around Portuguese (Massachusetts), Somali (Minneapolis-St. Paul), and Latino cultures.

One of the things that keeps an enclave going is people continuing to speak their native language.

This isn't entirely new.  Dearborn, not Detroit, is home to an Arab-American majority, the largest outside of the Mideast ("Dearborn, Michigan: A visit to the first Arab-majority city in the US," BBC).

The city of Mississauga, Ontario, has imposed steep fines on the companies that own the plaza for failing to stop gatherings with fireworks and loud music. Nearby residents also complain about heavy traffic.Credit...Ian Willms for The New York Times

Toronto.  The reason I write this is the New York Times has an article ("The suburb that won't sleep") about the Ridgedale community and how a major shopping center there is a focal point for people from the Mideast and near parts of Asia--speaking Arabic and other languages, legacy populations find this unnerving.

A graduate planner who wrote her thesis on the community has an op-ed in the Toronto Star ("This Mississauga plaza has been called ‘chaotic’ and a ‘nuisance.’ Its critics are missing what makes it great").  She makes the point that cities ought to want these kinds of thriving business communities.

A comment on her LinkedIn calls attention to Dragon Centre in Scarborough, now I think it's demolished but over time it became the area's first Chinese-centric mall of significant size and heft.

Note that because of the development of such shopping centers as hubs, there is a planning effort aimed at helping them to strengthen their community hub characteristics ("s").

DC area.  It's seen as an anomaly, but thriving retail districts in these places happen because of immigrant-related commerce.  Decades ago, Washington Post food writer Tim Carman reported on ethnic food finds in obscure shopping centers in the suburbs.  

Later I wrote a couple entries about how buildings are envelopes, that even dull strip shopping centers can have thriving businesses (in fact, a few weeks ago I ate at the only decent Ethiopian restaurant in Salt Lake, located in such a place.

-- "Millennials and suburban hipness and Montgomery County, Maryland," 2013
-- "More thoughts on suburban hipness (it's really about commercial hipness generally, not urban vs. suburban)," 2013

In the DC area, Latinos are especially concentrated in Takoma Langley Crossroads and Wheaton, Asians in Annandale (after a couple stops in Clarendon and Bailey's Crossroads)

Eden Center functions similarly to Ridgeway Plaza, while Ethiopians and Eritreans are more dispersed across DC's suburbs, although Ethiopians first "landed" in DC proper.  

The city still has a number of decent Ethiopian restaurants, even for breakfast.

-- "A New Chapter for the Eden Center?," Arlington Magazine
-- "At the Eden Center, historic businesses stand tall and new ones plant roots, ARLNow
-- "New Tools for Keeping Immigrant-Owned Shops in Place," (University of) Maryland Today

Assemblymember Ash Kalra (D-San José) of the 25th Assembly District, left, and Assemblymember Tri Ta (R-Westminster) of the 70th State Assembly District unveil the Little Saigon Freeway sign at a section of the 405 Freeway Friday, April 18, 2025. (James Carbone)

Orange County, California is home to a large Vietnamese community, strong enough to have had Vietnamese elected to Congress ("CSUF Economists Analyze Little Saigon, Largest Vietnamese Community Outside of Southeast Asia," "Here's a look at the history of Little Saigon," "CSUF report on Little Saigon inspires revitalization and growth," Orange County Register).  From the article:

Orange County’s Little Saigon comprises parts of Westminster, Garden Grove, Santa Ana and Fountain Valley and is the largest Vietnamese community in the United States. Cal State Fullerton’s 2024 profile highlighted data about businesses, employment, education, rents and mortgages, among many other factors that characterize life for the multigenerational residents of Little Saigon.

Data presented in the report was intended to help guide decision-making by community leaders. “It offers cities, small businesses, nonprofits, educators, chambers of commerce and investors credible information to support thoughtful economic development decisions,” Nguyen said.

... Ever since refugee families began arriving in Orange County from Vietnam in 1975 in the first of several waves, Little Saigon has grown organically. The CSUF report now offers a guide for strategic growth for the future of its many communities.

Conclusion.  The paper, "The politics of Chinatown development in American cities" (Journal of Ethnic and Migration Studies) discusses the real estate development dynamics faced by Chinatowns in a set of US cities, creating a set of types, based on the Growth Machine thesis.

I realize the dynamics of ethnic district shrinkage are likely the same for other types of "districts" in cities be they ground-up developed arts districts that lose out to real estate development, working ports that are replaced by waterfront entertainment districts, New York City's garment district, etc.

It would be interesting to develop a similar framework for suburban ethnic enclaves in terms of their development, growth, continued growth, or decline.

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Wednesday, March 18, 2026

Housing at hospitals as a benefit for longevity for the wealthy, and housing aimed at achieving health equity goals

Hospital adjacent housing for the well off.  A new hospital development in West Palm Beach, Florida will include mixed use retail and housing ("New Good Samaritan Hospital, with luxury housing and retail planned in West Palm Beach," South Florida Sun-Sentinel).  

The new hospital, which Tenet is calling a next-generation Center of Excellence for health care, will be part of a larger, mixed-use project by Easton Street Capital that will include luxury condominiums, rentals, retail and a hotel.

“We will be reimaging the Good Samaritan campus,” said Maggie Gill, group president of Tenet Healthcare. “In partnership with Easton Street Capital, we are redeveloping the site for housing, wellness and health care. This is a well-funded plan to make state-of-the-art health care facilities and technology more accessible to the region.”

...“The focus of the entire campus is a place where you can live, work and receive health care with an emphasis on wellness and longevity,” Gill said. “We think of it as an integrative approach to looking at the person holistically to help them stay healthy.”

... Housing will include rentals for the hospital workforce, as well as luxury condominiums to attract baby boomers seeking easy access to health care, an alternative to senior living. “I want to build longevity living where we’re trying to enhance the health span and the lifespan of the baby boomers,” Crowell said. “We think there will be buyers from around the country who come into this project.”

Also see "Good Samaritan Medical Center in West Palm Beach plans massive redo," Palm Beach Post

I have been somewhat "down" on mixed use proposals like what the Coalition for Smart Growth wanted for the new Prince George's County hospital with the University of Maryland ("University of Maryland could seed a complementary biotechnology and medical education initiative in Prince George's County") because my experience doing some consulting in Pittsburgh was that hospitals pretty much are inward facing places--people don't have much time to eat off campus, shop, etc.  

According to my next door neighbor, a doctor, now, some hospitals even offer private dining facilities with meals prepared by a chef, for physicians.  Try to get them to go to a nearby diner...

However, I have written about the St. Anthony Hospital project in Chicago, which will have housing ("New St. Anthony Hospital to be part of $600 million development at former trade school site in Little Village," Chicago Sun-Times).

Finished affordable housing units for sale in Baltimore with a great interest rate and relatively low cost.

And how Bon Secours Hospital System in Baltimore has developed senior and affordable housing as a part of providing better living facilities for older patients ("Royal Farms, Y of Central Maryland join Saint Agnes' Gibbons Commons project," Baltimore Business Journal. Bon Secours Community Development).  

They have 800 units, plus 147 units in development.  That's a decent amount.

Separately, they are rehabilitating 20 vacant houses and will make them available for sale ("8 things to know: Health system revives 20 vacant West Baltimore homes," Baltimore Business Journal).  

Not a huge project, but given Baltimore's straits, a worthy one, and a risk where others seem to sit back.

Dunn House, Toronto.

And while slightly more oriented to the homeless, there are a couple initiatives in Toronto sparked by hospitals, where they provide housing to chronically homeless or health needy people, in large part because it's cheaper to treat them when they have housing, than when they don't ("This Toronto philanthropist has millions to spend. Here’s why she’s pouring it into the homelessness crisis," "These Toronto hospitals are quietly sheltering homeless patients themselves to avoid discharging them into the cold," "Jason Miles’ addiction cost $260,000 in emergency room, shelter and jail stays. A Toronto hospital’s radical solution: just give him a home," Toronto Star, "Toronto’s University Health Network Takes on the Housing Crisis," Azure).

More on longevity housing projects in Florida ("New condo concept blends real estate and wellness. The goal? Staying young," Sun-Sentinel). 

Florida already has become home to hundreds of medical providers and clinics that promote treatments to slow aging and combat aging-related conditions.

“There is so much interest in it right now,” said Zhe He, director of Florida State University’s Institute for Successful Longevity. Aging, he said, is becoming viewed as a potentially modifiable condition that could be improved with certain interventions. He said that loneliness or social isolation can contribute to aging, so this type of longevity-promoting community environment could in itself have health benefits.

Cromwell said about 300 units in Easton Street Capital’s luxury condominium building will be marketed for $5 million to $25 million each. “The pricing is going to be expensive, but we are also fortunate that the baby boomers have accumulated more wealth than any other generation, and now, as they’re 80, there are two things in their lives that are the most important,” Cromwell said. “One is family and two is living longer because they want to be with their family.”

To help fund the preventive care services, Cromwell said Easton Street Capital plans to sell longevity center memberships. “This allows the general public to come in to access some of these services to cover and drive down the costs to the residents.”

There is two projects, by THE WELL group.

In North Miami-Dade, a condominium with a similar concept is expected to open by the end of the month. THE WELL in Bay Harbor Islands has combined a wellness center with 66 condominium units and some workspace.

Kane Sarhan, co-founder and chief creative officer of THE WELL brand, said the wellness center in the condominium building has a full gym, a bathhouse with a steam room, an infrared sauna, and a cold plunge. There are treatment rooms for IV vitamin therapy and access to functional medicine doctors, hyperbaric oxygen therapy, skin care, acupuncture, physical therapy, and energy work. There is also an organic cafe and grocery store that offers meal programs, and a movement studio for yoga, meditation, and fitness classes.

... Further south in Coconut Grove, THE WELL is underway with a second location: a larger condominium building with 194 residences. The units are larger and more expensive, from $1.5 to more than $10 million, but the concept remains the same — residences combined with 13,000 square feet of fitness and wellness spaces. Like its other locations, the wellness center will include visits with functional medicine doctors, health coaches, nutritionists and massage therapists.

RN Melissa Shaw checked on an IV drip bag for client John Blazo.John Tlumacki/Globe Staff

It will be interesting to see if the "new age-y medicine stuff" which isn't research backed in terms of health benefits will feed into the hospital centric projects ("People are spending hundreds of dollars at IV drip bars in Boston. Are they worth the hype?," Boston Globe).

I had a colonoscopy last week and in talking with the doctor before the procedure, I was talking about people and their belief in things like "detoxing" your liver (I have some liver damage because of the various medicines I take).  We joked about it, and he said he's thought about creating a clinic that caters to that thinking--he'd make a lot of money from it, but he said he couldn't do it ethically.

Health equity and health-housing for the less well off.  The former examples are more about the well off wanting to live longer.  

But why not have housing on hospital campuses for the less well off, as a way to better achieve high ratings when it comes to "social determinants of health"? ("Health equity devolves to cities and states as the federal government cuts taxes for the wealthy").  

Bon Secours, hopefully Focal Point, and various workforce housing initiatives show a way forward, so that such services and benefits may not be limited only to the wealthy.

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Loss of business clustering/headquarters hurts secondary cities

 1.  "Boston has lost its financial services clout. Santander’s latest move is just another example," Boston Globe.

As recently as 25 years ago, Boston punched above its weight in financial services, with powerhouse mutual fund managers at almost every corner, a top 10 retail bank in FleetBoston, even a stock exchange of our very own. Now? That supremacy feels like it has slipped away. This is just the latest example.

... With each passing year, it seems, Boston’s Financial District sheds just a little more of the sector’s clout that gave the place its name. The big post-COVID hope for the district’s future hinges on real estate conversions: hotels, dorms, apartments, tourist attractions. Anything but new offices. (And many of the offices that remain are being taken over by the likes of tech firms such as SimpliSafe, DraftKings, and Klaviyo.)

(Baltimore too had at one time been a regional financial center with national heft.  The first private equity bank was founded there.  Some big mutual funds.  Insurance companies.  No more.)

Norfolk Southern headquarters, shown here in an aerial photo on Tuesday, March 10, 2026, sits squarely in the Midtown Atlanta landscape, reflected in its gleaming glass facade. (Hyosub Shin/AJC)

2.  A merger of Union Pacific and Norfolk Southern railroads likely means the serious diminishment of the importance of Atlanta to the new company--NS is based in Atlanta ("Atlanta is at the center of a railroad merger with big economic implications," "Coming soon to Midtown: A Union Pacific building?," Atlanta Journal-Constitution).  From the second article:

In addition to a Fortune 500 headquarters, the proposed plan would cost Atlanta jobs as operations consolidate in Nebraska, the application outlined. In total, more than half the Midtown headquarters’ management employee headcount would either relocate to Omaha or lose their jobs, the filing said.

... expects the company’s total Georgia headcount to remain at about 3,000 post-merger — versus its current 4,000.

3.  Corporate headquarters are leaving California.  Part of it is consolidation to bigger business clusters, such as Chevron from suburban San Francisco to Houston, but also conservative company owners like Elon Musk making political statements.  

Focus on new business development and growth.  The business columnist for the Orange County Register ("How can California survive the departures of big companies?") suggests the response should be to focus on the state's strength as a place for start ups and new businesses, some of which end up growing to be quite large.

4.  Another issue is the relocation of divisions from a corporate headquarters city.  For example, Starbucks, based in Seattle, has relocated its logistics division to Nashville, and appears about to sign a lease for space that could support up to 2,000 workers, far more than the size of the logistics group ("Starbucks reportedly eyes Nashville office large enough for hundreds," Seattle Times).

==========

Also see:

-- "A wrinkle on corporate headquarters: leaving the city as buildings age," 2026
-- "Clustering/agglomeration economies and revival of Southern California's space sector," 2025
-- "How the closure of a Pfizer research center in Ann Arbor, Michigan led to the development of a more robust and independent biotech sector," 2021
-- "Federal government research hub development initiative," 2023
-- "Universities and ancillary economic development (versus the anti-research agenda of the Trump Administration)," 2025
-- "Next Phase of Clustering of Business away from the Midwest," 2022
-- "Do tax incentives pay off? : Illinois; Tennessee; Rosslyn + "The Airport Access Factor"," 2017
-- "Corporate headquarters relocating to the center city: GE chooses Boston," 2016
-- "Businesses moving back to the center: not a universal trend," 2015 
-- "A lesson that seeing is believing: Panasonic's new building in Newark, NJ as an example, positive and negative, in businesses coming back to the city center," 2015
-- "Pennsylvania Avenue DC planning initiative," 2014
-- "Could bringing premier regionally headquartered business enterprises to the Pennsylvania Avenue Corridor be key to its renewal and revitalization?," 2014

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Monday, March 16, 2026

Austerity versus rot: Government capacity

The austerity neoliberal policy introduced into the US by Ronald Reagan took a long while to show serious repercussions.  I argued that impact of reducing government workers and capacity didn't show so much because the US had overinvested in capacity previously.

The failure of FEMA in dealing with the post-Katrina aftermath in New Orleans under George W. Bush was to me, the first glaring example of the impact of austerity.  Although this was accentuated by the agency having poor leadership as well.  (Since then FEMA has performed badly under Republican administrations, specifically Trump, "A Post-Katrina Law Guards FEMA Resources. Why Hasn’t It Stopped Noem?," New York Times.)

Writing in The Atlantic, "U.S. Capabilities Are Showing Signs of Rot," military historian Phillips O'Brien makes the point that firing capable officials, and installing ideologically acceptable but less skilled people in their place creates "Rot."  And that Rot is now very apparent in the US military, as shown by the performance in the current War against Iran.

Also in DHS under Noem, ICE ("Leaked Documents Show a Border Patrol Remade in the Image of Gregory Bovino," American Prospect), and the FBI, "How Kash Patel Wrecked FBI’s Ability to Stop an Espionage Attack," New Republic, among others. Tulsi Gabbard as Director of National Intelligence during war time is another example of rot.  Richard Grenell at the Kennedy Center, most of the Secretaries in the Cabinet, etc.

The first Trump Administration's response to covid is another example of rot.  This rot has been deepened by appointing anti-medicine people in high positions at the FDA and CDC, and with RFK Jr.--who believes his voice dysphonia was caused by the flu vaccine--the Secretary of HHS!

WRT to war, sure the US and Israel can pummel Iran at will, but expending million dollar missiles to shoot down $50,000 drones is a cost-benefit ratio that is unsustainable.  Trump, who treats Ukraine like s***, has reached out to them for technical advice on dealing with drones.  In effect, Ukraine has provided more aid in dollar value to the US than Trump's Administration has provided to Ukraine as it fights Russia's invasion of the country.  (Fortunately, the US still shares intelligence with Iran.  But in general it does everything in its power to promote Russia.)

From the article:

On multiple occasions after President Trump launched a massive air campaign against Iran this past weekend, retaliatory attacks by simply constructed Iranian drones have penetrated American defenses with serious results. For example, at least six U.S. soldiers died, and others were wounded, in an Iranian strike Sunday on a command facility in Kuwait. CNN reported that the Americans received no warning of the incoming drone. According to CBS News, the fortifications around the facility protected it from car bombs but not from a direct overhead strike. “We basically had no drone defeat capability,” an unnamed military official told the network.

... When a complex system starts to decay, the first signs are usually subtle. In the third century, after the Roman empire had reached its geographic maximum, literacy began to decline across Roman society. Education levels fell not only among soldiers, but among officers, aristocrats, and even emperors. The Roman army still looked formidable for years afterward. It had good equipment and could march well. Yet it was no longer as advanced relative to Rome’s enemies as it had once been. It fought as hard as ever, but less effectively.

... The U.S. military’s supremacy over foreign rivals is built on intensive training and the manipulation of advanced technology. By contrast, Hegseth has been stressing lethality and a warrior ethos instead of learning and reflection, to the point of blocking U.S. military personnel from taking courses at the most elite American universities. Yet the events of the past week underscore how shows of force alone may not defeat even militarily inferior enemies.

In Bahrain, a lone Iranian drone penetrated the headquarters of the U.S. Fifth Fleet, which oversees 2.5 million square miles of the world’s oceans. The incoming weapon destroyed an AN/TPS-59 radar unit intended to provide 360-degree air surveillance for U.S. forces. In a moment, Iranian equipment that cost perhaps $30,000 devastated a piece of U.S. military hardware estimated to be worth tens of millions of dollars.

Another term for this is "capital shallowing" or disinvestment.  It's the opposite of "capital deepening" or investing ("Capital shallowing: the effect of disinvestment on government functioning").

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How Paris Beat the Car

 Is an article in the Financial Times.  The author discusses the Paris Mayoral election in term of a pro-sustainable mobility versus car-centric dynamic.  The leading left candidate supports sustainable mobility, the conservative candidate wants to be more car friendly

The author sees car friendliness as a step backward, not just for Paris, but for how Paris enables other cities to adopt similarly aggressive policies--an example of how I say "world class cities don't just take, they give"--in that their willingness to be more boldly innovative enables other cities to maybe not be so bold, but to be innovative, with a successful example they can point to.  From the article:

The city’s transition away from the car, though fantastically chaotic, has become a global role model. Under mayor Anne Hidalgo, Paris was “the most influential city in the world”, says Canadian urbanist Brent Toderian. Parisian car traffic fell by more than half between 2002 and 2023, while cycle lanes expanded sixfold. Bikes now make more than twice as many journeys as cars. Hidalgo, stepping down after 12 years, exulted: “The bike beat the car.”

First, pushing out cars improves life for most inhabitants. Paris has reduced traffic accidents, noise and air pollution. More than 300 “school streets” have been pedestrianised; kids play there after school. More than ever before, Paris is a sea of terraces: from April to October, cafés and restaurants can put tables on parking spaces outside their premises. Cities shouldn’t be storage spaces for heaps of metal.

Avenue Lamoricière in the 12th has introduced play areas © Joséphine Brueder/Ville de Paris

Lesson two is that banishing cars doesn’t hurt an urban economy. Retailers often worry it will deter their customers. Studies repeatedly show it doesn’t. More broadly, French Hidalgo-haters need to explain why Paris is in the global top four of business-focused rankings of cities...

Lesson three: car-free cities must offer people good alternative ways to travel. Paris itself does: it has world-class public transport plus cycle lanes. Only 28 per cent of Parisian households own a car. But Paris is a relatively small city of 2.1 million inhabitants. The five million people living outside the ring road in the “Grand Paris” metropole are less well served.

Lesson four: a city needs to control deliveries (typically made in Paris by double-parked vans). A study by MIT found that delaying deliveries by five minutes could cut the kilometres travelled by delivery vehicles by about 30 per cent, because that lets transporters bundle parcels. To do this, cities need to meet a bigger challenge: get a grip on tech firms operating in their streets, and get those firms’ data. Firms like Waze or Google often possess the deepest knowledge of a city’s workings, says Missika.

Lesson five: cities must discipline bikes. Aggressive cyclists terrorise pedestrians. Early motorists were just as wild until laws came in. Grégoire (himself once fined for cycling with earphones on) promises stricter policing.

Note, he doesn't mention the Velib' (Velo Liberation=Freedom) bike sharing program which predates Hidalgo and ushered in a more bicycle-centric mode in a big way--one that "gave permission" to cities across the globe to do something similar.  

Other actions built from this one, the same way that Portland has incrementally built its sustainable mobility infrastructure ("A summary of my impressions of Portland Oregon," 2005).  While that entry is 20 years old, Portland furthered incremental positive change with streetcar expansion, the transit-bike-walking only bridge, the Aerial Tram, promotion of EVs, etc.

The UK has adopted the Paris school street model; NYC also.

I think lessons two and three should be reversed.  You can't have a sustainable mobility dominated transportation policy if you don't have great transit, let alone infrastructure supportive of walking and biking.  I consider it a privilege to have lived in DC where this kind of mobility paradigm is doable.  I biked to work and for most of my errands for 30+ years.

Salt Lake is developing bike infrastructure to the point where the State Legislature is pissed, seeing it as making it hard for them to drive to and from the Capitol ("After a brush with death, a bill to give Utah more control over SLC streets awaits Cox’s signature. Here’s what it would do.," Salt Lake Tribune).  But I was thinking about this and what Salt Lake isn't doing, which is true for just about every jurisdiction in the US, is proactively building the base of every day cycling.

Salt Lake in its core is flat and very hilly (foothills) on its east and northeast sides.  Start by promoting the hell out of biking in the core where it's relatively easy to do ("Revisiting assistance programs to get people biking: 26 programs").

9 Line adjacent to Liberty Park, Salt Lake City.

The state law affects Sugar House Park, where I am on the board.  We want to replace the right most lane of 2100 South into an enhanced bike lane, which the city is doing by other parks.  And add bike share stations.  

And I would like to have national best practice bike parking in the form of Biceberg underground kiosks (although the water table is an issue in some areas of the park).

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Friday, March 13, 2026

Davis Kennedy, a one time force in local community newspapers, dies at 87

-- "Davis Kennedy, former publisher who pioneered growth of Gazette papers, dies at 87," Baltimore Banner

Most recently, Davis ran the Current newspapers, which published a number of free weekly newspapers, with neighborhood-focused editions in Northwest DC, with Georgetown Current as the flagship, and for awhile a Capitol Hill Current.

I had a bunch of op eds in some of the papers.  Community newspapers at this scale were great at covering the kind of "minutiae" that would never make the big paper unless there was a scandal.  Community council meetings, more detailed coverage of City Council and Executive Branch dealings related to the neighborhood, real estate matters, business openings, and lots of ads. 

Sub-city newspapers rely on independent businesses as primary advertisers, car dealers, and at one time had a strong revenue base in classified ads.

With the shift of print media to online, and the decline of local businesses, sub-city newspaper revenues dried up, and the Current Newspapers shut down in 2019 ("DC's community newspaper weekly, the Northwest Current, goes out of business").

From the Post article:

Former managing editor Chris Kain recalls the early 2000s as boom times for the Current, with page counts reaching as high as 56 for standard issues and 84 for special editions.

Until the coverage of that, I didn't know he was responsible for the expansion of the Gazette Newspapers, which covered a good swath of Maryland with sub-county editions for Frederick, Carroll, Montgomery and Prince George's Counties--and the Fairfax County Times.

But it began with his purchase of the Gaithersburg Gazette in 1981.

When I lived briefly in PG County, I read it, and they had a newspaper box at Takoma Station--in DC but on the border with Montgomery County--so I read that edition too.  I tried to read multiple editions.

They also published an official paper intended for legal notices for Maryland State Government, distributed and giving them presence in Annapolis.  

There was a vending box outside Tastee Diner in Silver Spring, and I happened to pick up a copy in 2003 when they published a masterful investigative impact on Prince George's County crime and housing, "Shouldering the Burden," a response to the downsizing of DC's public housing complexes through the HOPEVI federal housing reconstruction program, which added market rate units at the expense of subsidized units.

The Washington Post acquired them, and as advertising dried up--the papers were distributed for free also--they figured they'd save money to use elsewhere by shutting them down in 2015.  But there was no new money available, the papers ran based on the revenue collected for advertising.  

These shut down in 2015, before Current Newspapers. These free weeklies marketed as a group to get advertising inserts from big box stores.  Kennedy said when the Gazette Newspapers shut down, advertisers stopped their insert program, because they wanted the multi-county coverage, not just DC.  He said this was the final financial blow to the Current, leading to the shutdown four years later.

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Revisiting St. Louis City and County: The idea of a merger | Renewing the Gateway to the West

Could a consolidated City and County of St. Louis be the next urban success story?

This has been suggested by the new County Executive, Sam Page ("St. Louis County executive floats city rejoining county amid budget crisis," St. Louis Business Journal).  From the article:

St. Louis County Executive Sam Page is expected Thursday to call for St. Louis to consider reentering St. Louis County as a municipality, framing the idea as part of a broader push to consolidate services and respond to mounting budget pressures in both jurisdictions.

In prepared remarks for a press event Thursday, Page said county budget cuts and rising costs have forced service reductions and opened a need for a larger public discussion about how the city and county can sustain core services without new taxes.

“Faced with the Council’s budget cuts and forced to reduce services, one path forward is to find more ways to consolidate key city and county services,” Page's prepared remarks said. “The city could even re-enter the county as a municipality.” Page said the idea has “a lot of political support,” though he also described it as a proposal meant to spur public feedback rather than an immediate policy push.

Sadly this historic building--yes, seriously damaged but repairable--near Downtown St. Louis was demolished instead of preserved. 

“These are big ideas. They won’t happen this year. They will not happen while I am county executive,” he said. “But let’s look at the challenges the county and city are facing and tackle them together.”

Like Baltimore, the City and County are separate jurisdictions, and the City is not counted as part of the County.  

Like Baltimore, St. Louis is a once industrial and financial center that continues to shrink, with a population of about 280,000.  In 1950 the population was almost 3x, 860,000.  

It was the 8th largest city in America, without the County as part of its population.  The County had about 406,000 residents.  So today

Outmigration has been great for the suburbs ("The 16 Best Suburbs in St. Louis, MO," Gateway Realty Group), while St. Louis is  --and Gateway Realty Group is based in the suburbs, and "appropriates" the "Gateway to the West" tagline not to promote the city, but the suburbs.

Anheuser-Busch when it was very successful.  The decline in sales of mass produced beer has led the company to close three production facilities.  But not in St. Louis ("Brewery Closures Hit Anheuser-Busch Facilities In Three States," CRE Daily).

Broken by business mergers shifting headquarters to other states and countries.  St. Louis has lost hundreds of thousands of jobs because business consolidation.  

Once a major rail town, railroads in other cities became much bigger and St. Louis was relegated to a secondary position.  It was once one of the largest stockyards--meat producers--in the US.  No more.

May Company Department Stores became Macy's, newly headquartered in NYC.  Boatman's Bank became part of Bank of America, headquartered in Charlotte.  Anheuser-Busch still produces beer, but is now a subsidiary of a company in Europe. 

Not only did those companies leave, the ancillary jobs that served those firm like supply and logistics, advertising production, etc., left also.  These days, St. Louis no longer has a vibrant Downtown, although it remains attractive with an array of historic buildings.

Assets.  The city has assets: Washington University at St. Louis and St. Louis University as a couple of anchors.  It lost its pro football and basketball teams long ago, but still has baseball and hockey.  The Ballpark Village development around the baseball stadium is a national best practice example of "sports and entertainment districts" alongside stadiums/arenas.  Plus there is the Gateway Arch National Park, the confluence of the Mississippi and Missouri Rivers--still a source of barge freight traffic, an acceptable but needs to grow light rail transit system, etc.

The opportunity for repositioning and a reenergized revitalization program.  The County's population is just under 1 million.  

Together they would be about 1.3 million in population, fighting with Dallas to be the 9th or 10th largest city in the US.  It would move up from 82nd.  And would allow for a big repositioning.  (Note that the combined population today is barely more than the population in 1950.)

"St. Louis was near the site of the 1804 Lewis and Clark Expedition launch, and the city later served as a gathering place for pioneers collecting supplies for trips to the American West, earning the city the nickname 'Gateway to the West.'"

A few years ago, a similar merger effort failed.  It's complicated, would require votes by the city and county and probably the State Legislature.  But it would make "the City of St. Louis" larger, with the ability for a new position beyond shrinkage.


I wrote two entries outlining what I saw as an ideal revitalization plan.

-- "St. Louis: what would I recommend for a comprehensive revitalization program? | Part 1: Overview and Theoretical Foundations"
-- "St. Louis: what would I recommend for a comprehensive revitalization program? | Part 2: Implementation Approach and Levers"

I ranked city/county consolidation as number one.  While Indianapolis and Jacksonville are also combined city-counties, and have leveraged this to great success--Indianapolis has an advantage of having some large corporations still like Eli Lilly and is the state capital, a combined St. Louis would be larger than both.

It might not be enough to turn the city's trajectory but it's a start.  By consolidating services it should save some monies, and allow for a higher amount of bonding authority.

I would introduce consolidation along with the vision of OKC's Metropolitan Area Projects program: Oklahoma City.  MAPS comprises the large infrastructure projects that have helped redefine Oklahoma City as a major city on the western side of the Midwest.  

Fans watch an entertainer at Scissortail Park before Game 2 of the NBA basketball playoff series between the Oklahoma City Thunder and the New Orleans Pelicans at Paycom Center in Oklahoma City, Wednesday, April 24, 2024. Photo: Bryan Terry/Daily Oklahoman.  

Over four tranches, plus two similar projects for the basketball team/arena that technically were separate from MAPS, projects include a streetcar, a pro basketball arena that landed the now Oklahoma City Thunder NBA team, which won last year's championship ("Big League City: Smaller Cities"), a water course on Oklahoma River that is internationally known, physical investments in schools (they needed to invest in programming too...), and a new community with a revitalized canal called Bricktown, among others.

Bricktown Canal.  Wikipedia photo by Kerwin Moore.

It's funded by an add on sales tax.  And the model of big deal infrastructure projects has also been used to fund major streetscape projects throughout Downtown ("Change isn't usually that simple: The repatterning of Oklahoma City's Downtown Streetscape").  

The process is discussed in the book Next American City: The Big Promise of Our Midsized Cities, and referenced in Big League City: Oklahoma City's Rise to the NBA, the story about landing the Thunder basketball team..

OKC is only the 20th largest city in the US, but it is fortunate to be a major city, secondary to Houston, in the oil and natural gas biz.

Conclusion.  A St. Louis MAPS program + Consolidation would be killer. 

The St. Louis brand once was strong, as indicated by the branded "City of St. Louis" streamliner passenger railroad train of the Wabash Railroad, which before multiple mergers, was based in St. Louis.

And at least political and business leaders in St. Louis have the vision and guts to bring up consolidation.  It's not really discussed much in Baltimore or Pittsburgh, two places that need that additional oomph from being larger.  Although compared to Baltimore, Pittsburgh is on a better trajectory ("Big Ideas for a Better Pittsburgh | and a point about world class cities").  

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Thursday, March 12, 2026

Efforts to exempt owner occupied houses from taxes in Florida and California

This house cost $50 million.  If it is the primary residence of the owner, it could be exempt from property taxes.

Cities rely on property taxes for the bulk of their revenue.  

Anti-tax fever in Florida, which already doesn't have an income tax, calls for eliminating property taxes on "homestead properties," that is owner-occupied housing ("Looming tax reform has Fort Lauderdale thinking about worst-case scenarios," South Florida Sun-Sentinel).

Fort Lauderdale officials say they are well aware of the fiscal fallout that might be coming and are already making plans for what could be a worst-case scenario: A staggering $72.8 million shaved from the city’s day-to-day budget.

DeSantis has called for the elimination of property taxes, referring to them as a burden that forces homeowners to pay perpetual “rent” to the government. Property tax reform would require a constitutional amendment passed by 60% of the voters.

If voters approve tax reform in November, cities across the state would likely have no choice but to slash budgets, with one caveat. They’d be prohibited from cutting spending on fire-rescue and police departments below current levels.

The anti-tax fever led primarily by Republicans increasingly leaves governments strapped for cash.  In Florida, this measure would take away billions of dollars in local revenue, with no replacement.  While school taxes would still have to be paid, according to the Pensacola News-Journal ("Florida House passes property tax proposal. Here's what it does"):

House staff have estimated that beginning in fiscal year 2027, the amendment will have a negative cash impact of $14.7 billion on local non-school property tax revenues. ...

What services would be at risk? Florida property taxes go toward critical infrastructure and services that are used by or impact taxpayers on a daily basis. These include things like: 
  • Law enforcement
  • Social services
  • Parks
  • Environmental programs
  • Fire districts 
  • Emergency medical services 
  • Schools 
  • Roads

The bill calls for a referendum, but I'm sure people who don't want to pay taxes will outnumber those who care about good government when it comes to a vote.

It reminds me of the disaster in Kansas, when then Governor Sam Brownback enacted supply side tax policies which posit that when you lower taxes, people and businesses are motivated to work, spend, and invest more. 

So far, Kansas did not achieve that outcome ("‘The Kansas experiment’ should be a warning to Republicans touting Trump’s big, beautiful bill," Boston Globe, "The Tax Experiment that Failed, Independent Lens/PBS, "Kansas abandons massive tax cuts that provided model for Trump's plan," Guardian).  

It definitely didn't in Kansas, where public reaction led to voting in a Democratic governor, and electing enough Democrats to the State Legislature so that the Republicans no longer had a super majority.

Besides raising sales taxes and fees, the primary course of action would be to cut back on government significantly, comparable to how UK local governments, with up to 3/4 of their revenues slashed by the national government, take austerity planning and governance to new levels, levels which significantly impact quality of life in negative ways.

California has a similar proposal moving to referendum, eliminating property taxes on homes lived in for 5-10 years ("California ballot proposal would exempt seniors from paying property taxes," ABC10).  Local governments already have austerity from Proposition 13 (Common Claims About Proposition 13, California State Legislature, "The Taxpayers Revolt! How Prop 13 Transformed California," KQED/PBS, "Prop 13: Winners and Losers From America’s Legendary Taxpayer Revolt," Trulia, "How California voters can update, improve Prop. 13," San Jose Mercury-News).  This would make it worse.

From the last article (the revision didn't pass):

California voters have an opportunity this November to correct decades-old legislation that has resulted in deteriorated public institutions and services throughout our state. It’s time to challenge the divisive and widespread anti-tax sentiment promulgated by powerful interest groups bankrolled by wealthy donors.

The California Schools and Local Communities Funding Act is a proposed constitutional amendment that would update and improve Proposition 13, the 1978 tax law that fundamentally crippled local governments.

A contributing factor to Prop. 13’s passage was the sentiment that older Californians should not be priced out of their homes through high property taxes. However, the proposition’s underreported giveaways to big business and corporations have exacerbated inequity and inefficiency in the state’s tax structure.

The new law would keep tax rates the same for individual homeowners, but would close the business loophole. It will periodically reassess commercial and industrial properties to full market value, while safeguarding homeowners, renters and agricultural land.

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Wednesday, March 11, 2026

Oil dependent economies are vulnerable at all times, but especially during wartime in the Mideast | From energy dominance to energy vulnerability

Gasoline prices here have gone up about 25% since the start of the War with Iran.  And Salt Lake has five refineries refining oil produced in Utah, Wyoming and near by states.

It's hardly news that oil is a worldwide commodity, and even though it is produced and refined all over, world prices are set in Europe and the US and factor in supply risk.

The War ("Why Escalation Favors Iran," Foreign Affairs).  From the article:

The strikes that have killed Iran’s leadership demonstrated tactical mastery. Tactical mastery, however, is not strategy. Iran’s retaliation—geographically broad, economically disruptive, and politically calibrated—aims to reshape the conflict’s structure. By widening the theater and prolonging the war, Tehran is shifting the contest from a battle of military capabilities to one of political endurance.

As in Vietnam, the United States may win most engagements. As in Serbia, it may ultimately prevail after sustained pressure. But in both cases, the decisive arena was not the initial shock of airpower. It was the politics of an expanding war.

The decisive phase of this war began not with the first strike but with the regional crisis that followed—air defenses activated across multiple capitals, airports suspended, markets jolted, and alliance politics strained. Whether this conflict is merely a contained episode or it becomes a prolonged strategic setback for the United States will depend not on the next volley of missiles but on whether Washington recognizes the enemy’s unfolding strategy—and responds with one of equal clarity.

Energy independence as a form of dependence.  Even though the US is now the largest producer of oil in the world, under the Trump Administration it has promulgated policy that prioritizes fossil fuels and diminishes renewable energy sources  ("Trump Returns to Gasoline as Fuel of Choice for Cars, Gutting Biden’s Climate Policy," New York Times, "The owners want to close this Colorado coal plant. The Trump administration says no," NPR).

The Administration is also all in on nuclear energy, which isn't a fossil fuel per se, but is an extremely expensive form of energy, not once a plant is open, but the cost of building fission facilities has bankrupted many firms over the years.

Even though renewable sources diversify the energy mix and reduce system vulnerability ("Trump order halts offshore wind projects for at least 90 days," PBS, "Trump administration quietly canceled the nation’s largest solar project," CNN, "Wind and solar power frozen out of Trump permitting push," Reuters)  For example, electric vehicles are much less dependent on oil as the base fuel for electricity generation.


The Administration calls this "Energy Dominance" but "Energy Dominance" can just as easily be robust and include non fossil fuels as part of the mix ("Energy Dominance or Renewable Resilience?," German Marshall Fund, "Power up! Why the US needs every energy source to stay dominant," ING Bank, "Donald Trump’s call for ‘energy dominance’ is likely to run into real-world limits," AP, "How Trump’s ‘Energy Dominance’ Agenda Is Dominating You With Dirty Energy," The Contrarian).

Plus US nominal control of oil in Venezuela and Canada ("Trump Now Has His Very Own Oil Empire," Bloomberg).

Let’s do the math. Start with the oil production of the US and add Canada. Then include Venezuela and the rest of Latin America, from Mexico to Argentina and everywhere else in between: Brazil, Guyana, Colombia. Like it or not, all of them are living under the “Donroe Doctrine” — an increasingly belligerent Washington’s sphere of influence over the Americas. Together they account for nearly 40% of the world’s oil output.

... Having de facto control of the Western Hemisphere’s petroleum wealth is a geopolitical game changer. For decades, US military adventurism was constrained by the impact of any war on energy costs. Today the White House has primacy over oil-producing allies and adversaries alike — whether it’s Saudi Arabia or Iran, Nigeria or Russia.

The US and China and global preeminence: Does it come down to energy policy?.  Another way to think of this is as looking forward versus looking backwards, a classic example of Alexander Gerschenkron's thesis that over time newer economies have an advantage in being able to invest in new technologies without incurring huge stranded costs.

China still buys a lot of oil, and they use coal powered electricity because of large domestic supplies.  But the focus on EVs is just one of China's green energy policies ("China, the climate superpower," "China, Energy and Climate: The Time has Come," special package, The Economist, "How China came to dominate the world in renewable energy," Washington Post).

As a slogan, “energy dominance” evokes images of the United States towering over the rest of the world, with prodigious production, as what Trump calls “a global energy superpower.” But the truth of energy dominance has nothing to do with empowering folks at home.

The administration has been rigging the game in favor of dirty energy — and giving fossil-fuel producers a license to dominate American consumers. In the process, Trump is boxing U.S. households out of cleaner alternatives and leaving Americans with less choice, higher energy bills, and an overheating climate.

Worse, by hobbling America’s green-energy industries, the administration is destroying jobs, even as it clears a path for China to dominate the next generation of energy production.

... A study out of Princeton University finds that Trump’s signature “Beautiful Bill” will reduce capital investment in our electrical system and clean fuels by half a trillion dollars over the next decade. It will also slash future solar capacity by about 140 gigawatts and wind capacity by about 160 gigawatts. (The Hoover Dam, by comparison, has a capacity of about 2 gigawatts.)

Plus the effect on jobs ("‘Deeply demoralizing’: how Trump derailed coal country’s clean-energy revival," Guardian).

Ethanol and other bad decisions
.  Granted the US has some dumb policies.  One is the support of ethanol production as a feedstock for gasoline.  Unlike in Brazil, where the feedstock is used up sugar cane, here we spend money growing corn to convert to ethanol.  

Ethanol has less energy compared to gasoline.  So we're dedicating farmland to gasoline, which has a negative cost benefit.

And EVs primarily powered by coal and natural gas are less sustainable than those pow ered by renewables.

Ending EV tax credits forces the US automobile industry to double down on gasoline powered cars, while China and increasing Europe are shifting to EVs in substantive ways.  (Part of the concern in Europe is getting cleaner air--many of their cars are diesel, and comparatively high when it comes to polluting).


The Strait of Hormuz is extremely vulnerable
.  While only 20% of the oil produced in the Mideast passes through the Strait, 80% goes to Asia, and 100% of Liquid Natural Gas to Europe, airplane fuels too.  Also 33% of fertilizers ("American farmers dealt new blow as Trump's Iran war escalates," Newsweek), and of course other goods.

That increases vulnerability across the globe, separate from the impact on the US economy, which isn't just on the cost of gasoline, but on farming, the transport of goods, the production of chemicals and other products, etc. ("Saudi Arabia Starts Oil Cuts as It Races to Reroute Exports" Bloomberg).

The lessons from the 1970s oil shock.  During the Israeli-Arab War and later in the decade, Middle Eastern Countries significantly raised the cost of gasoline, and took control of production and sale from the multinational oil companies.

I have often written that the US mobility paradigm is pretty much homogeneous in that it decidedly supports automobility and provides dribbles of support to other modes.  

By contrast, Germany, a leading car manufacturer (but not much of an oil producer), has a heterogenous policy.  It supports cars to the max, especially with its no speed limit autobahns, but recognizes cities are best served by transit, supports regional rail service despite its love of autobahns, and walking and biking--the Federal Biking Plan for the county is one of the best.

I contrast Denmark and Netherlands to the US in terms of response.  Not producing oil, and not having much of a car industry, Denmark and the Netherlands recognized that shifting to an automobile centric mobility paradigm made them vulnerable to cuts in supplies.  

An analogous example is how in the US, gasoline supplies are often interrupted during extreme weather events, leading to long lines and disruption in all sorts of activities, because people seemingly lack alternative ways to travel ("Oil dependence | The US as a Petro-state and gasoholic | and war").

Being poor before WW2 and for awhile after, the countries had been more walking (compact cities, no sprawl), biking and transit oriented.  They were giving this up in favor of the automobile as their economies became more successful.

Amsterdam.  Bike parking, lots of bikes, and transit in the background.

Not only cuts in supply but a significant raise in prices made their countries extremely vulnerable.  So they shifted away from the car and back to transit and biking in the development and transportation policies and practices.  

Unlike the US, which says transit and biking is okay, but primarily invests in automobility, they made their policies congruent with the new paradigm, for example significantly increasing gas taxes and car registration fees.  

Of course, the countries like others in Europe also refocused attention on energy efficiency in all elements of their economy.

The US: Still vulnerable to oil shocks.  By contrast, while the US did adopt some energy efficiency mechanisms, including mpg standards for cars, mostly the US focused on maintaining access to oil supplies.  

That meant refocusing military resources on the Mideast ("There are two winners in Iran. Neither one is America," Washington Post) and creating the Strategic Oil Reserve which bought and stored oil for use, holding it for sale when prices get "too high."  

A Permian Basin oil pumping station.

And increased production, which was was boosted on steroids in the late 1990s with the invention of fracking ("The economic benefits of fracking," Brookings, "How Has Fracking Changed Our Future?," National Geographic).  

Note that fracking has major environmental effects, the use of water, contamination of the aquifer, and air quality.

Article.  Another side of dependence.

But it didn't make the US less vulnerable to the fissures in the supply chain, not so much with access to oil, but in all the other ways an oil dependent economy experiences higher costs as increased oil costs make their way through the supply chain of various goods.

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Tuesday, March 10, 2026

Soon to be history: The Olive trees of Las Olas Boulevard, Fort Lauderdale

 Apparently, the Black Olive trees linking the median of Las Olas Boulevard are aging, wracked by termites, etc.  But they are beautiful trees.  All will be removed over the next two to three years in favor of the construction of a new road pattern. ("Las Olas tree — doomed by termites — to be chopped down Thursday," "Fort Lauderdale to bid farewell to beloved black olive trees on Las Olas," South Florida Sun-Sentinel).


Photos: Amy Beth Bennett, South Florida Sun-Sentinel.

Shade is a valuable commodity in climate change scenario when temperatures keep climbing.  Especially in the hot climes of Florida.  Photo: Carline Jean, South Florida Sun-Sentinel.

Unlike the majority of the Fort Lauderdale Commissioners, I don't think I would have voted in favor of the destruction.  The median will be eliminated in favor of wider sidewalks ("Famous tree-lined median on Las Olas needs to go, Fort Lauderdale commission agrees" ).

Highway departments don't like such urban design treatments because they see the immobile objects of big trees as hazards if automobile operators lose control and crash. Still they are a distinctive feature that is unduplicated elsewhere ("Take out trees on Las Olas and you’ll turn into Anywhere, USA, critic warns Fort Lauderdale").

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