Big-Box Swindle - Part I

Happy Halloween! How appropriate that this is also the day of the first post in the official Uptown Urban Studies Virtual Book Club. Because in many ways, Big-Box Swindles: The True Cost of Mega-Retailers and the Fight for America's Independent Businesses is a scary read. Forget about ghosts and goblins and devils: my vote for scariest Halloween costume would be someone in a Walmart costume (come to think of it, that would be a really easy costume to make....). While much of the book focuses on suburban sprawl and the impact of big-box retail on smaller communities, there's a great deal of content that is relevant to Uptown and surrounding neighborhoods. We can work out the kinks of organizing this sort of discussion as we move forward, but for now my plan is to throw out some initial thoughts based on (or simply inspired by) the book, invite your comments, and in the next week follow up with some more in-depth postings on some of the specific topics.

• What should the role of chain stores be in Uptown (and Lyn-Lake, or in other surrounding neighborhoods)? Are some chain stores better than others? Are they appropriate in some areas but not in others?
• What is the thought on big-box development? One negative of Big-Box Swindle was the author's tendency to equate "chains" with "big-box stores," although that's not always the case. What if the big-box store is not a chain? How about Target? It's local; do we want a Target (even if an urban model without the sprawling parking lot) in Uptown?
• How does Calhoun Square fit into this discussion? Is it part of "Main Street," or is it a mall? Does it matter?
• How can we, whether at the city, neighborhood, or individual level, support independent businesses? In the grand scheme of Uptown (and Uptown area) priorities, where does this fall as a priority?
• What current regulations are in place to support independent businesses in Minneapolis? Are there any ordinances on the books that restrict chains ("formula businesses"), and, if not, should there be?
• How do we bring affordable commercial real estate to the Uptown area?
• Is there room for a community-owned store in the neighborhood? What about a business incubator space?
• What sorts of stores or businesses is the Uptown area currently lacking? What gaps do we want filled?

I'm going to come back to this list over the next several days and will write up my own thoughts on specific topics in more depth, as well as try to gather some relevant links and resources. In the meantime, what struck you as worthy of discussion while reading Big-Box Swindle?

Kids and the City, Part II (Or, Could Family-Oriented Apartments/Condos Work in Uptown and Lyn-Lake?)

I recently wrote about how frustrating it can be to have larger society try to peg me and my fellow parents into very specific neighborhoods or living situations due to the simple fact that we have kids. Kids live in the city, families choose to live in the city, and city living with kids is perfectly normal.

All of that got me thinking. I know there's not a lot of new housing development going on right now, so some of this is currently a moot point, but how come all the new upscale condo and apartment developments in Uptown and Lyn-Lake are oriented to young single people or empty nesters? Why NOT families? The current developments don't exactly scream "family friendly." I've been busy dreaming up my vision of an ideal family-friendly building, ideally situated somewhere along the Greenway, and while I know reality gets in the way (developers need to want to build it, bankers need to be willing to finance it, and people need to be willing to rent or buy the units), I think there's some potential.

The Premise: Not all families want to live in single family houses. Many do, of course, but others either prefer not to for the same reasons as other condo-dwellers: no need to shovel, someone else handles the maintenance, perhaps shared amenities otherwise available, etc. Others would prefer the single family house, but will give it up in exchange for enough other benefits.

New Construction. I prefer older homes with a sense of history (and hate, hate, hate stainless steel appliances, granite countertops, open floorplans, and double sinks in bathrooms), but obviously a lot of people out there like new construction and modern architecture. They also like living in Uptown and Lyn-Lake. Rather than facing the option of moving to a new neighborhood, or, worse, buying a historic home and gutting it, why not give them what they want? Many of those younger, single, hip condo dwellers are going to have kids one day; it's not like their tastes are going to suddenly change overnight. Their needs might change, however, and that's where modern family-friendly condo options could really fit the bill.

Location: Uptown and Lyn-Lake are both ideal locations for kids. There are plenty of parks, there's the lakes, the Walker Library, multiple schools (at least at the elementary level), excellent restaurants and cafes, the Greenway, and growing numbers of other kids. Sure, there are some gaps to be filled (a toy store would be nice...) but overall it's a very family-friendly kind of place. Putting a family-oriented condo or apartment building somewhere along the Greenway, for example, would be a great location. The kids could learn to bike on the Greenway, the whole family could stroll down to the library or to the lake, and it would be just a quick bike or bus ride (or drive) to places like MIA or the Walker.

I prefer an older place, but if the location and amenities were right I'd give the right modern family building serious consideration. My dream multiple-family building would look something like this:

• Play space. This is the BIG one. I like the idea of owning a house or duplex because there's room in the basement for kids to run around in the winter. We don't need huge amounts of living space, but given that my son gets crazy when cooped up inside for too many hours we need somewhere besides the living room to burn off some energy. An outdoor and an indoor space set aside for kids would be a MAJOR perk. It doesn't need to be anything fancy: a small outdoor playground with benches and maybe some picnic tables gives the kids somewhere to play and the parents somewhere to congregate, while an indoor space, even just a gym-like room with room to run around and maybe ride a push toy or bounce a ball would give both adults and kids a place (other than the main living quarters) to let off steam in cold or wet weather. There's a practical element to this that goes beyond simply playing, though. It's tough to informally meet fellow parents these days; a common playground (to supplement, not replace, local parks) builds community within the building, and gives kids a place to hang out with their young neighbors, while giving adults a chance to meet other adults, both those with and without kids.
• Mixed use in the building. I like a building that incorporates a blend of uses. The best, most Jane Jacobs-esque building I've ever lived in was in Washington, DC. It was directly across the street from the National Zoo, and the street facade included a convenience store, liquor store, coffee place, salon, dentist, bar and grill, and pharmacy. Inside the building itself were mixed apartments with therapists, at least one nurse-practitioner, and assorted other small office uses. We didn't have a kid at the time, but I look back and think how perfect it would have been. There was even a small internal courtyard with a fountain. Imagine how convenient it would be to have, say, a pediatrician in the building, maybe a pharmacy, a store that sells basics like milk, a daycare or preschool, or any other number of places that would be useful to busy families.
• Well-designed units useful for families. In other words, include enough three, or even four, bedroom apartments. I know kids can share a room, but in Minneapolis at this time it's unlikely to think that most families with money would choose to squash into a smaller unit if they can buy a house with three bedrooms for the same, or less, cost. The places don't need to be huge, especially if there's other play or storage space in the building, but enough buildings plus a good design could make apartment living an attractive family option.
• Stroller storage. I haven't lived anywhere with this option, but wouldn't it be nice to walk in the front door and have a (nicely integrated) storage space in the common entry? It doesn't need to be huge, just large enough to stash a stroller and hang the coats. Those without strollers can use the space to store boots, coats, bulky sports equipment, or whatever else they don't want to stash in their apartment.
• Garden space. While I don't think city living absolutely has to incorporate green space, a little bit of greenery makes city living more enjoyable for many of us. A small communal garden (for those who wish to participate) would build community, give an opportunity to grow some fresh produce, and give both adults and kids a connection to the outdoors.
• Laundry. In-unit hookups are probably a necessity. Families go through a lot of dirty clothes; having a washer and drier in the unit is a luxury most families with options won't be willing to go without. Still, laundry rooms often perform a shared community function as building information center; in this case that could be switched to the mail room. And on that topic...
• Mail room. Yes, there could be row after row of mailboxes right inside the front entry. But it would be much nicer to have an official mail room dedicated to the boxes; it would also hold a large bulletin board where residents could post notices and requests.
• Pools and other extras. I'm not a big pool person; this wouldn't be a huge draw for me one way or the other. Still, amenities like a pool or a game room might be attractive to both those with and without kids, and could be a nice addition.
• Condo versus apartment. I think something like this should probably be a condo building. Families in Minneapolis tend to want to buy, not rent. People could, of course, rent the condos from the individual owners.

What am I missing? Would you live in a building like this? If the right building in the right place at the right place came along I'd give it serious consideration, even if it wasn't my preferred historic architecture. Families successfully live in high-rise (or mid-rise) apartment complexes around the world (I've been browsing the Singapore listings lately); is there any reason this can't be done in Minneapolis?

[reminder: Uptown Virtual Book Club coming soon! First up: Big Box Swindle.]

Uptown Urban Studies Virtual Book Club

Okay, the title "Uptown Urban Studies Virtual Book Club" sounds more impressive than the idea behind the name. I try to keep up with interesting books that seem relevant to issues relating to building a better community, identifying the neighborhood's strengths and weaknesses, and contemplating both Uptown's (and surrounding neighborhoods) past and future. I know there's a lot of others out there who read those same books, too. The plan so far is that I'll announce a couple of weeks ahead of time what book I'll be posting about next, and then anyone who wants to can read along and join in the discussion.

My list of potential books includes those I already own or have read, as well as some I've seen that look interesting. Some possible titles (in no particular order) include:

• Christopher B. Leinberger, The Option of Urbanism: Investing in a New American Dream. (Washington, DC: Island Press, 2008).


• Jay Walljasper and Project for Public Spaces, Inc., The Great Neighborhood Book: A Do-it-Yourself Guide to Placemaking. (Gabriola Island, BC: New Society Publishers, 2007).


• Laura J. Lawson, City Bountiful: A Century of Community Gardening in America. (Berkeley and Los Angeles: University of California Press, 2005).


• Richard Florida, Who's Your City? (New York: Basic Books, 2008).


• Stacy Mitchell, Big-Box Swindle. (Boston: Beacon Press, 2006).


• Anthony Flint, This Land: The Battle over Sprawl and the Future of America. (Baltimore: The Johns Hopkins University Press, 2006).


• Jerilou Hammett and Kingsley Hammett, editors. The Suburbanization of New York: Is the World's Greatest City Becoming Just Another Town? (New York: Princeton Architectural Press, 2007).


• Richard Moe and Carter Wilkie, Changing Places: Rebuilding Community in the Age of Sprawl. (New York: Henry Holt and Company, 1997).


• Tony Hiss, The Experience of Place. (New York: Vintage Books, 1990).


• David Owen, Green Metropolis. (New York: Riverhead Books, 2009).


• Thatcher Imboden and Cedar Imboden Phillips, Uptown Minneapolis (Charleston, SC: Arcadia Publishing, 2004).


• David A. Lanegren and Enrest R. Sandeen, The Lake District of Minneapolis: A History of the Calhoun-Isles Community. (Minneapolis: University of Minnesota Press, 2004. Originally published 1979 by the Living Historical Museum).


• Donald Shoup, The High Price of Free Parking. (Chicago: the University of Chicago Press, 2005).


• Jane Jacobs, The Life and Death of Great American Cities. (New York: Random House, 1992).


• Anthony Flint, Wrestling With Moses: How Jane Jacobs Took on New York's Master Builder and Transformed the American City. (New York: Random House, 2009).

First up will be Big-Box Swindle, followed by Green Metropolis.

Any and all suggestions for additional books are welcome!

Kids Live in Urban Neighborhoods, Too

Yes, that's a kid. Children are, have been, and will continue to be, a part of life in Ward 10.

I was reading an article about Lyn-Lake ("Lyn-Lake? The New Uptown?" Not exactly breaking news, but that's another post...) and got sidetracked by a brief comment made about the area's demographics. "[Residents] tend to be highly educated, disposable income, no kids, young people," said Andrea Christenson of Colliers Turley Martin Tucker. Well, sort of. Lyn-Lake does have a lot of young people, not as many kids as in many parts of the city, and as far as disposable income, well, that's a bit more debatable, but it's safe to say that the residents in the newer, more expensive developments probably do have a fair amount of disposable income. I'm not going to argue demographics here, and I'm not taking issue with the article itself or any of the people quoted in it. What I do want to discuss is the ongoing assumption held by so many people in Minneapolis that parents are expected to live a certain lifestyle. And, to many people, that lifestyle does not seem to fit with Uptown or Lyn-Lake.

Families are supposed to live in neighborhoods like Armatage. This view holds that new or expecting parents are supposed to buy a "starter" (oh, how I hate that term) home in a neighborhood like Kenny or Armatage, or, if they can afford it, somewhere like Linden Hills. While they're at it they might as well buy themselves a minivan, because real parents don't drive beat up old smaller cars, let alone ride the bus. They can buy a bike with a baby seat or one of those trailers for socially-acceptable family bike rides around Lake Harriet.

Parents don't go to bars or restaurants. According to the Lyn-Lake Small Area Plan's Market Study, "this general area of Minneapolis, including Uptown and Lyn-Lake, has long been popular among a younger generation due to its range of restaurants and bars, and proximity to downtown employment." (p.20-21) I'm sure that's true. That's part of the reason I like Uptown and Lyn-Lake. And, to be fair, I still count in the study's "younger generation," since I am under 35. Again, not quibbling with the idea that bars and restaurants appeal to young people (they appeal to all people), but in general there is an assumption that families don't want to live in bustling city neighborhoods with bars on the corners. Admittedly I have less time or money to visit restaurants or bars, but that doesn't mean I don't want them nearby. As most parents can attest, delivery or take-out is a fabulous thing.

Families only want to live in single family homes. This is probably true for many families. But, despite the assumption otherwise, not all kids grow up in freestanding, single family homes. There's nothing wrong with apartment living for families, and maybe in Uptown and Lyn-Lake we should be encouraging that option for those families that want to live in the neighborhood but can't afford to buy a house. I'm not immune to the appeal of home ownership; we're hoping to buy a place (ideally a duplex or maybe a triplex), too, but I'd take longterm renting in Uptown or Lyn-Lake any day over a house in Armatage. It's just not for me. Kids can and do live in more urban neighborhoods, so let's stop assuming that everyone wants to move to quiet, pleasant, but boring neighborhoods (or worse, move out to the 'burbs).

Families don't need to have 2,000 square feet of living space. I admit it; if I could afford one of the grand old homes in the neighborhood I'd be happy to live there. They are big and beautiful and filled with history and original woodwork. I don't mind having space to spread out. I doubt we'll be able to afford one of those houses, though, and I have no problem with living with a smaller floor plan.

I like city living. I don't want to have to drive places. I want to be able to walk to the grocery store, the library, retail stores, the doctor, parks, and other destinations. When I can't walk I want to be able to take the bus (or, ideally, light rail!). I want safe streets, but don't mind a little noise at night, and don't care about traffic. I want my son to grow up enjoying urban life, and when he's older, being able to easily walk, bike, or take the bus places on his own, too. Both Uptown and Lyn-Lake are great places to raise kids, and instead of reading article after article making it sound like everyone in the neighborhood is 25, rolling in money, and spending every waking minute at the bars I wish we could start fully embracing the various neighborhoods of Ward 10 as places where people of ALL ages can find a home. Even if that home involves shared walls or no car, let alone minivan.

Does Gail Dorfman Ever Even RIDE a Bus?

It’s been another depressing day as I think about the Twin Cities’ overall attitude towards the role of public transportation in life. Specifically, I’ve been reading Gail Dorfman’s letter to those who support the 3C LRT alignment. While I support 3C, I can understand that there are valid reasons to support 3A, mostly that it may come down to a choice between 3A or nothing due to the current flawed federal funding formula. While that’s frustrating, it’s not nearly as frustrating or depressing as the arguments of people like Dorfman. A quote from the letter:

“Many people are curious as to why ridership in Uptown isn’t significantly higher than on the Kenilworth alignment. The answer lies in the excellent transit service that Uptown already enjoys. Adding LRT to Uptown does not draw a large number of new riders to the transit system, and while it may move some riders off of buses, that reduces the overall efficiency of the transit system.”

How does this make any sense? Let me take it point by point:

Uptown already enjoys excellent transit services. True, to a point. Uptown does have good bus connections, and it is relatively easy to live in Uptown without a car. At the same time, these bus routes are often slow. ConnectUptown has crunched the numbers: 22 minutes from the Uptown Transit Center to downtown (4th Street), 24 minutes from Lyn-Lake. The Uptown alignment would reduce that to nine minutes and eight minutes respectively. That sounds like a pretty major improvement in service to me. Besides, if we were going to go purely by this argument we could say that riders in Eden Prairie already have express bus service to downtown Minneapolis; why bother putting in light rail since it duplicates service?

“Adding LRT to Uptown does not draw a large number of new riders to the transit system.” Where does this idea come from? Is it based on bogus federal reports? Common sense suggests that this simply isn’t true. Despite the fact that Uptown does have plentiful bus options, the vast majority of Uptown residents do not, in fact, take public transportation on a regular basis, or at least not to work. Many do, of course, but census data has shown that as an overall percentage of the population there’s still a lot of room for growth. Not all residents work downtown, in Eden Prairie, or at points along the route, of course, but there’s still likely a sizable portion of untapped new riders that aren’t being factored into the equation. These are the same types of people that are expected to be attracted to light rail out in the suburbs: people who currently drive, don’t like buses, but could be convinced to take a train. If they count out in the ‘burbs then they should count here in the city.

Moving riders off buses reduces the overall efficiency of the transit system. I don’t really know where to start with this one. What? What does that mean? Isn’t the point of an efficient transportation system to get people quickly and easily from point A to point B? If a lot of people along the 3C route want to quickly and easily get downtown (or to Eden Prairie, or to Hopkins, or to St. Louis Park, or anywhere else along the way) then isn’t this route helping them to do just that? Or does this imply that there will be so much demand from existing transit users (who apparently don’t matter) that they’ll crowd the trains and make the LRT ridership numbers a little too high?

I’ve seen others (including Dorfman) argue that Uptown residents won’t walk a few extra blocks to get to the LRT station if they can just hop on a bus instead. Again, I’d like to know where they get this information. Bogus federal guidelines shouldn't count. Are there local market studies out there that suggest this? This in no way matches up to my experiences living in other cities, cities with active light rail and subway lines. In DC we lived on Connecticut Avenue a couple of miles from downtown. A bus stopped right in front of our door; while I did take the bus sometimes, I almost always preferred to walk the extra four blocks or so to the metro station. The bus was convenient, but, like in Minneapolis, it sat in traffic. Snow, traffic, motorcades; the same issues that plague Uptown (well, not the motorcades) led to frustratingly slow bus rides. Far better to just walk to the station, hop on a train, and zip along underground until I got to my stop. It worked the same way in Los Angeles. I rode the bus a lot, but the train (light rail in this case) was faster, didn’t get stuck in traffic, and was often worth the extra walk (and I wasn't the only one who felt that way). I certainly plan to ride LRT in Uptown if 3C does somehow get built, even if it means a few more blocks of walking. From the perspective of a parent, too, it’s far, far easier to bring a stroller onto a light rail car then onto a bus. Uptown parents (or parents elsewhere who want to easily visit Uptown with your kids): take it from me, 3C will make your lives easier.

Light rail does not have to be for commuters only. This focus on city versus suburbs overlooks the fact that there is a great deal of movement between city and suburbs, and that Uptown is a part of a regional network. This is not just about getting Uptown residents to and from downtown quickly, although that’s worth consideration, too, given the density of the neighborhoods in the 3C corridor.

I can understand why some people support 3A, although I don’t agree with that choice. That’s not what angers me here. What is so depressing is to have politicians like Dorfman throwing out all sorts of arguments that make little or no sense, and perpetuate the myth a viewpoint that light rail lines are only for commuting. When I read some of the rationale thrown out by Dorfman I’ve got to wonder: does she ride the bus? How often does she ride the bus in Uptown? Does she take public transit in other cities? Because quite honestly, the impression I’m getting from a lot of these people is that they could use a little more time in the real public transit world. If they’re going to continue to advocate for 3A then please, please stick to the rational arguments, and stop arguing that the low Uptown ridership numbers reflect any kind of reality.

I Love Alleys

I love alleys, and always have. I've been trying to analyze why, and think it has something to do with the blend of their private nature and utilitarian function. Wandering through a neighborhood's alleys show a glimpse of another world, one completely different from the facade out front. Garages themselves can be interesting, ranging from the architecturally intriguing to the hideously ugly, from the old and decrepit to the updated and modern, as well as all points in between. Nature, too, can be found back there; squirrels, birds, cats, sometimes rabbits or raccoons, not to mention the ever-present lilac bushes and other greenery bravely hugging the property lines and filling the gaps between garages. You can get a peek at people's backyards, some fabulous retreats still visible to the alley, others blocked off by tall fences, and still others unfortunately paved over into unpleasant surface parking lots.

Not all of Uptown's blocks have alleys, but many of them do. I've spent a lot of time in them over the years; walking dogs, pushing strollers, and visiting garage sales. The photos below are not meant to be the best examples of Uptown's alley system, but rather a handful of images that struck my fancy when I went out on a photo-gathering trip earlier in the summer.



Maybe it's because I grew up on a house with an alley view of the Buzza Building (Lehmann Center), but I think those enjoying the view from the alley between Dupont and Colfax should count themselves lucky. I've always appreciated the fact that you can see the beautiful and fascinating historic Buzza Building from blocks away; those who complain about newer tall buildings "blocking the sky" should stop for a moment and realize that the Buzza's tower is pretty tall, yet I've never once heard anyone complain about how it ruins the character of the neighborhood.

One of these days we're hoping to buy a place of our own, and when we do one of the first things we do will be to plan a vegetable garden. In the meantime I'll have to make do with watching the progress of those lucky enough to have sunny space of their own.

Yet another reason I want to buy a home of my own... I really want some backyard chickens. Uptown's chicken population is growing, and these lucky chickens reside in a beautiful red alley-side coop.

This alley (near Bryant Lake Bowl) isn't itself particularly attractive, but I liked how the building is edged with a strip of greenery.

Yet more garden photos; an example of how vegetable gardening doesn't have to be expensive or fancy to be productive and worthwhile.

This garage could use a little work, but I love the architecture. Let's hope it never suffers the fate of an owner who decides to "upgrade" to a massive new structure. I love Uptown's historic garages, especially those with a lot of character.

The garage itself isn't beautiful, but the modern and attractive address numbers add some visual interest. There's no reason the back entrance can't be given the same care and attention as the front of the house, or that garages can't also benefit from a little creativity.

Ever wonder how to best use that small patch of space between two garages? I loved the canoe storage concept.

The More Boba the Better!

Word on the street (well, actually word in the Southwest Journal) is that Uptown will soon be home to another bubble tea place. Bubble Me will be opening at 1404 W. Lake St., next to Stella’s. The Southwest Journal is describing it as a “bubble tea, snack bar, and coffee shop.” Given the name, though, I’m assuming the focus is on the bubble tea (boba) part of the equation.

I love boba. I’d take it over coffee any day, and appreciate the fact that most (all?) of the boba places in the Twin Cities are independent places. It’s kind of a strange love, admittedly, as I don’t have particularly like the taste of the tapioca balls, although I don’t dislike them, either. I like the big straws, the bright colors, the very non-Minnesotan tropical flavors, and the weird sense of accomplishment that comes from sucking one of the balls up through the straw. Boba can be refreshing on a hot summer day yet warming (in the purely imaginative sense) on a cold day in January.

I admit that when boba first showed up in Uptown I didn’t think it would stick around. Is there really enough of a true boba following in Minneapolis (and in Uptown in particular) to keep boba around in the long-term? Now I know it’s been trendy for a long time now; it started in Taiwan in the ‘80s, became very popular in parts of Asia in the ‘90s, then made its way to New York, Los Angeles, and other strongholds of Asian immigrants who knew and loved the stuff. It’s since hit the rest of the US, including, of course, Uptown. Tea Garden opened its first location, at 26th and Hennepin, in spring 2002. It’s still going strong, and has over the years opened multiple locations around the metro area. I welcome more Uptown boba options, and concede that although I thought it was just a trend that wouldn’t last, maybe the boba bubble hasn’t yet burst.