My friend had
put together a good route. But our time
was limited. The sun sets early during April
evenings in eastern Pennsylvania. My
friend showed me places that made me wish I had a week to kick around the city,
riding the new subway, checking out the museums, wandering the college
campuses, and enjoying the neighborhoods undergoing an urban rebirth.
But that
extended visit must await another trip.
For now, I’ll conclude my thoughts on the Pittsburgh visit with my best
answer to a question that my friend posed, a question that has been haunting my
urbanist thoughts since then.
As my friend
told the story (and he is encouraged to correct me in the comments below if
I’ve made too many misstatements), in his youth he and his brother would often
spend summer Saturdays with their grandparents in an urban neighborhood a few
miles from downtown Pittsburgh. One of their
parents would drop the boys at the nearby high school where the pool was open
to the public. (I saw the high
school. It remains a dignified presence
that adds value to its surroundings.)
After a
swim, the boys would walk a couple of blocks to their grandparents’ house. From there, the grandparents would take them
shopping, on foot, in the retail area that served the neighborhood. With a bit of cash slipped to them by the
grandparents, the boys could even make a purchase or two. It was a comfortable urban experience that
left my friend with memories he still treasures.
After
telling me the story, my friend drove down the street where his grandparents
had lived. The row house that had been
their home was gone, razed along with all but one of its fellow row houses.
Most of the rubble had been hauled away, but some remained and was gradually
being covered by the creeping vegetation on the now vacant lots.
Nor were there
healthy buildings on the opposing side of the street. Many of the doors into what appeared to have light
manufacturing plants were covered in plywood, graffiti was everywhere, and
there were few signs of economic activity.
The few people to be seen also seemed burdened with despair.
My friend
then showed me a parallel street only a short block away. Although the small single-family homes seemed
of the same vintage as the first street, these homes were nicely maintained and
showed pride of ownership. It wasn’t an
upper-end neighborhood, but it seemed friendly, comfortable, and stable. It gave a very different feeling from the
first street.
My friend
then posed a question. Why had the two
streets evolved in such dramatically directions?
The simple and
most truthful answer is I don’t know. An
evening drive-by couldn’t begin to provide the facts to understand the
history. Perhaps there had been a fire
that started the first neighborhood on a decline that couldn’t be arrested.
Or perhaps
many of the homeowners had worked in the same Pittsburgh factory, a factory that
had become a victim of Pittsburgh’s difficult years, and the resulting widespread
unemployment had undermined the neighborhood.
Or perhaps
crime, particularly the drug trade, had gotten its hands around the throat of
the first neighborhood with a grip that had strangled the life from the street.
Any of those
was possible.
But I offered
another possibility, one that I’ve often noted as I’ve looked with a critical eye
at land development practices. The first
neighborhood was monolithic, from the now mostly departed row houses on one
side of the street to the plain brick walls of light industry on the other. The second neighborhood was more
differentiated. Although the homes all seemed
to date from a similar era, they seemed to have been constructed by multiple
builders. The sizes, architectural
styles, and footprints had a pleasant variation. Each home had its own character.
Something
happens when homes have little differentiation.
They’re all compared to each other.
Their values are expected to track each other. Perhaps one home was trashed by former
homeowners while another homeowner has done an extensive kitchen and bathroom
remodel. But appraisers rarely incorporate
the full value of the differing conditions, lenders won’t loan on the
difference, and buyers are loathe to invest in the difference for fear that
they won’t later find a buyer willing to pay for the difference.
If a
homeowner’s long-range financial planning includes extracting the value of
improvements made to a home, then the homeowner is disincentivized from making
improvements. And if all the neighbors
are disincentivized from doing periodic updates, then the only possible direction
for the neighborhood is downhill.
I certainly
don’t know if the monolithic nature of the first neighborhood was the reason
for its decline. There’s a good chance
that it was something else that I couldn’t discern from a car window. But the possibility I offer is consistent with
the facts I could see and has impacted other neighborhoods elsewhere.
This effect
on neighborhood stability has numerous implications on urban and suburban
neighborhoods. I’ll explore some of
those in my next post.
(Given our expedited
progress on our Pittsburgh tour, I wasn’t able to collect any photos of the two
neighborhoods, but have found photos from my archives of North Bay neighborhoods
that illustrated greater and lesser degrees of differentiation.)
As always,
your questions or comments will be appreciated.
Please comment below or email me.
And thanks for reading. - Dave Alden (davealden53@comcast.net)
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