Coming Home

 

Had a quick oil change and a quick breakfast before heading out of Columbus on US 33. I decided it might be nice to take a drive through Lancaster (birthplace of General Willam T. Sherman, who burned Atlanta) rather than staying on the by-pass. Big mistake. I had no idea the whole fucking town was under construction. I’m serious: every major road in or out was either blocked or reduced to one lane and absolutely choked with traffic. I’d always wondered where hell was. Apparently, it’s about 30 miles southeast of Columbus.

On the way home, I also saw Nelsonville (with another Kroger, no nearly so old or tiny as the one in McConnellsville) and Athens, a surprisingly cute college town. I had lunch at a Long John Silver’s there, not realizing that if I’d just waited fifteen more minutes, I would have found one of the last remaining Arthur Treacher’s locations. Oh well.

It all became a blur after I stopped at the mountainside Kroger near Charleston. I remember I got gas in Virginia because it was cheap. I think I may have eaten dinner in Statesville. But I’m not sure. I think all the starches finally got to me.

Columbus III

  

Breakfast at Frisch’s. If there is an active Big Boy franchise in a city I’m visiting, it is mandatory that I eat there at least once.

  

After breakfast, I made my side trip to Zanesville and McConnellsville. The visit to McConnellsville had been one of my prime motivators as there’s a tiny, ancient, but still open Kroger there that I had to see. And I saw it, along with the IGA.

Zanesville was just an interesting town along the way. I had lunch there, at a place called Nicol’s, where the special was beef with noodles. I didn’t realize that the beef and noodles would be served on top of mashed potatoes. This whole midwestern starch thing was starting to get to me by this time. It’s like I spent the whole trip in the midst of a giant carb crash.

 

Back in Columbus, I found a couple of decent used bookstores, and stumbled upon the 1940s-1950s neighborhood where the betrothed and I would probably crave to live if we ever moved to Columbus — in the vicinity of Indianola Avenue and Cooke Road, if I recall correctly. I spent a little more time around OSU and Upper Arlington and then went back to the motel for a while.

I didn’t really have a dinner agenda and nothing really “spoke” to my need to avoid anything involving noodles or potatoes, so after a long drive, I ended up at a nondescript Chinese place in a nondescript shopping center in a nondescript suburb. It was pretty good, I must admit.

Columbus II

I grabbed a quick breakfast and set out in search of the real Columbus. Turns out it’s a fairly nice place. It reads a little like a cross between Richmond, Minneapolis, and Sacramento. In other words, there’s sort of a state-subsidized vitality about the place, which makes you think there might not be much of a city there if it weren’t for the presence of the state capital and a big university or two. It’s distinctly urban, but not overwhelmingly so.

  

I did the obligatory Highway 40 tour, from one end of town to the other. I’ve driven many chunks of US 40 between Baltimore and San Francisco, and I think I’ve decided that I like this historic road better than Route 66.

On the southern and eastern edges of downtown, I found myself in some surprisingly scary neighborhoods. I shouldn’t have been surprised; if there’s a scary neighborhood, I’ll generally find it. But for some reason, I didn’t think Columbus had a lot of ghetto of the boarded-up buildings and drug dealers on street corners variety. I was wrong.

I was also shocked by the white trash. I’m from North Carolina. I know white trash. But central Ohio seems to have produced a hardcore, super hearty, antibiotic-resistant strain of white trash. I’m not sure if it’s transplanted farm-grown stock or a breed native to the city, but it was some scary stuff, this central Ohio white trash. Maybe it has something to do with all the asbestos siding.

 

North of downtown along High Street, there was a “midtown” fringe area full of old buildings that would have been lost to urban renewal in almost any other city. I’m glad they made it through the 1950s and 1960s here, especially since they managed to pick up some of the more interesting aspects of subsequent decades as well. There’s creeping cutesiness and gentrification, but it’s not quite nauseating just yet.

An area called Victorian Village is adjacent to this strip, and I can only imagine that it looks very much like Brush Park in Detroit must have before the decay set in, with blocks and blocks of heavy, dark brick and stone Gothic architecture. Farther north is the OSU campus.

And then there’s Michael’s Goody Boy with its pork tenderloin sandwiches. My friend Bob in Indianapolis taught me to love this deep-fried and flattened midwestern bun full of joy, and I’m glad they have them in Ohio too.

  

Downtown Columbus is a bit pockmarked. It seems that it may once have been much more dense, but that it lost an inordinate number of buildings to the twin demons of urban renewal and surface parking. I was somewhat obsessed with the carcass of the Lazarus store, which closed a few years ago and is now apparently being converted into some sort of educational complex. I’m surprised, frankly, that the store lasted as long as it did; it doesn’t look like the creepy ghost mall across the street was much help.

   

A lot of the remaining buildings are very interesting, and I was amused to see one of the last surviving Planter’s Peanuts stores in the world, complete with a neon Mr. Peanut. I amused myself for a couple of hours walking around downtown.

 

And then there was the pilgrimage to the very first Wendy’s. It was entertaining, if not a real religious experience or anything. The staff was surly as hell, but the museum display was fun. I, of course, sat in the section that was decked out like an original 1960s-1970s Wendy’s.

 

Evening brought dinner at the MCL Cafeteria. I realized as soon as I saw it that visiting the place was a necessity. I knew I’d be disappointed (and I was) because midwesterners just don’t quite get the concept of a cafeteria like southerners do. The entrees were just sort of bland and boring, and the vegetables were just sort of, well, not vegetables, but things like baked beans and assorted starches under cheese. The desserts just looked scary. But new cafeterias must be visited, as I said, even when okra is not on the menu.

I drove around a bit more, and finished the evening with a snack from White Castle and a Diet Coke nightcap from the convenience store where the clerk (who was surprisingly geeky white trash) really liked my iMac t-shirt.

Columbus

I didn’t decide where to go on my road trip until the morning I left. I wanted a big change of scenery with a relatively short drive, so I ended up going pretty much due north on I-77, straight into the midwest, to a city I’d always been curious about.

 

One interesting sight on the way up was one of the only stretches of the new I-74 that is actually signed as such in North Carolina, with no “future” signage nor any other disclaimers added. It ended almost as soon as I realized it had begun, after which I was in Virginia on a westbound highway that, per the signs, was really going both northbound and southbound. I was confused.

   

I was also confused as I drove through Bluefield, West Virginia, mainly because once I took the exit, no matter how many miles I drove, I always seemed to be between two and three miles from town. Finally, I found the elusive burg, and I was much impressed with the level of sheer decay, despite the numerous people living in the midst of it. Of course, that pretty much sums up just about all of West Virginia.

I braved the West Virginia turnpike, where they ask you for $1.25 every thirty miles or so, and wondered how damned hard it would be for West Virginia to just have toll plazas at the entrances and exits like they do in New Jersey and other states. I stopped for gas in Pax, where the “Highway to Heaven” re-runs never end, and I drove around Charleston a bit, thinking it might be worth a longer visit sometime.

Eventually, I made it to Columbus. It was too late to do much of anything other than go to Meijer for snacks, which I did. I like Meijer. It’s a much more pleasant shopping experience than a Wal-Mart Supercenter. It was nice, however, that I was also staying right across the street from the Wal-Mart with the cheapest gas in all of central Ohio.

The ‘Burbs

Funny, funny op-ed piece from my hometown paper:

he zoning laws are very strict concerning the naming of new residential communities. If you are well-funded and have the right lawyer, you can pretty much drop houses out of the sky wherever you please, but the name must be generated from the grid below by choosing one word from each of the columns, (e.g., “Hootenanny Hills Holler” or “Deer Droppings Down”).

I live in northwest Greensboro, which is zoned “HT-3,” meaning it is mandatory that a Harris-Teeter be located every three miles or else. Under municipal ordinances, if it is ever found that there is a greater than three mile distance between any two northwest Harris-Teeters, the city is empowered to build a deli and/or bakery in your residence until a new store can be constructed. Until they opened up the new Harris-Teeter on New Garden Road last month, my mom was forced to hang rotisserie chickens from her porch, and it caused a serious animal problem.

While driving around looking at houses with the hubby, I also like to come up with new subdivision and street names. Some of my favorites include numerous variants on “The ___ at ___ ____” and cute, little multi-word street names. Forget “The Shops at Peppercorn Point” or whatever. How about some of these?

  • The Projects at Piedmont Courts
  • The Prostitutes at Larkin Street Commons
  • Crystal Meth Marketplace at Ashley Point
  • The Check Cashers at Wal-Mart View Terrace
  • The White Trash of Dover

And in the vein of street names like “Timid Deer Lane” and “Spotted Oak Trail”, may I suggest the following:

  • Uncircumcised Penis Lane
  • Hempsmoke Heath
  • Lost Cherry Circle
  • Detached Retina Drive

More ideas welcome…

Cold and Damp

No, it never snowed, but it was incredibly cold and gray and rainy out yesterday, so I did the only sensible thing one can do on such a perfect afternoon. I went for a walk downtown. Afterward, I went to the grocery store and then to the airport, where I picked up something to warm me up a bit.

Fleeing the Bay Area

I can’t believe this was published so prominently in Sunday’s Chronicle. Imagine someone suggesting that the reason the middle class is fleeing the Bay Area has something to do with the fact that planners and assorted NIMBYs are making it very difficult — or at least rather disagreeable — for them to stay there.

On top of that, imagine them publishing something which suggests that the middle class contributes more to the economic vitality of an area than the very rich or the very poor.

Even better, imagine the author having the audacity to suggest that planners might be wise to consider compromises based on how people WANT to live rather than merely dicatating how they SHOULD live.

Scandalous.

New Urbanism is Neither

Yesterday, I finally visited Birkdale Village, the Charlotte area’s stab at a “new urbanist” development. Frankly, it didn’t do much for me.

First and foremost, Birkdale, like so many of its counterparts, seems neither very new nor very urban. It’s essentially nothing but a suburban shopping center and apartment complex with a slightly different footprint than most of those built during the past thirty or forty years.

It ain’t urban…

There’s no urban context whatsoever; Birkdale isn’t even in an urban area but in a suburb, and a rather far-flung suburb at that. It has no relationship to the surrounding neighborhoods because there ARE no surrounding neighborhoods. There’s no transit to speak of, there’s no place for residents to work, and it in no way resembles a self-contained or self-sufficient community.

This is not a place where residents can live without their cars and stroll around the neighborhood sipping lemonade and taking care of all their business locally. This is a shopping center, designed for customers who will arrive in automobiles. On top of the stores are apartments designed for residents who will use their own automobiles to get to work somewhere else and to take care of most of their essential business. In fact, there is nothing even so basic as a supermarket here for the use of the residents, although there are several restaurants and a gourmet wine shop.

Here’s a hint: if residents can’t purchase essentials without getting into their cars and driving a few miles to someplace where they can, the developers have not created a “new urban form”. They have created a garden variety suburban development. The fact that it has a few useless upscale boutiques within its footprint does not mean it’s destined to be profiled in urban planning textbooks of the future.

It ain’t new…

Back in the 1970s and 1980s when I was first studying urban planning, we had things called mixed-use developments (or MUDs). These were projects designed to include housing, offices, and retail. Many of them were built in cities around the country. San Francisco’s Golden Gateway/Embarcadero Center is one example. The famous Watergate in Washington is another.

In fact, MUDs have been probably the biggest trend and discussion topic among urban planners for more than thirty years. This is not a new phenomenon. The primary characteristics differentiating these new projects are location/context and aesthetics. In other words, most MUDs were not designed to look like some contrived version of a small town main street. And — unlike the average “new urbanist” development — most MUDs were located in actual urban areas.

There’s even precedent for mixed-use in the suburbs. Many of America’s regional malls were developed in conjunction with housing and offices, both onsite and directly offsite. Stonestown in San Francisco and Cameron Village in Raleigh NC are good examples. In fact, many apartment complexes and subdivisions were designed specifically to provide traffic for the shopping center; it was assumed that the retail and commercial space rather than the residential would generate most of the long-term income and profits.

So what is it?

In fact, some new urbanist shopping centers succeed quite well from a design perspective, even if they do read as sort of a cartoon version of an urban center; San Jose’s Santana Row is a quite attractive example. Birkdale doesn’t really succeed on this level either; the facades lack variety and visual interest, the building heights are not sufficiently varied, and the central court (extended for more parking) is too wide to really simulate a streetscape. The whole effect is rather cheap looking, but it’s as acceptable a design as any other generic suburban shopping center.

In the end, though, the shoppers come from all around, the residents don’t end up doing most of their shopping (or working) within the center, and — contrary to the lofty goals of the new urbanist — the car still reigns supreme. In addition, I imagine many of the residents, confronted with the continued necessity of owning a car, evetually resent paying a premium for apartments where they have to compete for parking spaces with all the shopping center visitors, not to mention having to fight traffic within the complex when leaving it to do their grocery shopping.

I can see some logic behind new mixed use developments in urban areas and even denser suburbs when they are located near transit or jobs or both. I’m not a real fan of big developments, but they can function as a integral part of some neighborhoods when well designed.

I emphasize the word “part” here. It should be remembered that these developments will achieve their stated goals only when they are integrated within an existing urban fabric. Most current examples purport to be creating their OWN urban fabric, which is preposterous. You can’t build urban texture from the ground up, no matter how carefully planned the footprint nor how contrived the architecture.

In closing, I’ll say that I don’t believe that developments like Birkdale Village are bad. They’re really no better or worse than any other suburban shopping center with an adjacent apartment complex; only the footprint and aesthetics are different. They’re fine, really.

However, their only benefit to society seems to be that they provide developers with a somewhat higher profit by allowing them — with an unprecedented level of support from the planning commission, the design review board, and the local press — to build both a shopping center and an apartment complex on the same parcel of land where only one or the other would have been approved in years past. This is generally a good thing, but it’s not going to make urban planning history…

Adaptive Reuse

Here’s a view you can’t really see anymore. They’re tearing down most of the Ambassador Hotel in LA. The school district plans to build a new 4000-student high school which will integrate some parts of the old hotel, but not all. The famed Coconut Grove nightclub will be restored and will serve as the school’s auditorium, while the old coffee shop will be a teacher’s lounge, but most of the structure will be removed and replaced with new construction designed to “suggest” the appearance of the former occupant…

There was something of an uproar over the demolition of the Ambassador. Architecture aside, it was also the site of Robert Kennedy’s assassination in 1968. It’s no secret that yer humble host is a fan of old buildings, but in reality, what could they have done with this one? A big hotel building of this sort isn’t useful as much other than a big hotel building, and if a hotel were really essential at this spot, the Ambassador would probably still be one…

I love this building and I’m really sorry to see it go, much like I was sad to see Carolina Circle Mall in Greensboro go. But there’s almost no realistic way to adapt massive structures like these once they’ve outlived their original puropse. And even if there were a way (usually involving an astronomical public subsidy), the buildings would have to be so significantly altered that there would be little if any historical context left anyway…

I have a similar problem with the “restoration” of Charlotte’s Carolina Theatre. The auditorium has been gutted, the lobby and all surrounding structures have been demolished, and frankly, I question whether there’s enough left there to make it worth the investment to “save”, particularly when that investment is financed through tax dollars…

It’s much more prudent to talk about “adaptive reuse” when it involves buildings that can actually BE adapted for some useful and in-demand purpose. That’s one of the reasons I’m a big fan of Jane Jacobs stern rebuke of the “make no small plans” method of urban planning, which led to so many urban renewal suberblock monstrosities, most of which will also be impossible to adapt or re-use in the coming years…

Again, adaptive reuse is a great thing in appropriate circumstances and when there’s a demand and realistic use for the sapce. Spending a fortune in public money to build something inapproriate from scratch inside the carcass of a big old building reminds me of stuffing and freeze-drying a dead pet and plopping him down by the fireplace. It’s just a little bit creepy…