Letters

Letters 07-25-2016

Remember Bush-Cheney Does anyone remember George W. Bush and Dick Cheney? They were president and vice president a mere eight years ago. Does anyone out there remember the way things were at the end of their duo? It was terrible...

Mass Shootings And Gun Control The largest mass shooting in U.S. history occurred December 29,1890, when 297 Sioux Indians at Wounded Knee in South Dakota were murdered by federal agents and members of the 7th Cavalry who had come to confiscate their firearms “for their own safety and protection.” The slaughter began after the majority of the Sioux had peacefully turned in their firearms...

Families Need Representation When one party dominates the Michigan administration and legislature, half of Michigan families are not represented on the important issues that face our state. When a policy affects the non-voting K-12 students, they too are left out, especially when it comes to graduation requirements...

Raise The Minimum Wage I wanted to offer a different perspective on the issue of raising the minimum wage. The argument that raising the minimum wage will result in job loss is a bogus scare tactic. The need for labor will not change, just the cost of it, which will be passed on to the consumer, as it always has...

Make Cherryland Respect Renewable Cherryland Electric is about to change their net metering policy. In a nutshell, they want to buy the electricity from those of us who produce clean renewable electric at a rate far below the rate they buy electricity from other sources. They believe very few people have an interest in renewable energy...

Settled Science Climate change science is based on the accumulated evidence gained from studying the greenhouse effect for 200 years. The greenhouse effect keeps our planet 50 degrees warmer due to heat-trapping gases in our atmosphere. Basic principles of physics and chemistry dictate that Earth will warm as concentrations of greenhouse gases increase...

Home · Articles · News · Other Opinions · TC‘s West Side...
. . . .

TC‘s West Side Parking Deck

Hans Voss - August 3rd, 2006
On Tuesday, August 8, Traverse City voters will decide whether they support a bond proposal that would finance a parking deck on West Front Street. Many people are asking whether the deck serves the public interest, and whether local officials negotiated a good proposal.
The Michigan Land Use Institute (MLUI) supports the proposal. It will help downtown Traverse City thrive and discourage the kind of suburban development that harms our entire region. The choice really is this simple: More well-planned development in town, or more sprawling development in the countryside.
In fact, with our region’s population doubling in a generation, everyone is wondering: “Just where will we put all these people?”
One thing is certain: Our current path will not take us to an answer we like. The statistics are stark: In the last census period, for example, Long Lake Township grew 28 percent. East Bay Township grew 19 percent. Traverse City? Its population fell 4.1 percent.
We’re already seeing the consequences of this sprawling growth—worsening traffic congestion; farms lost to suburban development; wide-open views and pristine lakes and streams at risk.
The new deck will help reverse that trend. It encourages growth where it should occur—downtown. Stacking cars in an attractive complex that includes business, retail, and housing space will transform an unsightly, wasteful parking lot into a new center of social and economic activity. The ultimate goal of adding density in this manner is not to house more cars, but to stimulate more investment downtown—instead of in the surrounding countryside—and create a more walkable and pedestrian-friendly community.
One misconception I hear frequently is that the deck uses public funds inappropriately to benefit a private developer. It is important to understand that this is a public-private partnership, which is a common development tool, but that no public funds will go toward the private development.
However, as the public deck rises, so will private development: $45 million in brand-new shops, offices, and homes. Private dollars will transform an underutilized, unattractive property into a bustling one, expand the city’s tax base, and generate new property tax revenue that will be dedicated to the deck’s bond. Combined with nearly $7 million in existing state brownfield and economic development grants already targeted for cleaning up the site, that dedicated revenue will pay off the deck. After that, the new revenue goes to the city.
Complicated? Yes. A highly effective use of the city’s full faith and credit? Absolutely. In fact, Traverse City and many other cities around our state have repeatedly done exactly this sort of thing to revitalize and boost downtown development. The most important aspect of this financing arrangement is that no additional taxes are being raised on existing property—commercial or residential—to pay for the parking deck. In other words, this will not cost you or me any additional tax dollars.
Careful planning, a citizen-based master plan, and smart use of bonds, private investments, and state and federal cleanup money have made Traverse City’s downtown the envy of many cities. Our master plan specifically calls for parking decks to replace surface lots and encourages private developments that mix retail, office, and residential uses.
The MLUI has advanced Smart Growth through research, education, and advocacy for more than a decade. Everything we see and study reconfirms that there is no escaping growth, and that reinvesting in communities makes way more sense than building in the countryside.
Because the MLUI has long been on the frontline of the battle against sprawl, we know that advocating for Smart Growth isn’t always popular. Facing strong opposition in the past, we’ve stopped wasteful highway proposals, organized against mega-developments like the one proposed for Acme Township, and supported the new downtown Traverse City BATA transfer station. We’re also at the center of the most significant regional planning initiative in our region’s history, the Grand Traverse Area Land Use and Transportation Study.
Our support of the parking deck proposal is part of that tradition. The deck is a great opportunity for the Grand Traverse region to avoid a trap that harms so many other cities—one that drains a downtown and leaves residents to wonder what ever happened to the community they loved. The sad fact is that they failed to do what we must always do: think long term.

TC resident Hans Voss is executive director of the Michigan Land Use Institute.
 
  • Currently 3.5/5 Stars.
  • 1
  • 2
  • 3
  • 4
  • 5
 
 

 

 
 
 
Close
Close
Close