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| Borrowed from SeattleforGrowth.org |
One contradictory argument in land-use appears to be that of “spot-zoning.” While there are as many arguments against spot zoning as there are for this practice, none of them holds much weight when viewed in light of the needs of the surrounding community. In the book Land Use in a Nutshell, by Robert Wright and Morton Gitelman, it states that spot zoning “is invalid because it amounts to an arbitrary, capricious, and unreasonable treatment of a limited area within a particular district.” (185) This seems to be a very narrow opinion in a field that purports to be representing the interests of the bigger picture; as well, the safety, health and welfare of the public.
The first question that comes to mind is, why is “arbitrary” and “capricious” not good for communities? They are that way, by their very nature, despite the level of planning that goes in to them. Indeed, for centuries, perhaps as long as a few millennia, whole cultures, and societies have thrived along these lines because they have recognized a few basic premises. The needs of the community change over time, or become better recognized, and cannot be planned for with strip malls and mega-stores in locations that are inaccessible or convenient. In addition, denial of specific types of spot zoning is actually in defiance of the public welfare; consequently, should be allowed with discretion towards the surrounding community, even planned for by those that would deny its viability.
In the United States, from New York to Los Angeles, every major city has had to recognize necessity of spot zoning. Probably the best example can be witnessed in those cities with a higher population density, but also in rural areas. In many neighborhoods, a small grocery can be found placed in the middle of a residential area. As well sometimes, a laundry, drug store, perhaps even a gas station, can be found tucked away in an older neighborhood of an urban area.
One local planner recently suggested that it is likely that, in most of these cases, the neighborhood probably grew up around the grocery. While this may be partially true, in older cities, quite the opposite can be observed. More often than not, the neighborhood grocery grew up with, provided, and continues to provide for the welfare of the community.
Across the river from New Orleans in Algiers, is one of the best examples of spot zoning that works well. River Fine Foods on Patterson Drive, has been a landmark, and has provided a place to eat, pick up the essentials, and “lease to common ground, where neighbors meet and strengthen their community ties” (Swerman) for as far back as many can remember. This grocery is positioned at the end of Whitney Avenue, facing the levee, and flanked in all directions by the modest homes of its customers. It has been a grocery in one form or another for at least 50 years, while many of the homes have been there for nearly 100.
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| borrowed from http://algierspoint.org |
This is the nature of Algiers though. In one area, there is a small theater in the middle of a neighborhood, right next to an old firehouse. There is a barbershop attached to the front of another’s house, which has been there for more than 50 years. There are a couple of taverns in the middle of residential neighborhoods, one of which has been there since the town was founded in 1797. There is a gas station surrounded by homes on all sides. As well, there are many other small community businesses peppered throughout this historically residential area. (Old Algiers). These businesses have grown with, and in response to the needs and welfare of the surrounding community. Indeed, they are seemingly, the glue that holds this small community together. Individuals can access essentials without spending money on transportation, or being forced to patronize a mega-store, where the essentials are sometimes unnecessarily over-priced.
In all, this level of spot zoning can and does benefit the community as a whole. Residents are close to the things that need and are not placed in a position to reserve assets for allocation to unnecessary expenses like transportation. Typically, many of them walk to the business. This is not just beneficial to the community, either; it also works to help the environment, both physical and psychological. The neighborhoods are more like a family. They recognize and support, as well as meet and greet one another in the local spot zoned businesses that they and their family have patronized for generations. They know one another, their families, about their good times and their bad times. They help each other. If all of this were erased and condensed in to a “planned” situation, it is likely that sense of community would be erased.
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| borrowed from http://www.algierscrossing.com/ |
Unfortunately, that may be closer than many of the people in these communities are ready to accept. City planners in New Orleans are already positioning themselves to ruin a situation that has worked well for more than 200 years. Plans are under way to use much of the riverfront in Algiers for a “13-acre master-planned community ... [featuring] 1523 apartments, additional housing, retail space, and public parks.” (Roberts). Ironically, the land in question already hosts as many modest homes, businesses (including River Fine Foods), and public parks. The current “master plan” will displace many of these businesses, in favor of brand names consolidated into a strip mall at the levee. This will probably be surrounded by the new housing, which will likely be priced out of the reach of the current residents, since it is literally “only minutes from downtown.” This is not planning for the benefit of a community; rather, planning for the benefit of powerful corporate developers desperately in search of land in the greater New Orleans area, which does not flood regularly. Algiers is one of two areas that usually do not; across the river, the French Quarter is that other “high ground.”
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| borrowed from http://members.virtualtourist.com/m/4a9c6/c19b6/4/ |
Unfortunately, in post-Katrina New Orleans, most residents do not have the resources to fight plans like these, as they continue to be absorbed in returning to their normal lives, and preparing for the next disaster. According to Mrs. Swerman, the community has attempted to communicate that it does not want or need this “master plan,” but the city planners persist, touting that it will provide a new and beautiful addition to an otherwise under-used portion of land. (Swerman) Ultimately, the result will be the same as it has been repeatedly across the United States. The sanitary, mega-strip-mall-store will be put in place, along with new apartments and homes affordable only to those in the upper middle class. Spot zoning which has worked well for nearly 200 years will be eliminated. Those local businesses that are not eliminated, will eventually fail, being unable to compete. Essentially, the entire social fabric of historic Algiers will lay in ruin, but it will at least have a nice shiny and glittering mega-strip-mall façade to hide the damage done to the welfare of the original community. Perhaps local business will find a way to empower itself and bring ruin upon the “master plan,” instead; one can only hope.
Sources:
- Wright, Robery R & Gitelman, Morton. Land Use in a Nutshell. Minneapolis: West Group, 2000
- Telephone interview with Mr & Mrs. Swerman, Algiers residents. August 2008
- Old Algiers. StayLocal.org 2008. http://www.staylocal.org/biz/guides/StayLocal-OldAlgiers-2007.pdf (accessed 30AUG08)
- Roberts, Dean. Algiers dodged Katrina damage but problems persist. 01 August 2008. New Orleans City Business. http://www.neworleanscitybusiness.com/viewFeature.cfm?recID=521 (accessed 30AUG08)
GGP345 – Land Use Planning
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