The Equity Planner : Five Tools to Facilitate Economic Development with Just Outcomes

Cover
Half Title
Endorsements Page
Title Page
Copyright Page
Table of Contents
Acknowledgments
Introduction
1 Drafting Community-Based Visions: Municipal Plans and Redevelopment
	“Precarious Equilibriums” in Hollywood, California
	How to Create and Implement a Community Plan
	Step 1: Create a Draft Vision and a Draft Plan
	The Two Parts to a Plan: Vision and Implementation
	Redevelopment Plans
	The Four Attributes of Every Equitable Plan
	Courage in Urban Planning
	The Courage to Welcome Refugees to Lewiston, Maine
	Lewiston’s New Historic District
	The Courage to Push an Equitable Growth Framework in Charlottesville, Virginia
	Vitality in Urban Planning
	The Dynamic City of Miami Beach, Florida
	Intelligence in Urban Planning
	Intelligent Public Participation
	Intelligent Reporting
	Smart Planning in Henrico County, Virginia
	Bangalore’s Smart Economy
	Sensitivity in Urban Planning
	Sensitivity in Paradise
	Talk to Everyone
	Planning for Small Business Inclusion at Redland Market Village in Miami’s Redland
	Notes from the Field: Rebuilding Downtown Montgomery, Alabama
	The Plan for Downtown Montgomery
	Good Intentions
	Changing the Code
	Historic Preservation as Economic Development
	Embrace the River
	Go Further
	Go Even Further
	Transportation Spending and Growth Management
	Downtown Montgomery Today
	Step 2: Identify a Leader and an Implementation Team
	Selecting Your Steering Committee
	Providence, Rhode Island’s Notorious Leader
	Step 3: Begin Plan Implementation with Public Investment
	Cathedral Builders
	The First Three Strategies for Rebuilding Downtowns and Local Main Streets
	Strategy 1: Create a Reason to Visit
	A Reason to Visit Mobile, Alabama
	A Reason to Visit the Downtown in El Paso, Texas
	A Reason to Visit Oklahoma City, Oklahoma
	Alternatives to the Streetcar
	Will Big Public Expenditures in Downtowns Benefit Those with the Least? Maybe
	Strategy 2: Build One Great Street
	A New Mixed-Use Center in Frisco, Texas Rises on Public Land
	Another Great Street
	Another Great Street in Thomasville, Georgia
	Another Great Street in Montgomery, Alabama
	Still, Another Great Street
	Building One Great Street in a Community without a Historic Main Street
	Strategy 3: Design an Equitable Place to Live
	Just and Fair
	An Equitable Place to Live in East Winter Garden, Florida
	Step 4: Continue Plan Implementation with Private Investment
	Business Incentive Programs
	The Local Corner Store
	Local-Serving Retail
	Dollar Stores
	Design Matters
	Private Investment Follows Public
	Local-Serving Retail: Corner Stores in Albany, NY
	Step 5: Update the Vision and Plan
	Notes from the Field: The Effort to Protect and Enhance (and no more) Alameda Avenue, in El Paso Texas
	The Aha! Moment
	A New Plan: Protect and Enhance
	Notes from the Field: Three Forays into International Projects
	Lsi Lake, Tblisi
	New Giza, Egypt
	East Port of Spain, Trinidad
2 Revitalization That Retains Identity: Redevelopment Agencies and Funding for Redevelopment
	Two Paths: Gentrification or a More Equitable Redevelopment?
	Phase 1: Vision and Plan Creation
	Phase 2: Plan Implementation with Public Investment
	Phase 3: Plan Implementation with Private Investment
	Phase 4: Revitalization Becomes Automatic
	Phase 5: A New Stability
	The Agents of Change
	Redevelopment in History
	A Redevelopment Agency Builds Diversity Through High Density
	Retooling Redevelopment Agencies and Redevelopment Funding
	Community Redevelopment Agency (CRA) Goals and Structure
	New Goals for CRAs
	A Model Development Corporation: The Grandmont Rosedale Development Corporation (GRDC) in Detroit, Michigan
	Tax Increment Financing (TIF)
	CRA Funding Beyond the TIF
	Notes from the Field: Wheeler District and Equitable Tax Capture
	An Equitable TIF
	A Plan for Many Neighborhoods, Not Just One
	Wheeler District Begins: April 2014
	The Wheeler District Charrette: July 2014
	Wheeler District Seven Years Later: July 2021
	Notes from the Field: Creating a Redevelopment Agency with Local Control in Miami Beach’s North Beach
	Putting the Rabbit in the Hat When No One Is Looking
	“Voilà!” Pulling the Rabbit from the Hat
3 Housing for All: Affordable Housing Policies and Providers
	Public Monies for Affordable Housing are Decreasing Nationally
	The Varieties of Affordable Housing
	The Look of Workforce Housing
	Community Land Trusts (CLTs)
	Housing Trust Funds (HTFs)
	A Housing Trust Fund in Charlotte, North Carolina
	Funding for Affordable Housing: LIHTC
	The Equity Planner’s Toolbox for Building Affordable Housing
	Building an Equitable Place in Arlington, VA
	Fair Share Housing Requirements and State Overrides of Local Zoning
	State Overrides of Local Zoning in Rhode Island
	County Override of Local Zoning for Transit-Oriented Development
	Market-Rate Affordable Housing
	Accessory Dwelling Units (ADUs)
	Pushback Against ADUs
	The Poison Pills within ADU Ordinances
	Missing Middle Housing
	Missing Middle Housing and Form-based Coding
	Examples of Missing Middle Housing Communities
	Missing Middle Housing at the City Level
	Missing Middle Housing at the State Level
	Mobile Home Parks
	Notes from the Field: Reforming Zoning Codes to Improve Housing Affordability in Six Communities
	Goal One: Allow ADUs
	Increase Zoning Capacity
	Goal Two: Allow Housing in Commercial Zones by Introducing Mixed-Use Zoning
	Goal Three: Allow New Neighborhoods to Contain a Mix of Housing Options
	Goal Four: Allow Multifamily Housing in Zones that Were Previously Single-Family-Home-Only
	Why Have Zoning at All? Why Do We Still Separate Housing Types and People?
	The Prophesy Economy in the Florida Keys
	Affordable Housing and Consensus-Based Processes
	Newport’s Stalled North End Plan
	Anti-Displacement Tools for Neighborhoods
	Notes from the Field: Working with the Private Market to Build Affordable Housing at Mesa Vista in Las Cruces, New Mexico
	Notes From the Field: The Good and the True in Laredo, Texas
4 Protecting and Enhancing Local Assets: Business Protection Policies and Workforce Development Investment
	The Small Business Crunch and the Cost Local Governments
	Online Competition
	Programs to Help Local Small Businesses
	Can We Require Affordable Commercial Spaces?
	Vacant Commercial Building Ordinances
	A Step Forward in Jackson, Tennessee
	Workforce Development Investment
	A Co-working Center in Mission, Texas
	Formula Business Ordinances
	Notes from the Field: Bristol, Rhode Island Stays Independent
	Notes from the Field: Missoula, Montana’s Effort to Stay Unique, Independent, and Humane in a Time of Rapid Gentrification
	Fiscal Responsibility and Retaining a Local Population
	Living Up to a Promise
	The Duel Over the Historic Penwell Building
	Missoula’s Downtown Charrette
	Out the Backdoor
	Plan Adoption
	Local Historic Districts Protect Affordability (and Civilization)
	Two Years after Plan Adoption
	A “New” Hip Strip
	The Dark Cloud of Revitalization
	Protect the People Already There
	Big Idea One: Retain Valued Businesses and Services
	Big Idea Two: Build Well, or Not at All
	Big Idea Three: Connect to the River and Complete the Path System
	Big Idea Four: Increase Access to Parks and Nature
	Big Idea Five: Build Safe, Comfortable, and Interesting Streets for Walking and Biking
	Big Idea Six: Design a Prosperous, but Still Affordable Neighborhood
	The Redevelopment Agency’s Responsibility to the Homeless
	Dying and Dead Malls
	Notes from the Field: A Post-Shopping Mall in Crystal River, Florida
5 Help from Above: Competitive Funding from Federal, State, and Local Sources
	The Poverty Rate Metric
	Sources of Equity Funding
	One Cent Sales Tax
	Real Estate Transfer Taxes or Fees
	Empty Homes Tax
	Housing Bonds
	Federal Grants
	Opportunity Zones (OZs)
	New Markets Tax Credits (NMTCs)
	Home Interest Mortgage Deduction
	1031 Exchanges
	The Federal Historic Preservation Tax Incentives Program
	The National Flood Insurance Program
	Environmental Legal Settlements and Trust Funds
	Using a Federal Disaster Grant to Build a Tax Base in Dauphine Island, Alabama
	Zero Fare Free Transit
	Property Taxes
	Notes from the Field: Raising Taxes to Pay for Waterfront Access in Crystal River, Florida
	Raising Taxes in America
	Speaking into the Void
	Sticking to the Plan
	Notes from the Field: Designing Post-disaster Affordable Housing in Ocean Springs, Mississippi
	The Katrina Cottage
	The Katrina Cottage Finds a Home
	The Life of a Traveling Consultant
	Notes from the Field: More than Symbolic Actions: Making Martha’s Vineyard More Affordable and More Humane
	Growth Management in Edgartown
	Fair Share Housing
	Brainstorming Options
	The Late-Comer’s Guide to Equity
	Did We Win?
	Better Angels
6 How Urban Planning Must Change
	The Equity Planner’s Charter
	The Region: Metropolis, City, and Town
	The Neighborhood, The District, and The Corridor
	The Block, The Street, and The Building
	The Way Forward
	The Role of the Equity Planner
Index