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Stephanie Meeks - The Past and Future City: How Historic Preservation is Reviving America’s Communities

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Stephanie Meeks The Past and Future City: How Historic Preservation is Reviving America’s Communities
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At its most basic, historic preservation is about keeping old places alive, in active use, and relevant to the needs of communities today. As cities across America experience a remarkable renaissance, and more and more young, diverse families choose to live, work, and play in historic neighborhoods, the promise and potential of using our older and historic buildings to revitalize our cities is stronger than ever.
This urban resurgence is a national phenomenon, boosting cities from Cleveland to Buffalo and Portland to Pittsburgh. Experts offer a range of theories on what is driving the return to the cityfrom the impact of the recent housing crisis to a desire to be socially engaged, live near work, and reduce automobile use. But theres also more to it. Time and again, when asked why they moved to the city, people talk about the desire to live somewhere distinctive, to be some place rather than no place. Often these distinguishing urban landmarks are exciting neighborhoodsMiami boasts its Art Deco district, New Orleans the French Quarter. Sometimes, as in the case of Baltimores historic rowhouses, the most distinguishing feature is the urban fabric itself.
While many aspects of this urban resurgence are a cause for celebration, the changes have also brought to the forefront issues of access, affordable housing, inequality, sustainability, and how we should commemorate difficult history. This book speaks directly to all of these issues.
In The Past and Future City, Stephanie Meeks, the president of the National Trust for Historic Preservation, describes in detail, and with unique empirical research, the many ways that saving and restoring historic fabric can help a city create thriving neighborhoods, good jobs, and a vibrant economy. She explains the critical importance of preservation for all our communities, the ways the historic preservation field has evolved to embrace the challenges of the twenty-first century, and the innovative work being done in the preservation space now.
This book is for anyone who cares about cities, places, and saving Americas diverse stories, in a way that will bring us together and help us better understand our past, present, and future.

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About Island Press

Since 1984, the nonprofit organization Island Press has been stimulating, shaping, and communicating ideas that are essential for solving environmental problems worldwide. With more than 1,000 titles in print and some 30 new releases each year, we are the nations leading publisher on environmental issues. We identify innovative thinkers and emerging trends in the environmental field. We work with world-renowned experts and authors to develop cross-disciplinary solutions to environmental challenges.

Island Press designs and executes educational campaigns in conjunction with our authors to communicate their critical messages in print, in person, and online using the latest technologies, innovative programs, and the media. Our goal is to reach targeted audiencesscientists, policymakers, environmental advocates, urban planners, the media, and concerned citizenswith information that can be used to create the framework for long-term ecological health and human well-being.

Island Press gratefully acknowledges major support of our work by The Agua Fund, The Andrew W. Mellon Foundation, The Bobolink Foundation, The Curtis and Edith Munson Foundation, Forrest C. and Frances H. Lattner Foundation, The JPB Foundation, The Kresge Foundation, The Oram Foundation, Inc., The Overbrook Foundation, The S.D. Bechtel, Jr. Foundation, The Summit Charitable Foundation, Inc., and many other generous supporters.

The opinions expressed in this book are those of the author(s) and do not necessarily reflect the views of our supporters.

The Past and Future City
The Past and Future City

How Historic Preservation Is Reviving Americas Communities

Stephanie Meeks

with Kevin C. Murphy

Washington | Covelo | London

Copyright 2016 National Trust for Historic Preservation

All rights reserved under International and Pan-American Copyright Conventions. No part of this book may be reproduced in any form or by any means without permission in writing from the publisher: Island Press, 2000 M Street NW, Suite 650, Washington, DC 20036

Island Press is a trademark of The Center for Resource Economics.

Library of Congress Control Number: 2016938037

Printed on recycled, acid-free paper

Manufactured in the United States of America

10 9 8 7 6 5 4 3 2 1

Keywords: Affordable housing, community revitalization, gentrification, green building, historic building, historic district, historic neighborhood, historic tax credits, inclusive communities, Jane Jacobs, National Main Street Center, Preservation Green Lab, public space, urban revitalization, walkable community

To Rob, for your inspiration and encouragement

A city is more than a place in space, it is a drama in time.

Patrick Geddes

Contents

Acknowledgments

Just as historic places are the physical embodiment of countless Americans stories, the act of writing a book is by no means solely the labor of one or two people. In crafting The Past and Future City, I am indebted to many hardworking staff at the National Trust for Historic Preservation and the wider preservation community as well as to other authors, thinkers, readers, friends, and family.

First, let me especially thank my colleague in composing this book, and the speechwriter at the National Trust, Kevin C. Murphy. He has proved invaluable in shaping, researching, revising, and editing the book before you. I also know he would feel remiss if I did not extend his deepest thanks to his patient fiance, Amy, and dog, Murf.

This book immediately found a home and champion in Island Press, and I want to acknowledge Chuck Savitt, David Miller, and especially our keen and insightful editor, Heather Boyer, for their work in helping this project along.

I also want to recognize all the many dedicated and knowledgeable staff at the National Trust, whose hard work and passionate commitment to saving places inform so many of the stories throughout this book. Special thanks go to Tabitha Almquist, David Brown, Paul Edmondson, Sheri Freemuth, Tom Mayes, Germonique Ulmer, and Hannah White, all of whom contributed their invaluable thoughts and edits to this volume.

In addition, Mary Butler and her design team at the National Trust also went above and beyond what was expected in helping find and secure rights to the photographs, tables, and graphs throughout the book. Mary, Dennis Hockman, and others also helped us brainstorm the title and cover for this project.

This book relies particularly heavily on the groundbreaking empirical research conducted by the Preservation Green Lab, a small subset of the National Trust that carries an outsized impact on its work. With that in mind, I want to thank Jim Lindberg, Margaret ONeal, Michael Powe, and Jeana Wiser as well as former directors Mark Huppert, Patrice Frey, and Liz Dunn. Jim, Mike, and Patrice also looked over this manuscript and made important suggestions.

I also want to thank the many writers and thinkers, in the preservation and planning communities and beyond, whose works inspired and informed this book. They include Kaid Benfield, Stewart Brand, Alan Ehrenhalt, Anthony Flint, Jan Gehl, Laurance G. Henderson, Sonia Hirt, Myrick Howard, Jane Jacobs, Ned Kaufman, James Howard Kunstler, Tom Mayes, Barbara McCann, Ed McMahon, Charles Montgomery, Max Page, Albert Rains, Donovan Rypkema, Jeff Speck, Carter Wilkie, and Richard Willson.

When I came to the National Trust from The Nature Conservancy in 2010, I knew I had big shoes to fill in replacing Richard Moe, the head of the National Trust for seventeen years. I extend many thanks to him, and also to my three board chairs, Clifford Hudson, Carolyn Brody, and Marita Rivero, as well as to all the members of the National Trust Board, National Trust Council, and advisors who have helped shape my thoughts on preservation over these past few years.

I am eternally in debt to my husband, Rob, for his insights as a real estate professional and planning commissioner, and to my three sons who (mostly) patiently endure our many trips to historic sites and neighborhoods.

Finally, I want to thank the fifteen million and counting preservationists in the United States, who are working each and every day in their communities to save the places that matter. This bookand all the work done at the National Trustrests on their shoulders.

Introduction

The Powers of Place

What are the places in your community that matter to you personally? Stop and picture one for a moment. You might see a park, a church, a school, a favorite restaurant. It might be a place where a significant event in your life happened, like a first date or an engagement. Or it might be a place that just brings you peace and contentment on a regular basis, like a favorite playground, movie theater, or watering hole.

What do such places mean to your life, and what do they say about who you are? How do they connect you to your friends, family, and neighbors? And how would you feel if they were gone?

We all have special places like that. Places that define us and our community. Places that bring people together and relate our history. Sometimes they are grand and beautiful buildings, like a church or local landmark. Just as oftenmaybe even more oftenthey are ordinary places that have become imbued with meaning by stories and memories.

Take the example of a simple grocery store and handball court in the East Los Angeles neighborhood of Maravilla, a diverse, primarily Mexican American community with a smattering of Irish, Japanese, German, and Armenian Americans.

At the end of World War II, a young woman named Michi Nishiyama moved there with her husband, Shigeru (or Tommy as he was better known), to start a new life after years in Minidoka, a Japanese internment camp in Idaho. The couple rented a grocery store on Mednick Avenue, next to a handball court that had been built by Maravilla residents in the 1920s using bricks from the nearby Davidson Brick Yard. Today, it is the oldest handball court in Greater Los Angeles. The El Centro grocery storewhich everyone in the neighborhood knew as Michis, since she was always behind the counterand the attached rooms where the Nishiyamas lived were added in 1946.

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