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[Cross-posted to Wichita Story]
Last week, Populous presented their complete (or nearly complete) vision for transforming the east bank of the riverfront through downtown Wichita.* They were not unambitious in their recommendations. In what they predict to be an at least $1.2 billion project whose construction would stretch over at least ten years, they recommend the demolition of Century II, the construction of a new performing arts center and convention center twice the size of Bob Brown Auditorium, a host of mixed-use properties to bring consumers and residents into the downtown, and the development of a wide green space which the labeled Century Park, which might include a brand new ice rink (apparently no one told them about the publicly owned Wichita Ice Center less than a half-mile away from their proposed park, or maybe they just figured no one would notice). The developer-beloved new pedestrian bridge is there, of course, but sadly, no monorail.
Of course, the truly controversial part of all that was their urging the city to level Century II. It's defenders are gathering petitions to put on the ballot a requirement that any historic building in the city can only demolished after a public vote. Given how dismissive our city government has been in the past regarding the value of historic buildings, there is a value to this proposal that goes far beyond the consequences of the riverfront proposal. At the same time, though, that focus on preserving the past simply deepens the generational divide in our city over Century II. It also has the unfortunate side-effect of doing exactly what I think shouldn't be done--treating all the parts of our riverfront space as a whole, obliging people to feel as though they either have to accept the plan which Populous produced (for a hefty fee) as a whole, or content themselves with not spending any public money on any improvements whatsoever. That's silly. So let me see if I can come up with some questions that might break some of these positions up, at least a little bit.
For the boosters: if the concern is primarily to "activate" the quality of life along the riverfront area, why the massive new convention center? Was that really a priority vocalized in the open houses and public meetings which Populous held? Isn't it reasonable that people with serious worries about Wichita's fiscal sustainability and patterns of growth might be suspicious of a presentation which sells its vision with artistic renditions of bike paths and parks and a "civic green," all while suggesting the construction of a convention center fully twice as expensive as any other part of the whole plan? A convention center which presumes a level of business that there is no evidence Wichita is plausibly in the running for?
For the critics: if defenders of Century II are willing to acknowledge the legitimate concerns that artists like Wayne Bryan of Music Theatre Wichita have with the building, despite their obvious fondness for it (and it seems like the defenders are, at least some of them, given that their online materials explicitly talk about building a new concert hall to "supplement" Century II), then why don't you make that up front, so as to not scare off the thousands of Wichitans that think a world-class performing arts center would be worth paying for? When defenders of Century II contrast supposedly snooty fans of the symphony and theater and opera to the authentic "country music crowd," and suggest moving MTW into the old city library, it only confirms the worst generational and cultural stereotypes of those pushing for change.
For the boosters: if the overall aim is to increase the urban vitality of the downtown area, why the condemning reactions to those who point out--correctly--that Populous's grand plan leaves the essentially suburban form around the hapless Waterwalk development basically unchanged, blocked off on the north by a bloated convention center and on the south by Kellogg? The space south of Waterman begs for re-integration into the urban fabric, but this option is disregarded in favor of the aforementioned dream of new Hyatt hotel-convention center-performing arts venue block. Why the tendency to discourage a properly and more sustainably piecemeal, organic approach to development, as opposed to treating everything as an interlocking whole?
For the critics: if it is allowed that at least some kind of new performing arts center is desirable, then isn't it obligatory upon the defenders of Century II to come up with suggestions for its upkeep and redevelopment following the new building's construction? Some of this, admittedly, is already being done, with plans to place CII on the National Registrar of Historic Places, which could loosen up some money for upgrades via tax credits and grants. But that only scratches the surface. Promises to "re-purpose Century II," however attractive they are to those of us with even a slightly traditionalist bent, are as empty as any other development promise unless there is real content behind them. So what is that content? Bill Warren has offered for years to use his connections to supply the city with expert suggestions about how to "turn the iconic building into a destination building that benefits the city." Well...what are his suggestions? Are they available? Are they being worked on? If they are, fantastic! Thank you, Mr. Warren! So can we get an update? A reveal date, maybe? To the Populous folks' credit, they've at least come up with something--and for better or worse, there is a reason why something usually beats nothing.
For the boosters: if you're going to talk about a grand, billion-dollar project for transforming the riverfront of Wichita, then isn't it reasonable to talk practically about how this city has a, shall we say, rather fraught relationship with city leaders casually speaking of Community Improvement Districts, Tax Increment Financing Districts, and STAR bonds? Populous's slapped together list of "Funding Benchmark Cities" doesn't inspire confidence that the political, economic, and demographic realities of Wichita, and consequently how to strengthen the city overall, are being considered seriously. In Tulsa there is the Gathering Place, an admittedly wonderful venue that has added tremendously to the civic life of that city--and one whose half-billion dollar cost was essentially paid for entirely by George Kaiser, throwing in an additional $100 million endowment for maintenance. (The Kochs' $6 million dollar donation which provided a partial endowment for and bought a new name for the old Levitt Arena at Wichita State University was admittedly generous, but can't quite compare.) In Dallas we have Klyde Warren Park, a delightful green space in the heart of the city--and one that was a 10th of the cost of Populous's recommendation for Wichita, and whose funding was managed by a philanthropic organization, the Woodall Rodgers Park Foundation, that was able to make use of city, state, and federal money.
And Oklahoma City? There the comparison is at least conceivable; OKC leaders worked hard to develop a plan and sell to the citizens of the city a sales tax plan--their famous MAPS projects-- that would enable them to pursue significant urban improvements without bonds or debt, and the lessons of their success certain would be relevant to thinking about the $1.2 billion Populous plan. But one should be careful in simply assuming that OKC provides Wichita with a road-map to transforming their city--the excessive corporate friendliness and connections which characterizes OKC, its economy grounded in energy rather than manufacturing, and in particular its size relative to ours, all suggest that Wichita's path towards a revitalized downtown, while it might borrow from other urban paths, shouldn't be led down a particular road just because some architects guarantee us that they've seen other cities do it too.
I don't mean to write this to attack the idea of thinking big about the Riverfront, nor to criticize those attempting to save Century II. (As it happens, I'm actually a supporter of both.) But everyone at all familiar with political debate knows how quickly positions can become entrenched, with compromises and alternatives--say, cutting Century II in half and turning it into an outdoor amphitheater under a refurbished dome? or knocking out all its walls and making it the new home for the continually cash-strapped Kansas Aviation Museum?--being dismissed as half-measures that satisfy neither side. So consider these questions (and surely hundreds of others like them, being asked by other concerned Wichitans) simply an attempt push and prod and elicit responses that go beyond the calcified "love it or leave it!" or "build it or I'm out of here!" positions too often adopted by people who care about this city, both young and old. This year will very likely be a time of big decisions for the downtown--but big decisions can still be made, carefully, organically, respectfully, a little bit at a time. That's the way the best decisions are always made, after all.
*I wasn’t able to attend the big reveal, and hence I am indebted to the comments of, and subsequent exchanges with, Alex Pemberton, Chase Billingham, Leon Moeder, Nolan Nez, Christopher Parisho and Chris Pumpelly, for helping to clarify many of the thoughts contained in this piece.
That's the article: Questions for Riverfront Boosters and Their Critics
You are now reading the article Questions for Riverfront Boosters and Their Critics with link address https://japaneseses.blogspot.com/2020/01/questions-for-riverfront-boosters-and.html
[Cross-posted to Wichita Story] Last week, Populous presented their complete (or nearly complete) vision for transforming the east bank of the riverfront through downtown Wichita.* They were not unambitious in their recommendations. In what they predict to be an at least $1.2 billion project whose construction would stretch over at least ten years, they recommend the demolition of Century II, the construction of a new performing arts center and convention center twice the size of Bob Brown Auditorium, a host of mixed-use properties to bring consumers and residents into the downtown, and the development of a wide green space which the labeled Century Park, which might include a brand new ice rink (apparently no one told them about the publicly owned Wichita Ice Center less than a half-mile away from their proposed park, or maybe they just figured no one would notice). The developer-beloved new pedestrian bridge is there, of course, but sadly, no monorail.
Of course, the truly controversial part of all that was their urging the city to level Century II. It's defenders are gathering petitions to put on the ballot a requirement that any historic building in the city can only demolished after a public vote. Given how dismissive our city government has been in the past regarding the value of historic buildings, there is a value to this proposal that goes far beyond the consequences of the riverfront proposal. At the same time, though, that focus on preserving the past simply deepens the generational divide in our city over Century II. It also has the unfortunate side-effect of doing exactly what I think shouldn't be done--treating all the parts of our riverfront space as a whole, obliging people to feel as though they either have to accept the plan which Populous produced (for a hefty fee) as a whole, or content themselves with not spending any public money on any improvements whatsoever. That's silly. So let me see if I can come up with some questions that might break some of these positions up, at least a little bit.
For the boosters: if the concern is primarily to "activate" the quality of life along the riverfront area, why the massive new convention center? Was that really a priority vocalized in the open houses and public meetings which Populous held? Isn't it reasonable that people with serious worries about Wichita's fiscal sustainability and patterns of growth might be suspicious of a presentation which sells its vision with artistic renditions of bike paths and parks and a "civic green," all while suggesting the construction of a convention center fully twice as expensive as any other part of the whole plan? A convention center which presumes a level of business that there is no evidence Wichita is plausibly in the running for?
For the critics: if defenders of Century II are willing to acknowledge the legitimate concerns that artists like Wayne Bryan of Music Theatre Wichita have with the building, despite their obvious fondness for it (and it seems like the defenders are, at least some of them, given that their online materials explicitly talk about building a new concert hall to "supplement" Century II), then why don't you make that up front, so as to not scare off the thousands of Wichitans that think a world-class performing arts center would be worth paying for? When defenders of Century II contrast supposedly snooty fans of the symphony and theater and opera to the authentic "country music crowd," and suggest moving MTW into the old city library, it only confirms the worst generational and cultural stereotypes of those pushing for change.
For the boosters: if the overall aim is to increase the urban vitality of the downtown area, why the condemning reactions to those who point out--correctly--that Populous's grand plan leaves the essentially suburban form around the hapless Waterwalk development basically unchanged, blocked off on the north by a bloated convention center and on the south by Kellogg? The space south of Waterman begs for re-integration into the urban fabric, but this option is disregarded in favor of the aforementioned dream of new Hyatt hotel-convention center-performing arts venue block. Why the tendency to discourage a properly and more sustainably piecemeal, organic approach to development, as opposed to treating everything as an interlocking whole?
For the critics: if it is allowed that at least some kind of new performing arts center is desirable, then isn't it obligatory upon the defenders of Century II to come up with suggestions for its upkeep and redevelopment following the new building's construction? Some of this, admittedly, is already being done, with plans to place CII on the National Registrar of Historic Places, which could loosen up some money for upgrades via tax credits and grants. But that only scratches the surface. Promises to "re-purpose Century II," however attractive they are to those of us with even a slightly traditionalist bent, are as empty as any other development promise unless there is real content behind them. So what is that content? Bill Warren has offered for years to use his connections to supply the city with expert suggestions about how to "turn the iconic building into a destination building that benefits the city." Well...what are his suggestions? Are they available? Are they being worked on? If they are, fantastic! Thank you, Mr. Warren! So can we get an update? A reveal date, maybe? To the Populous folks' credit, they've at least come up with something--and for better or worse, there is a reason why something usually beats nothing.
For the boosters: if you're going to talk about a grand, billion-dollar project for transforming the riverfront of Wichita, then isn't it reasonable to talk practically about how this city has a, shall we say, rather fraught relationship with city leaders casually speaking of Community Improvement Districts, Tax Increment Financing Districts, and STAR bonds? Populous's slapped together list of "Funding Benchmark Cities" doesn't inspire confidence that the political, economic, and demographic realities of Wichita, and consequently how to strengthen the city overall, are being considered seriously. In Tulsa there is the Gathering Place, an admittedly wonderful venue that has added tremendously to the civic life of that city--and one whose half-billion dollar cost was essentially paid for entirely by George Kaiser, throwing in an additional $100 million endowment for maintenance. (The Kochs' $6 million dollar donation which provided a partial endowment for and bought a new name for the old Levitt Arena at Wichita State University was admittedly generous, but can't quite compare.) In Dallas we have Klyde Warren Park, a delightful green space in the heart of the city--and one that was a 10th of the cost of Populous's recommendation for Wichita, and whose funding was managed by a philanthropic organization, the Woodall Rodgers Park Foundation, that was able to make use of city, state, and federal money.
And Oklahoma City? There the comparison is at least conceivable; OKC leaders worked hard to develop a plan and sell to the citizens of the city a sales tax plan--their famous MAPS projects-- that would enable them to pursue significant urban improvements without bonds or debt, and the lessons of their success certain would be relevant to thinking about the $1.2 billion Populous plan. But one should be careful in simply assuming that OKC provides Wichita with a road-map to transforming their city--the excessive corporate friendliness and connections which characterizes OKC, its economy grounded in energy rather than manufacturing, and in particular its size relative to ours, all suggest that Wichita's path towards a revitalized downtown, while it might borrow from other urban paths, shouldn't be led down a particular road just because some architects guarantee us that they've seen other cities do it too.
I don't mean to write this to attack the idea of thinking big about the Riverfront, nor to criticize those attempting to save Century II. (As it happens, I'm actually a supporter of both.) But everyone at all familiar with political debate knows how quickly positions can become entrenched, with compromises and alternatives--say, cutting Century II in half and turning it into an outdoor amphitheater under a refurbished dome? or knocking out all its walls and making it the new home for the continually cash-strapped Kansas Aviation Museum?--being dismissed as half-measures that satisfy neither side. So consider these questions (and surely hundreds of others like them, being asked by other concerned Wichitans) simply an attempt push and prod and elicit responses that go beyond the calcified "love it or leave it!" or "build it or I'm out of here!" positions too often adopted by people who care about this city, both young and old. This year will very likely be a time of big decisions for the downtown--but big decisions can still be made, carefully, organically, respectfully, a little bit at a time. That's the way the best decisions are always made, after all.
*I wasn’t able to attend the big reveal, and hence I am indebted to the comments of, and subsequent exchanges with, Alex Pemberton, Chase Billingham, Leon Moeder, Nolan Nez, Christopher Parisho and Chris Pumpelly, for helping to clarify many of the thoughts contained in this piece.
That's the article: Questions for Riverfront Boosters and Their Critics
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You are now reading the article Questions for Riverfront Boosters and Their Critics with link address https://japaneseses.blogspot.com/2020/01/questions-for-riverfront-boosters-and.html
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