Sucess, failure, or something in-between?

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Stories on reviving downtowns through 'transit villages' and 'smart growth' are in the air (see links at end of post).

Key concepts include --

• UPGRADING existing downtown living spaces
  
  
• Building NEW MARKET-RATE if not downright UPSCALE mixed-use residential/retail projects
  
  
• Strong support of ARTS and CULTURE (including educational institutions)
  
  
• 'GREEN' construction methods
  
  
• Ensuring HIGH-TECH infrastructure is put in place
  
  
• EXPANDING public transportation opportunities, including jitneys and minibus routes.
  
  

As this Administration plans on reviving Plainfield with 'transit-oriented development' around FOUR train stations -- which would mean getting NJT to reopen two in the West End -- PT thought it might be time to lug out the sheep livers and have a look-see.

What would make the omens look good?

First, there's the things that CAN be controlled.

Having a plan and setting standards come immediately to mind. The Planning Board is working on this, and you will want to attend the December 7th meeting to see what they've come up with.

Besides having a plan, the City will have to have the will to be vigilant over any work as it progresses. With all the turmoil in the Inspections Division AND the apparent unwillingness to hold the Union County Improvement Authority (UCIA) or developers like AST to past -- and still unfulfilled -- promises, this part looks PROBLEMATIC AT BEST.

But more importantly, COMMUNITY INPUT seems almost lacking. For PT, an excellent model was the STRATEGIC PLANNING INITIATIVE begun under the leadership of Malcolm Dunn and Al McWilliams when they were Council members, way back in 1997.

The process involved nearly 500 residents and business people in a series of planning meetings guided by consultants and a steering committee over a period of many months.

Besides all this involvement, the process was taken to the community REPEATEDLY in meetings in each ward where elected officials, department heads and upper management were on tap to engage with residents in a give-and-take that gave the residents actual power to input and help shape the strategic plan.

It's called GETTING STAKEHOLDER BUY-IN and precious little is occuring these days. Neither the mayor's 100 Days presentation nor the Planning Board's current review process measure up to standards of participation and grassroots democracy that Plainfield residents have had in the past -- and should expect in the present.

Then, there's the things that CANNOT be controlled.

Plainfield has submitted transit village applications in the past and has not yet been designated. Can the Assemblyman pull a rabbit out of the hat?

Over Thanksgiving, PT got a chance to chat with a friend whose job involves the financing and success of urban affordable housing opportunities in several key markets throughout the country. The news is NOT good. The real estate market is undergoing a shakeout that makes the proposals for Plainfield look ll-conceived and ill-timed at best.

PT's fear is that if these projects go ahead and come to fruition in a deteriorating market, plans for CONDOS will become plans for RENTALS, and plans for MARKET-RATE will become plans for SUBSIDIZED housing meaning, once again, that Plainfield will be cheated of an oppportunity to show it can perform in the REAL-WORLD MARKETPLACE.

Reminiscent, to PT, of the three-card Monte scams he used to see in Bryant Park behind the NY Public Library, designed to part touristas from their cash.

And if the developers who are showing interest have to turn to the state for financing, will they be pressured -- as was a point of contention between Camden's administrators and Trenton -- to take on subsidized housing as the alternative to market-rate in exchange for state money?

All told, it's too early to tell, but fundamental attitudes and practices would have to change to improve the chances of success, as well as some lucky breaks from the forces that can't be easily controlled.

This Administration may not fail outright, but for Plainfield, 'something in-between' would be as bad as failure.

Something which NOBODY wants.

-- Dan Damon

Articles of interest --

Transit Villages: "Towns warm up to idea of transit village"
..... - Plainfield [last section]: "Development planned around four train stations"
'Smarth Growth': "Cities Compete in Hipness Battle to Attract Young" -- and chart.

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