Many communities and regions rely heavily upon military installations to sustain their local economies. In some cases, the presence of an installation is akin to having a corporate headquarters or an auto assembly plant. Bases are often the largest regional employer and contribute outside spending, investment, and talent. Furthermore, installations can become part of the fabric of the community, influencing everything from public education to healthcare services to housing. Although this interconnected relationship can procure significant benefits, it also makes defense communities uniquely vulnerable to shifts in resource allocation at the Federal level.

The $487 billion in spending cuts mandated by the 2011 Budget Control Act and a general shift in US global defense strategy have raised concerns in many military communities. These concerns are compounded by recent calls for a new BRAC round, likely in 2015. TIP Strategies, Inc. has worked with a number of defense communities throughout the US on economic development and workforce issues. We are currently working on two projects centered around military installations: Calhoun County, Alabama (Anniston Army Depot) and Clarksville-Montgomery County, Tennessee (Fort Campbell).

Recently, Alex Cooke, a senior consultant at TIP who has worked on many of our defense community projects, attended the 2012 Association of Defense Communities Winter Forum held in Miami. The event brought together a number of experienced public and private experts to provide insight and advice regarding the “new normal” defense communities are now facing.

Not surprisingly, the prospect of a new BRAC round was a focal point of discussions at the forum. Although the economic impact of a base on the surrounding community is not generally weighed in the BRAC process, all experts agreed that installations must demonstrate “military value” to survive. The following strategies were recommended to help community leaders ascertain the “military value” their local base represents:

— Establish a formal and ongoing mechanism for communication with the commanding officers (COs) at the installation.

— Schedule “commander’s briefings” for the congressional delegation on a regular basis.

— Build a grass-roots relationship with the command structure at the base. This goes beyond relying on local public officials: business, community, veteran, and retiree groups should all build relationships with local commanders.

— Utilize the online BRAC library. Learn what has been said and written about the base and similar operations in the past.

While contemplating the loss of a major regional asset is never easy, it is essential to consider the consequences early in the process. Defense communities will need to examine a wide range of options. They will need to anticipate alternative land and building uses and understand the issues surrounding environmental remediation of military bases. They will also need to be creative in attracting companies to absorb existing workers.

Planning for a base closure is most effective when pursued as part of a broader economic development strategy. At a minimum, this suggests taking a fresh look at regional assets. In the same way that diversification from a single major corporate player makes sense, so too does diversification from government and military employment.

To learn more about TIP’s experience in defense communities, click on the links below:

— Wichita Falls (TX) – Defense Diversification Plan

— Clarksville-Montgomery County Economic Development Council, TN – Labor Market Assessment

— Pensacola Bay (FL) Area Chamber of Commerce & Escambia County (FL) – Economic Diversification Plan

— Okaloosa (FL) Economic Development Council & Walton County (FL) Economic Development Corporation- Economic Diversification Plan

Rex Nelson, a former presidential appointee who works for The Communications Group, Inc., is a nationally recognized writer and community development consultant. He recently posted a blog entry detailing the importance of revitalizing downtown Hot Springs as a key component to the community’s overall success. Mr. Nelson praises this new direction for the city and surrounding region, quoting extensively from the economic development plan that TIP Strategies, Inc. recently completed for the Greater Hot Springs Chamber of Commerce/Garland County Economic Development Corporation.

I barely had finished writing a blog post last week on a walk I took in downtown Hot Springs when the announcement was made: The Superior Bathhouse will be transformed into a brewery. The Superior, which opened in 1916, is the smallest of the eight bathhouses on Bathhouse Row and is the closest bathhouse to the Arlington Hotel. The Superior has been empty since 1983. A brewer named Rose Schweikhart Cranson hopes to turn the Hot Springs mineral water into craft beers, spirits and nonalcoholic drinks such as root beer.

“That’s one of the big reasons I wanted to use the bathhouse, because I would have access to the water,” she said last week. Built by L.C. Young and Robert Proctor, the Superior has 11,000 square feet and cost $68,000 to construct. The National Park Service recently renovated the building, including a new ramp to make the entrance handicapped accessible. Schweikhart Cranson said she and her husband have been testing the waters since they moved to Hot Springs from Springfield, Ill., last year.

“We’ll choose beer styles that will work with the water with minimal tinkering,” she said. “It’s favorable for making beer.”

Josie Fernandez, the Hot Springs National Park superintendent, said she hopes to have negotiations completed by the end of the year. At the same time, it was announced that a nonprofit organization known as the Muses Creative Artistry Project wants to move forward with using the back and the upstairs of the Hale Bathhouse. The Muses began operating a cafe and bookstore in the Hale lobby last year. Built in 1892, the Hale has 12,000 square feet on two main floors. In 1917, one of the hot springs was captured in a tiled enclosure in the hotel’s basement. That feature is still in place. The building was renovated in 1939 in the Mission Revival style, and the red brick was covered in stucco. Named for early bathhouse owner John Hale, it was at least the fourth bathhouse to use the Hale name. The Hale, which closed on Halloween Day 1978, is the oldest visible structure on Bathhouse Row. The National Park Service has spent more than $1.5 million in recent years to preserve the building, including updating the heating and air conditioning system.

The Muses — which describes itself as being “dedicated to preserving classical art and music through performance, education, wellness and music therapy” — was founded five years ago by Deleen Davidson. The organization wants to include in the Hale two performing arts spaces; studios for the study of music, art and dance; meeting spaces; an artist-in-residence apartment; and a wellness room for guests to experience the baths. If plans for the Superior and the Hale move forward, the Maurice will be the only one of the eight bathhouses that’s empty. That represents tremendous progress in downtown Hot Springs. I agree with the world-class Little Rock architect Reese Rowland, who has described Bathhouse Row as one of the great stretches of urban street in America. But, as noted in last week’s post, there’s so much more that needs to be done to return downtown Hot Springs to its rightful place as one of the region’s top attractions — the Saratoga of the South, if you will.

Thanks to longtime friend Kay Brockwell, the director of business retention and recruitment for the Garland County Economic Development Corp., for forwarding the city’s strategic plan for economic development, which was completed last September. That effort was led by TIP Strategies out of Austin, Texas. When I was with the Delta Regional Authority, I worked closely with Jon Roberts of TIP in developing a strategic plan for the Delta. I can assure you that Roberts does first-class work. I was delighted to see that he made downtown redevelopment the major part of his strategy for the Hot Springs area. He notes the many advantages Hot Springs possessess — a national park, the lakes, Oaklawn Park, the convention center and Summit Arena.

“These advantages, however, have bred a certain complacency,” Roberts writes. “The risk is increasingly one in which ‘good is good enough.’ This viewpoint threatens to compromise the city and the region. It would perhaps be defensible if the region really were doing well.

“In fact, there are dire warning signals. Population growth has become stagnant. The tax base is fragile. Bold initiatives, from education to redevelopment, have received only tepid support. Further, many of the greatest assets of the community are increasingly in danger of decline. These extend from the business base to hotels and even retail trade.

“It is clear that a concerted effort is called for, not only because there are opportunities but because inaction carries serious consequences. It would be an overstatement to say that this is a time of crisis. But it is not overreaching to suggest that Hot Springs cannot afford to squander many more opportunities.”

The strategic plan describes the redevelopment and revitalization of downtown Hot Springs as the “greatest opportunity for enhancing economic vitality in Garland County.”

Roberts writes: “Across the country, cities both small and large have rediscovered the importance of their downtowns, and examples of revitalized city centers are abundant. America’s renewed interest in downtowns was rooted in the historic preservation movement of the 1970s.

“Economic developers eventually learned to value vibrancy in the urban core for a more practical reason: a healthy downtown makes a city more competitive in the pursuit of new businesses. This is because prospects often see the state of a downtown as a reflection of whether a community values investment and excellence. Moreover, companies realize that in the competition for talent, a community that offers a higher quality of life and stronger sense of place finds it easier to recruit and retain the workers it needs to remain successful.”

Roberts has reached the crux of the issue: Revitalizing downtown Hot Springs is about more than attracting tourists. It’s also about attracting young, highly educated, creative people to live in the city.

Now, the bad news.

Roberts continues: “Unfortunately, few recent efforts toward downtown revitalization and redevelopment in Hot Springs are apparent.”

He’s right. Rather than focusing on the welcome leases at the bathhouses and the presence of art galleries downtown, too many visitors have their memories of Hot Springs sullied by dated, musty hotel rooms and huge buildings such as the Majestic and Medical Arts that stand empty.

“Through most of its history, downtown was a major destination for tourism and economic activity within Hot Springs,” the strategic plan states. “Its proximity to Hot Springs National Park and the presence of Bathhouse Row drew visitors to the region for more than a century.

“But downtown Hot Springs has lost much of its luster. Historic structures are in need of investment, ground-floor retail space is underutilized and the upper stories of most buildings remain vacant. The lack of new investment should be a great concern to Hot Springs’ leaders and citizens. One serious risk is that these buildings could fall into disrepair and no longer be salvageable. If this were to occur, Hot Springs would undoubtedly see its competitive position as a tourism destination erode. It is extremely important that the community no longer allow the status quo to continue. Supporting revitalization of downtown Hot Springs — as both a tourism destination and a catalyst for economic activity — will require a committed, sustained and bold approach.”

Does the leadership of Hot Springs have the stomach for such a committed, sustained and bold approach?

That’s a question I can’t answer. With the economy on the mend, can the city now attract outside investors to sink capital into projects downtown? The risks are there, but given Hot Springs’ long history as a magnet for visitors, I think the upside is tremendous for those willing to invest in hotels, condominiums, apartments and upscale retail establishments. Heritage tourism is hot, and Hot Springs is positioned to attract well-heeled visitors if the model is Saratoga rather than Branson. One thing Roberts calls for is improving the now tacky Central Avenue corridor from Oaklawn to downtown.

“While much of Hot Springs’ history and image is inextricably linked to Bathhouse Row, other destinations appear to have surpassed the urban core as tourism draws,” he writes. “For example, Oaklawn now brings approximately 1.6 million tourists to Hot Springs annually, and Lake Hamilton and Lake Ouachita are also major attractions.

“Few benefits of tourism spending, however, can be seen in downtown Hot Springs. At the same time, few amenities (such as retail, restaurants and hotels) that serve visitors are apparent within the area surrounding Oaklawn. This strategy proposes linking the area’s various attractions to create a mutually supportive network and complete visitor experience. … This corridor should be viewed as the primary linkage between Hot Springs’ two premier urban attractions: Bathhouse Row and Oaklawn. It should serve as the focal point for robust economic activity, creating a dynamic environment for small businesses and visitors alike.”

At least part of the business leadership now realizes that downtown is the key to moving Hot Springs forward. I consider this a statewide economic development priority, not just a Hot Springs priority.

I’ll be back there Saturday, thinking about what once was and dreaming about what someday might be.

By Christine Negroni

via NYTimes


The old Town Hall in Stamford, Conn. has been renovated and will become a home for aspiring entrepreneurs.

STAMFORD, Conn. — The old Town Hall here, a Beaux-Arts building on the National Registry of Historic Places, has sat unused for 25 years, a victim of Stamford’s rapid growth in the 20th century. But the Town Hall will join the 21st-century economy, with the announcement this month that it would become an incubator for business start-ups in a 10-year lease agreement with private investors.

The Stamford Innovation Center, as the venture is called, is expected to open by summer, and aspiring entrepreneurs will get work space, mentoring and access to investors.

Acting as a corporate sponsor for the venture will be Sikorsky Aircraft, the helicopter maker and military contractor based in nearby Stratford, Conn. The company, a subsidiary of United Technologies, has leased 2,000 square feet on the building’s second floor, and will coach tenants and may even invest in them, said Chris Van Buiten, the vice president for Sikorsky Innovations, a network of employees focused on finding new technologies.

Sikorsky is priming the pump by issuing five technological challenges to the public that, on the surface, are aviation related. It is seeking proposals on, among other things, ways to apply wireless monitoring to digitized aircraft and to obscure the visibility of airplanes in flight. Successful applicants will have use of the company’s space at the Town Hall for a year.

“In much the same way that Sikorsky does not make the engines or avionics that are installed into our helicopters,” Mr. Van Buiten said, “likewise will some next-generation technology solutions not be produced by us.”

The Stamford Innovation Center is renting most of the old Town Hall from the city. The Connecticut Department of Economic and Community Development provided a half-million-dollar loan to turn the building into modern office space.

In 2008 the city began renovating the Town Hall, with the hope of finding a tenant. It spent $16 million enlarging the space and making it handicapped-accessible. Patty Meagher, a founder of the Innovation Center, remembers the time she and the others involved with the project first considered leasing the building as the work was completed in 2010. “Remember the line from that movie, ‘You had me at hello’? That was the initial reaction,” she said when they first saw the limestone facade, iron-railed staircase, terrazzo floors and brilliant murals on the walls of several rooms.

The location was also an asset, she said, in the shadow of Stamford Town Center mall, steps from the city’s library, theater, shopping and dining districts. There are no restrictions on the kinds of ideas that will be considered for the center, so long as the directors believe there is potential for turning them into successful businesses. A few start-ups are already working in the building on projects as varied as a GPS-enabled community news site and the use of cloned immune cells for medicine.

As fledgling businesses develop, tenants will be introduced to venture capitalists, many of whom live or work in the area, Ms. Meagher said. The investors and entrepreneurs, she said, “will be meeting each other, interacting, and that’s how these companies could very well get funded.”

Business incubators are very of-the-moment across the country. In Chandler, Ariz., the City Council financed a biotechnology-themed center, while a center in Portland, Ore., focuses on sustainability. Nearly three-quarters of these enterprises are sponsored by economic development agencies, governments or academic institutions, according to the National Business Incubation Association. The Stamford Innovation Center is among the 25 percent that are private, with aspirations to become profitable businesses based on rents charged to tenants and educational programs offered to the public.

Over the last five years there have been 150 incubation centers opened nationwide, the association said. While no studies cite the recession as motivating that growth, Linda Knopp, the group’s research and policy director, said she believed the economy played a role. “More communities at least start considering the business incubation concept during economic downturns,” she said, “as they’re looking for ways to stimulate economic growth and create jobs.”

Certainly that is the goal in Stamford, with a population of 122,643, which has an unemployment rate of 7.1 percent, lower than the state and the nation as a whole, but which has lost jobs in the financial and manufacturing sectors and has had an increase in office vacancies. One quarter of the city’s 13 million feet of business space is unoccupied, said Laure Aubuchon, the director of the Stamford Office of Economic Development.

“We are a victim of our own success, because we keep building space,” Ms. Aubuchon said. But she said the upside is that when the entrepreneurs are ready to start their businesses they will be able to find affordable rents in Stamford.

Sikorsky has set a goal of incubating at least two viable companies a year. Barry Schwimmer, a founder of the Innovation Center who is managing the opening, said Sikorsky was setting an example that he hoped other large companies would follow.

“It is a fairly unique model,” he said, adding that such communication between large, established businesses and small, untested ones was “virtually unheard-of.”

What is developed here will most likely have wider applications, Mr. Van Buiten of Sikorsky said. He offered the example of paint that changes color on a military helicopter, which could also be sold to the automobile industry. “We’d be willing to spend a lot of money,” he said of a product like that. “But think of how that would appeal to teenagers if a car company could offer that kind of paint on a Scion at $1,500.”

By Stephanie Clifford
via nytimes.com


Gardens at the Galleria mall in Cleveland, which has branched out from standard retail fare in hopes of attracting visitors. Photo: David Maxwell for The New York Times

Cleveland’s Galleria at Erieview, like many malls across the country, is suffering. Closed on weekends because there are so few visitors, it is down to eight retail stores, eight food-court vendors and a couple of businesses like the local bar association.

So part of the glass-covered mall is being converted into a vegetable garden.

“I look at it as space, I don’t look at it as retail,” said Vicky Poole, a Galleria executive. “You can’t anymore.”

Malls, over the last 50 years, have gone from the community center in some cities to a relic of the way people once wanted to shop. While malls have faced problems in the past, the Internet is now pulling even more sales away from them. And as retailers crawl out of the worst recession since the advent of malls, many are realizing they are overbuilt and are closing locations at a fast clip.

The result is near-record vacancy rates at malls of all kinds, both the big enclosed ones and the sprawling strips. Sears Holdings is closing up to 120 stores, Gap Inc. 200 stores and Talbots 110. Abercrombie & Fitch closed 50 stores last year, Hot Topic, almost the same number. Chains that have filed for bankruptcy in recent years, like Blockbuster, Anchor Blue, Circuit City and Borders, have left hundreds of stores lying vacant in malls across the country.

Most cities, looking at shrinking budgets, cannot afford to subsidize or knock down ailing malls, and healthy retailers that are expanding — like H&M and Nordstrom Rack — generally will not open at depressed locations. So, as though they were upholstering polyester chairs from the 1960s with Martha Stewart fabric, urban planners and community activists are trying to spruce up and rethink the uses of many of the artifacts.

Schools, medical clinics, call centers, government offices and even churches are now standard tenants in malls. By hanging a curtain to hide the food court, the Galleria in Cleveland, which opened in 1987 with about 70 retailers and restaurants, rents space for weddings and other events. Other malls have added aquariums, casinos and car showrooms.

Designers in Buffalo have proposed stripping down a mall to its foundation and reinventing it as housing, while an aspiring architect in Detroit has proposed turning a mall’s parking lot there into a community farm. Columbus, Ohio, arguing that it was too expensive to maintain an empty mall on prime real estate, dismantled its City Center mall and replaced it with a park.

Even at many malls that continue to thrive, developers are redesigning them as town squares — adding elements like dog parks and putting greens, creating street grids that go through the malls, and restoring natural elements like creeks that were originally paved over.

“Basically they’re building the downtowns that the suburbs never had,” along with reworking abandoned urban malls for nonshopping uses, said Ellen Dunham-Jones, a professor at the College of Architecture at the Georgia Institute of Technology.

The efforts reflect a shift in how Americans want to shop today: rather than going to big, overwhelming malls, many prefer places where stores can be entered from the street, featuring restaurants, entertainment and other Main Street mainstays. Also, as commuters in urban areas shift to public transportation, the giant parking lots are no longer needed.

The Simon Property Group, a large mall operator, is remodeling 15 to 20 malls a year, said its chief operating officer, Richard Sokolov. It is adding amenities like electric-car charging stations and stadium-seating theaters, and scheduling 20,000 events a year, like cooking demonstrations. Malls today have to “provide a unique set of shopping, dining and entertainment experiences,” Mr. Sokolov said.

Westfield, another large operator, has added dog runs and ice rinks, and, in Toledo, Ohio, the Wait Room, a lounge where customers can drink a beer and check their e-mail “while their significant other shops,” said Katy Dickey, a Westfield spokeswoman, in an e-mail.

While some malls can afford to change with the times, many cannot, and over all, there are too many malls today, urban planners say. The vacancy rate at shopping centers and strip malls was 11 percent in the last quarter of 2011, the highest level since 1991, according to the research firm Reis. Larger regional malls fared better, with a vacancy rate of 9.2 percent.

There are about 108,000 shopping centers in America, according to a 2009 survey by the International Council of Shopping Centers. Just a few years ago, developers competed to build malls, betting that continued growth would support them, but the recession threw those plans off course.

A new enclosed mall has not opened in the United States since 2006, according to Professor Dunham-Jones, and many ambitious projects, like New Jersey’s Xanadu just west of Manhattan, have lain half-finished for years.

“In the aggregate, we have more than we need at this point, and it can have a blighting influence on communities,” said Patrick Phillips, chief executive of the Urban Land Institute. “You see that all over the country, these endless commercial strips that are completely underutilized.”

That is leading to a variety of creative solutions that “would help make ’60s and ’70s suburbia a bit more sustainable,” said Rob Shields, director of the City-Region Studies Center at the University of Alberta, which held a design competition over the last several months that attracted the Detroit and Buffalo proposals.

But putting the theory into practice is requiring unusual city-developer liaisons. Mall owners often need regulatory clearance or financing help from a city to make major changes, and cities can sometimes seize malls that they believe are a hindrance to economic development. And malls were usually built at busy intersections with good access to public transportation — a combination that still works, even if the mall itself doesn’t.

In Seattle, city planners are looking at reworking a still-thriving mall as a focus point for more development.

“We’re at this interesting moment, because in cities, land is very scarce,” said Marshall Foster, city planning director for Seattle, which is trying to make Northgate Mall, a popular mall built in 1950, a center for urban life. “We can’t afford to overlook these opportunities any longer.”

The city is adding transit and trying to increase jobs and living space there. It has restored a creek originally covered by a parking lot, and is pushing the mall owner and retailers to add a street-grid layout and remodel stores so they are accessible from the street.

Cleveland, too, has given over some plots of land to the greenhouse effort at the Galleria mall.

The shift to gardening began with the carts that used to sell jewelry or candles, where Ms. Poole, the director of marketing events, had herbs planted in the disused retail carts inside the mall. She learned how quickly aphids proliferate indoors (solution: release 1,500 ladybugs into the mall).

The garden now produces lettuce, strawberries, basil and other crops, which are sold to visitors and used for the mall’s catering business. An unexpected benefit has been an influx of visitors, which has prompted related retailers to open in the mall, like a company that sells rainwater collection barrels.

“This has been sustaining us throughout these hard years, but now we’re looking at the potential of turning things around,” said Ms. Poole while preparing kale and spinach seeds for spring planting.

August 30, 2011 from WAMU

The Walter Reed Army Medical Center has a storied past. It has been the country’s leading Army hospital for more than 100 years, sitting on a complex that includes a Civil War battlefield. There was a time when 16,000 patients a year sought treatment for wounds of war or illness.

By the end of August, all of the patients and doctors will have left, moved to Bethesda and Fort Belvoir as the Army consolidates its bases. But as one era closes, another opens: Washington, D.C., may be left with nearly 70 acres of prime real estate.

Neighborhood Businesses Face Change
Just after the midday rush at Ledo’s Pizza on Georgia Avenue in Northwest D.C., Tim and Kelly Shuy sit down at a table.

“We get a lot of military families, people who are visiting, folks who are in the hospital. We get a lot of contractors,” Kelly says.

Their pizzeria is across the street from the sprawling Walter Reed campus. Lush with trees and a hilly landscape, the campus includes several iconic 100-year-old buildings with red tile roofs where patients, their families and staff were able to wander and just look out on the rest of the neighborhood from a distance.

Many in the neighborhood call the medical center a fortress. But for the Shuys, it was a mainstay. Doctors and patients alike have supported their business for years.

“Some of them come in uniforms. We have patients who come in who haven’t been out of Walter Reed,” Kelly says. “I’ve had dozens of people tell me this is their first meal out of the hospital.”

But those days are just about over.

“We’ve been saying goodbye to people for a long time. We say goodbye to people every day,” Kelly Shuy said. “But it’s horrible — we’ve had tears over saying goodbye to people who are regulars.”

Of course the Shuys are losing more than just familiar faces.

“As far as the business goes, obviously it’s a huge hit for us,” Kelly says. As Walter Reed closes down, it leaves behind questions. What is going to take its place? There is no shortage of opinion among interested residents:

“We are looking for quality space for our students,” says Christine Encinas.

“We’d like to use part of it to develop affordable family housing,” says Troy Swanda.

“We’d like to see a bit of parkland right along here,” says Ellen McBarnett. “Many of the neighbors have been talking about dog-walk parks or places for children to play.”

City Eyes Retail Development
And that’s just the beginning. The State Department will take a chunk of Walter Reed’s 113 acres, possibly for embassies. But that leaves almost 70 acres for D.C. In a city where a quarter of the land is owned by the federal government, demand for land is high.

“This is a uniquely vocal community, let me just put it that way,” says Victor Hoskins, deputy mayor of Planning and Economic Development. He co-chairs the committee that is going to figure out just what the District of Columbia is going to do with all of this land.

“Actually, the interest we’ve gotten from a number of retailers already has been, really, quite astounding. What’s going to happen is when that fence comes down [and] we develop the retail along there, it will become a place to go,” Hoskins says. “And there’s a chance now to revive a Main Street, which is Georgia Avenue, which has for years been suffering from decay.”

D.C.’s government has a major interest, as well. For 100 years, this property has been federal and untaxable. The city estimates it could get $20 million a year in tax revenue. And the people who worked at Walter Reed mostly drove in and drove out, not spending as much in the neighborhood as destination consumers might. Plus, if retail takes off, it might supply local jobs. Of course, that’s assuming the city gets it right.



This satellite image shows how the Walter Reed Campus will be divided between the District of Columbia (purple) and the State Department (yellow). The District’s 67-acre portion includes both the old and new hospital buildings.

Coming Up With A Plan
Faith Wheeler is a neighborhood representative who lives near Walter Reed. Standing about a mile away from the hospital, she points to a block where new development didn’t work out so well.

“Well, I don’t want to see all those for-lease signs; look at that,” she says. “If that happened on Georgia Avenue’s Walter Reed campus, it would be awful, horrible. According to textbook ideas, this is the place where retail ought to be booming. It’s not.”
This is what Wheeler does not want to see: a street that’s a commuter corridor, lined by sterile and vacant office buildings. One thing she does want is some sort of tribute to the place’s history. And that is likely; many of the historic building facades will be kept. But Wheeler’s voice is one of many.

Public Meetings, And Many Rules
“It’s kind of the new realities of urban planning in the 21st century,” says Lisa Benton-Short, a professor of geography at George Washington University who has written about previous base closings. She says the Walter Reed campus will take awhile to sort out.

“I think for much of the 20th century, planners were quite top-down in their planning,” she says. “They told us what we needed in our spaces. Sometimes they were right, and sometimes they weren’t. In the last 25 years or so, the planning profession has really changed. And one of the most important ways it’s changed is to bring in public participation and planning.”

That means public workshops, public forums and many public meetings. Benton-Short says it will be messy. And the military has its rules, as well.

There will have to be services for the homeless, there will have to be organizations that serve the community, such as schools. And there’s an entire bureaucratic process that will probably take two years before a deal is finalized, let alone anything getting built. The U.S. Department of Housing and Urban Development will have to approve the plan, and there will have to be an environmental impact assessment, as well.

“We’re talking 10 years, 15 years before these visions are actually transformed into reality,” Benton-Short says.

That only heightens the fear of area businesses who will have to wait that long. There’s also radioactive waste from X-ray machines and cancer treatments that needs cleaning up. And there’s asbestos to be removed. That’s all possible — but it will take time. It’s also one reason that the amount D.C. will have to pay the Army for the land hasn’t been nailed down yet. But when all is said and done, one thing everyone agrees on is that the site holds real potential.

A Positive Legacy
“This is something that I hope will be a positive,” says Ethelbert Dawson, 77, who attended Walter Reed’s official closing ceremony last month. He lives around the corner, and for 25 years, he worked at Walter Reed as a research chemist.

“When I was here, I never thought that this day would ever come. We used to call it Walter Wonderful, because that’s what it was.”

He says he can’t really predict what this new space will mean for Washington, D.C.

“But for Walter Reed and all of the positiveness that hospital has given this community,” Dawson says, “I don’t know if they can ever reduplicate that.”

All eyes are on this space, to see whether the disappearance of a 100-year-old place of healing will usher in an urban rebirth — or leave a scar.

IN LATE 1976, Pink Floyd arranged to have a pig-shaped helium balloon the size of a double-decker bus raised above the hulking Battersea Power Station on the Thames in London for a photo shoot. The balloon escaped its tether and the pig floated away, eventually landing in a distant pasture and badly frightening some cows. But the image of pig and brooding power plant was committed to film, and later graced the cover of the group’s album Animals.

So when talk of demolishing the station arose in 2005 (it hadn’t been running since 1983), Pink Floyd fans rushed to the barricades. “You don’t dare to touch my chimneys,” one declared on a fan site. Demolition would be “an act of vandalism,” wrote another. “Every effort should be made to save Battersea.”

The monumental structure, designed by Sir Giles Gilbert Scott and built in stages beginning in 1929, is now safe from the wrecking ball. After more than a quarter-century of debate, London’s mayor signed off on a plan late last year that puts the iconic brick structure and its smokestacks at the center of a development of mid-rise apartments, offices, and entertainment venues. The project encompasses almost 40 acres and will cost nearly $9 billion.

Across the Atlantic, in Brooklyn, another monumental project on a former industrial site is also finally moving ahead. The Domino Sugar Refinery in Williamsburg sits on nearly a dozen prime acres facing the East River. It’s long been a sentimental favorite—the 40-foot-high DOMINO SUGAR sign, with its jaunty script, sits like a comic-book dialog balloon over a grim Ashcan School tableau. The sugar factory closed in 2004; shortly afterward, it was acquired by the for-profit arm of a nonprofit seeking to build affordable housing. In 2007, the city landmarked the 1880s-era Romanesque Revival sugar refinery at the heart of the complex, and plans for its redevelopment called for residential towers to flank the old factory, much of which would itself be converted to apartments. Missing from the initial designs? The Domino sign. “It just looks empty, like there is a void,” Dewey Thompson, a member of Brooklyn’s Community Board 1, told a New York newspaper after seeing the designs at a meeting. Back to the drafting table: under revamped plans, a refurbished sign will glow again from atop the remodeled refinery.

The London and New York projects have several things in common. Chief among them: Rafael Viñoly, the Uruguayan-born, Argentinean-raised, New York–based architect famed for soaring steel structures such as the Tokyo International Forum and Seoul’s Samsung Jong-ro Tower. In charge of the master plan in both cases, he is designing new edifices for each site. But something else is worth noting: in both projects, Viñoly and his co-developers are trying to map a route through the hazy and treacherous borderlands that lie between architectural history and public nostalgia.

Viñoly’s studio is located on Vandam Street, in Manhattan, which by pleasing coincidence is the same street where William and Frederick Havemeyer established, circa 1807, the sugar factory that would eventually become Domino. When I spoke with him about the two projects, he radiated a wry detachment, sometimes sounding less like an architect than like an anthropologist trying to plumb complex and obscure rituals—in this case, how large-scale development navigates civic-preservation agendas on both sides of the Atlantic. And I thought I detected some irked undertones, as if he felt that he was working with a committee to design a setting for a jewel, rather than the jewel itself.

Viñoly made clear that he doesn’t think too highly of either gem he’s been handed. He panned the 1880s Domino factory as a pattern-book building, whose design was imported from Germany and is not native to the American industrial tradition. (What’s more, conditions in the factory may not have been worth celebrating. An 1894 story in the New York Tribune noted that the sugar-factory workers “are nearly all thin and stooped and rarely above middle age, it being a well-known fact that men employed in the refineries rarely live to old age.”) Viñoly designed the project to accommodate the factory; had it been torn down, he said, he likely would have arranged the buildings differently, playing off the nearby Williamsburg Bridge.

Although he acknowledged the heroic monumentality of Battersea, he’s slightly mystified by the public affection for the plant—people seem to forget that it is, after all, “a culprit in the history of pollution of the Thames,” and something that has helped destroy the climate. “It’s like preserving Dracula, somehow,” he said.

Cities are living projects, and must be constantly edited, often by an invisible hand—one structure needs to be deleted to make room for another, an early draft of this neighborhood is recast in a newer, tighter form. If nostalgia rules the day, nothing changes, nothing moves forward.

Still, it seems Viñoly may be more ambivalent than he need be about the historic structures on these sites—good arguments can be, and have been, marshaled that these buildings should be preserved for historic rather than sentimental reasons. But he’s right that, in general, nostalgia is gaining too much influence in these debates. “Train stations were done in the 19th century with some glamour,” he said. Now the preservation movement considers factories to be “as important as the Penn Station building, which they are not. But the narrative is the same.” Whether in New York or London, Viñoly lamented, the civic debate about setting preservation standards offers mostly shifting sands on which to try to construct something, before popular sentiment shifts yet again.

By WAYNE CURTIS, The Atlantic