Riddle me this Batman- Why do Londoners get it and Windsorites don’t?
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Exemptions needed to help core prosper
By Paul Berton
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The success of London’s downtown (and yes, it is a success — just ask observers from other cities) is due to the efforts of many organizations, both public and private.
London’s core has the most unique retailers and some of the best restaurateurs in the country.
It has the best architecture, the best heritage,the best streetscapes.It has the best entertainment venues, the biggest festivals,the largest hotels.
Downtown London has big corporations committed to it, and police and social agencies working hard to make it livable. It has people willing to explore it in all its myriad ways. It has the commitment of city council, which has made possible projects such as the John Labatt Centre, Covent Garden Market, the London Convention Centre,the central library …
But the biggest success of downtown London, and the ongoing key to its future, is the growing number of people who choose to call it home, and the developers who are willing to place their bets on this diverse neighbourhood and build places in which people want to live.
Part of the reason they have been willing to do that is because the city agreed, back in 1995, to forgo certain development fees and expectations from investors willing to build downtown.
The result has been a residential building boom in downtown London, with half a dozen or more residential towers being built over the last decade or more, and many other buildings being renovated for residences.
The city estimates that 1,300 units have been built since the new rules were instituted.
Politicians, planners and developers agree that much of that development would not have occurred without the exemptions.
It can be said that the exemptions have cost taxpayers more than $6 million,but it could also be asked what might have occurred had those units not been built. How many businesses would not have opened, or how many would have closed? How much in taxes would the city not have collected without those new residents in our core?
Finally,we are only part of the way there in terms of making downtown a true residential area. We need many more residential buildings and many more people living in the core still, to support such things as a grocery store, which will in turn attract more core dwellers.
It is a fragile circle we cannot afford — yet — to upset.
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Quite a change since I went to university there in the 80’s! In the 80’s it was said of London, that it was twelve malls looking for a city and it was, sprawl was everywhere except downtown. I worked in a pub in the near east end on Dundas street then, and it was let’s say politely had a social economic problem or the bad side of town, not anymore.
London unlike Windsor has always had a strong middle and upper middle educated class than Windsor ever had. Let me explain.
Back in the 1950’s when attending public school here in Windsor, I was told that London was Canada’s richest city because of the number of millionaires that lived there. The city was the base for insurance and finance company’s that had a national presents, Windsor was a city of manual labour with thousands standing the lines of the big three. You always needed an education to get thee good job in London, not so in Windsor.
With accounting and finance being the basic core of London, it was ripe for adapting to the computer revolution, Windsor wasn’t. The computer revolution demanded more education and personal skills in using them for the people of London if they wanted a good job, Windsor’s work force couldn’t find a use for such stupid things. Such education and skills led to adaptation, innovation and creativity demanding an even more educated city. Education brings change! And computer penetration for personal use in Windsor is still well below the national average for a city our size, and combined with the lowest literacy rate of any city in Canada, you see why London is doing what it is doing.
So now Mark, you will understand that is the educated middle class that is leading the redevelopment of downtown London. We in Windsor have a large pseudo middle class, a large class based on false wages for the work done, not on education nor skills, that is why London has grown and is now redefining itself, Windsor is still hoping for a silver bullet.
I also think you are right when you say that London city council did think it through in 1995, when London was sprawling to the horizon more so than Windsor. It appears that London is a thinking city and has the city council to do it. Windsor is still building big box stores and widening roads to nowhere! And for those that don’t know it, the University of Windsor is closer to the downtown of Windsor than the University of Western Ontario is to the downtown of London but yet the community between the UWO and downtown London has seen a middle class influx and development, something that is not on the drawing boards of this city or developers. And I have always wondered about that.
Urbanrat, an interesting contention, so true. In this city you have 4, 5, 6 generations of people who think that simply graduating highschool is the epitome of educational success. Besides, for a long time you didnt even need your hs diploma to get a high paying job in this city, you could go to work at 16 for the big three.
So, the dream, the sickness spread through the minds and cultural memories of the populace. Now we are seeing an end to this easy, simple life and I think Windsor will be better off for it.
I graduated from UWO as well and back then, downtown sucked. They made their share of mistakes as well. The Galleria was a complete failure.
Not that I reject what your saying, But if education is the determining factor, why would our University’s board of governers choose to reject being part of our downtowns revitalization. I’m not simply talking about the engineering campus, we’re talking about every program. Why not locate their film department downtown, law school next to the courts? what about simply finding more creative partnerships. I realize the businesses are not participating but this cries out for University Leadership.
Secondly, the majority of Windsorites who are educated have rejected London’s course of action. With only a few examples, hasn’t virtually every councillor sincen 1995 been university educated?
The vast majority of university educated residents of WIndsor, especially those in the business sector are not calling for these types of changes so I’m still not sure if having more of them would help.
As another example. Take Dr. Alfie Morgan, someone that the Mayor respects. Someone who lead the small business task force. Did you ever hear him speak on behalf of protecting local independant businesses?
That small business task force completely ignored the issues brought forward in the recent plannning study saying windsor is over retailed and that additional rezoning of commercial would lead to further disintigration of our local independant businesses which is part of our culture. That small business task force ignored the fact that shrinking core population is also hurting local independant businesses. He was the chair, he could have put it on the agenda for discussion.
But yet no one will press him on these questions, even if he responded that he didn’t agree with my assertions, at least Windsor would a desperately needed debate.
Protecting our main streets. Advocating for incentives like the one mentioned in this article?
If people like him spoke out, the optimist in me believes that Windsorites would listen. The majority of the educated in Windsor either remain silent or they actually don’t know better.
What about Dennis DeRosiers. Here’s a man I respect, but he blamed the lack of progress on the Engineering campus on the mayors offer of a downtown location. Thats retarded. I helped to bring down Rick Haldenby to show how a downtown location could
1. help with fundraising,
2, attracting more students
3. giving graduates a more prestigous and higher percentage job placement.
ALl this while becoming an critical part of downtown revitalization.
In response Dennis said that it was wrong to even have the debate?????
Doesn’t sound like higher education to me. We also have to recognize that the students, themselves also didn’t accept the benefits and also opposed a downtown location.
Now the entire debate should not be around a downtown campus but it is an example of our supposedly higher educated populace failing us.
One of the reasons Windsor is the way it is, especially the taxpayer, is because of little education beyond high school. Critical thinking in this city is severly lacking because people didn’t need to think to have good paying jobs (that is not to say that working on a line is easy) and unions could (still do somewhat) tell people what they needed to know.
Another reason is that Windsor (both city and university) has done a horrendous job in retaining those who graduate. So many young, bright minds have left for greener pastures while Windsor tries to hold on to a vanishing past (tell me what Windsor has done to change this course? Lots of talk with little action thus far).
London on the other hand has not had to rely on so much line work. Also because of the health industry there (utilizing the UWO) students stay to raise families and have careers. In Windsor we have not been able to create more career oriented paths, yet.
One thing that I believe is overlooked is that Windsor has a very low cost of living. With this low cost comes some issues. Mainly that cheap housing equates to low cost ownership. Windsor has a majority of rental units (both house and apartment) that is owned by people living outside of the city. This is a very easy way for people to make money without investing in their properties. If you don’t agree, let’s take a look at the UofW surrounding neighbourhoods. These communities would be sought after in most cities and refurbished, a real place where people would want to live. Today it is easy money with little investments. Take a large home and divide it into 8 rooms.
With UofW having a very high immigrant population from 2nd world countries, these new students have luxuries they wouldn’t have even in their former places whereas local or out of city residents shake their heads in disbelief at these newly created rooming houses. Thus, the flight of local residents starts to begin.
I have stated many times before if Windsor really wants to make changes they MUST invest in quality of life issues to get people to want to stay and to attract new residents. However paying lip service, as we have seen, doesn’t equate to much. Our so-called “world class waterfront” is a great park but is it really world class? Take a look at other parks in other cities and you will see what I mean. Tire tracks and mud along an asphalt pathway would NEVER be seen in other cities with their #1 park.
Where is our small businesss task force to bring new small business to Windsor?
As for the UofW not coming down. Truly would you want to work with city hall knowing the headaches they create? If they are going to complain about a $1.6 billion investment and another $300 millin provincial investment, imagine the headache of trying to fit a building in a foot print it wasn’t going to fit with people who have been obstructionists from day one. Why not work with the UofW now if the univeristy is that important (which it is)?
Quality of life and investments in our neighbourhoods will be the best place to start. Not only will it show the city really does care and understand what people want but it will be the start for people to start ot have pride not only in their own neighbourhoods but in the city of Windsor as well. We (both residents and city hall) just need stop talking about and to get it going!
Mark, did you see this story in the Windsor star about the Ottawa market. Adriano has mentioned how the old bus depot is perfect for a public market. The idea of a public market along with turning the downtown core into a pedestrian only area should really be studied.
Curbing traffic key to Market future-http://www.canada.com/ottawacitizen/features/bywardmarket/story.html?id=a31a01c1-045a-4f02-b9a6-11beb29c9fe7
I love the market area in Ottawa and often wonder why we don’t do this in Windsor. If it is people we want to attract to the core why not cluster and vary the destinations? Why not make it friendlier for them to walk around and explore?
byward market-
http://www.byward-market.com/en/index.htm
The market would work better if the city had a long term plan to increase residents in the core. If you can’t sell the local vendors on the current demographics then we need to at least prove to them they’d be getting in on the ground floor of a growing customer base
Its a catch-22 the reason we don’t have that type of vendor is the lack of residents and the reason we have a lack of residents is they desire that type of amenity.
A market housing study such as the one recommended by planning would end this forever. We could get quantitative evidence of what we need to attract residents and then provide it
I guess I’m asking: why don’t we in the city core follow a focus strategy? Analyze our strengths, identify profitable market niches, tailor our product to meet those needs, and deliver the desired satisfaction.
I suspect a pedestrian centric focus strategy is what we need to follow.
Walkable streets, wonderful main streets, some great public spaces and good public transit are our strengths compared to the car craziness that surrounds us.
Some long-term trends that favour this strategy include: re-urbanization, active aging, and an overall move to more sustainable living.
So, is the market niche large enough to warrant a focus strategy? With Detroit, South Windsor, Tecumseh, and LaSalle all around us, I suspect it is. What do you think?
If it is, how do we best tailor our downtown product to meet that need? More public pedestrian space? Public transit? Restricting car use? Attracting jobs? Attracting residents? What is the best sequence of events to follow?
The DRA is looking into the old bus station as a new LOCAL farmer’s market for downtown. However, it has been delayed until the WSO completes their feasability study of the Amouries because they want that land for…wait for it…..a surface parking lot.
The DRA is also looking into doing a demographic study of the downtown area in order to try and get new businesses to locate there by showing exactly how much purchasing power the downtown really has; the age demographics (surprising that the downtown is not full of 19 year old part kids as they mostly come in from the ‘burbs and the USA); owner vs rental….Once this study is complete they will have the necessary tools to find the niche businesses that want to be a part of a new and exciting downtown. This is something the city should have done but at least someone or group is going to do it.
Great stuff ME, tell me more about the DRA. How could I join.
ME…
WindsorEats would love to provide a helping hand in getting a farmers market located at the old bus depot. Please provide me with more information if you could. You know here the email to reach me at.
the DRA should be vocal in the fact that a surface lot is definitely not wanted/desirable, especially with aparking garage less thana block away. The market would do much more in attracting visitors to the WSO at the Armouries than a surface lot would.
Stand firm and be vocal!
Downtown market is a great initiative, what we first need is a residents association to resoundingly quell any opposition to the comments of the nature that public incentives or seed money is not anti business to the ottawa st. market.
the bus station is singularly a great site as its parking lot would allow farmers to sell right off of their trucks which is one of the main comments that were received during the small downtown market run
Edwin, I always like your input and energy. Our market is the right size its just that we have to be realistic about our expectations. There’s nothing stopping convenience stores in downtown to set up fruits, vegetable and flower stands on sidewalks that permit like they do in Toronto and every other city.
Personally what I’d like to see is a specialty wine store that sells only products made in essex county but from what I understand its not allowed by the province. Put it right in the Mikhail’s bldg next to starbucks, or at terrace 285 or even in the store front next to pizza 977-1111 You just wish that issue could be overcome
Convenience stores downtown setting up fruit, vegetable and flower stands on sidewalks that would be great. It would be a sign of life coming back to our streets.
A quick business case for a public market in the core is an easy one to make.
The market: large asian and mid-east population near by (a source of both shoppers and vendors), nearby agricultural region, large student population, transient population both visitors and works at downtown offices, and an urban population under served by retailers in the core.
The costs: small fixed costs, marketing being the biggest cost (could partner with other groups with similar goals like city, dwbia, community groups etc.)
Competition: East market Detroit (custom restrictions limit the reach of this market to Canadians).
Mark, LCBO is modernizing stores all across the province and has some wonderful urban designs. The university west store is a dump (windowless and more like what you might find across the river). Why don’t we lobby for new downtown LCBO store? Building a showcase urban LCBO downtown store could allow the province to take advantage of its investment in the casino.
Edwin Padilla, the DRA are still trying to get a website up and running and we will be having another community event in early spring. Being a member is paying a small yearly fee (to pay for incidentals like mailings, phone, electricity…the basics, no one is paid all money goes towards the residents in downtown) approx. $20/family. You get to vote on all matters pertaining to the DRA and you get to vote on the board of directors. There is even a small newsletter going to the residents in the core.
I will post a phone number for you once I get home.
Mark,
That is exactly what the market would like to do and to also use the existing canopy as well.
Adriano,
I am not on that committee but I will get you as much info as possible or have them contact you.
This will in no way impact Market Square as this is for the downtown locals focusing on walking traffic instead of car traffic.
I love the re-use of the old bus depot as an open market space. Markets have been natural gathering points for people for thousands of years, and it would really add a ton of much needed character downtown : )
Now THATS what I’m talking about, y’all
In case anyone is wondering, this was the idea mentioned back in October 2007:
https://scaledown.ca/2007/10/27/welcome-to-the-urban-design-idea-factory/
A, you should redo that photo using your new-and-improved visual arts skills!
I’ll try my best. Don’t know when I can get to it, but, I’ll send it to you as soon as I do. Things are insanely busy right now.
Here is another story in the series on Ottawa’s byward market.
Bridges in colliding worlds
http://www.canada.com/ottawacitizen/features/bywardmarket/story.html?id=cf8e1340-f5a5-43e1-a6d7-573c25c7d5c0
And another.
Born on beer, growing up on champagne
http://www.canada.com/ottawacitizen/features/bywardmarket/story.html?id=77034722-87f5-4332-88a3-67bbac37a5ce