Shrink to Survive? Rust Belt City Downsizes
Proposal to Bulldoze Vacant Homes in Flint, Mich., Faces Pushback as city plans to demolish 6,000 homes

By JOHN DONVAN and MARY MARSH, ABC News (Nightline), 10/28/2009
http://abcnews.go.com/Nightline/Business/shrink-survive-rust-belt-city-bulldozes-vacant-homes/story?id=8936668

Three homes, 824 Stockdale Street, 4034 Trumbull Avenue and 1538 Garland Street are all located in Flint, Mich., and all share the same fate.

In an act of residential triage, Genesee County, which includes Flint, has been knocking down the city's vacant homes at an astounding rate -- often up to four a day. [HOT: We comment on this strategy below. Watch video.]

"We'll collapse this [house] down onto the ground in about 15 minutes, 20 minutes," said Kevin Muma, a foreman on the wrecking team. "It doesn't take long at all."

Flint, a blue-collar city in the Rust Belt, was once home to several thriving General Motors plants that helped build a strong work force here. But as the automaker declined and cut tens of thousands of jobs, Flint residents started leaving too; the city's population has fallen to 115,000 from its peak of nearly 200,000 in the 1960s.

While many left the city in search of jobs, Dan Kildee, 51, a Flint native and now Genesee County treasurer, stayed put. He spoke to "Nightline" from Jane Avenue on the city's north side.

"I walked up and down this street from the time I was a year old until my grandmother died," he said.

Out of the 25 houses that stood on this street in Kildee's youth, only one looks occupied. There are about 10,000 vacant homes in Flint -- some of which were built more than 80 years ago.

To push his hometown out of a housing glut, Kildee proposed a radical idea: demolishing 6,000 abandoned homes in Flint. "We've lost 84,000 people. They didn't take their houses with them," he said.

Kildee thinks the cure to Flint's survival is shrinking it: "Get rid of these houses, get them out of competition," he said.

Not all neighborhoods in Flint are flailing. But Kildee says home values in the more stable neighborhoods have been undermined by the abundance of "Do Not Resuscitate" homes.

"...I can't avoid the reality that this house, despite its history is ruining other stories," he said. "Two blocks over, there's somebody trying to have a life and their condition is affected by this thing sitting here."

A local resident named James we also met on Jane Avenue agreed, saying if a bulldozer showed up and demolished every other house on his block, "he'd help."

"The truth of the matter is, his house would improve in value immediately, if all these houses got torn down," Kildee explained.

But what would come in the place of all the vacant homes? Let it be something else ... something green, Kildee said.

"It can maybe [be] a productive part of this larger area as open land. Or a forest of trees or a great big urban agricultural enterprise," he said.

But bulldozing areas in Flint to make way for "green space" has sparked a firestorm of criticism from the left and right. Conservative radio talk show host Rush Limbaugh weighed in on the issue, alluding to the strategy as un-American.

"They want to bulldoze 40 percent of Flint because apparently 40 percent of the town has homes that are boarded up, foreclosed on, and so forth," Rush Limbaugh said on his June 15 radio show. "So they want to bulldoze it and turn that land over to nature and -- and downsize the city. ... Did you ever think you would hear anything like this in the United States of America?"


But over the next couple of days, Limbaugh not only changed his mind but wondered if the city ought to go even further: "If you're going to bulldoze 40 percent of Flint and bulldozing 40 percent of Flint will not cause people to return and have it grow, why not bulldoze it all?" Limbaugh argued. "We tried propping them up with urban renewal, and it didn't work. ... We kept pumping money in there, kept pumping welfare, food stamps, all these things because we loved them and cared for them, but the proof, the proof that a government can't revive anything is Flint, Michigan."

Flint is not the only city suffering from population loss that's adopted this approach. Youngstown, Ohio, which was hit hard by the demise of the steel industry, outlined a plan to restructure the city to fit its current size.

Limbaugh's comments struck a nerve on the public's perception of bulldozing Flint: This is America. We grow. We don't shrink.

Dayne Walling, the mayor of Flint, hopes to reframe the discussion about Flint. In his attempt to match the city's housing to its smaller population, he emphasizes new home construction on bigger lots.

"Shrinking is a temporary phase," he said, "I don't want it to become a state of mind for this community."

By downsizing Flint, Kildee doesn't want to push people out. In fact, he says he'd like to pay people to relocate to create denser neighborhoods, but there's no money for that in the budget.

"It's not surrender, it's really isn't surrender," Kildee said.

But it is a kind of vanishing act, as the house at 1711 Donald Street, which stood here for decades, disappeared in less than half an hour.

READER COMMENTS:

HomeownersofTexas: This seems like a good idea and has prompted a good discussion, but some important issues have not been raised. One is that good policy must weigh private rights versus public good. There was no discussion of who owned the properties and if or how they were compensated. But on one hand, we know that vacant homes invite vandalism and crime and can send entire neighborhoods into an economic decline. This is a Public Good issue since it affects the value of other homes and the city tax base that funds education and other public services. Removing blight often justifies the Eminent Domain confiscation of property, but the process must be fair and the owner justly compensated. Flint should be careful not to allow this to go so far as to abuse individual homeowners, where people are forced out of their homes (or off of their farms) to make way for progress (i.e. to make others wealthy). The map of Flint shows red properties sprinkled randomly across the city, suggesting that there is no ulterior motive, but developers and cities elsewhere have been known to declare one or two homes as eye-sores and then use that as an excuse to clear entire areas for shopping centers or other commercial development. They’ve argued that the practice contributes more to the tax base, and the US Supreme Court (in Kelo vs. City of New London) has allowed that. So, Texas is proposing a change to its Constitution (proposition 11) to define the term “public use” and clarify rules for eminent domain. See http://www.homeownersoftexas.org/Proposed-Constitutional-Amendments.html .

FlintTownUSA: Living in Flint, MI every day, I can tell you that it is not the place for happy family and the so-called "American Dream". I live in a nicer area of Flint's west side and I still see the blight and decline left over from GM's wake. Each day I drive past abandoned homes and the trash and the shady characters walking the streets. It really is depressing! I have been a long-time advocate of Flint and have lived here for four years now but am looking to move out of the city, although downtown development is flourishing lately. The crime and dangers are too overwhelming for city police to handle and too much for a young person looking to raise a family one day. I have contacted local authorities a couple of times for minor crimes that I have noticed or had happen to me, but to no avail. They simply laugh at you when you ask for them to fingerprint to find out who the culprit is! That is so discouraging. While all of the old houses are enormous and were, no doubt, once beautiful, I think it is a good thing to look at extreme measures to drastically change the city. I have seen neighborhoods that were once "safer" to live in go into decline more recently and this scenario seems to be spreading. The residents of Flint with bad intentions outweigh the residents with good intentions it seems. I honestly feel out numbered! As a resident with an entire household of employed people, I know that we are a vast minority here in the city. Go Kildee for making a new name for Flint and being a leader in this initiative!! The rest of the USA could take note of what is happening here (and in other states and cities too) and downsize as well. This is a time for being environmentally friendly and reducing waste, why not start here in my city?

ANON66: I can understand tearing down a small percentage of the houses that are in horrible shape - rotten, falling apart, etc. However, I think it's a mistake to destroy homes that could be restored without too much work. After all, a lot of work goes into making a new home.

formerlyfromMICH: This is not the first time Flint has done this. Back in the 1980's there was a section of houses not too far from Buick plant 5 that were in really bad shape - and people were still living in them. One day they were gone - the houses and the people. All that was left was streets and curbs. Last time I went through there you could still see where the houses used to be. I don't recall there being a big fuss about that. And what's with Rush Limbaugh? Wouldn't he be better of talking about something he actually knows something about? Has he ever lived in Flint? Has he ever even been to Flint? Shoot, the rest of the country forgot Michigan long ago. Good for Flint for trying something different. And I agree with a previous poster - Detroit ought to try the same thing. And not just on houses.

albe a horses petootie: Why not consider people who may want houses, retirees or poor people, not all can be housed at present. Criminals and felons exempted. Retirees aren't all florida or Arizona bound. Entitlements from the feds may pay tax local and utilities etc. , also buying food at markets where some people may be employed. Free industrial land may attract say Nissan Or Mitsibushi. The houses are an asset to be sure. Have any other cities had a track record of this elimination of housing to show a benefit, well I think you checked this out.

albe a horses petootie: Why can't the homes be occupied by people who need housing the disabled or retirees, or the very poor. Criminals not allowed felons nixed. Not all retirees have enough to go florida or arizona. Not all people want to leave four season environment . Many poor persons aren't criminals , federal entitlements may allow for some to pay tax to the municpality, heat etc. and spend at local markets ,which employ people. Creating a local economy is what Flint must do.Perhaps free industrial land attracting say Nissan or MITSIbushi.

Georgeneq: Bravo Flint for taking action by removing all those abandoned homes. This will give hope for a better tomorrow to all those Flint residents who what a better future for their city. There is nothing worse than to have to see all that decay on a daily basis.......memories of times that we all want to put behind us.

christopher: Why can't we knock down camden?

LisaKayWolfe: Just saw the program, and I think it is a great idea to take out all the 'eyesores' in those deteriorating neighborhoods. Who currently living there would even feel safe wondering if there is some crackhead in the abandoned house next door? Tear them down and rebuild new homes as the city hopefully comes back to life... God Bless you people in Flint.

Christinewashere34: Limbaugh is ignorant. Until he has lived here, lost his job, lost almost everything he has ever worked for, he needs to stay quite! He has no idea what its like here! He has no right to speak the words he has. im sure he's living it up in his posh home as we speak. It makes me very angry that he can be such a critic on a plan that could better a city! It's about time someone stood up and at least tried to make it better. Those homes are nothing but an eye soar as well as unsafe for any children to be around! It brings in nothing but crime such as drugs, prostitution, rats. I could go on and on. I think Flint has a brilliant idea in knocking them down! I think Detroit needs to step up just as Flint is. I live in Detroit and recently was laid off from a long time position. I have a family and I have downsized much of my life to keep food on the table, gas in the car, etc. So why cant a city do the same thing?? I applaud Flint for at least trying to make something better come of it!!!

rr1155: I think this is a great idea and one that should be implemented throughout the USA. We need to clean up our mess and come to the realization that many of our jobs and opportunities have gone offshore. Just take a look at the items you purchase everyday that are made in China and the jobs that they used to represent for the US and its people. Limbaugh and the other "noise" makers seem to be more out of touch with real day to day life than ever before and are quickly becoming irrelevant. Good idea and good luck Flint.

RobertFromFlint: i think that its all stupid. i feel that this guy is tryin to run us ALL out of our city that we love.

Christinewashere34: Limbaugh has NO right to even have an opinion. Until you live here in Michigan, you will have no idea what it's like. Rush Limbaugh is compIetely out of line! Im sure he's livin' it up as we speak. Maybe it's time he come live the hard life! I live in the Detroit area, I recently was laid off. I have a family. I have made it my JOB to find a JOB! Just like half the state, I am suffering. I think Flint has a brilliant idea. These homes are vacant which brings in drugs, prostitution, rats, crime and unsafe environments for our children, period. I think Detroit needs to look into this. Yes, you can downsize. We ALL have had to downsize our lives to keep food on the table, gas in the car, etc. People are not moving into these nasty eye soars anyway, whats the point in keeping them there? So many people are sitting on their hands right now. I think it's time for the people that have the money and time to step up and take over, such as Flint has. There's nothing wrong with trying to make something better! Detroit needs to step up and take note! Chrissy

bvandalf: Who owns the properties that are being cleared of houses ? Could they be rented for a small token by neighbors for gardens ?

lindsaycarpenter80: Flint is trying and working so hard to bring back its downtown, the areas around the University's are quite nice. There are food desserts in the city - the destitute cannot get healthy, nourishing food. The land can be a part of the city's infrastructure. The empty houses bring so much crime to areas, that knocking them down can be beneficial. Bulldoze it all? The city has been hampered for years for a recession no one saw. Now that everyone else is in our shoes, they want to hold us up as the poster child. And then Rush Limbaugh wants to degrade a town and its people -- that is unpatriotic.

14ghz: "This is America. We grow. We don't shrink. " But not every city grows all the time. Its an ebb and flow. Towns have gone from boom to bust all throughout our history. Whether its gold out west of steel mills out east, towns have risen as the population moved with the work. The cities that are growing now are "intellectual" centers.

biniszkiewicz: We're employing the same strategy in Buffalo, for the same reasons. Much of the century old housing stock is poor quality, telescoping modest frame homes built on wood foundations. They are too tightly packed for privacy and today's expectations of personal space. They often don't feature driveways. They'd cost a fortune to rehab and the end product would be less than competitive. Either urban forest or development parcels would be preferable to tired, obsolete, uncared for old houses.Rush Limbaugh opposing a thing is usually good indication that the thing is worthwhile. Where does he live, I wonder. Penthouse in NYC? Suburban fortress? Certainly not one of the modest neighborhoods experiencing decay. Why does anyone listen to that blowhard fool, anyway?

fedupwithu1966: Who cares what Rush says? He doesn't live here and doesn't understand what is going on! I live in the Metro Detroit area, and have been saying for quite some time that this is exactly what they need to do in Detroit. There are so many abandoned houses, that are home to squatters, which include gangs, prostitutes and drug addicts. It does nothing but drive the value of everything around it down. Tear down these houses and expand the lot sizes. Detroit went from over 2 million people to under 900,000. There is no need right now for these burned out run-down houses to exist. If more people move in (highly doubtful) then new construction can happen which will create jobs. Those who remain will see their quality of life improve, and their home values rise. I'm so glad Flint got the brains to do what needed to be done! Now only if Detroit would do the same thing.

lfnewby: My family came from Flint when it was a flourishing factory town. They lived there at the time of the sit-down strike. My grandfather was a foreman for Buick, one Aunt worked for Delco and one elderly Aunt still lives there. She lives in a nice area, but she pointed out to me that there are vast areas where there are a couple of inhabited, shabby houses, a couple of ruins used as crack houses and then places where the homeless live There is trash and rats and crime. Why NOT knock down the homes that have been abandoned and are not worth rebuilding. Not all factory homes were well built. Green spaces (grass and trees) make things smell better and would help those who are still living and working in Flint. As for Limbaugh - Flint votes Democratic, so he would probably be happy to see the whole city flattened!

Loveainteasy: Limbaugh is NOT an authority on anything. Why is he quoted, twice? Where are the quotes from respected, successful urban planners? This was a good article. I think bulldozing vacant homes is a good start. Bringing in middle class jobs is the main solution.