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TOL Our Town
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Pendleton is one of many rural communities looking to downtown revitalization as a key to successful economic development. But as the recession forces businesses to cut back and sends workers to unemployment lines, should central city beautification and livability be a priority? We'll look at the realities of Pendleton's changing downtown and explore what role it plays in the larger community.
Please note: This show will be recorded in front of a studio audience on Tuesday May 12th at the Pendleton Center for the Arts at 7 pm. Seating is first-come, first-seated and doors open at 6 pm. The show will air on OPB the following morning at 9 am. If you live in the Pendleton area please join us for the taping, otherwise post your comments now to get the conversation started online!
GUESTS
- Phillip Houk: mayor of Pendleton
- Jerry Imsland: commercial real estate appraiser who has recently renovated a building in downtown Pendleton with his partners at RIP LLC.
- Barbara Sidway: co-owner of the Geiser Grand hotel in Baker which has undergone an extensive historic restoration
Tagged as: business · eastern oregon
Photo credit: Steve Bass
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Baker City is one of only four communities in Oregon having the status of Performing Main Street Community. Historic Baker City, Inc., Baker City's downtown revitalization non-profit organization, has been focused on its historic downtown, streetscape amenities, preservation of historic buildings, and economic restructuring for 26 years. Our historic downtown is a major tourist attraction, a source of community pride, and the reason many people move (and move their business) here. It goes without saying, authentic historic downtowns are a great asset for a community. This is a time to preserve and protect our assets, not let them lose value.
Ann Mehaffy, Program Director Historic Baker City, Inc.
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It was unfortunate there was not adequate time to talk about La Grande's downtown revitalization efforts while TOL was at Eastern Oregon University last night. I was in the studio audience prepared to talk on this topic, but the conversation did not turn in that direction. La Grande is one of a small group of Oregon communities in the "Transforming" Main Street program category. We just kicked off our program in January of this year. Needless to say, I strongly believe that downtown revitalization is a very important element to rural economic development, especially at this time. The benefits are many: support for local, small businesses; a restoration of local history and community pride; an improved visitor attraction; a community rallying project that relies little on state or federal government support to be successful; increasing opportunities for entrepreneurs, etc. If a community folllows a comprehensive approach to downtown revilatization (such as the Main Street program) and gets as many stakeholders involved as possible, there is almost no way to fail in this effort. It is a project that forces a community to look inward, work together and invest in the past and the future at the same time.
--Charlie Mitchell, Community & Economic Development Director, City of La Grande
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Charlie,
You almost make this sound easy!
"If a community folllows a comprehensive approach to downtown revilatization (such as the Main Street program) and gets as many stakeholders involved as possible, there is almost no way to fail in this effort."
What are the pitfalls? How do you get potentially recalcitrant stakeholders involved? What happens if you don't get everybody on board? In other words: how do you really make this work?
And as you know, Pendleton's not that far from La Grande. There's more cake and conversation available tonight, a mere 45 minutes away!
Dave
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David,
Well, that's my glass-half-full naive viewpoint, perhaps! There are pitfalls, of course. And it is NOT easy to get volunteer-driven intiatives off the ground and running. I never said it was easy. And if it were, every town in America would have done it. It takes time and patience and some degree of skill I suppose. A community has to be ready for the approach to work - which is why I say that in the end it really doesn't matter what is or isn't coming out of Salem or D.C. - a downtown revitalization effort will succeed or fail on its own merits.
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We're too early into our process to predict its degree of success long-term, but I'm encouraged with what I've seen so far. Ultimately it takes leadership and broad-based support, because it truly is a grass-roots, volunteer-driven community effort. You need local government, business, property owner, citizen and media support, to name a few. But as I said before, it will take time & patience and strong leadership. You must be willing to celebrate the small successes and understand that transformation will not take place overnight.
One last thought about downtowns: Among other things, a classic & authentic downtown is part commercial district, part park and part living history museum. First and foremost, it is a commercial district. Focus on the other two and forget that it must be a vital business and all you have is a nice place to visit, but no real economic development. Focus on just the history part and you just have a museum. Focus just on the commercial part and all you have is another run-of-the-mill commercial strip. What makes downtowns special is the combination of all three - it becomes the economic, cultural and social center of the community - it's heart and soul.
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Hi Charlie,
I think many people might be unaware of the longevity and success of the National Main Street program and the 1,600 communities across the nation that have used this structure for success in downtown revitalization. The Main Street approach does require cooperation, partnership, support and concensus building. Isn't that what we would all want for a strong community with strong leaders?
In the late 70s and 80s, when Baker City was suffering a local depression, we had no choice but to find solutions. The Main Street approach gave us structure, tools, and a program focused on preserving and revitalizing downtown. If anyone questions the potential effectiveness of the Main Street program, please send them our way. For 26 years we've been hard at it. It hasn't been easy or fast but certainly rewarding and certainly effective.
Ann Mehaffy, Program Director, Historic Baker City, Inc.
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Ah, Main Street Oregon, what a fascinating topic! I believe it's this "Main Street" theme defining rural Oregon in many ways, for better or worse. Traveling on HWs 20, 26, 97, 82, 31, and 95, the impression is wide open high desert spaces, often viewed at express way speeds. People stop is the towns, and it is always the down town, because this is where these highways merge -- Main Street.
Main Street gives many conflicting impressions. A person can assume the town's history and economic development fairly quickly. Main Street is an easy point of reference.
Follow the link for a gallery of rural OR impressions, including some Main Streets: http://tinyurl.com/pxhdru
Thanks so much for your conversations about rural Oregon.
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If you live, work, or shop in downtown Pendleton, we'd like to hear from you. What can be done to improve downtown? Are there things you'd change, or things you want retained?
Please go to the City of Pendleton web site at www.pendleton.or.us and scroll to the bottom of the page, where you will find a quick survey. We want to hear from you!
Even if you have only visited Pendleton, please take the survey and share your thoughts.
We will have a Downtown Workshop on May 28 at 6:30 at the Eastern Oregonian. Please go to Departments/Community Development/Planning for more information.
-Evan MacKenzie
Planner, City of Pendleton
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There are some aspects of historic preservation and redevelopment that are not spoken about by their promoters. When these historic places and the downtown districts are renovated, it changes the character of the town by bringing in the cappuccino crowd from larger cities. Many City resources are funneled to Main Street, historic preservation and the arts, while basic infrastructure like street maintenance goes begging. These people often don't like the way some residents in the poorer communities live. The see them and their "eye sore" rsidences as obstacles to attracting new residents and businesses so thy create property maintenance ordinances to force them to live according to the values of the well off. Problem is, they are often too poor to do much about their situation even if they wanted to, and many do not. It is called gentrification. There is money to be made and the poor are standing in the way.
Several years ago PBS aired an online discussion about gentrification and the community tensions it brings:
" [rural] gentrification is primarily an issue of class. Wealthy whites have migrated to amenity-rich rural enclaves to avail themselves of the natural beauty and resources these rural communities have to offer. . . . [some poor rural] residents who are pressured by gentrification and the dynamics that typically occur (e.g., rising housing [and rental] costs) would be forced to leave the county to escape these pressures.” Unfortunately, for many low-income people, there is really nowhere else to go.
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A problem with the success of downtowns', besides everything mentioned, is merchandise. If you are a merchant there is nothing to buy! Everything is everywhere. Nothing is precious or unique. Perhaps in some ways this is of course good, but everything is accessible to everyone. You can buy Kiehls at Target!
It is not just that small retail business is hard in general, but it is even harder because there is nothing new to purchase. Everyone has become a savvy consumer---and generally small stores, don't have the sales big stores have.
It is a sad situation. It is all about money (of course). And the old models weren't as efficient, the profits were fewer. Perhaps people will eventually tire of the new model, but even if they do, how could we ever really change things? Just manufacture diversity? -
Unfortunately, this problems comes from the consumption oriented advertising that fuels the retails market these days. It is sad because there is so little substance and it is mostly based on gimmicks.
Black Friday (the day after Thanksgiving) was named because that is the day that most retail businesses begin to see a profit during the year. They spend so much time and energy on price games that they lose money for most of the year.
In some European countries they do not allow sales except for two times a year, back to school and after the holidays. Wouldn't it be simpler for consumers if prices reflected the true cost of doing business? It might even allow for smaller retailers to compete and encourage innovation. Also, my experience is that smaller retailers, especially when run by the owner, are a lot more customer service friendly and personable, which could be a competitive edge.
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I found it interesting to listen to the panel with the mayor and a developer. Having lived in Pendleton (and still visit often), I find it strange that no one even mentioned the Umatilla Tribes. It appears that it is still the good old boys running the show in Pendleton. You have wonderful attractions owned and operated by the Tribes including the casino, restaurants, hotel, golf course, cultural institute, and more that bring in many, many visitors, tourists, and business folks. But no mention of them in the revitalization discussions. That suggests to me that it is more than an oversight. Maybe the twelve empty buildings in the downtown are more than the symptoms of a bad economy. Perhaps they represent the dominant culture that is dying and not changing and still possibly excluding another culture that is thriving.
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I live near downtown Pendleton. I shop at Walmart and Melanie square when the price matters, but I shop downtown to get unique items or because the costumer service is so much better. There are several shops downtown I'm loyal to because of their excellent customer service.
I used to live on 2nd street in Baker and didn't have a car. I could get everywhere I needed by walking around downtown, until Albertson's moved away to Campbell St. But I still like Baker's main street better than Pendleton's.
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Comments are now closed.
It seems like, in many ways, a city's mainstreet is like a showcase for the best of the local community. In many cases you have the town's finest in local restaurants and retail.
Getting communities to consider thinking locally when they spend is a great way to boost the local economy and the small businesses that help support it.
Town center can also serve as a focal point for the area's urban development and incorporate it's benefits to the mix of rural, and possibly suburban, living.
Aside from economic, town centers are usually the cultural centers as well and that is important in an age where the value of art and culture are less understood.