Savannah has a problem, one that it's not dealing with well. It's the ever present 'wanting to have your cake and eat it too' where the cake is keeping the 'historic' district on its present scale and the eating being the steps necessary to have an active and growing modern business core within it. The predicament brings to mind another saying . . . Get over it!
If the city wishes to grow in population and prestige it will have to give way to the construction of office buildings on a scale and of a type that simply do not fit into the desired aesthetic for the historic district. And if the city continues to put off recognizing this fact and fails to craft a solution, then office centers will crop up in multiple sites across the metro area laying the groundwork of a whole other major problem in the future for which solutions are more difficult, that of cross-town traffic congestion.
The 'problem' isn't so much a physical one as it is a people one. The city has ample opportunity to accomplish keeping the business and 'historic' districts together while growing the city, the problem lies more in having the leadership that chooses to act on it.
Immediately adjacent to the historic district's northern (and commercial) end are sections woefully underdeveloped. To the East, North and West, lie large parcels with either no improvements or containing functions for which land elsewhere is both available and more appropriate. The map below illustrates the current CBD and the juxtaposition of these options, being land areas immediately adjacent to the 'historic' district and closest to the original (current) CBD. Of the three options, it is easily seen that one is far superior to the other two for the purpose under discussion. Before elaborating upon this analysis, a word on the future role of the Landmark Historic District (LHD) and some insight on a routine public misnomer, Downtown.
Reassessing the Role of the Historic District
Due to the uninterrupted growth of most cities, a gradual process of razing and building took place eventually obliterating any sense of a city's ambiance in an earlier time. Savannah has the opportunity of figuratively side stepping this growth 'booby trap' by physically side stepping it.
With the desire to keep much of the present building inventory within the Landmark Historic District, to preserve the larger architectural aesthetic, which is its hallmark, and to avoid disruptions to its street grid, a suitable and adjacent area must now take the mantle of hosting the bulk of the city's business enterprises. The LHD can still hosts business activity, but its desired aesthetics suit it best for residential and low-impact office, retail and institutional entities.
This new role for the district does not imply no growth within it, as there is considerable opportunity for moderate sized office and residential structures to be built. Considerable increases in population density are feasible, with mid-rise apartments/condominiums which will produce more conveniences for residents, like neighborhood restaurants, small grocers, and other typical neighborhood services.
This moderate geographical shift of the core business district to the outer edges of the LHD will in fact free up the city to impose higher architectural standards for new construction within the LHD. It is economically less feasible to impose architectural requirements upon large developments used for business functions than upon the same used for residential.
Heretofore, there has been the dilemma of desiring growth in Savannah's economy and adding vibrancy to its CBD while also longing to keep the essence of the city's largest asset, its visual appeal. This predicament has created great tension and confrontation among Savannahians for almost one hundred years; the first group effort to halt the destruction of the city's physical beauty was in 1921. Imagine if all of the energy that went into battling over this conflict for so many years had been channeled towards building the city's economy.
What's In A Name?
I've avoided the term most Americans have been raised on to describe a city's main business district, that of 'downtown'. Considering the disdain once held for anything from up North, it's a wonder that Southerners would take up such a Yankee originated designation. 'Down town' came into common use by New Yorkers as residential areas in the city moved farther north on Manhattan Island, and the south end of the Island became the commercial and business district. Thus, they went 'down' town to work and shop.
As skyscrapers sprouted in lower Manhattan, 'downtown' to New Yorkers, and they became the symbol of 20th century America's urban prosperity, other cities with little understanding of the term's origin chose to designate their own city centers as 'downtown' as their own skylines began to appear. Only in the U.S. has 'downtown' become a term for city center. Petula Clark wasn't singing of London in her hit 'Downtown'. The song was written by Brit Tony Hatch, inspired by his visit to New York City.
In Savannah's case, its business district is geographically in the opposite direction, situated 'uptown' to virtually the whole city. And, while most main business districts are centered within the larger city, Savannah cannot accurately use the term 'central' to describe its district, though that might change with future development patterns.
While 'Uptown' hasn't the alternate meaning which 'downtown' now evokes, it would not only be geographically accurate, but would be uniquely Savannah'n to adopt Uptown as the moniker for its primary business/commercial district. In the mean time, I've chosen to use Financial District as a substitute for Downtown and Central Business District, though it implies a particular business segment.
The Financial (Business) District
A quick consideration of the three areas in which to grow a modern business district clearly sets one apart. The western placement of a new CBD is by far the best choice among the available options. It is best situated for access by the current population and even more so those areas which are likely to incur the greatest growth in population, the north, west and south. It is also closest to the existing CBD and is mostly high ground unlike the other two areas.
Additionally, much of the land in the western option is owned by the city, as the large and, now, very old and unsightly public housing complex comprises most of it, with most of the remaining land relatively underdeveloped. The whole of it could be transformed into a fitting street grid with plazas and green space, while keeping the First Bryan Baptist Church and the Scarbrough House in place.
It is bordered by three principle thoroughfares which will integrate the district well into the rest of the city. The core area is marked on the photo below, bounded by Bay, MLK, Oglethorpe and W. Boundary Streets. A larger district is also marked, extending across Bay to border the river, to the Talmadge Bridge and its approach, south to Louisville Road and back to MLK. In my version Louisville Road is truncated at W.Boundary St. where a left turn under the old railroad bridge meets an extension of Liberty Street (this rationale is explained in another upcoming article on the National Battlefield Park).
There should be little need to give an economics lesson to rationalize relocating the public housing facility currently at the heart of this site; the only real impediment is the politics of the situation. Hopefully, any self serving impulses by city officials will succumb to the judgment of their better selves, choosing instead to advance the interest of all citizens, including those who benefit from the city's housing programs, by advancing the economic health of the city. To deny that this shift of land use would be in the best interest of the city's economic health would truly be disingenuous.
The 'Boulevard'?
If the city wishes to see West Broad (now Martin Luther King Jr.) Street (now Boulevard) become an important part of the city's commercial/business sector, it needs to do more than rename things and re-landscape. I'm unclear as to what the city wants to appear on the thoroughfare. I've read about a new food market going up; about a new push to develop 'mixed' income and/or affordable housing. These two items don't inspire much hope for a renaissance of the thoroughfare, let alone being the stuff of which a 'boulevard' is made.
Is there any consensus on the future of this thoroughfare so recently named to honor Dr. King? Does the city have in mind retail, with small strips of shops, or big box type retailers? Perhaps Church's Fried Chicken, or a bit tonier, a TGIF. Does it want office and/or residential buildings, low rise, high rise? Which ever it is, it won't appear just because the city would like to see it. Private development occurs wherever demand exists such that dollars invested produce a return on investment, unlike the way government spends the public's money.
All a local government can do is to improve (or not improve) an area to make it either more attractive (or more affordable) for a population to locate in who have a level of economic buying power to support through demand the type and quality of businesses desired. If the city is seeking high end merchants to sprout it must make the area attractive for high income households to move into the area in numbers sufficient to produce a demand that will attract the attention of those businesses.
What's In A Name? (Part 2)
On a less critical point, reclassifying a public thoroughfare from the designation of a street to that of a boulevard, is simply pretentious and low class. While the term street is quite generic, it is still widely used and respected and often the most appropriate terminology for an instance. The MLK thoroughfare is a street, it might be deemed an avenue, but it isn't and likely never will be a 'boulevard', despite all of the city's best efforts.
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| A Boulevard |
The use of 'boulevard' should be left to the Europeans, unless you truly have a thoroughfare which evokes the thought of a boulevard without it having been uttered; the proof is in the pudding. A lane is a lane, a drive a drive, an avenue is an avenue, the object doesn't change by virtue of it being used to honor a person or thing.
This admonition is made without regard for whom, or what, the thoroughfare is honoring, be it Mills B. Lane, General McIntosh, the Mall, or Martin Luther King, Jr. And, too, the misuse of the term, though the impact is perhaps a bit subtle, affects the city's image.
Using 'boulevard' is contrary to the very essence of Savannah's appeal. Understated elegance is the hall mark of Savannah. You've likely never heard/read that phrase, but I think it best fits what visitors walk away thinking. Of the many houses which sit upon the city's squares, few profess a haughty identity of mansion, estate or manor, and virtually none could be described as ostentatious in design. The city's magic is the whole of it, not any individual part or parts.
One thing I'll say about Dr. King, he didn't put on airs, and I think he is better honored by deeds, but if one wants a visual reminder it should be something of substance. A street often goes to honor civic minded residents who made significant contributions, and while not minimizing this method of recognition, I think more appropriate forms of recognition are due to some of our heroes. We should honor those whose accomplishments are large with more genuine evidence of our respect.
Being that Dr. King was a native of Atlanta, and his home virtually throughout his life, it has mystified me that Atlanta has never created a great circular juncture of two or more of its important streets, with a large statue of King in the center. The junction being simply named King Circle, not 'Dr. Martin Luther King Jr.' Circle. The statue clarifies which King is meant, as if there was any doubt.
Savannah should be cautious in using descriptions to achieve in print what it can't achieve in reality. It risks losing its integrity and becoming the butt of jokes (which Atlanta achieved by renaming Cain Street to International Blvd.). Would the Scarbrough House be better marketed as a Palace? Or should the Mercer Theater be dubbed an Opera House to impress visitors?
A 2040 View?
Here is the visualization of a possible future Savannah using the quadrant bordered by Bay, MLK, Oglethorpe and Boundary Streets as a new CBD. There are several other conceptual liberties presented in the photo, some marked, but most not.
Riverside Arena
As there has been talk of the city constructing a new indoor arena for sports and concerts I envisioned the riverbank adjacent to the Talmadge Bridge as a good option for such a facility. The bridge supports make for a less than appealing site for most activity, residential, retail, business, which exposes the same people to the view daily. At the same time there should be a desire to convert the area from its current industrial use to expand the overall public access and visual appeal of the city's waterfront. The arena acts as a good transition between the commercial and industrial areas and is an appropriate occupant for the particulars of the locale.
Some may recognize the arena used here, it is the Phillips Arena of Atlanta. The use of Atlanta's arena was just by chance, as its composition is one that I think is best for Savannah, though I'm sure there are many designs which would work well for this site.The squared body is a style that will stand up well over time, aesthetically speaking. The site being on a bend in the river afforded positioning the arena such that one side is looking down river and another side is looking up river. The choice works well from both an interior vantage looking outward and in viewing the arena from the waterfront.
The Broughton Shopping Arcade
Another marked project on the visualization is The Broughton Arcade, for which I intend to create a page to further promote. A shopping arcade is a thing of the past, largely, and yet it was the forerunner of today's prototypical suburban shopping mall. It can be dated back 200 years or more, but most examples are in Europe and were constructed in the 19th century. There are a very few examples in the U.S., with, perhaps, the largest standing one in Cleveland. Arcades though were principally a single structure, much as malls are today, though not nearly so expansive.
The Broughton Arcade is borrowing on the name while retrofitting the concept to enclose portions of Broughton Street and a block or two of each of up to three cross streets. It's essentially bringing the Mall to town, but artistically imbuing it with a style reminiscent of some of the grandest European shopping arcades. This is both an artistically astounding addition to the LHD and a sound business move to improve the economic health of the LHD's retail area. Heretofore, Broughton Street retailers have been fighting against the outlying retail centers with one hand tied behind their back. Savannah's very long and hot warm season demands some modern day climate control amenities be provided by shopping venues.
For many decades now the city has been unsuccessful in putting the hustle back into the old retail district. The truth is there is no logical reason why an Ardsley Park resident would head to Broughton Street, as it is today, instead of the comfort of Oglethorpe Mall. And yet it is not intended that The Broughton Arcade will be solely focused upon, nor dependent on, the local market. Merely going after the same characteristic target group to which the outlying retail centers seek is not a winning strategy. There will surely be considerable overlap among the two target groups, but The Broughton Arcade should take advantage of its unique position.
There are many thousands of visitors staying in hotels in and around the LHD, most of whom are apt to spend time in an upscale shopping venue that is right at their feet. Between the well heeled visitors staying at the city's finest Hotels, Inns and B&B's, and the city's own well heeled population living in or near the LHD, the weekday work force in the CBD and, too, the upscale population of nearby Hilton Head Island and other coastal resort communities, there should be a healthy amount of purchase power to keep many upper end merchants in good stead.
The Broughton Shopping Arcade should opt for something in between the opulence of the Galleria Vittorio Emanuele in Milan and the commercialization of Osaka's Shopping Arcade. There are also many Victorian era examples of the arcade to mimic.The Broughton Street Arcade will be further expounded upon in another article.
Act for the Future Now
The city needs to take a giant step here, not something to which the typical locally elected personality is prone. It isn't likely to be initiated by anyone in city or county government, great ideas rarely start there. Therefore, one of the city's movers/shakers needs to take the bull by the horns. Boy, City Hall being at the head of Bull Street is a physical reality that can evoke several figuratively appropriate references.
