By Kent Carlson

editor@dmcityview.com

Urban legends abound. Wikipedia says, "Urban legends are not necessarily untrue, but they are often false, distorted, exaggerated, or sensationalized." We've heard hundreds of them. However the most prolific prevaricators seem to be politicians and their cronies. It seems there's always some new, convoluted economic development plan popping up on the 6 o'clock news that claims to generate millions of dollars in tax revenue, create jobs, revitalize urban areas and make us all feel better about living thousands of miles from the nearest coast.

Take Court Avenue area development, for example. For decades, those at city hall have demonstrated their ineptitude by painfully dragging taxpayers and potential developers through countless Court Avenue planning exercises that have all proved futile. Twenty years ago, Bill Knapp's plan to implode the south side of Court Avenue between Third and Fourth streets and build a new retail and office complex imploded. Four years ago a $20 million entertainment project died on the vine. Three years ago, Jim Hubbell and Harry Bookey wanted $13 million of the public's money to build a $28 million development. Perhaps because they knew there was still $20 million in federal and municipal money burning a hole in the economic development department's pocket at city hall from the previous failed attempt. "It's a damn good project, and I think it could be a catalyst for more," said city Councilman Tom Vlassis. "I think the city is willing to do anything within reason to get this project off the ground."

But even with Vlassis' enthusiasm and $20 million of taxpayers' cash, this "damn good project" washed out.

While success in the Court Avenue District has proved illusive, there are success stories. In May 1998, then Deputy City Manager Rick Clark said, "The Brown-Camp Lofts project is a pioneer residential development in downtown Des Moines and, if successful, can serve as a catalyst for the development of additional residential projects." The prophetic irony of those eloquent words became clear a few years later.

Never one to let the facts get in the way of a good economic development myth, Tom Vlassis became a legend in his own mind. And he wasn't alone. During an e-mail discussion about the Brown-Camp Lofts in June of 2002, Vlassis wrote, "The city purchased the property and gave it to (Mark) Kline --- about a $325,000 investment on the part of the city. I believe that to be a significant 'benefit to a developer,' and certainly a high degree of cooperation from city officials. That in addition to tax abatement and some other minor assistance!"

The truth is the city sold the building to Kline for $450,000, and provided little assistance beyond tax abatement, which was available to all developers in Des Moines. In fact, a city council agenda from May of '98 stated "The Brown-Camp Lofts project has received no subsidy from the city with the exception of tax abatement."

Few people would consider the city's previously undisclosed demand of a $100,000 "good faith" deposit from Kline on closing day a "high degree of cooperation," or the city inspector's demand for the installation of hundreds of sprinkler heads.
Later, former City Manager Eric Anderson wrote: "I was the source of Tom's misinformation. When asked, it was my recollection that we had donated the old Younkers Warehouse for $1. That recollection was erroneous."

Proof that economic development myths die hard recently came in the form of a Des Moines Register letter to the editor. Mary Kay Wilcox has impressive credentials. She is assistant professor of landscape architecture and community and regional planning at Iowa State University. In her letter supporting financial assistance for Court Avenue development, she referenced several downtown projects including the Brown-Camp Lofts. Ms. Wilcox cited "the city's instrumental role in making all of these projects happen."

Contrary to urban legend, one man, Mark Kline, had the vision, skill, and tenacity to convert an abandoned warehouse that was ground zero in the flood of '93 into the city's first luxury lofts, and he did so without shaking down politicians and taxpayers.

Floods, fires and a host of other misfortunes have taken a toll on the Court Avenue area, but bureaucracy has been a major inhibitor to renewal. Ask any building owner in the area why they haven't renovated and it will always come back to the cost given to the excessive codes the city imposes on property owners. Having the same rules and regulations apply to century-old structures as new construction is unrealistic and a deal-killer.

The notion that free enterprise cannot function without financial support from government is as dysfunctional and unproductive as government impeding development. Both happen when government becomes intrusive and neither serves the public interest. Politicians and bureaucrats are ill equipped to handle the task of reading tealeaves. The more input bureaucrats have on planning and development, the costlier it becomes for developers and taxpayers.

False, distorted, exaggerated, or sensationalized, sometimes it's hard to distinguish urban renewal from urban legend. CV

Kent Carlson was a member of the Urban Renewal Board when the city council and city manager disbanded the group. A new Urban Design Board was formed with no charge over financial issues.

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