Place Changing: A Conversation Forward

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Overland Partners' Allison Hu and Dignowity Hill Neighborhood Association Vice President Brian Dillard share a beer and a laugh. Photo by Joan Vinson.

Overland Partners' Allison Hu and Dignowity Hill Neighborhood Association Vice President Brian Dillard share a beer and a laugh. Photo by Joan Vinson.

The Alamo Brewery‘s big new tent purchased for Octoberfest provided both a literal and metaphorical shelter for Dignowity Hill neighbors, community leaders, members of the design community, and elected officials, including Mayor Ivy Taylor, to gather Wednesday night to talk about balanced neighborhood redevelopment.

Looming thunderheads produced brisk winds that rattled the big top at times, but rains never materialized and only the occasional passing freight train disturbed the evening. A racially and economically diverse audience of 250 people that included senior citizens with more than a half century in the neighborhood and Millennial generation newcomers who moved in less than a year ago gathered to hear a panel discussion and enjoy casual conversation and craft brew.

The gathering was the first such forum in the Place Changing project jointly produced and published by the Rivard Report and Overland Partners in September.

Place Changing is designed to give readers an in-depth appreciation of San Antonio’s individual neighborhoods and urban spaces, especially those experiencing rapid change or growth. By marrying designers with journalists, the intent is to give communities the information and tools needed to actively participate in effecting positive change and outcomes for their neighborhoods. The first Place Changing project focused on Dignowity Hill, a small near-Eastside historic district and neighborhood undergoing rapid change even as it remains an area with one of the worst vacancy problems in the city.

The series examined Dignowity Hill’s history, culture, people and built environment, and the challenges and opportunities brought about by decade of neglect and a lack of public investment. It also documented the infusion of young professionals attracted to the neighborhood’s welcoming feel, its near-downtown location, and the availability of affordable historic structures, many of them rundown and left vacant for many years.

Wednesday’s panel at the Alamo Brewery included Councilmember Alan Warrick II (D2), Alamo Beer Founder Eugene Simor, Overland Partners Architectural and Urban Designer Allison Hu, and Dignowity Hill Neighborhood Association Vice President Brian Dillard. Rivard Report Director Robert Rivard moderated.

Overland Partners Principal Madison Smith opened the night’s conversation, telling the story of how Overland Partners, which has projects underway across the United States and as far away as China, made a decision several years ago to move its offices into the urban core, and how he and his wife then decided to sell their Northside home and rent an apartment in River North a short walk from work. The move, he said, had a transformative effect on his company and its employees, “most of them a lot younger than me.”

Pointing to the nearby Hays Street Bridge and acknowledging that he had never practiced yoga, Smith said he did understand the importance of “strengthening the core.”  Place Changing, he said, was all about helping people strengthen the City’s core and fostering positive discussion among diverse interests and individuals about downtown development and improvements.

“The ‘aha’ moment for me is there is power in a conversation,” Smith said. “Too many of our conversations are reactionary, they are defensive, while this is initiating a conversation about ‘what can be’ in our city.”

Mayor Ivy Taylor, who lives with her family in Dignowity Hill, complimented the Place Changing project and the “positive context” it used to address neighborhood change in San Antonio.

Cassandra Faust, Robert Rivard, and Lea Thompson speak with one another before the panel. Photo by Joan Vinson.

Cassandra Fauss,founder of Mobile OM,  Robert Rivard with Brisket on a leash, and Lea Thompson visit before the start of the Place Changing event. Photo by Joan Vinson.

“We want to talk about change in a positive way and embrace the history, and the neighbors, and the architecture of neighborhoods like this, along with embracing the new people and new investments that will be coming,” Mayor Taylor said. “I do believe we can strike that balance.”

Change often is accompanied by conflict, and Mayor Taylor said she wants to make sure relationship-building conversations are taking place between newcomers and longtime residents.

“We have to figure out how to have those tough conversations,” she said.

Councilmember Warrick said San Antonio can attract new residents to the inner city from other cities and the surrounding suburbs by investing in a more appealing living environment in the urban core. That means investing in new housing, safer streets, and improved schools, he said.

“In the next five years, I would like to see zero vacant homes, zero stray dogs, zero murders, and zero percent unemployment in this community,” Warrick said. “I think it (Dignowity Hill) would be a shining light for the rest of the District (and) the city as a whole.”

Simor opened the $7 million Alamo Brewery in March, deciding to open the brewery’s beer hall to the public Thursday through Sunday and consciously reserving Monday through Wednesday for private events to attract people that otherwise might not venture “east of the railroad tracks” to Dignowity Hill.

“We wanted to get people south of Hildebrand and east of the railroad tracks, which may not happen if you’re the Average Joe San Antonian living on the north or far Westside. Chances are you are probably not going to come over to this side,” Simor said.

Most welcomed news of the brewery project in 2012, but the Esperanza Peace and Justice Center, which has organized protests against several redevelopment projects in the urban core, opposed the City’s decision to sell the parcel to Simor. When that effort failed before City Council, Esperanza’s leaders helped organize the Hays Street Bridge Restoration Group and mounted a legal battle.

The group continued to vehemently oppose the brewery and hosted a disruptive protest during its grand opening ceremony in December 2014.

“I want to thank all of the supporters who have been supporting all along,” he said. “And believe it or not, I want to forgive and forget the haters … mostly forget.”

Dillard, a third generation Eastsider, has become a mediator in the neighborhood to bridge the gap between the “energetic newcomers” and those who have lived in the neighborhood for years – many of whom are equally energetic about enacting positive change.

“Place Changing isn’t just changing a place, it’s figuring out how to do that with the folks who are already there,” Dillard said. “How do we help our dynamic neighborhoods as they begin to grow from the past to the future? How do we balance out preservation with growth?”

Hu is one of those newcomers one of the Place Changing project leaders. She and her partner moved into Dignowity Hill about four months ago and she understands the need to protect the diversity of the neighborhood, which she said could be done by using the City of San Antonio 2017 Bond to establish a neighborhood reinvestment fund that invests in small-scale developers to build housing for middle-class and working-class individuals.

“(Place Changing) is really all about probing the DNA of this neighborhood to figure out what it is that makes it work, makes it special, and in the meantime what it means to be in the City of San Antonio,”Hu said. “I am hearing over and over again that San Antonio is the place you want to go if you want to see how conflicts can be resolved without drama and without unnecessary hostility. There is something about the culture of San Antonio that allows it to resolve conflict in peaceful ways.”

Rina Moreno-Belardi bought her house in Dignowity Hill at a reasonable rate 12 years ago. At that time, she said the neighborhood was plagued with drugs, crime and prostitution. But now, as more people flood into Dignowity Hill, she’s scared she’ll be forced out of the neighborhood.

“I see a great probability of me being pushed out of this neighborhood because of the increase of property and tax values,” she said.

Councilmember Alan Warrick (D2) attended the event. Photo by Joan Vinson.

Councilmember Alan Warrick (D2) attended the event. Photo by Joan Vinson.

Councilmember Warrick replied that City Council is looking to counter tax increases with tax freezes for those who have lived in the neighborhood for at least five years. He addressed her concern as a homeowner, and also pointed out that ago only a few years ago 80% of the neighborhood residents were renters who faced rising rents and potential displacement.

“There are hundreds of people who are renters who will be gone a lot quicker if their landlord decides to raise the prices,” he said. “We have the potential of losing 80% of those people.”

Simor called the issue of gentrification a “double-edged sword.”

“Everybody wants to have improved neighborhoods but improved neighborhoods have higher property values,” he said.

While the audience members mingled before and after the panel discussion, Overland Partners put together an interactive display of exhibits and place making maps inside the beer hall that invited community members to share their own aspirations for Dignowity Hill and its two underutilized public places, Dignowity and Lockwood parks.

An attendee examines the exhibits and place making maps for the Place Changing project. Photo by Joan Vinson.

An attendee examines interactive maps for the Place Changing project. Photo by Joan Vinson.

An analog version of the online Neighborhood Refill platform created for the Place Changing project collected ideas on what to do with vacant or underutilized parcels of land in Dignowity Hill. Suggestions submitted Wednesday night will be added to the interactive map here.

Members of the Dignowity Hill Neighborhood Association and the Dignowity Doers community group have initiated a re-imagining project for Dignowity and Lockwood parks, an effort that emerged from the Place Changing project. Maps of the parks were displayed and input was collected for that endeavor during the event. Those interested in joining in on that conversation can email Allison Hu at huyifay@gmail.com.

As emphasized by Hu during the panel, one of the biggest opportunities for neighborhoods and projects across San Antonio to acquire funding is through the 2017 Municipal Bond, which is now in the planning and discussion phase. Warrick said he hopes to capture at least $50 million for his Eastside district, but will ask for $100 million and hope for $75 million.  Nicolas Rivard, an urban designer at Overland Partners and a leader on the Place Changing team, has posted an online survey to assess how residents want to prioritize projects funded in the bond. Printed copies of this survey were distributed at the forum and collected at the end of the evening.

The goal is to collect as many responses as possible and share the results with City Council members before the idea-gathering stage of the process closes in December. Click here to take the 2017-2022 Municipal Bond Survey.

 

*Top image: Overland Partners’ Allison Hu and Dignowity Hill Neighborhood Association Vice President Brian Dillard share a beer and a laugh. Photo by Joan Vinson.

Related Stories:

Welcome to Place Changing

Place Changing Episode 7: Inclusive Infill

How Will San Antonio Manage Growth and Gentrification?

Owner Seeks Reduced Historic Designation for Eastside Landmarks

6 thoughts on “Place Changing: A Conversation Forward

    • Oh, really? I saw many of my community members in attendance. Hell, a majority of the Q&A came from my community members.

      Salena, I would recommend that you engage the community that you speak on behalf of, BEFORE you mention them in a comment.

  1. I brought my children with me last night and I did not feel welcomed. The event was supposed to be a neighborhood forum, but as usual, people with privilege often times forget that hard working families with children do not have the luxury of mingling with people who continue to bad mouth the city’s East Side. Yes there are many vacant homes/lots but what do you expect when developers triple the cost of a home and make it unrealistic for residents/renters to become homeowners. Far from building new homes we need to reinvest in our neighborhood and promote affordable housing. Also, last I learned from my research at UTAustin, the drugs and crime highlighted by Mr.Simor does not discriminate based on race or economics.

  2. As I mentioned, as a member on the panel, folks have a direct line to me, yet they don’t utilize it…unless it’s for fundraising.

    TALKING ABOUT the community does nothing. Talking WITH the community takes us all toward making a difference. I don’t know why we refuse to work together in building what we want, rather than criticizing each other on an online comment. It’s funny how we can hug and act as thought we respect each other, but then I get online and see diminishing comments like this…but, did I get an email? Nope. Interesting…

    Divided we stand, divided we fall, I guess…

  3. I am a community member of the East Side so I don’t understand why my perspective is being taken simply as divisive. As a mom, I try my best to attend all or most of the community events that I hear about, and if possible, I try to volunteer. However, my observations have led me to conclude that most of these panels about our changing neighborhood already have the decisions made and we’re simply being informed to save face. I give you mad props for all of the work you do advocating on behalf of east side residents and children, but be careful not to isolate or exclude the hard working families in your vision for change. The Alamo Brewery is not a family friendly spot, unless you are hanging out on the Hays Street bridge looking down. Luxury equals displacement not just because it makes it difficult for people to afford those commodities, but also because their value is often high jacked and over priced like those condos on Cherry Street. I personally think it’s healthy to have different points of view and this was my only opportunity to express it. I hope you can understand where I’m coming from and not just diss my stance.

    • Luissana–I’m sorry that the location of the community event did not feel “family friendly” enough for you. I personally would like to thank Alamo Brewery for their hospitality in allowing the event to takeover their home. Perhaps for the next meeting we could have it at your house?

      Contrary to your belief and that of others who like to make much ado about nothing, San Antonio does not face an “affordable housing problem”. We live in one of the most affordable cities in the country, and if people want to buy houses and fix them up, they aren’t villains. I’m so sick of hearing people bitch about gentrification like it’s some awful thing. I, for one, am very grateful that people are fixing up homes and giving them the restoration and care they deserve and making neighborhoods safer.

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