How not to lose your city - Vacant storefronts Part 2

Activating downtown streets need not be complicated

by Mateja Mihinjac

In the previous blog, I presented the extent of vacant storefronts. This blog looks at how they impact crime and fear, and proposes some possible measures that could be implemented to tackle the problem.

Vacant storefronts may impact safety and perception of safety in two major ways. First, vacancies signify lack of ownership over the stores, especially if defaced, and can become crime generators or areas that trigger undesirable street behaviours.

This can be especially problematic if the number of vacancies within a defined area reaches its tipping point and becomes blighted, the concept from the Second Generation CPTED.

Even narrow back streets can become lively

Second, decreased street usage from vacant storefronts impacts perceptions of safety. Street users are strongly influenced by others around them that they perceive as non-threatening. This is why streets that focus on pedestrians and entice them with active storefronts and street vendors increase street activity and make the users feel safer.

Thus, if parts of the city communicate isolation or activities by undesirable groups, they will cease to be a place the general population visits, or visits only for a limited time.

Bicycle parking near outdoor seating - protecting property
while enjoying lunch

WHAT CAN BE DONE? 

There are three main categories of possible responses: urban planning; economic development; rent and regulations.

LAND USE PLANNING

• Promote pedestrian-friendly and safe activity centers that avoid overreliance on cars and the demand for surface parking lots. We wrote about one type of safe activity center called the Neighborhood Hub in our SafeGrowth book.
• Avoid exceeding the Second Generation CPTED concept - threshold capacity - when zoning downtown areas. Replace possible crime attractors with prosocial businesses or community places that act as crime detractors.  
• Create a downtown that is more than retail (sticky places) with a mix of activities that will attract people to visit and stay. For example, shopping malls have expanded to include medical services, cinemas, dining and entertainment options, and libraries. 
• Plan for a diverse range of businesses and corridors in different neighborhoods and populate vacant shops with tenants less vulnerable to the e-commerce effect (i.e. less dry retail shops). Remember: commercial streets need flexibility to adapt to changing economic trends, consumer preferences, and demographics. 

Grocery stores with healthy food options - planning for health

COMMERCE AND ECONOMIC DEVELOPMENT

• Consider non-traditional tenants and pop-up shops. They are excellent "meanwhile places" that fight blight. We have blogged about pop-up retail activities in the past. 
• Employ the First Generation CPTED principle called 'activity support' by strategically positioning street vendors in places that might suffer from a large number of vacancies to maintain street-level activity.
• Consider a Vacant storefront initiative. 

Pop-ups help street life

RENT AND REGULATIONS

• Provide tax deductions for business owners and developers to occupy the shops quickly and similar financial incentives. 
• Institute vacancy tax/fees and remove tax deductions on vacant shops.
• Change existing regulations and remove inflexible or prescriptive policies that create obstacles for business owners and increases costs of operation.

SAFETY FIRST

Any initiatives targeted at boosting business and providing incentives for business owners and shoppers are futile if safety concerns are not addressed.

I disagree with the perspective that urban regeneration should start only when crime drops. Waiting for problems to arise only perpetuates the vicious cycle of crime while citizens stay away from downtown areas. When that occurs, shop owners are left with few options except to purchase expensive and obstructive security measures. This is why safety is an integral part of successful and liveable neighborhoods.

Despite claims to the contrary, reclaiming livability from neighborhoods with entrenched crime and blight is much more difficult and costly than preventing it in the first place. Integrating land uses, zoning, economic activity, regulations and rents, in collaboration with local stakeholders, is the key to livable active streets and what we now call Third Generation CPTED.

Vacant storefronts - How bad is it?

Excessive vacancies contribute to blight

by Mateja Mihinjac

Local shops and offices that occupy storefronts of downtown and suburban streets inject life into those places. Without them, these areas would not attract local residents or visitors and that would leave downtown areas barren and vulnerable to crime. Vacant storefronts communicate messages to passers-by such as an economic downturn, unsafe conditions, or a lack of care. These were some of the responses shared by the participants in a field study I conducted last year.

THE EXTENT OF THE PROBLEM

While an increase in storefront vacancies appears almost universal across western countries, the extent of the problem varies between countries, cities and even within the neighborhoods:

• In Manhattan, researchers counted approximately 1000 empty storefronts within a 59 square kilometer area resulting in 10-20% of vacant shops across this densely populated urban island.
• In one mid-sized Canadian city where I conducted my research, I counted over 20 vacancies within a 0.14 square kilometer downtown area where the overall vacancy rate was estimated at 7.5%.
• Chicago identified on average 11.5% vacant storefronts across the city with their south suburbs’ vacancies peaking at 21.8%.
• The UK has also seen a surge in their high streets store vacancies since 2015, with a national average of 10.3%.
• The rest of Europe is no exception.

Empty storefronts send a powerful, and negative, message to passers-by

Some cities, such as Melbourne, have experienced reductions in their downtown vacant rates but have observed more issues with suburban areas. A scan across 11 suburban retail strips uncovered a vacancy rate of 8.4% with the highest at nearly 17%.

Given a commonly cited 5% “acceptable” vacancy rate, it is not surprising that vacant shopping corridors are a growing worry of commercial experts, CPTED practitioners, and criminologists who study such matters.

We mapped downtown vacant properties to identify risky streets

REASONS BEHIND VACANCIES

Vacancies are not uniformly distributed across cities and suburbs for a number of reasons. Some include:

1. Cost of rent; many small independent shops can no longer afford expensive rents and instead give space to large chain stores and shops instead. This is especially problematic in more expensive parts of the cities and affluent suburbs. Landlords have been chastised for maintaining an empty storefront while waiting for affluent renters.
2. The post-recession rent bubble; to boost the economy following the 2008/09 recession, developers expanded commercial corridors resulting in over-supply of physical shops with highly-priced rent a few years later.
3. E-commerce or online shopping are blamed as the main culprit for closing brick and mortar shops. So-called dry retail businesses have seen a significant decrease, while food, beverage, fitness and service retail storefronts appear to be on the rise.

There are ways to minimize and mitigate vacant storefronts 

Other possible reasons for vacancies include rezoning, gentrification and shifting consumer preferences. Ultimately, vacant storefronts not only influence the economy, but they influence safety and social life. In short, when vacancies arise, conditions also arise for street crime and worsening fear.

WHAT CAN BE DONE?

In our Third Generation CPTED article last year, we pinpoint the importance of social, economic, and environmental sustainability as protective factors against neighbourhood decline. Active local shops and robust local economies are paramount for a decent quality of life. This is a core principle of our vision of liveable 21st Century cities.

The next blog will explore how vacant storefronts impact crime and possible solutions for addressing them.

Penguin in a palm tree

Penguin, Australia

by Tarah Hodgkinson

“The town is called Penguin?", my friend said to me as we drove along the highway in Northern Tasmania. "We have to check that out!” And so, I took the exit.

We came upon the town centre of this coastal community to find a large penguin statue. But not only the statue, everything was penguin-themed. Penguin play areas, penguin posts, even penguin trashcans. All of the stores along the main street were littered with penguin artwork. We had to know more.

It turns out that Penguin, Tasmania is aptly named. Penguins gather in the rookeries along their beachfront. While penguins are pretty interesting creatures, especially to those of us from the Northern Hemisphere, it wasn’t the local wildlife that caught my attention.

LOCAL CULTURE-BUILDING

What was interesting was the way in which penguins had become a part of their community’s culture. So much so that every placemaking attempt featured the cute little southern birds. There are several areas across the state where Penguins can be found, but this town had dedicated their entire community’s identity to these birds.

I worried that the focus on penguins might solely be an attempt to attract tourists. However, it was clear that the penguin theme was fairly organic and community-based. Each of the small seaside stores had committed to the theme in their own way. Some stores had fun penguin-themed names, others had large stuffed penguins in their windows and still, others had painted penguins on their walls. Even more exciting, the town holds a penguin-themed community market that has been running for twenty years.

COHESION AND CULTURE

If there was any doubt that the town was committed to their shared culture, their reaction to developers trying to capitalize on the town’s proximity to penguin rookeries proves otherwise. When I did some digging about the town’s history, I found that they had prevented some major development plans that would have dramatically changed the landscape of the downtown area and potentially affected their community’s cohesion and culture.

Not only had local residents fought hard against the development, but they also started heritage listing their storefronts. By the end, they had heritage listed 26 sites and prevented the development plans.

Tourism can dramatically impact neighbourhoods in desirable places (see the backlash in Barcelona to increasing tourism). Further, while developers often try to capitalize on these opportunities, it is clear that residents who work together to maintain control over their local history not only can protect their local culture but continue to grow and expand that culture for their entire community. In this way, community-based tourism is often an exercise in building local culture and cohesion.

The passing of greatness - Herman Goldstein

Professor Herman Goldstein - photo Improving Police

by Gregory Saville

Today I write about my friend and mentor, retired University of Wisconsin Law School Professor Herman Goldstein. Today, Herman Goldstein died at home. He was 89.

When I first met Herman 25 years ago, I was impressed by how he so seamlessly dissected arguments, one logical piece after the other, and reconstituted them into a much clearer picture. He did this in his scholarship and, when I asked him personal advice, he did the same. It was a clarity I found refreshing in an academic world rife with politics and insecurities. He helped steer me through a sea of misdirection. It was that kind of clarity that led to him winning the Stockholm Prize, criminology's Nobel, in 2018.

Herman Goldstein winning the prestigious Stockholm Prize in 2018

A CAREER ASKING QUESTIONS

Herman’s career goes back to the foundations of modern police reform. In the late 1950s he was a staff investigator for the American Bar Foundation’s 10 year study of criminal justice, where he began riding with and observing police officers. It led to the earliest-known reflections about the nature of police discretion, a seminal finding that influences policing today. In the 1960s he worked on the President’s Commission on Law Enforcement and the Administration of Justice and in the 1970s, the New York City Knapp Commission on Police Corruption, following the Serpico scandals.

Few were more central, and influential, in writing about the police than Herman Goldstein. However, in my mind the single most formative idea by Herman – and one that resonates today more than ever – emerged from his 1977 book Policing a Free Society:

 “The strength of a democracy and the quality of life enjoyed by its citizens are determined in large measure by the ability of the police to discharge their duties.” 

How many other policing scholars have the insight to study the reality of street policing and discover that a healthy democracy lies in the quality of our police?

In 1979, and then in 1990, he wrote about Problem-Oriented Policing (POP) as path to a safer community and a new relationship between police and community. It has dozens of guidebooks, annual conferences, and publications, coordinated today by the Center for Problem-Oriented Policing directed by Mike Scott.

POP Guides on real-life solutions to real-life problems

I recently read Balko’s Rise of the Warrior Cop: The Militarization of America’s Police Forces and Vitale’s The End of Policing. These authors offer salient points about the inherent flaws in policing, but they miss one essential message – they say nothing about what policing does right. They ignored decades of problem-oriented policing that has cut crime and bonded neighborhoods and their cops. They provided not a single reference or hint that problem-oriented policing even existed!

That is irresponsible writing. If they had done their homework, they would know, as Mike Scott once wrote, “that police accountability is intricately linked to society’s understanding of the police function.”

THE BEST IDEA AROUND 

Thirty years after the publication of Herman’s Problem-Oriented Policing, and in spite of the persistent crashing of one trend-wave after another, the POP model still floats atop the ocean of police reform movements. There is simply nothing quite like it and I’m stunned when I teach police academy instructors, field training officers, or police leaders, and they know very little about POP. Shame on them! For goodness sake, get a little Goldstein in your life and wake up!

One elegant message that Herman taught me – and that all crime prevention and policing people should learn – is that if you want to make things better, look to where things are done better.

Problem-Oriented Policing is such a place. Herman Goldstein was the thought-leader who created it. It’s now up to courageous leaders to make problem-oriented policing happen beyond the piecemeal lip service we see today, hidden behind the armored personnel carriers, night vision goggles, and predictive algorithms.

Herman Goldstein showed us how to make policing better. We owe him a debt. I know I certainly do.

Cutting murder - remembering the past

Solving murders? Solutions within the hood.

by Gregory Saville

It’s useful to learn from history because – as Santayana said in The Life of Reason – those who cannot remember the past are condemned to repeat it. Or, in some cases, maybe they are wise to repeat it! Sadly, when it comes to crime, it often seems amnesia afflicts those tasked with preventing it.

Consider the case of Britain’s National Strategy for Neighbourhood Renewal (NSNR) in 2001, a holistic approach for fixing troubled neighborhoods! This program had multiple threads with a long-term goal to rebuild what criminologists now call collective efficacy, what we call SafeGrowth.

In the 1990s crime in countries throughout the developed world was declining, with the exception of homicide in Britain. Criminologists prefer tracking homicide statistics since those data are among the most accurate. And in the late 1990s and early 2000s, homicide in the UK was bucking the trend elsewhere and was going up for reasons poorly understood.

WHY WAS UK MURDER INCREASING?

One theory is that social conditions and economic problems in deprived areas are at the root of the crime tree, hence tackling neighborhood structure should make a difference since most homicide incidents occurred in troubled neighborhoods. Crime has always festered in such troubled places; it’s the reason we locate SafeGrowth directly within neighborhoods.

Then, a few years into the leadership of Britain’s former PM Tony Blair, the government launched a neighborhood program called: National Strategy for Neighbourhood Renewal: A Framework for Consultation. At the time it was a very big deal! This was in the heady days before the Global Recession of 2008 and long before Brexit.

The NSNR dealt with unemployment, housing, education and crime, and it was aimed at local, neighborhood-level strategies. A few years later the government evaluated the program and asked: Did the NSNR schemes revitalize neighborhoods? Did it work?

Decent physical and social infrastructure - both matter

WHAT HAPPENED? 

The evaluation reads like a master class on failed implementation: Neighborhoods were not targeted properly, implementation was spotty, and some violent crime increased! Community empowerment was promised, but too often top-down planning resulted. So much for government-run programming!

And yet a strange thing happened: preliminary results were mostly positive!

The headline findings of the evaluation are that during the lifespan of NSNR there has been some narrowing of the gap between the most deprived neighbourhoods and the rest of the country...the most deprived neighbourhoods are doing better than they were! (NSNR Evaluation)

Now, almost two decades later, another remarkable trend showed up: In the decade following that evaluation, the persistent British homicide rates changed direction and began a rapid decline! Was the NSNR directly responsible? Hard to say, but it’s difficult to rule out. The homicide charts seem to indicate it was at least partly responsible.

The incidence rate per million population for homicide offences currently
recorded by the police in England and Wales, year ending
December 1967 to year ending March 2015.
Source: UK Home Office

This is a history worth remembering. And it's a history we've written about before in this blog, such as the Chicago Area Projects of the 1940s, re-evaluated in the 1980s, still preventing crime today and still underfunded in that suffering city.

Capacity-building embedded directly within troubled neighborhoods, supported and resourced by the city, informed by community development practices, employing the latest in CPTED, SafeGrowth, and prevention science. Let’s repeat that history!

Does immigration cause crime?

Immigrants entering Slovenia during refugee crisis
Photo by Borut Podgoršek, MORS, Creative Commons

by Martin Andresen

GUEST BLOG: Martin Andresen is associate professor at the School of Criminology and Criminal Justice at Griffith University in Brisbane, Australia. He is Chair of the Crime and Place Working Group at the Center for Evidence-Based Crime Policy and an associate editor at the Journal of Quantitative Criminology. Martin recently joined the SafeGrowth Network and offers this guest blog, our first blog of the new decade.

***

Over the last several years there has been a lot of debate about the link between immigration and crime. Do immigrants commit crime? Yes, but so do a lot of people! This is not the right question to ask because what really matters is: Do immigrants commit more crimes than those born in the country? With so much news linking immigration to crime, it is not a surprise that many people believe that it is true. But is it?

Research over the past 20-30 years provides a definitive answer – No!

In fact, research often demonstrates that immigrant populations commit fewer crimes. If this is the case, why does the myth persist?

Airport lineups - for generations, people from all countries
have migrated around the world

IMMIGRATION A CENTURY AGO

At the turn of the 20th century, most immigrants to North America were poor or had very few resources. They moved into poorer areas of cities, areas with higher rates of crime. Criminologists Clifford Shaw and Henry McKay wrote about this phenomenon decades ago in one of the most famous studies in criminology: Juvenile Delinquency and Urban Areas.

Gate of Harmonious Interest - Entrance to Chinatown in Victoria, BC
Photo by MARLEBU, Creative Commons

Shaw and McKay found that when immigrants had the means to move into better (more stable) neighbourhoods, they also committed less crime. As such, immigrants changed their behaviour based on where they lived: it wasn’t that people (the immigrants) were related to crime, it was that places tended to produce crime.

ARE IMMIGRANTS CRIME-PRONE? 

Recent studies also show that immigrant populations are no more prone to crime than those who are born in the country. Some researchers suggest that there are two explanations for this: immigrant revitalization and ethnic enclaves.

Immigrant revitalization refers to immigrant populations moving into those same poorer areas described above. Ethnic enclaves are places with concentrations of immigrant populations from the same region of the world who shared a common set of language and culture – immigrant groups have been doing this for over 100 years. Rather than moving out of those areas, these populations are revitalizing them, making them places where people want to live. Most immigrants move to a new country for a better life and often create better places as a result.

Pro-immigration rally in Barcelona, Spain
Photo Artur Rabell, Creative Commons

What is really going on with immigration and crime? As immigrants move into an area, they develop relationships with people and attachment to places. Over time, these areas become neighbourhoods. And once people come together to build something, why would they partake in activities to destroy it?