|

"Let's
call this song exactly what it is
."
-Aretha Franklin
It brings me joy to see the
extraordinary mosaic art wall at East Eleventh and Waller streets
whenever I'm leaving the block or coming
home. It is a comforting and very public symbol of Central East
Austin's African-American cultural legacy, one that I think we desperately
need as our neighborhood is metamorphosing into something that inspires
mixed emotions. The process of gentrification is well underway in
my neighborhood. Some days I like what I see; others, I wonder-with
some foreboding-what lies ahead.
Before I go on, there are a
few things I should let you know. I have only lived in Central East
Austin for about twenty-five years, so I'm not from here. But when
I moved here to attend the University of Texas, I submerged myself
in East Austin's culture and community. For about seven years I
wrote a column about Austin's black art scene in the daily newspaper
and got to know a bit about how art, artists and culture are braided
within the fabric of our lives. I've worked for the Villager and
Nokoa newspapers, both of which are owned by African Americans.
I was part of the original staff at KAZI-FM, a community radio station
whose primary audience is African Americans. I tutored at Huston-Tillotson
College, worked on projects with the Austin Area Urban League, NAACP,
Austin Eastside Story Foundation, the George Washington Carver Museum
and Cultural Center, the summer concert series Jump On It!, and
the now defunct Black Arts Alliance, whose absence is a wrenching
loss to Austin's art scene. I buried my son's umbilical cord under
the pecan tree at the old Hamilton house on the corner of San Bernard
and Cotton streets and was on a first-name speaking basis with some
of the flamboyant folks who considered Eleventh Street the premiere
promenade back in the day. I have seen the neighborhood wallowing
in the ashes of its former glory and watched it begin to ascend
again in a surge of vibrancy.
Five years ago, I married Byron
Marshall, a former first assistant city manager of Austin who was
and still is the president and chief executive officer of the Austin
Revitalization Authority (ARA), the private, nonprofit development
corporation responsible for most of the changes you see when you
drive up East Eleventh Street. I sat in on those early ARA meetings
and watched as he and ARA Chair Charles Urdy, a former Austin Mayor
Pro Tem, worked patiently for years to bring consensus to the various
neighborhood groups who-convinced they had been lied to, disregarded
and disrespected by the City of Austin for decades in its disastrous
efforts at urban renewal-no longer believed that positive change
was possible whenever the local government was involved. I saw black
and brown folks, who could have achieved positive results by forming
coalitions, alliances and mutual agendas the past several years,
lunge for each other's jugulars.
"Dissension between African
Americans and Latinos is almost as old as Austin," said former
Mayor Gus Garcia. He says that the two racial groups had been deliberatively
manipulated by the power structure since the nineteen-twenties,
when policymakers set it up so that Hispanics were moved south of
East Seventh Street and African Americans were moved north of Seventh.
He says that we're still experiencing the effects of those policies.
"Absolutely, that's a factor. And when you see it happening
in the circumstances when it is to our benefit to work together,
what can you do but sit there and bleed? It doesn't have to be that
way; we can proceed on points of common interest and work together
for the good of the entire community. ARA was a catalyst for positive
change in East Austin. We can build from there."
Scores
of books have been written about gentrification, a process that
has arguably been around since humans first came together in cities
in northern Africa. During the mid and late eighteen hundreds, power
brokers in a number of European cities, including London, Amsterdam,
Hamburg and Paris, experimented with urban planning. In Paris, a
member of Napoleon III's court redesigned the central city, displacing
thousands of poor Parisians and gutting their neighborhoods. The
now famous grand boulevards that showcase the city's well known
monuments were installed and strict guidelines applied to new construction
along the boulevards. The residences that were built there became
the most exclusive in the city.
In American cities across the
nation, from Harlem in New York to the Mission District in San Francisco,
the same process is taking place; people with money and political
clout are moving into neighborhoods that once were either multi-ethnic
or primarily communities of color-usually close to the central business
district downtown-and displacing the original inhabitants. What
that generally means to a community of color is that white folks
buy land cheaply, build or renovate big, nice houses, and then proceed
to take over the grass-roots organizations that represent the indigenous
folks and push through their own agendas. Because these transplants
are often more educated and more politically connected, they usually
succeed and the entire flavor of the neighborhood changes. It's
hard, after a few years, to find even remnants of the positive cultural
connections that existed before the neighborhood got trendy. On
top of all that, property taxes rise-often faster than the original
inhabitants can afford-and many longtime residents end up having
to leave their homes and communities.
Gentrification is basically
a process of displacement. And it is, without a doubt, a highly
visible and volatile process.
Here in my Central East Austin
neighborhood, the ARA is charged with, among other things, modulating
the inevitable gentrification process by minimizing the negative
impacts as much as possible.

"It's a balancing act,"
Byron Marshall says. "We're trying to reignite the economic
and cultural life of this community without displacing the majority
of the people who have lived and worked here for years. At the same
time, if people whose families were either from this neighborhood
or from neighborhoods like it around the country want to move back
'home,' we want them to be able to afford to do that. We also encourage
people with higher incomes to join us because we recognize the importance
of a mixed-income neighborhood to improving schools and the quality
of services in the area.
"We are definitely working
to prevent what happened in Clarksville," Marshall says, referring
to the trendy West Austin neighborhood where only a very few founding
black families still remain to hold the ancestral memories of the
first freedom town west of the Mississippi.
But my husband could have been
talking about any of the African-American neighborhoods that were
scattered throughout Austin in the late nineteenth and early twentieth
centuries: Masontown, Kincheonville, Wheatville, or even the East
Sixth Street downtown business district, once dominated by black
entrepreneurs.
"Make
me wanna holler, the way they do my life
."
-Marvin Gaye
Displacement, whether by the
bulldozer of urban renewal or by market forces, is the most hated
aspect of gentrification, because it is essentially an act of force.
It denies self-determination to an existing community. In Austin,
that process was not only developed but also sanctioned by the city
fathers. In the nineteen-twenties, the City of Austin commissioned
urban planners to develop a plan to move African Americans and Latinos
east of East Avenue, which is now I-35, and refused to provide services
for them west of the avenue. Segregated schools and parks for blacks
and browns were built only on the east side of town. City leaders
wholeheartedly endorsed redlining, the lending institutions' widely
practiced policy of excluding and underserving black and brown communities.
For all these reasons, no matter how much money you made, if you
were black or brown you could only live comfortably on the eastside.
"Aside from all of the
negative things associated with segregation, it had the positive
effect of helping to create a thriving community," said Charles
Urdy, who grew up in East Austin. "What you had was doctors
and educators and entrepreneurs
people from all walks of life,
living in your neighborhood. There were role models everywhere,
people who were an example of how to live
and how not to."
Urdy said that later in Austin,
as in virtually every inner city across the nation, desegregation
and disinvestment caused these communities to crumble. "Well,
you had your more affluent black folk moving north and west. Some,
like myself, moved northeast. The central part of East Austin became
associated with segregation. And as we moved out, land speculators
bought up the property and became, essentially, slumlords. Central
East Austin became mostly a place where poor folk lived."
Displacement usually doesn't
happen without a fight. Activists like the late Spencer Nobles Jr.;
his wife, Ora Lee Taylor Nobles; and many others pushed for public
investment and fair play in the acquisition practices of the city
and the University of Texas. They protested redlining. Their efforts
and achievements slowed the process of displacement that started
in the nineteen-seventies and -eighties as outside landlords bought
up more and more property.
In many ways, East Austin hit
rock bottom in those years. Abandoned and gutted buildings along
East Eleventh and East Twelfth streets barely hinted at the vibrant
businesses and neighborhoods that once thrived. Crime rates crept
higher as heroin, crack and other drugs hit the streets. Prostitution
flourished openly. The perception of crime soared, fueled by media
that chose to cover isolated incidents of violence rather than the
underlying causes that lay in decisions made west of I-35.
"People
moving out, people moving in
."
-The Temptations
Fast forward to the nineteen-nineties
when there was a subtle change underway. It was barely noticeable
at first, but became more and more obvious. The neighborhoods were
evolving.

"There were always white
folks in East Austin but they were more of your hippie type who
mostly kept to themselves," said Dorothy Turner, an accomplished
East Austin activist who grew up in a little house off East Sixteenth
Street. She says East Austin between Seventh Street and Manor Road
was always tri-ethnic-mostly black, brown and a few whites-and the
three groups got along reasonably well, mostly by respecting each
other's boundaries.
But in the nineties, perhaps
attracted by the romance of urban culture, cheap housing, and convenience,
a few whites began buying homes in traditionally black and brown
neighborhoods. As in other cities, these new neighbors tended to
blend in well. They were primarily young, artistic, single and well
educated. They became advocates for their neighborhoods, never suspecting
that they would become the bridge that would invite richer folks
to come in and buy up the bigger homes that families were struggling
to keep up or were eager to sell so they could move out to Round
Rock or Pflugerville.
"It was important to me
that I live in a diverse neighborhood in Central Austin, where I
could walk, bus or ride my bike and not be completely dependent
on my car," said Valerie Thatcher, a graphic artist who moved
into the neighborhood in 1999. "I wanted to live where I felt
an authentic sense of Austin, with all its culture, history, creativity
and energy. It is truly a gift to have found such a great place
to live in Austin."
Thatcher, who is white, moved
into one of the affordable homes built by the Anderson Community
Development Corporation in partnership with the City of Austin,
and is now my neighbor and friend. What is ironic about it is that
were it not for then Council Member Eric Mitchell-someone whose
political tactics Thatcher vehemently disagreed with-the homes we
enjoy so much would never have been built.
"These homes were a piece
of a much larger puzzle that was our vision of bringing the community
back to life," said the fiery Mitchell, arguably one of the
more outspoken and controversial figures in Austin's recent history.
As an Austin council member, Mitchell was either revered or reviled
by all who knew him or had even heard of him.
"Eric was a catalyst for
change in East Austin," said Charles Urdy, who chose not to
run for reelection in 1994 and was succeeded on the Austin City
Council by Mitchell. Although the groundwork had been carefully
put in place by a consortium of activists, Urdy said, it was Mitchell-with
his confrontational politics that refused to accept the status quo-who
pushed through projects like the Millennium Youth Entertainment
Center, Austin East Side Story, Anderson Community Development Corporation,
and the ARA.
"From the beginning, it
was a community effort that brought people who were living and working
in East Austin together to come up with a plan to determine the
future of the area," Mitchell said.
Often, Mitchell bruised egos
in getting things done. "We wanted more than the same old political
rhetoric and I have always been one to tell it like I see it,"
Mitchell said. "As far as we've come, there's still a long
way to go and as far as I'm concerned, if black folks-brown folks
too, but especially black folks because these are our neighborhoods-get
marginalized out of the process, then we failed the community."
"They
smiling in your face, all the time they want to take your place
."
-The O'Jays
In theory at least, the old
and new residents should all be able to get along. And to a great
extent we do. But what is happening in East Austin (as in many other
cities) is that the newcomers proceed to take over the grass-roots
organizations that represent the indigenous folks (or form separate
organizations that supplant them) and begin pushing their own agendas.
Tommy Wyatt, who for more than
thirty years has published the Villager, an East Austin-based newspaper,
has seen it happen over and over through the years. He says that
the city-which he feels is doing too little, too late-condones this
coopting of neighborhood organizations. Not content to leave destiny
to newcomers, Wyatt, along with a number of other business and community
folk, formed the East Eleventh Street Village Association to come
up with a plan for its redevelopment.
The group repeatedly brought
projects before the Austin City Council that the community supported.
"Council didn't want to commit money in the area to upgrade
the infrastructure to support any development. When GAIN (Guadalupe
Association for an Improved Neighborhood)-which was formed by politically
connected white folks to circumvent the original Guadalupe Neighborhood
Association, who were mostly longtime Latino neighbors-went before
the Council claiming to represent the majority opinion of the neighborhood,
that was Council's excuse to delay investment even longer."
Wyatt says he sees the same
thing happening with OCEAN (the Organization of Central East Austin
Neighborhoods), an organization originally comprised of several
longtime neighborhood associations but now made up of a very different
group of folks.
"These are some of the
very same politically connected white folks who opposed ARA and
then tried to take it over," Wyatt said. "They form these
organizations as they need to, to do what they want to do. Let's
face it, they work hard to get the politicians they support elected
and, in turn, the politicians support what they are told is the
neighborhood's agenda."
Mark Rogers, project director
of the Guadalupe Neighborhood Development Corporation (GNDC), which
builds affordable homes in the area, is a former president and current
secretary of GAIN. Rogers, who represents GNDC on the ARA board,
says he wishes he had the power that Wyatt attributes to whites.
He agrees with much of what Wyatt says, but thinks the issue is
more complex.
"There needs to be a twelve-step
program for white gentrifiers like me," Rogers says. "Let
me tell you what it's like to grow up a middle-class white person
in America. When you're a middle-class white guy like me, you grow
up thinking the system is on your side. You believe that the police
are there to protect you; that the City Council works for you; and
if you don't like something you can change it. So Tommy (Wyatt)
is right. White people who move into this area feel they can make
changes using a system that works for them. I will say there is
a disturbingly disproportionate number of white people influencing
neighborhood associations over here. But they are very often the
ones who don't mind giving up their Saturdays to come to meetings
and work on a project to push it through."
The system does not work the
same way for African Americans, middle class or not. The black folks
who established the older neighborhood organizations and who fought
to control their neighborhood's destiny worked tirelessly in the
evenings, on weekends, every spare moment they could find. "If
it was just a matter of hard work," my grandmother used to
say, "black folks would rule the world."
Despite their hard work, very
often the longtime East Austin residents didn't have the financial
or political clout to make things happen as they had wanted. After
years of this kind of back-and-forth struggle, the entire flavor
of the neighborhood was bound to change. This is no surprise, for
without a strong, unwavering commitment to envision and then build
a future based on the lessons and experience of the past, it becomes
difficult to find even remnants of the positive cultural connections
that existed before the neighborhoods got trendy.
"Now
we demand a change to do things for ourself. Say it loud
!
-James Brown
Case in point regarding East
Austin's cultural legacy: A request for proposals was sent out for
artists to bid on creating three works of public art at the newly
renovated and expanded George Washington Carver Museum. There were
no stipulations on who could bid in this open process for a publicly
funded project; the competition was open to any artist. Nevertheless
these works were supposed to reflect the cultural history of the
neighborhood. Several artists responded, including both black and
white artists from other cities. Three white artists were chosen
and subsequently one of them was dismayed by the community's outrage.
She only wanted to do her art and never considered the political
implications or the community sentiment that the artists' color
should be a factor.
A local artist, Carla Nickerson
(who did not bid on the project but was instrumental in spearheading
the community's efforts in getting the selection overturned, so
that two of the selected artists were replaced by blacks) explained
her position.
"I admire Asian culture,
I can identify with it and it moves me. I go to Asian movies, eat
the food, collect some of the art," said Nickerson, who is
black. "But if a project like this came up in the Asian community,
it would never occur to me as an artist to bid on it and possibly
deprive an Asian artist of the opportunity to create art that reflects
his or her own cultural heritage. It would never occur to me to
coopt it. Where else in Austin does that happen? Not in the Latino
community. Not in the Asian community, nor in the Middle Eastern
community."
Was Nickerson saying that she
didn't want white artists to do their thing in East Austin?
"No, but some places are
or should be sacred in the community. The Carver Museum is the cultural
repository of the community's heritage. It should be someone who
is of that heritage selected to portray it. To do otherwise is disrespectful."
And respect is a key element
in making any relationship work, especially as it is going through
changes.
Larry Jackson, another longtime
community activist, said, "If you consider yourself socially
conscious at all, then the thing to do when you move into a traditional
community like East Austin, is to take the time to learn the history
and listen to what the people who have lived here more than five
or ten years want for their neighborhood. In my opinion, you ought
to come to the neighborhood meetings and listen and not try and
influence the process according to your own agenda."
Jackson is a board member of
ARA and the executive director of Austin Eastside Story, a youth
program that has exposed thousands of children of color to travel,
culture and expanded education opportunities.
Byron Marshall said, "ARA's
mission and vision is expressed by our commitment to respect, restore
and revitalize the area. You can't stop the process of gentrification
once it gets underway but we can manage it according to our own
vision for our community and many aspects of it are very positive.
Who wouldn't want to see reduced crime, new investment in buildings
and infrastructure, and increased economic activity in their neighborhoods?"
Marshall is acutely aware that lower income and older residents
must be respected and protected. "ARA's commitment is that
we will work to see that the benefits of these changes, that are
so often enjoyed by the new arrivals, do not come at the expense
of established residents and business owners who would otherwise
find themselves economically and socially marginalized."
Herman Lessard, ARA's former
board chair and outgoing president of the Austin Area Urban League,
says that despite it's contentious beginnings, despite the seemingly
slow progress (which is actually ahead of the timetable set for
it by the community), and despite the naysayers, ARA is actually
fulfilling the vision that the community had for it from the beginning.
"It was never a question
of whether Central East Austin was going to be developed, and to
some extent gentrified. This area is too close to the heart of this
city and it was just a matter of time before that happened,"
Lessard said. What was up for grabs was who was going to develop
it. "What we said when we formed ARA was Austin's African-American
community should shape and develop its own future."
"It's
been a long, long time coming, but a change gon' come
."
-Sam Cooke
It's an ambitious vision, fraught
with pitfalls every step of the way-from outside the neighborhood
and within-but ARA is moving forward with its community-sanctioned
plan to thwart the negative effects of gentrification in a number
of ways, including building housing for both low- and moderate-income
families.
Another approach that might
be used to soften the effects of gentrification as Central East
Austin rises from the ashes is to form a community land trust. This
is structured so that residents and business people own or rent
the buildings they live or work in, and a community land trust-a
nonprofit neighborhood membership organization like the ARA-owns
the land under the buildings. In this model, restrictions would
be placed on the price or rental of dwellings. For example, if a
resident owns a house or apartment sitting on community-owned land
and wants to sell it within a specified period of time, it must
be offered back to the community land trust at a restricted price.
Permanent price restrictions can ensure that the housing will always
be affordable.
Austin City Manager Toby Futrell,
who is responsible for implementing any policies that the Austin
City Council may establish to soften the impact of gentrification,
is grappling with both the heartrending realities and the cold calculating
facts of the issue.
"The essence of the proposal
put forth by Austin Council Members Danny Thomas and Raul Alvarez
(see accompanying article, "CPR for East Austin") is that
we can mitigate the negatives of gentrification by designating an
area that you know is a prime target for gentrification-in this
case, Central East Austin-and set it up so that if any new business
or development gets any incentives, the city must dedicate a portion
to the residents in the area that they can then use to help pay
the rent or mortgage, utility bills, and make repairs. That should
help free up money to pay property taxes," she said. "We're
drawing on the work that has already been done by the community;
we just have to trial-test and tweak to determine the best formula."
Futrell says she thinks the
council members' proposal is a great tool, but more solutions are
needed. "And we'll need the entire toolbox just to effectively
address the negatives of gentrification. The ultimate solution is
a legislative change in the state and federal tax laws. It's a huge,
complex issue, but we are truly committed to doing what we can."
She says the ideal scenario
is that as businesses come into East Austin and the area prospers,
they will bring more and better-paying jobs to the residents, so
that when the economic boat rises on the commercial side, the longtime
residents get lifted too. But reality is rarely ideal and cities
all across the country, if they are not stagnating, are wrestling
with these issues. "I've heard people say that gentrification
is a necessary evil in a city that is moving forward, but we have
to find a way to rebuild communities without displacing people."
It may be possible to first
offer affordable homes in Central East Austin to those who are longtime
renters or who have a cultural connection to the area, but laws
that were originally put in place to protect black and brown communities
are double-edged.
Paul Hilgers, director of the
City of Austin's Neighborhood Housing and Community Development
Department, said, "We're looking at ways to identify and reach
our target market, with the goal of maintaining the neighborhood's
diversity."
His department's offices, along
with the Austin Housing Finance Corporation (AHFC) and the AHFC's
Community Lending Office, recently moved into the new Street-Jones
Building located on East Eleventh Street, a move Hilgers says demonstrates
the city's commitment to the area.
"The City of Austin is
more committed to addressing and creatively trying to solve the
issue of gentrification than any other city I know of, but what
happens on East Eleventh and Twelfth streets should not be the city's
decision; it has to be community driven," Hilgers said. Perhaps
realizing that his position reflects two points of view, he added,
"We're constantly calibrating the right role for the city in
a very complicated situation."
East Austin activist Susana
Almanza, executive director of PODER (People Organized in Defense
of the Earth and her Resources) and a former planning commissioner
for the City of Austin, says there's plenty the city, along with
the county and state, can do to address gentrification. She considers
the proposal brought forth last month by Council Members Thomas
and Alvarez (the latter a former member of PODER) to spur development
in the area, while attempting to retain longtime residents by offering
tax incentives and abatements, to be a starting place but not a
total solution.
"It really doesn't get
at the issue, which is squeezing people with limited incomes out
of an area where they have lived for years, generations," Almanza
said. "If you really want a diverse, mixed-income community,
you have to start helping people at thirty percent of the median
income, which is $23,000 for a family of five. Instead, the city
is focusing on building for those at sixty-five to eighty percent
of median. They have bought up so many of the vacant lots in the
area, they could address the needs of renters, who are also being
forced out."
"Keep your
head to the sky
."
-Earth, Wind & Fire
Ultimately, each person has
to look within to find and fight for a solution that will work for
them and the communities they care for.
Tommy Wyatt said, "If we're
honest about it, middle-class black folks relinquished this neighborhood
voluntarily. After those first urban renewal projects in the nineteen-fifties
(bitterly called 'Negro removal programs' by those who lived through
them) nobody forced us to sell our homes and move. We chose to branch
out around the city. And when we did, we established diverse neighborhoods
in the northeast, northwest, and far South Austin, as well as Pflugerville
and Round Rock. Remember, we didn't choose to live in East Austin
in the first place, we were forced to."
But, Wyatt says, if you're black,
then no matter where you choose to live, inside or outside the city,
we are still a community. And the very heart of Austin's African-American
community and culture beats along the East Eleventh and Twelfth
street arteries.
The complex issues surrounding
gentrification have caused explosive conflicts in many American
cities, often along racial and economic fault lines, and Austin
has experienced its share of eruptions. But everyone benefits if
newcomers take the time to educate themselves about and respect
the values held by the community they've chosen to live in; if policymakers
and socially conscious developers continue to invest in the area
out of an understanding that they have a debt to pay because of
deliberately harmful past policies; and if the traditional residents
of these neighborhoods can be inspired to take a renewed interest
(beyond weekend visits to church and the beauty shop) in coming
back home to the historic East End and getting involved in the economic
development, cultural, and educational issues here.
So, yes, the public art commissioned
by the ARA at East Eleventh and Waller streets as a cultural monument
to the community inspires my spirit. Our ancestors are speaking
to us through that wall, so listen.
Rhapsody, the jubilantly optimistic
tile mosaic by John Yancey, depicts the essence of the community
it celebrates as a kind of quilt, fluid and musical. On the other
side of the wall is Sankofa, the mixed-media mosaic by Rejina Thomas.
Sankofa is a West African, Adinkra word that counsels the wisdom
of learning from the past to build a better future. What could be
more relevant? It is our community scrapbook, reminding us of all
we need to know to get where we need to go.
These profoundly insightful
works of art by black artists, who live or work in the area, highlight
not only the cultural heritage of the community as reflected in
our music, our churches and our families, but also are unabashedly
African in iconography and juicy vibrancy. These works are a bold
statement that we were here, we are here now, and we're here to
stay.
Some women have husbands who
fix things around the house
. You may e-mail Anoa at amonsho@goodlifemag.com.
Defining Terms
East End-The historic neighborhood
whose nexus is at East Twelfth and Chicon streets. The longtime
residents of this neighborhood have graciously extended their neighborhood's
name to include the entire community surrounding the East Eleventh
and East Twelfth street corridors between I-35 and Airport Boulevard.
Gentrify, -fied, -fying-To convert
(an aging area in a city) into a more affluent middle-class neighborhood,
as by remodeling dwellings, resulting in increased property values
and in displacement of the poor. -Webster's Dictionary of the American
Language.
Gentrification-Simultaneously
"a physical, economic, social and cultural phenomenon, commonly
involving invasion by middle-class or higher-income groups
and
the replacement or displacement of many of the original occupants."
-Chris Hamnett, urban planning scholar.
-K. Anoa Monsho
CPR for East Austin
On October 4, Austin City Council
Members Danny Thomas and Raul Alvarez unveiled their plan to create
a Community Preservation & Revitalization (CPR) Zone that they
hope will promote business development and alleviate the negative
effects of gentrification in East Austin. The boundaries of the
Zone are: I-35, Riverside Drive, State Highway 71, US Highway183,
and Manor Road.
The poverty rate for the area
encompassed by the CPR Zone is more than twice the poverty rate
for the rest of the city. The unemployment rate is almost twice
that of the rest of the city and the median family income is fifty-four
percent of what it is in other areas of the city. The combined Hispanic
and African-American population of the zone is 84.4 percent while
the combined Hispanic and African-American population of the whole
city is 40.3 percent, with Hispanics comprising slightly more than
30 percent of the total population.
The proposed Zone is designed
to close the economic gap between East Austin and other, more prosperous
areas of the city by:
- Offering property tax rebates
linked to the creation of new jobs and providing employment to
residents of the CPR Zone.
- Providing rebates from 35
percent to 85 percent of the total city property tax for mixed-use
commercial development, if developers guarantee that 10 percent
of the residential units would be affordable to people earning
65 percent of the median family income. The amount of the rebate
will depend on the size of the development.
- Providing the same incentives
to commercial-only developments providing they create from twenty
five to one hundred jobs for Zone residents.
To benefit from the incentives,
developers must invest in a Homeowners' Assistance Fund that will
be available to residents who've lived within the zone for at least
ten years and whose income is 50 percent or less of Austin's median
family income. The goal of that fund is to help longtime residents
offset rising property taxes as more businesses move in and property
values increase. The city anticipates that the CPR Zone program
will facilitate economic growth in a way that safeguards the community
from the negative elements of gentrification and preserves its cultural
heritage.
The Austin City Council has
passed a resolution directing the city manager to facilitate public
input on the proposal and make recommendations for implementation
in early 2005.
-K. Anoa Monsho
|