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A Retrospective Case Study of the Plains Neighborhood, by Nicolas M

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A Retrospective Case Study of the Plains Neighborhood, by Nicolas M URBAN REDEVELOPMENT OF LAWRENCE, MA A RETROSPECTIVE CASE STUDY OF THE PLAINS NEIGHBORHOOD BY NICOLAS M. PERNICE B.S. UNIVERSITY OF MASSACHUSETTS LOWELL 2009 M.S. UNIVERSITY OF MASSACHUSETTS LOWELL 2011 SUBMITTED IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTERS OF SCIENCE DEPARTMENT OF ECONOMIC AND SOCIAL DEVELOPMENT OF REGIONS UNIVERSITY OF MASSACHUSETTS LOWELL Signature of Author: ______________________________________ Date: ____________________ Signature of Thesis Supervisor: _ Name Typed: Dr. Moss, Philip _ Signatures of Committee Members: Committee Member Signature: _ Name Typed: Dr. Forrant, Robert _ Committee Member Signature: _ Name Typed: Dr. Wooding, John _ URBAN REDEVELOPMENT OF LAWRENCE, MA A RETROSPECTIVE CASE STUDY OF THE PLAINS NEIGHBORHOOD BY NICOLAS M. PERNICE B.S. UNIVERSITY OF MASSACHUSETTS LOWELL 2009 M.S. UNIVERSITY OF MASSACHUSETTS LOWELL 2011 ABSTRACT OF A THESIS SUBMITTED TO THE FACULTY OF THE DEPARTMENT OF ECONOMIC AND SOCIAL DEVELOPMENT OF REGIONS IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTERS OF SCIENCE UNIVERSITY OF MASSACHUSETTS LOWELL 2011 Thesis Supervisor: Philip Moss, Ph.D. Professor, Department of Economic and Social Development of Regions Abstract This is a retrospective case study of the urban redevelopment‘s impact in the Plains Neighborhood of Lawrence, MA. It investigates the Lawrence Redevelopment Authority and city officials‘ actions to use eminent domain for a perceived public benefit, via a top down approach, to revitalize the city throughout the 1960s. The research presented herein illustrates powerful institutions and local government‘s actions toward a vulnerable immigrant community, with an undercurrent of gentrification which lies beneath the goals to revitalize Lawrence, MA. It investigates the clash of differing ideals and perceptions of blight, growth, and what is a desirable community. Topics of why this area was chosen, what events lead up to urban redevelopment, as well as the motive, goals and ramifications of neighborhood clearance will be covered. Embracing a strong qualitative methodology, incorporated within are a variety of data collection techniques: seven oral histories, document analyses of administrative records, media investigation of pertinent newspaper articles, as well as quantitative analysis and archival research to uncover how the program impacted the city and its‘ residents. ii Table of Contents Abstract ............................................................................................................................... ii Table of Contents ............................................................................................................... iii I: Methodology.................................................................................................................... 1 Validity Threats ............................................................................................................... 3 II: Introduction to Urban Redevelopment ........................................................................... 5 III: Why Urban Redevelopment........................................................................................ 13 History and Predicament of Lawrence, MA.................................................................. 13 Dilemma of Lawrence ................................................................................................... 17 IV: Why the Plains Neighborhood was chosen ................................................................ 21 Milieu of the Plains Neighborhood ............................................................................... 21 The Plains Neighborhood: Perspective of Physical and Community Characteristics ... 25 Outsider Perspective .................................................................................................. 26 Plainsmen / Plainswomen Perspective ...................................................................... 33 Perception of ‗Blight‘ .................................................................................................... 39 V: Implementation of the Plains Neighborhood Redevelopment Program ...................... 44 VI: Analysis of Redevelopment ........................................................................................ 57 Tax Revenue Analysis ................................................................................................... 57 Population Characteristics ............................................................................................. 60 Rent Characteristics....................................................................................................... 65 VII: Why Urban Redevelopment Failed to Revitalize the Plains Neighborhood ............. 69 Uncertainty .................................................................................................................... 70 Rumors .......................................................................................................................... 74 Redevelopment Goals not congruent community aspirations ....................................... 82 Lack of Communication with No Checks and Balances ............................................... 84 Gentrification ................................................................................................................ 90 Disregard of the Underlying Dilemma .......................................................................... 94 Role of Elites ................................................................................................................. 97 VIII: Redevelopment Affect on Residents ...................................................................... 106 Hardship during the Redevelopment ........................................................................... 106 iii Welfare Population ...................................................................................................... 117 Emotional Costs .......................................................................................................... 120 X: Summary .................................................................................................................... 124 XI: Biological Sketch of the Author ............................................................................... 129 Motivation for Research .............................................................................................. 130 Bibliography ................................................................................................................... 131 List of Figures Figure 3:1: Milieu of the Plains Neighborhood ................................................................ 22 Figure 3:2 Aerial Image of the Plains, circa 1960 ............................................................ 24 Figure 4:1 Land Use Map of Plains Neighborhood, September 1961 .............................. 46 Figure 4:2 Land Use and Structure Condition Map .......................................................... 51 Figure 4:3 Demolition of the Plains, Aerial View ............................................................ 54 Figure 4:4 Demolition of the Plains, Close up Aerial View ............................................. 54 Figure 4:5 The Plains Neighborhood, 2011 ...................................................................... 56 Figure 5:1 Tax Revenue Analysis ..................................................................................... 60 Figure 5:2 Plains Census Tract ......................................................................................... 61 Figure 6:1 1961 Locality Map ......................................................................................... 71 Figure 6:2 Redevelopment Informational Pamphlet ......................................................... 73 Figure 6:3 Flood Plain Map .............................................................................................. 87 Figure 6:4 Harold the Mailman Delivers the Last Mail .................................................. 100 Figure 6:5 Satire of Residents Moving ........................................................................... 104 Figure 7:1 Distribution of Rent for Dilapidated vs. New Dwellings .............................. 116 Figure 7:2 Truck That Took the Houses Away .............................................................. 122 Figure 7:3 Man who Wrecked the Houses ...................................................................... 122 List of Tables Table 3:1 Milieu of the Plains Neighborhood Legend ...................................................... 23 Table 3:2 Aerial Image of the Plains Legend ................................................................... 24 Table 3:3 Plains Neighborhood Condition ....................................................................... 29 Table 3:4 Backgrounds of Narrators ................................................................................. 34 Table 4:1 Project Activity Timeline ................................................................................. 52 Table 4:2 Plains Project Expenditure ................................................................................ 55 Table 5:1 Census Tract Statistics ...................................................................................... 62 Table 5:2 Plains Population Analysis ............................................................................... 63 Table 5:3 Rent Survey, 1962 ...........................................................................................
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