Binghamton University The Open Repository @ Binghamton (The ORB) Graduate Dissertations and Theses Dissertations, Theses and Capstones 2018 Binghamton's Missing Teeth: A Study of City- Owned Vacant Lots in Binghamton, New York Pauline Helene Berkowitz Binghamton University--SUNY, [email protected] Follow this and additional works at: https://orb.binghamton.edu/dissertation_and_theses Recommended Citation Berkowitz, Pauline Helene, "Binghamton's Missing Teeth: A Study of City-Owned Vacant Lots in Binghamton, New York" (2018). Graduate Dissertations and Theses. 56. https://orb.binghamton.edu/dissertation_and_theses/56 This Thesis is brought to you for free and open access by the Dissertations, Theses and Capstones at The Open Repository @ Binghamton (The ORB). It has been accepted for inclusion in Graduate Dissertations and Theses by an authorized administrator of The Open Repository @ Binghamton (The ORB). For more information, please contact [email protected]. BINGHAMTON’S MISSING TEETH: A STUDY OF CITY-OWNED VACANT LOTS IN BINGHAMTON, NEW YORK BY PAULINE HELENE BERKOWITZ BA, Binghamton University, 2015 MS, Binghamton University, 2018 THESIS Submitted in partial fulfillment of the requirements for the degree of Masters of Science in Sustainable Communities in the Graduate School of Binghamton University State University of New York 2018 © Copyright by Pauline Hélène Berkowitz 2018 All Rights Reserved Accepted in partial fulfillment of the requirements for the degree of Masters of Science in Sustainable Communities in the Graduate School of Binghamton University State University of New York 2018 May 10, 2018 Jay Newberry, Chair Department of Geography, Binghamton University George C. Homsy, Member Department of Public Administration and Sustainable Communities Program, Binghamton University iii Abstract Vacant land prevails in shrinking cities that have experienced urban outmigration and economic decline. Low-income neighborhoods and blight lead to conditions where vacant lots exist, consequently producing disamenities for the residents that live near them. Considered magnets of crime and stigmatized for their association with urban decay, vacant land is an environmental justice issue not often directly addressed by municipal governments. Despite this, vacant lots can still be seen as potential opportunities to improve social, environmental and economic qualities of life for surrounding residents. Urban agriculture, rain gardens and pocket parks are examples of how vacant lots can be reused to benefit communities. The purpose of this research is to build an understanding of (1) why city-owned vacant lots exist in Binghamton, New York; (2) how they are maintained; (3) how their existence impacts surrounding residents; and most importantly, (4) what opportunities exist for their reactivation. My findings suggest that urban greening, such as community gardens and green infrastructure for stormwater management, and affordable housing development are the best uses for vacant lot redemption. iv Acknowledgements I would like to express my deepest gratitude to George Homsy for being there every step of the way. He has helped shape my ideas and encouraged me to always consider the why and how. George’s zealous instruction and guidance these last two years have kept me dedicated in thinking critically about sustainability, community and of course, all those tensions. Thank you to Jay Newberry for advising me through the treacherous, can-of-worms-riddled journey some call writing a thesis. Jay’s expertise and technical support has changed the way I think of cities and how people interact with them. A big thank you to Dick Andrus for bringing the issue of vacant lots to my attention in the first place and perhaps being just as passionate about them as I am. Dick’s influence in Binghamton and with Binghamton University students is what allows positive change to continue, regardless of his cynicism. Words cannot begin to express how grateful and honored I am to be a part of the Sustainable Communities inaugural class. Congratulations to my cohort and special kudos to Keanna Julien and Erik Olsson for conquering this grueling process together. We did it! Thank you to the City of Binghamton—Pine Street in particular—and its residents, to whom I dedicate this thesis. I am indebted to this city for giving me a chance to try my strengths, explore my interests, and determine where my ambitions lie. Thank you to my parents, Julia and Stephen, and my step-parents, Bill and Isabelle, without whom none of this would have happened. I am forever grateful for their unconditional love and support through each one of my endeavors. Last but not least, thank you to my Binghamton family, far and wide, human and animal alike, for being amazing and making this place feel like home. v Table of Contents List of Tables…………………………………………….……..……………………….viii List of Figures…..…………………………………………….…………………………..ix Chapter 1: Introduction…………………………………………….……….…….………...1 1.1Research Purpose & Questions...…..………………………..…………………2 1.2Summary of Methods……….……………….……………………...………….3 1.3Progression of Text.....……………………….…………….…………………. 3 1.4Research Contribution...………………………………….……………………5 Chapter 2: Literature Review…….……………………….……………………………….6 2.1 What is Vacant Land?.........……………………….…….………………..…....6 2.1.1 Blight……………………………………….….……………….……7 2.1.2 Urban Renewal….……………………….……………………..……8 2.2 The Production of Vacant Land……………………….………………………9 2.2.1 Suburbanization………………………….……………….……….…9 2.2.2 Deindustrialization.…………………….……………………..……10 2.3 Vacancy & Abandonment.……………………….……………………..……12 2.3.1 Its Impact on Communities & Associated Perceptions...……..……12 2.4 Shrinking Cities………………………………….………………….…..……14 2.5 Reactivating Vacant Land.……………………….……………………..……15 2.5.1 A Case for Public Space & Environmental Justice.…………..……16 2.5.2 Urban Greening..……………………….……………………..……20 2.5.3 Urban Agriculture: Urban Farms & Community Gardens.…....……23 2.5.4 Examples of Reuse: Bottom-Up & Top-Down……………….…….25 2.5.4.1 DIY Urbanism.……………….……………………..……28 2.6 Addressing Gentrification.……………………….……………….……..……29 2.6.1 Explaining Gentrification...…………….……………………..……29 2.6.2 Confronting Gentrification……….…….……………………..……32 Chapter 3: Methodology & Study Area……….…….…………….…….….……….….…36 3.1 Methodology……..……….…….…………….……..…………….…….……36 3.2 Study Area……….……….…….…………….…….……………..…….……38 Chapter 4: Part I of Findings: Binghamton’s Missing Teeth……..….…….…..………….40 4.1 A Brief History of Binghamton as a Rust Belt City..……….……....…………40 4.2 Binghamton’s Vacant Lot Story……….…….……..……….………….…….41 4.3 The City’s Response……….…….…………….……...…………….…….….50 vi 4.3.1 VINES……….…….…………….…….…….……….….…….……50 4.3.2 Side Lot Adoption Program……….…….……..……….……...……52 4.3.3 Affordable Housing.……….…….……………..…….…………….53 4.4 Challenges & What this Leaves Out.……….…….…………….…….………54 Chapter 5: Part II of Findings: The Pine Street Project..……….……..…………….…….57 5.1 Description of the Neighborhood……….…….….……….….…….…………57 5.2 Description of the Lots……….…….………….….…….…...………….…….63 5.2.1 229 Court Street……….…….……….…….…….…...………….…63 5.2.2 76 Pine Street……….…….………….….…….………..…….…….64 5.2.3 78 Pine Street……….…….………….….…….…………..….…….64 5.2.4 77 Pine Street……….…….………….….…….……………...…….65 5.3 Qualitative Data Findings……….…….……….…….…….……………....…66 5.4 Discussion……….…….…………….…….…………….…….……………...69 5.5 Proposals……….…….…………….…….…………….…….…………….…70 5.5.1 229 Court Street……….…….………….….…….…………….…...71 5.5.2 76 & 78 Pine Streets……….…….……..……….…….…………….72 5.5.3 77 Pine Streets…….….…….…………….…….…………….…….74 Chapter 6: Conclusion……….…….…….……….…….…………….…….…………….75 Bibliography……….…….…………….…….…………….…….…………..….…….…..79 vii List of Tables 1. Views of Vacant Land…………………………………………………………….….………16 2. Elements of Green Infrastructure……………………………………………………..………21 3. Different Forms of Open Space………………………….…………………………………...26 4. Local Government Zoning Approaches for Addressing Gentrification & Displacement……………………………………………………………………………….…33 5. Number of Children by Age Group, Census Tract 11……………………….….……………59 viii List of Figures 1. Map of Redlining in Brooklyn, New York…………………………………………………...11 2. Map of New York State & Broome County…………………………………………….……38 3. Examples of Vacant Parcels in Binghamton…………………………………………………41 4. Map of Vacant Land in Binghamton…………………………………………………………43 5. Map of City-Owned Vacant Lots in Binghamton……………………………………………44 6. Choropleth Map of City-Owned Vacant Lots………………………………………………..45 7. Cycle of Binghamton Housing Deterioration & City-Owned Vacant Lot Production……....46 8. Binghamton’s Neighborhood Strategy Map………………………………………….………48 9. Pine Street Community Garden………………………………………………………………51 10.Census Tract 11 Race Distribution……………………………………………………...……58 11.Educational Attainment for Adults, Census Tract 11……………………...…………………60 12.Map of Food Deserts in Binghamton…………………………………………...………….…61 13.Map of Pine Street Study Area……………………………………………………….………62 14.Photograph of 229 Court Street………………………………………………………………63 15.Photograph of 76 & 78 Pine Streets…………………………………………….………….…65 16.Photograph of 77 Pine Street…………………………………………………………………66 17.229 Court Street Suggestions…………………………………...……………………,………72 18.Photograph of DPA Mural…………………………….…………………...…………………73 19.Quotes from “Postcards from the Future” ………………...…………………………………75 ix Chapter 1: Introduction Vacant lots are prevalent in post-industrial cities where significant population loss is experienced in addition to drainage of an economic base. Vacant land can be defined as parcels that are unused in a long-term