Hate tax revaluation time? Then let’s do it more often. Seriously.

Tear-downs that make way for large new houses, like these in the Cherry neighborhood, drive up property values of smaller, older houses nearby. Photo: Mary Newsom

It’s tax revaluation time! Are you excited? We aren’t either. Seeing your property value skyrocket is only fun if you are planning to sell it ASAP.  For most of us who aren’t real estate speculators, higher values don’t mean more money shoots into our bank accounts, because we can’t easily convert property into extra income unless we decide to raise goats, chickens or marijuana in the back yard.

Nevertheless, revaluations are an important equity tool. If you wait years to do them, you’re giving a tax benefit to wealthier property owners with rising values and giving a comparative tax penalty to properties whose values did not go up as much, or not at all.

If that sounds confusing, read on.

Mecklenburg County has been revaluing its property every seven or eight years. That means someone whose mansion was valued at (we’ll keep to round numbers here) $1 million at the last valuation has been paying taxes on that figure,

How did Charlotte’s big bike-ped trail run out of money?

Not for recreation only: The Little Sugar Creek Greenway beside Kings Drive in Midtown makes a convenient route for shoppers. The Cross-Charlotte Trail is envisioned as both recreation and transportation. Photo: Nancy Pierce

What should we make of the news this month that the proposed Cross-Charlotte Trail, a joint city-county project, is some $77 million short of the city money it needs to be finished?

That’s essentially what the Charlotte City Council was told Jan. 7 – that to complete the 26-mile bike-pedestrian trail across the county would require an estimated $77 million beyond the $38 million in city money previously allocated (and mostly spent).

Did costs balloon along the way? Why was the council seemingly blindsided? And what happens next?

Plenty of finger-pointing has ensued. City Manager Marcus Jones told the Charlotte Observer, “I’m going to own this.”

After talking with a variety of folks about the trial and its funding problem, my conclusions:

Time to have that uncomfortable talk. I mean about parking.

A Walmart in east Charlotte offers a gracious plenty of parking. Photo: Google Maps satellite view

It’s a question without easy answers. But that just makes it even more important to confront, and find a guiding strategy. It’s time for Charlotte to talk about parking.

Parking is both blessing and curse for any city built – as Charlotte mostly was – around private automobile use.

There’s a lot to curse. An admittedly incomplete list of problems parking lots cause would include the way they devour valuable land space that could hold housing, stores, workplaces, parks, community gardens, tree canopy, pretty much any use valued by city residents. (See below for a short list of what could go into one parking space.) They send storm water runoff cascading into local surface waters (i.e. creeks), polluting them and causing more frequent flooding onto the floodplains where foolish development was allowed. Remember Hurricane Florence in September? Get used to it, as climate change brings more heavy rainstorms. They add to the urban heat island effect, pushing the rising summer temperatures even higher. And the need to provide parking creates significant headaches for small businesses.

And finally this: With so much parking both “free” and available, we almost always hop into the car instead of asking, could we walk? Bicycle? Take a bus or light rail?

But parking lots can also be a blessing in a city built to make driving the automatic choice for almost all of us. For most residents here, any alternatives to private automobile travel – walking, bicycling, scootering, transit or ride-shares – aren’t available or competitive in terms of time, hassle and cost. And when we drive, we need temporary lodging for our vehicles.

I was reminded of this late last month. Rain was pelting the asphalt as I wheeled into what looked like the last available parking spot at Cotswold shopping center, then sloshed across the asphalt for last-minute Christmas shopping. I was glad to find even that terrible parking place.

But should two weeks in December really determine the size of parking lots year-round? It’s January now, and across

Charlotte fantasies, past and future

UNC Charlotte design student presents plans imagining a transit-oriented neighborhood, North Park. Photo: Mary Newsom

It was 250 years ago this week, Dec. 3, 1768, that the City of Charlotte was officially born with an act by the royal governor of the colony of North Carolina. (Read that charter here.) Monday, the city celebrated in a ceremony uptown with a sound stage and music so extremely amplified that you couldn’t talk to anyone, with birthday cake and food trucks.

Jim Williams as Thomas Polk

It wasn’t a fancy, planned-for-two-years kind of celebration – no fireworks, parades with visiting dignitaries, planes flying banners overhead. But of course, officialdom in Charlotte for as long as I’ve lived here has been more interested in pushing future growth and prosperity than in examining and learning from the past.

That 1768 charter designated five white men to be “city directors,” and one of them, Thomas Polk, was loitering near the sound stage Monday, waiting for the noon speechifying. Polk, or really, local history enthusiast Jim Williams, was resplendent in a black tricorne hat, buff-colored waistcoat, and knee breeches and frock coat of the color that 200 years later would be known as Carolina Blue. Polk – the real one – was a shrewd fellow of Scots-Irish ancestry who before eventually moving on to Tennessee played a key role in the city’s first – but by no means last – spec development.

Polk and a few others, on their own dime, built a log courthouse where two trading paths intersected, in hopes of giving the young town a competitive edge to be designated the Mecklenburg County seat. Which would, of course, make their own property more valuable.

It worked.

And for a city on the make, what could be a more fitting foundational story?

WE MOVE FROM 1768 TO ... SOMETIME IN THE FUTURE

After the noontime birthday festivities that celebrated the past, I headed off to hear, instead, about an imagined future –

Do women pay a transportation ‘pink tax’?

This is a quick note, following my previous post, “Cities for woman: Transit and gendered spaces,” which raised the question of whether city planners and designers take women’s experiences and needs sufficiently into account.

A survey from New York University’s Rudin Center for Transportation Policy & Management concluded that women in New York pay, on average $26 to $50 a month more for transportation due to concerns about harassment and safety.

According to an article in amNewYork, the survey took place during September and October and asked New Yorkers about travel habits. Read more here and here. Of the women who responded, 75 percent had experienced harassment or theft on public transportation, compared with 47 percent of male respondents.

And 29 percent of the female respondents, compared with 8 percent of men, said they avoided taking public transportation late at night because of “a perceived safety threat.” From that figure, the report authors estimated women’s higher transportation costs.

Cities for women? Transit and gendered spaces

Bus route changes that force longer walks, especially at night, can be particularly discouraging to female transit passengers. Photo: Charlotte Area Transit System bus, in 2010, by James Willamor via Flickr - CC BY-SA 2.0

I recently found myself listening in on a group call with Daphne Spain, author of Gendered Spaces (1992) and How Women Saved the City (2002). Spain, a sociologist at University of Virginia, studies and writes about ways women and men historically have been treated differently in both public and private spaces. And I now have two more books on my To Read list.

Spain talked about public transit, among other topics, and at one point noted India has created women-only trains because of the extreme harassment women there can experience.

As it happened, the conversation came a few days after I saw the viral video, “A Scary Time,” by Lynzy Lab. With more than 1.3 million views as of Nov. 5, the video from Lab, a dance lecturer at Texas State University, mocks some discussion that arose after the Brett Kavanaugh hearings in Congress that men’s fear of being wrongly accused of sexual improprieties dwarfs the fears women live with over sexual assault, harassment and not being believed.

Accompanied by a ukulele, and ending with a plea to vote Nov. 6, Lab sings, in part:

“I can’t walk to my car late at night while on the phone / I can’t open up my windows when I’m home alone / I can’t go to the bar without a chaperone … / I can’t use public transportation after 7 p.m. / … And I can’t ever leave my drink unattended / But it sure is a scary time for boys … / I can’t live in an apartment if it’s on the first floor … / I can’t have another drink even if I want more … / I can’t jog around the city with headphones on my ears. … / And so on.

But back to Spain. She noted that women are more dependent on public transit than men. She also mentioned that if bus route planning took greater notice of women’s concerns that bus service would run later into the night to accommodate night-shift workers at places like hospitals. (This, obviously, applies to male night-shift workers, too. But women are

Waiting for the creek to rise

Now demolished, the Midtown Sundries building was in a floodplain and flooded regularly. Photo courtesy Charlotte-Mecklenburg Storm Water Services.

Now and then, during extremely heavy rainstorms, my daughter and I used to hop in the car and drive about a quarter-mile away to see if what we call the Creek House was inundated.
The house was built in the 1990s on a you-can’t-believe-it’s-legal site: within about 6 feet from a small creek.

That creek (one of about 3,000 miles of creeks in Mecklenburg County) has the boring official name of Briar Creek Tributary #1 and is neither large nor impressive. Except during a heavy rain. Then it deepens and widens – muddy and dangerously fast-flowing.

At one point, when the Creek House was being built, it was so close to the creek there was a two-by-four propped between an exterior wall and the far side of the creek.

It was a shocking example of how slack Charlotte and Mecklenburg County environmental regulations were, even though they were in some significant ways stricter than the state’s. I sent a copy of the photo to a fellow I knew in the county water quality program; he used it in a slide show urging Charlotte-Mecklenburg elected officials to require undisturbed vegetative buffers beside creeks. I can’t claim that photo is what led the county commissioners to enact the buffer ordinance. But I hope it helped.

Tonight, in Charlotte, N.C., we’re awaiting what may be 10 inches or more of rain from what’s left of Hurricane (now