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Detroit as a site for large-scale post-urban farming

by: mental_masala

Sun Jan 03, 2010 at 14:58:40 PM PST


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(cross posted at Mental Masala)

Detroit landscape

Being a native of Michigan, articles about Detroit catch my attention. Over the last several years, I've been collecting articles about the urban farming movement in Detroit, a collection that spans a variety of publications, from large newspapers to blogs to niche magazines.

Earlier in the week, the Los Angeles Times (via Matthew Yglesias) looked at Hantz Farms, a Detroit-based company that aims to use farming to bring Detroit back from the dead: "Farming is how Detroit started and farming is how Detroit can be saved," said Michael Score, president of Hantz Farms. While there are scores of abandoned lots in Detroit, the company has so far not been obtain large contiguous tracts of land, so they are starting with a “pod” approach, where smaller sections of land will grow crops appropriate for the area. The crop decision is informed by the type and condition of soil – soil with accumulated toxins might be appropriate for apples but not lettuce – and what buildings are on the land – instead of tearing down abandoned houses, they can be used as mushroom-growing buildings, suggests Score.

mental_masala :: Detroit as a site for large-scale post-urban farming

Earth Works Garden in Detroit, from jessicareeder at FlickrThe city is approaching large-scale farming with care, as many issues need to be addressed, like city zoning laws, taxation of agricultural lands, and various infrastructure items. Detroit’s mayor, Dave Bing (a member of the Basketball Hall of Fame) said in a statement that "Urban farming will be part of Detroit's long-term redevelopment plan."

Assignment Detroit (at CNN Money) has profile of John Hantz, the successful money manager (net worth of more than $100 million) who is bankrolling the Hantz Farm project. The community gardeners and other non-profit agricultural activists are wary of the Hantz project, with concerns about “corporate takeovers” and the like. Based on the situation in Detroit – thousands of acres of vacant land, little hope of an industrial revival – these fears are probably misplaced, as it’s unlikely that the city will run out of land in the near future. However, it is conceivable that if Hantz Farms is successful, they could use their accumulated political muscle to rewrite city regulations such that small producers are cut out.

“Food Among the Ruins”

In “Food Among the Ruins” in Guernica Magazine, Mark Dowie makes a bold proposal: Detroit should face the facts and give up on its fantasy of becoming an industrial powerhouse again. It’s the best article I’ve seen about Detroit – the most comprehensive, the one with the deepest and widest view. Dowie writes about the visionaries of Detroit:

There are more visionaries in Detroit than in most Rust-Belt cities, and thus more visions of a community rising from the ashes of a moribund industry to become, if not an urban paradise, something close to it. The most intriguing visionaries in Detroit, at least the ones who drew me to the city, were those who imagine growing food among the ruins—chard and tomatoes on vacant lots (there are over 103,000 in the city, sixty thousand owned by the city), orchards on former school grounds, mushrooms in open basements, fish in abandoned factories, hydroponics in bankrupt department stores, livestock grazing on former golf courses, high-rise farms in old hotels, vermiculture, permaculture, hydroponics, aquaponics, waving wheat where cars were once test-driven, and winter greens sprouting inside the frames of single-story bungalows stripped of their skin and re-sided with Plexiglas—a homemade greenhouse. Those are just a few of the agricultural technologies envisioned for the urban prairie Detroit has become.

Some of this is already being done in other places – Will Allen’s Growing Power in Milwaukee, for example, has plants, fish, and animals growing on its grounds – and so Detroit will be able to build on other's experiences. With the vast amount of land available, Detroit could become an experimental hub, a place where urban agricultural thinkers can get land and resources to try new ideas that are too risky for their own small spaces and budgets, an analogue of sorts to the NIH and university research in the health care system.

At the end of his article, Dowie looks at Detroit’s past and potential future:

Contemporary Detroit gave new meaning to the word “wasteland.” It still stands as a monument to a form of land abuse that became endemic to industrial America—once-productive farmland, teaming with wildlife, was paved and poisoned for corporate imperatives. Now the city offers itself as an opportunity to restore some of its agrarian tradition, not fifty miles from downtown in the countryside where most of us believe that tradition was originally established, but a short bicycle ride away. American cities once grew much of their food within walking distance of most of their residents. In fact, in the eighteenth and early nineteenth centuries, most early American cities, Detroit included, looked more like the English countryside, with a cluster of small villages interspersed with green open space. Eventually, farmers of the open space sold their land to developers and either retired or moved their farms out of cities, which were cut into grids and plastered with factories, shopping malls, and identical row houses.

Detroit now offers America a perfect place to redefine urban economics, moving away from the totally paved, heavy-industrial factory-town model to a resilient, holistic, economically diverse, self-sufficient, intensely green, rural/urban community—and in doing so become the first modern American city where agriculture, while perhaps not the largest, is the most vital industry.

More Detroit Coverage

Over the years, I’ve been collecting other articles about farming and food in Detroit, so I’ll take this opportunity to list them:

  • A La Vida Locavore Diary by Eddie C looked at John Hantz’s attempt to create a large farm in Detroit, as well as land taxation.
  • “Quiet Revolution,” in the September 21 issue of The Nation (the food issue), profiled long-time activist Grace Lee Boggs and her work on the food system.
  • In a 2007 piece in Harper's, Rebecca Solnit muses on the deindustrialization of Detroit and whether it can become a “post-industrial green city,” where the city’s unsettling can “may bring a complex new human and natural ecology into being.”
  • Plenty Magazine looked at the Garden Resource Project Collaborative in Detroit, as did Edible WOW (PDF).
  • “With enough abandoned lots to fill the city of San Francisco,” gardens are about the only thing blooming in Detroit, a city with high foreclosure rates and its top businesses in crisis, write Michael McKee and Alex Ortolani in a December 2008 article for Bloomberg
  • Phil Lempert, Supermarket Guru writes about a produce truck (“Peaches and Greens”) that is helping to improve the diets of residents of the food desert that is Detroit.
  • A haunting series of photos of the "Ruins of Detroit" by Yves Marchand and Romain Meffre.

Photo of Earth Works Garden from jessicareeder's flickr collection, subject to a Creative Commons License. Photo of Detroit landscape from lessismoreorless's flickr collection, subject to a Creative Commons License.

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Tip jar (4.00 / 4)
Can, or should, Motown become Growtown?

oh hell yeah! (4.00 / 3)
Would love to see farming revitalize DTW!

"I can understand someone from Iowa promoting corn and soy, but we are not feeding the world, we are feeding animals and soft drink companies." - Jim Goodman

[ Parent ]
Thoughts... (4.00 / 2)
First, let me say that from here on out, I do believe large-scale urban farming will play a significant role in the future of our cities.  And that's a very good thing.  But...

Coming as I do from an urbanist standpoint first and foremost, I do have to lay out some of my concerns about large farms in cities.

I actually like the 'pod' approach (as well as Growing Power-style operations) much more than one (or more) very large contiguous farms, in that such an approach is more consistent with urbanity, and keeping a city a city.  

We have to remember that "urban" deserves just as much (I'd argue even more) respect and consideration as "farm" in urban farming.  With the different dynamics at play, we of course can't use rural models where hundreds of thousands of people still live.

From an urban design and planning standpoint, a mile-long continuous stretch of farm in the middle of the city is frankly no better than a mile-long stretch of abandoned industry; massive freeways and Corbusian Igoe-Pruitt / Cabrini Green / Christopher Columbus Homes-style high-rise housing project megablocks taking eyes off the street and secluding people in dark, dangerous, miserable pods; or sparsely populated, half-abandoned residential stretches of single family homes or urban prairie.  Mixed uses, population density, urban-centric mass transit systems, neighborhood connectivity and walkability are all key components of working cities, and we have to make sure farms in the middle of cities don't become the next blow against urbanity in America.

Another point I'd make is that Detroit (and Michigan) deserves all of our support, and especially from the federal government.  If it wasn't for the ludicrously pro-private-automobile policies coming from DC for much of the 20th Century, Detroit never would have become so disastrously one-dimensional in the first place.  We all, to a large extent, share the blame for what happened to Detroit.  That's not a point I've ever seen brought up in these discussions.

"Should Motown become Growtown"?  Yes.  But let's also be sure not to repeat the mistakes of our past.  We can't let urban farming become the new "urban renewal".  John Hantz and others like him can do much good, but let's also make sure none of them are allowed to become the next Robert Moses.

That being said, let's do it!

Coming soon to a Philadelphia near you!


Detroit is a special case (4.00 / 2)
I agree on several accounts. Detroit really is a special case. It has been down so long and so far that nearly anything that brings investment back and maybe some jobs should be encouraged. I also agree that Detroit's mono-focus on cars was  enabled by all of us who've been buying and driving them, and allowing our tax $$s to go to highway expansion.

Also, I'm about to dig into "Green Metropolis" by David Owen. Jay, sounds like perhaps you've read it--if so, interested in your opinion of it.


[ Parent ]
Haven't read that one yet... (4.00 / 1)
I'll be waiting for your opinion on it!

Another possible way to go, which I didn't get into above... is that if Detroit really is too far gone to maintain itself going forward within its current borders as one individual city again, and if reverting to a traditional "villages separated by farms" model is the best way to go, then Detroit should dissolve / disincorporate itself as a city since the city form of government, as it currently exists, would then be inappropriate for administration purposes.

The problem there, of course, would be suburban Wayne County residents who I'd expect would fight tooth-and-nail against the City of Detroit becoming (even very temporarily) unincorporated County land.  We might have to reinvent the wheel there, and come up with whole new, currently unthinkable ideas if that can't be worked around.

Coming soon to a Philadelphia near you!


[ Parent ]
I whish Hantz and Detroit well (4.00 / 3)
but I'm going to say a few things -

1) Will he be able to get the land at ag rates for purchase?

2) Will he be able to get the property taxes dropped to ag rates?

3) What's he expecting to pay for water?

If he can't get those three crucial things dialed in, he's not going to be financially viable.

I'll cite an example from Portland -

My dad has a city lot 50' X 100' that he gardens on. This particular chunk of land in SE Portland, Oregon, has been producing food for the family continuously since the early 1900s (begining around 1920).

That land is currently valued (for tax purposes not real sale value for development) at around $50,000. The property taxes on that little piece of land are around $1,500/year. Plus dad's paying full rate for water, which I don't know how much that is specifically for the garden, but his water bill per month in the spring/summer when he's watering the garden is around $100/month and I believe it's substantially lower in the fall/winter when he's not watering the garden.

If I was to buy land in a city like Portland, and pay for water and property taxes at those rates, there would be no way on God's green earth that I could even break even, much less support myself or employees on land farming.

Hatnz want to farm 50 acres. How many 50'X100' city lots will fit onto an acre? 9.6 at that size. How much are the city lots valued at in the area he wants to farm? How much will he have to pay to buy them? And what is his tax rate going to be? And how much will he pay for water?

Regarding locavores as elitists - explain to me how supporting local business is elitist....


But Detroit's not Portland... (4.00 / 1)
I went into this a little bit above, in that if most or all of the current vacant land in Detroit was to be turned to agricultural use, the City of Detroit will have to dissolve itself and disincorporate, since a city form of government is far from ideal in terms of administrating what will essentially be a series of villages separated by farms.

However, if the city and the principals involved stick to a "patch here, and a patch there" approach, the city can make adjustments / exemptions as necessary.

Land in Detroit is nowhere near as expensive as land in Portland; and unlike Portland, the City of Detroit has absolutely massive stretches of currently vacant land within city limits which it is actively seeking to develop.  Heavy industry isn't going to be the answer for Detroit, agriculture will play a big role along with other uses.  

Forgive my lack of links / statistics (I can look for some later) for right now, but relatively small urban farm plots can do wonders to revitalize city neighborhoods, as has happened in Los Angeles, Detroit, Philadelphia and other cities over the past few years.  Even to the point where developers have sought to strip the land that provided the very same spark to neighborhood vitality from food-growing purposes, and turn it back to condo "development" and other such short-term speculative uses.

Take six connected city blocks or so in the abandoned or near-abandoned areas of the city, turn them to working agricultural use, and I guarantee you we'll start to see organic mixed-use neighborhoods pop up around them, and become very lively and vital places.  It's the same principle under which transit-oriented development operates.  It works when it's done right.  There is a balance that needs to be struck, however.  Late 20th century-style real estate speculators are the ones we need to keep away, because when the neighborhoods become desirable enough they're the ones who'll screw things up again and create more 'bubbles'.

Coming soon to a Philadelphia near you!


[ Parent ]
My point was not (0.00 / 0)
can urban farming revitalize a city or area within a city. I think it can. My point was, can he make it a viable business. I believe that if he can't it won't do anything as far as revitalizing the city.

My questions were and still are -

How much is it going to cost?
Is it/can it be financially viable?

From the information I've read, Hantz is doing this as a business, not as a charity or something that will only be viable with continual funding from the government.

Even if the property in the areas he wants to farm in is less expensive than Portland (if it's in blighted areas I have no doubt that it is), I doubt that it's available for sale at ag prices which, in the nothern Willamette valley range from $10,000-$20,000/acre (unless you're talking about prime vinyard acreage which can be as high as $40,000/acre), and I'm assuming that ag land in that part of Michigan is also less than in our part of the Willamette valley. Just to give you an idea of the difference between urban land values and ag land values, that same land in our area that might be worth $20,000/acre as agricultural land, would be worth over $480,000 - 9.6 lots per acre valued for taxes at $50,000/lot (the $50,000 that I cited in my earlier comment was the tax value which is usually lower than the market value of the land). I would think that the differences in land value between regular ag land and urban land would be similar in spread.

Then, after he buys the land, he's going to have to tear down or refurbish buildings (depending on the building and how he might be able to use it for ag, i.e. wearhouses could be used for equipment storage, repair, etc., houses, if they're still habitable, could be used for migrant or farm worker housing, etc.). On the positive side, with utilities and sanitary sewer in place, he'd have infrastructure in place for irrigation, electricity, etc. as long as it was burried deep enought that plowing and other earth disturbing activities didn't impact those utilities.

Also, what is he going to pay for water? What an industrial site would pay (assuming that they get some kind of price break), or what a residence would pay?

For the project to be sustainable, it's either going to have to turn a proffit or it's going to have to be publicly funded. If Hantz wants continual public funding, then be open about it. Also, if the project would have to operate under continual government funding, then government would be better off, in my opinion, taking that money and using it to help a bunch of small independant farms or other businesses that sinking money into one business.

I still say though, that if he's going to pay actual market rates for the real estate, and market rates for the water, he's sunk before he starts as far as being a viable business.

Regarding locavores as elitists - explain to me how supporting local business is elitist....


[ Parent ]
I hear you (0.00 / 0)
Nothing like a little dose of reality from someone who has been there...

[ Parent ]
Land costs, tax implications, water (4.00 / 2)
The Assignment Detroit article has something about Hantz's targeted land cost:

Hantz says he's willing to put up the entire $30 million investment himself -- all cash, no debt -- and immediately begin hiring locally for full-time positions. But he wants two things first from [George] Jackson at the DEGC [Detroit Economic Growth Corp.]: free tax-delinquent land, which he'll combine with his own purchases, he says (he's aiming for an average cost of $3,000 per acre, in line with rural farmland in southern Michigan), and a zoning adjustment that would create a new, lower tax rate for agriculture. There's no deal yet, but neither request strikes Jackson as unattainable. "If we have reasonable due diligence," he says, "I think we'll give it a shot."

The tax situation for the ag land is still being discussed in city government.  I don't know what the water costs will look like -- I expect that there is over-capacity in the water system, and also expect that it has been severely neglected in recent decades.

[ Parent ]
That's why I say, (4.00 / 1)
if he can get the land for ag prices in addition to things like industrial/commercial rate for water, low tax rates, etc, then he can make a go of it. I do think it would be appropriate to tax land that's in ag production at an ag rate.

On the one hand, I can see where people are going to be up in arms over big tax breaks to a multimillionaire, and giving big price breaks to big business, which is what this farm is going to be if it's run under one corporation.

On the other hand, what's the land worth right now, I mean really. Land and anything else is really only worth what people will pay for it. Land in blighted areas isn't worth what land in better neighborhoods is, that's a plain fact of life. No matter if the bank or a county, etc. wants that land to be worth more, if it's land that no one wants, it's actually not worth anything. It's just dirt that no one wants to be associated with.

Kind of makes me think of the land that Multnomah County, Oregon put into farming. Big old vacant lot, I forget how many acres, but not many. Perfect for an industrial park, condos, housing development, etc. Right across an arterial or highway from a McMinnamens out Gresham way.

One of the county commissioners was on a local conservative talk show talking about the land the the farming they were going to do on it. They were getting started late, which actually, depending on if you're going to farm year round and know how to do that, really isn't any big deal except to certain crops. Doesn't mean that you can't farm that year, just determines what crops you're going to grow and how you're going to grow them.

Anyway, the host was questioning the commissioner on why they were farming such a valuable piece of land as opposed to selling the property to a developer. The commissioner pointed out that for several years they had been trying to sell, but no one was interested in buying the land at the price the county was asking, which was several million dollars. The point being, if no one is willing to buy at your asking price, then your asking price isn't realistic and the property isn't actually worth what you thought it was.

I'm assuming that the land that the county is farming will be kept in that use untill the economy picks up and a buyer can be found to develop the land, at which point they'll stop farming it and it will be sold and built on.

Which looks like what Hantz may have in mind. In the article, Hantz talks about how to increase value in the vacant/abandoned lands by creating scarcity. Taking some out of housing/industial use would do that, as well as show that the land could become proffitable (if he can manage to farm successfully).

BTW, the land that Multnomah county is farming is producing food for the local food banks. A very good use for idle land untill things pick up.

Regarding locavores as elitists - explain to me how supporting local business is elitist....


[ Parent ]
Proposal for a co-op (0.00 / 0)
There are spots near where I live where entire blocks are foreclosed. If a co-op could be formed, and the banks could be forced to sell at current market rates to the co-op, co-op members could live in the better houses in the block, tear down the rest, tear out the fences and farm.

I suggest this model for Detroit and other places with large tracts of urban wasteland. Something is going to have to be done about the gangs, though: I assume gang activity is endemic in Detroit, and dealing with firefights on alternate Thursdays is never fun.  


I actually think your idea is better than Hantz's (0.00 / 0)
I think it would get people in the neighborhoods reinvested in them, as well as supporting small business, entrepreneurship, and community.

I also don't think that small farming areas would break up a city as Jay fears (and rightly so I think) that large farming tracts would.

Regarding your specific area, I don't know why a bank wouldn't be interested in selling land at it's current market rate if you or a group of people raised the funds to buy it. The problem is if you wanted to buy urban land that was valued at a much higher price, for ag land prices. That I can understand a bank fighting. Just put yourself in the bank's position. They actually paid for the land at a certain price by lending money to someone for the purchase, and then someone wants to come in and force the bank to sell at a way lower rate? If you bought a piece of property for $200,000 and then someone came in and tried to force you to sell it for $20,000 you'd probably be pretty pissed, especially if they were using the government to do so.

That's what all the hoo ha over the Kelo decision was all about, using government to force the sale of privately held property to another private entity who couldn't buy it because the current owner didn't want to sell. I wouldn't go down that slippery slope no matter how much good I thought it might do for society.

Regarding locavores as elitists - explain to me how supporting local business is elitist....


[ Parent ]
I don't think the price of land will be an issue in Detroit (0.00 / 0)
Joanne's point about land cost would figure into plans in most cities, but I don't think so much in Detroit. After all, for awhile now abandoned (foreclosed and other reasons) houses in Detroit have been selling for very little, in some cases less than $100.

Detroit is, I think, unique among American cities in this regard. So, what might work  there will not necessarily translate to other urban areas. That doesn't mean that Detroit cannot be an idea incubator for the rest of us.


[ Parent ]
We are looking at top of the boom vs now (0.00 / 0)
There are areas where houses were selling for $400,000 at the top of the boom, but only go for $120,000 now. The banks have valued these properties at $400,000 and are carrying them on the books at that price. You have blocks that are 100% foreclosure. If they sell for real market value, they will have to declare a loss- and the thought is very upsetting to these banks.

So, if the bank is forced to sell (hey, they got all that TARP money) at real market price, a group with decent credit could buy the whole block for about a million: giving each family in the co-op a home and a part time farming job.  


[ Parent ]
Out of curiosity (0.00 / 0)
you say the homes are going for $120,000 each now. How big are the lots and how many per acre? I'm curious to run some numbers. Just thinking of a theoretical situation, how big are the lots vs house footprint. Could the yards be farmed? If done right, year round intensive farming can yield an astounding ammount of food.

I think that buying small ammounts of land solely for ag probably wouldn't work, from a financial point of view, but if a group of people were able to buy up distressed residential property with relatively good sized yards, then live in the homes and farm those yards on more of a homesteading model, where you grow as much for yourselves to eat and sell the excess, as opposed to strictly growing for market, they'd kill two birds with one stone.

I mean, you gotta live somewhere, and you gotta eat. So by combining the two, a person can save money two different ways as opposed to living somewhere, farming at another location, and growing strictly for a market, then having to go out and spending the money you got from the market to go buy the food you plan on eating. Also, if you're living in a home on property you've bought and are making payments on, you're building equity in land, which, despite the current economic woes we're all in, will eventually go up in value, especially if you're buying distressed property.

That's kind of what Harold did with our place. It was distressed because the house was run down, and he got it for $120,000. I believe that the place is currently on the tax rolls for around $200,000-$250,000. All we did was improve the place and live in it for 18-19 years, and at the same time we were producing our own food and doing some sales on the side, etc.

Ya have to make things play on many different levels to be financially successful, unless you just want to do something as a hobby.

I'd really be interested in exploring your co-op idea further as a theoretical excersize to see if it could be made to pencil out.

Regarding locavores as elitists - explain to me how supporting local business is elitist....


[ Parent ]
I'd have to get the county maps (0.00 / 0)
This is an interesting project: I know some community activists, maybe we could work up something.

My idea is for a group to buy the entire block, and each family knock two lots into one, with maybe a center area for a cash crop, and homes and truck gardens ringing the exterior. You can grow outside nine or ten months out of the year here, chickens and rabbits are legal (no roosters) The main problem is gang activity, theft and such. One advantage of a group owning the block is increased security.  


[ Parent ]
There ya go, sounds like a plan (0.00 / 0)
If you want to do intensive growing, take a look around and see if there are any horse stables around, you could look into those as a source of manure. The book I'm reading right now on year round growing has some fascinating info on how the Parisian market gardeners used horse manure to increase production, and when the manure was completely composed and broken down, the material could be used as soil ammendments for other areas.

Boarding/training stables always have loads of the stuff that often can be had for free if people would just come and get it.

Also, small greenhouses are a tremendous way to generate income and save money on started plants to grow. The margines on nursery stock is something that has to be seen to be believed.

Regarding locavores as elitists - explain to me how supporting local business is elitist....


[ Parent ]
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