February 22, 2021 | Supporting Martin Luther King Boulevards in Neighborhood Commercial Districts | By Deshea Agee, Executive Director, Historic King Drive Business Improvement District (BID #8) |
Artists paint a Black Lives Matter mural in the district. Photo courtesy of Historic King Drive BID.
In remembrance and in honor of Dr. Marin Luther King Jr., over 900 streets in the United States were named after him. Most of the streets, including the one in Milwaukee, Wisconsin, were renamed in the first 25 years after Dr. King’s death. To this day, there are many opinions and stereotypes of MLK streets nationally. Many are located predominantly in African American communities. Many have a stigma of being blighted and experiencing disinvestment. Many are perceived as being crime ridden, particularly if the street has abandoned or unimproved buildings.
These stereotypes reveal why an effective business case has not been made for investing in streets named after Dr. Martin Luther King Jr. As a result, these streets are not flourishing uniformly. If a case is not made, streets named after Dr. King may fail to become vibrant components of neighborhoods. That’s why I’ll explore how Main Street programs can support these important historic districts, using the Historic King Drive Business Improvement District (BID) #8 in Milwaukee as an example.
The History of Milwaukee’s MLK Drive
On February 9, 2021, Dr. King’s legacy was further cemented into Milwaukee, Wisconsin. The street bearing his name, Dr. Martin Luther King Jr. Drive, was extended into the central business district through an ordinance authored by Alderwoman Milele A. Coggs that was unanimously supported by the Milwaukee Common Council. The name change from Old World Third Street to Dr. Martin Luther King Jr. Drive is among the positive news celebrated in the King Drive Main Street. It comes at a time that the city is working on many fronts toward racial equity and inclusion.
The recent renaming in Milwaukee is important because it addresses a legacy of racist undertones in the initial renaming. An ordinance to rename Third Street after Dr. Martin Luther King Jr. Drive was first approved on November 13, 1984. Opposition from business and properties owners, however, led to a second ordinance to instead rename a portion of Third Street to Old World Third Street. The group opposing the renaming indicated high costs to change stationary, and the potential for harming the street’s status as a tourist attraction as reasons why they were objecting Community sentiment was that this opposition was rooted in racism. When both ordinances passed, a vibrant African American business district north of downtown became disconnected from the central business district.
The Main Street Approach on Milwaukee’s MLK Drive
Lack of investment by property owners, lack of dedicated funding from local government agencies, and lack of interest from the investment community are among reasons some streets bearing Dr. King’s name are not thriving. In Milwaukee, Historic King Drive Business Improvement District #8 leads efforts to spur revitalization in the National Main Street Center’s King Drive UrbanMain district. Business recruitment and retention, supporting small businesses, assisting property owners, and maintaining a clean and graffiti-free street are among its highest priorities. The business improvement district led efforts to attract many small businesses and large organizations to locate within its geographic boundaries.
One of its most important partnerships is the ThriveOn Collaboration, a partnership of the Greater Milwaukee Foundation (GMF), the Medical College of Wisconsin (MCW), and Royal Capital Group (RCG). Through their overall collaboration, MCW, GMF and RCG will bring complementary expertise on a range of strategies to invest in the health, equity, and economic well-being of people across Milwaukee, beginning with the neighborhoods adjacent to the new development. ThriveOn King is the Collaboration’s $100 million catalytic redevelopment of a historic Gimbel’s-Schuster department store. The redevelopment will include new offices, community space, and housing on Dr. Martin Luther King Jr. Drive.
Bader Philanthropies, Inc. is another important partner in the BID’s effort to revitalize King Drive in Milwaukee. The philanthropic organization relocated its headquarters from the central business district to 3300 North Dr. Martin Luther King Jr. Drive. An investment of $12 million added square footage and a renovation to a historic building. In early 2021, Bader is completing a second project estimated at $4.8 million that includes a renovation and space addition to a building that will house Sam’s Place eatery and café and Shalem Healing, a nonprofit medical clinic.
Dohmen Corporation Foundation announced on December 10, 2020 its purchase of the historic Fein Brothers building and plans to move its offices and programs to King Drive. Dohmen will bring to King Drive its 162-year history and its Food For Health program, designed to use medically-tailored meals to reverse chronic disease. Successful MLK street revitalization needs partners and projects like these to send a signal to the market that now is the time to invest in our communities of color.
MLK Streets Across the Nation
There are important assumptions we can make about urban neighborhoods, particularly where many of these MLK streets exist. The first assumption is urban neighborhoods are important to the fabric of cities. The second assumption is that communities where people of color live have the potential to be as vibrant as communities that are not populated by people of color. The third assumption is that regardless of race, gender-identity, or economic status, every human being deserves an opportunity to live in a vibrant, safe community where career opportunities exist. There are no locations more important where these assumptions should be proven than on streets named after Dr. Martin Luther King Jr.
When considering MLK streets, similarities in Milwaukee’s peer cities reveal:
Gentrification may impact MLK street revitalization. Gentrification is the process of neighborhood-based changes that introduce an influx of middle- and upper-class residents into urban areas that once housed low-income and working-class populations. In communities of color, gentrification often equates to displacement of residents. In Milwaukee, anti-displacement planning has resulted in an action plan and recommendations that prioritize equity alongside traditional development goals. Some of the partners named here helped to fund the anti-displacement fund created by MKE United.
Diverse capital sources are drivers for MLK street revitalization. Funding from government sources, philanthropy, banks, and Community Development Financial Institutions (CDFI) are needed to spur revitalization efforts on MLK streets. Historic tax credits (HTC) and low-income housing tax credits (LIHTC) have been combined to improve commercial corridors and the quality of life of its residents. Funds through organizations like BID #8 and the City of Milwaukee are tailored to incentivize interior and exterior building improvements, street improvements, and beautification (i.e., benches, planters, trash receptacles).
Business sustainability planning aids in successful MLK street revitalization. Technical assistance for entrepreneurs, job creation grants, signage, and business retention tools are vital to successful revitalization planning. Through a partnership with North Shore Bank and BID #8, businesses can access a $10,000 loan with 2 percent interest through Wisconsin Women’s Business Initiative Corporation. Through a Chase Bank grant for Brew City Match, BID #8 and Local Initiative Support Corporation (LISC) Milwaukee issued over $35,000 to businesses for rent assistance and staffing costs at the beginning of the pandemic. BID #8 also launched King Drive Cash Mob to promote businesses and drive support to them. The Chris Abele Legacy Co-Working and Innovation Space on King drive provides workspace on King Drive for entrepreneurs and a shared commercial kitchen.
Accessibility and road improvements can elevate MLK street experiences. The needs of pedestrians must be balanced with the desire to move people through commercial districts. Accommodations should be made for seniors and individuals with disabilities, and those using multi-modal transportation. Parking availability and traffic mitigation measures must be implemented to ensure the safety of those traveling through MLK Streets. Complete Streets focus on road design changes that can better accommodate pedestrians, cyclists, and mass transit. On King Drive, for example, a “road diet” is being implemented to reduce traffic lanes, add bike lanes, and make the street safer and better for commercial revitalization. BID #8 has also prioritized streetscape planning in 2021 to accent the road diet.
Spreading positive news about economic development activity on MLK streets may help overcome a stigma of crime and blight. Stories in local media publications and regular posting of those stories on social media can contribute to changing the narrative of MLK streets. Facebook, Instagram, and Twitter posts have been used by BID #8 to increase visibility and community support for King Drive’s revitalization. Networking opportunities and events for business owners, Main Street committees, and ongoing resident engagements are helping drive successful MLK street revitalization.
Historic King Drive BID #8’s goal to build the best King Drive is in process. Small victories are, however, combining to paint a picture of what a bright future looks like. Collaborations, community conversations, diverse funding sources, and a clear vision with milestones are required. Streets named after Dr. Martin Luther King Jr. deserve to honor his legacy. Let us do the hard work in our communities to make King streets the most vibrant they can be.