Tag Archives: churches

Banks are foreclosing on more churches

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Houses aren’t the only structures being foreclosed on during this economic crisis. Churches have been hit hard in recent years:

Since 2010, 270 churches have been sold after defaulting on their loans, with 90 percent of those sales coming after a lender-triggered foreclosure, according to the real estate information company CoStar Group.

In 2011, 138 churches were sold by banks, an annual record, with no sign that these religious foreclosures are abating, according to CoStar. That compares to just 24 sales in 2008 and only a handful in the decade before…

“Churches are among the final institutions to get foreclosed upon because banks have not wanted to look like they are being heavy handed with the churches,” said Scott Rolfs, managing director of Religious and Education finance at the investment bank Ziegler…

Church defaults differ from residential foreclosures. Most of the loans in question are not 30-year mortgages but rather commercial loans that typically mature after just five years when the full balance becomes due immediately.

Its common practice for banks to refinance such loans when they come due. But banks have become increasingly reluctant to do that because of pressure from regulators to clean up their balance sheets, said Rolfs.

Several things strike me here:

1. It would be interesting to talk with banks about how they negotiate this situation where they don’t want to appear heavy-handed with churches and yet still need to profit off their mortgages. Where is the line – is it just about the amount of money involved or does the possible response from the congregation also factor in? The article hints that these aren’t strictly business decisions but include consideration of cultural and moral values.

2. While the article suggests these foreclosed on churches are often bought by other churches, what kind of market is there for people to buy former churches who want to use the existing building? I’ve seen some interesting pictures over the years of churches that are converted into residential spaces (either large homes or multi-family units) but this requires the extra time and resources for rehab. I assume newer, auditorium-type churches might be more attractive here.

3. Will there be any extra indignation about churches outspending their means and not being able to meet their mortgage obligations?

Request from DuPage mosque for 50-60 foot tall structure rejected

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I’ve been tracking the cases of several proposals for mosques in DuPage County and one of the cases was in the news yesterday because of a ruling that did not allow a variance for the 50-60 foot tall structure:

During a heated hearing that included accusations from the public of demagoguery and religious insensitivity, the DuPage County Development Committee failed to endorse the plan on a 3-3 vote. The committee’s ruling followed a rejection of the proposal by the DuPage County Zoning Board of Appeals, said committee Chairman Tony Michelassi, who voted in favor of the project.

The group previously tried to win approval for a 69-foot dome and a 79-foot minaret when the County Board first considered construction of the mosque. Amid fierce opposition, construction of the religious center on 91st Street near Illinois Highway 83 was approved while a waiver to build the higher dome and minaret was denied…

MECCA leaders most recently sought a waiver to construct a dome that would peak 50 feet off the ground and a 60-foot minaret, the tall spire from which the faithful are traditionally called to prayer.

But with a cap on the height of new religious buildings set at 36 feet in residential areas, the group could not realistically construct a dome and minaret that are functional and true to religious custom, Daniel said.

Opponents of the mosque have said, among other things, that the structure would be obtrusive. The faith of future MECCA congregants has nothing to do with their opposition, nearby residents say. They noted that six churches of different denominations peacefully coexist in the neighborhood.

This continues to be a very interesting case: 50-60 feet tall is roughly 5 to 6 stories. This is considerably taller than many suburban buildings (where apartment buildings over a few stories are generally rare) but perhaps more in line with a tall traditional church steeple (though fewer churches desire steeples these days).

This case hinges on new zoning laws regarding religious structures passed by DuPage County in 2011. Here is some of the debate about this zoning change as recorded by the Daily Herald in October 2011:

DuPage officials say the zoning changes are needed because unincorporated residential areas don’t have the infrastructure needed to support new places of assembly. Existing roads, sewers, and septic and well systems weren’t designed for the uses, they argue.

However, DuPage officials dropped a controversial idea to prohibit new places of assembly in residential neighborhoods. The existing proposal allows new places of assembly in residential areas as long as certain requirements are met.

County board member Grant Eckhoff said the goal is to balance the rights of property owners and their neighbors. The proposed regulations give groups the opportunity to seek construction projects while protecting “the essential character” neighborhoods, he said…

The new rules also place greater restrictions on the size of religious buildings. Another suggestion is to prohibit organizations from converting an existing single-family house into a place of worship.

I noted the final 16-0 vote in favor of these limits on religious congregations that took place shortly after the above Daily Herald article. These new regulations seem to be primarily on the side of existing residents as it is the religious group that must prove that their structure does not put a hardship on the neighborhood. In other words, the religious group must have the support of the neighborhood at the very least to get a variance to the regulations approved.

The stories of Chicago synagogues that became black churches

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An article in the Chicago Tribune takes a look at black churches in Chicago that once were synagogues. Here is how this happened:

[Historian Irving] Cutler observed that ethnic groups often follow each other through Chicago’s neighborhoods. The patterns are regular: Mexicans trailed Czechs and Slovaks from Pilsen to Little Village and Cicero, for example, Cutler said. Blacks have followed Jews — westward from Maxwell Street to Lawndale and Austin; southward from the Near South Side to Bronzeville and South Shore.

Like other immigrants, Jews came to this country hoping their children would have opportunities denied them in the Old Country. For a while, they couldn’t realize part of the American dream: a nice home on a tree-lined street in a bucolic community. Some suburbs were restricted, others unfriendly to Jews.

“Then came World War II and the GI Bill which enabled veterans to become homeowners,” Cutler said. “There weren’t many single-family homes with nice yards in Lawndale. It was a neighborhood of two-flats and apartment buildings. So they went to the suburbs.”

Synagogues were sold to black congregations, whose members still couldn’t follow their previous owners to many suburbs in a region still often defined by racial and ethnic lines.

Interesting sociological history here. I was recently telling a class about the rapid shifts in Chicago neighborhoods in the mid twentieth century, how a neighborhood might go from being 90% white to 90% black in a ten year stretch. I don’t think they were able to comprehend this very well; we generally aren’t used to seeing such rapid social change and we tend to think that places will keep following the same course unless some large social force intervenes such as the closing of a major job provider. (Perhaps this helps explain NIMBY behavior – if they can, people will fight against any social force altering their neighborhood.) But in Chicago and many other American cities, this kind of rapid racial and demographic change once occurred regularly and altered many neighborhoods and communities.

It would be interesting to hear more about the sale of these synagogues. As Jews moved to the suburbs, did they sell their houses of worship at a fair market value or did they sell them for cheaper? Were there any hard or bitter feelings about having one’s house of worship turned over to another faith?

Discussing the rise in suburban poverty in the Pittsburgh region

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After a recent report discussed the rise of poverty in the suburbs and the inability of many suburban governments to provide services for those in poverty, here is how this plays out in the Pittsburgh region:

In Western Pennsylvania, the increase of suburban poverty is not because poor people are moving into those areas. Instead, people living in the suburbs are becoming poor. Chris Briem, of the University of Pittsburgh’s Center for Social & Urban Research, said local areas with high rates of poverty are “not necessarily places that are poor because of out-migration from the city.”…

Alexandra Murphy has been living in Penn Hills for the past three years studying the suburban poor for a doctorate in sociology from Princeton University. She said the working class, which was “on the brink of making ends meet” before the recession, found itself what she termed “poor in place,” and needing access to food banks and help with bills just like the traditional poor in the cities.

Murphy said the difference between urban poverty and suburban poverty is that the latter “doesn’t have the infrastructure in place to meet the needs.”…

Mike Irwin, associate professor and chair of the Department of Sociology at Duquesne University, said that kind of a shift can result in “social disorganization” in some communities, which can lead to increased crime. The deterioration some communities have experienced over the past few decades could soon occur in more places, he said.

More and more suburban communities will encounter these issues. Considering the budget shortfalls faced by many municipalities and other units of local governments (school districts, park districts, etc.), how can they find money for social services?

If anything, this does provide an opportunity for religious congregations and organizations to step up and not only meet subsistence needs but also to think creatively about providing jobs and housing for the long term. Instead of just sending money to the inner city or overseas, wealthy suburban churches can now help out in their own backyards and help boost local economies.

DuPage County Board votes 16-0 for new regulations for proposed religious congregations

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Amidst a number of proposed mosques in DuPage County (see the latest example just south of Naperville), the DuPage County Board voted unanimously on Wednesday to institute new regulations for religious congregations:

The measure, approved 16-0, came in the wake of five recent applications for new Islamic centers or mosques in residential areas in the county over the last two years. Three of those applications were approved by the board, one near Naperville was rejected, and one near West Chicago is pending. The new regulations would not affect those applications or other existing facilities.

Under the changes, a new place of assembly will be prohibited in a single-family house without a variance granted by the County Board. Variances also will be needed for any facility, regardless of its size, that does not have primary access on an arterial street or is not hooked up to public sewer and water service.

The county originally had considered barring all new places of assembly from unincorporated residential neighborhoods, but the board scaled back on that plan during the committee process. Along with religious houses of worship, the measure applies to other gathering spots, such as lodges for veterans groups.

Several quick thoughts:

1. I’m glad they scaled back their plans. No new religious buildings in unincorporated residential neighborhoods?

2. I wish these articles say how much land this applies to in DuPage County. These regulations cover unincorporated areas in the county, not land that is part of a municipality. Individual municipalities can develop their own zoning regulations.

3. Here is the reasoning behind these new regulations:

Board member Jim Zay, R-Carol Stream, said the measure is necessary to control disruptive changes to neighborhoods.

“What we’re worried about is people’s property rights,” Zay said. “In our district, we have a lot of single-family homes being bought, and the next thing you know, there are 25 cars in the driveway, and (neighbors) are up in arms.”

Translation: “disruptive changes” are bad for property values. In other words, having religious assemblies in houses or veteran’s groups meet in houses would bring down the whole neighborhood.

4. What exactly would the Board say precipitated this move? Why don’t reporters ask the Board members?

When Naperville property switches from proposed church to proposed mosque, opposition emerges

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I’ve thought about this scenario before: in an American community, would a proposed church and proposed mosque of roughly the same sizes and impact on the neighborhood encounter the same amount of opposition from neighbors and community members? Here is a case in Naperville that fits this scenario:

For years, HOPE United Church of Christ advertised on its front lawn plans to build a church on 14 acres it owned just southwest of Naperville, and the minister there says he never heard so much as a peep of displeasure.

But those plans fell through, and now that the church wants to sell the property to another religious group, protests have erupted at the Naperville Planning and Zoning Commission. Handmade signs critical of the deal have sprouted on utility poles…

In DuPage County, the Islamic Center is asking Naperville’s Planning and Zoning Commission to recommend annexing the unincorporated Will County land into Naperville. The city surrounds the parcel, and desirable Naperville subdivisions — Tall Grass and Pencross Knoll — are on three sides of the property.

The Islamic Center says it wants to hold gatherings on the property and use the home located there as an office — just as HOPE United has done in the past.

None of the people who publicly addressed the commission about the center’s proposal at Wednesday night’s meeting specifically objected to a mosque.

But more than a dozen said they opposed the annexation and long-term plan to place a religious center on the site.

Fascinating. The complaints from neighbors sound like a lot of typical NIMBY complaints: concerns about traffic, safety due to more kids being in the neighborhood, whether the mosque will be used late at night or at odd times, and the implicit idea that property values might be negatively influenced by this construction.

At the same time, it seems like there is more going on here. One resident would really rather have a trailer park? In Naperville? So a mosque is more problematic than a trailer park? And there are signs being put up to oppose the mosque? This sounds unusual – but also hints at the real reasons mosques are opposed by suburban residents.

I’ll keep watching the situation.

(I’ve been keeping track of several other mosque proposals in the Chicago region. Here are several posts on a proposed mosque in unincorporated Lombard: 9/13/11, 6/29/11, and 1/28/11. In the Lombard case, it appeared the neighborhood was much more welcoming. One survey suggests Americans would be open to a large Buddhist temple nearby but I would guess this question has some social desirability bias and opinions would change if the proposed temple was right near the respondent’s home.)

Possible issues with interstate megachurch sites

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American megachurches have had multiple satellite sites for years. But now at least several have pursued satellite sites in other states:

Pastor Mark Driscoll’s megachurch recently announced plans to expand into Portland, Oregon, and Orange County, California, using multi-site campuses that feature live bands and a sermon piped in from the main campus in Seattle.

The move is part of a trend among megachurches to extend their brand of church to new communities, in hopes of reaching unchurched people with the gospel. But critics fear the out-of-state campuses turn churches into franchises like McDonald’s or Starbucks.

The reason for the new campuses is simple, according to the Mars Hill website.

“Oregon needs Jesus Christ,” claims the introduction of the new location. “The city of Portland is known for many things, but the gospel of Jesus is nowhere on the list.”

What might be the issues with this and responses to these issues?

1. It is unclear how far away a satellite campus has to be to be objectionable. Let’s say Willow Creek opened a satellite campus in northwestern Indiana, still within the Chicago region. Is this a problematic interstate campus or not? The distance between Seattle and Orange County or between Oklahoma and Phoenix does seem larger.

2. The McDonaldization/commodification/branding of churches seems to go against the local community aspect of church. This seems to be typically related to the popularity of a particular pastor/preacher who could draw a viable audience all over.

2a. There is a strong case to be made for emphasizing local community or even a parish model. But, evangelical churches left this behind a long time ago so is this simply a logical extension of this trend?

2b. How much of opposition to these new sites is based on the need for community in church versus how large churches tend to draw their members from existing churches rather than from non-attendees? If a megachurch satellite moves into an area, local churches may lose congregants.

2c. How much will this matter in the future as anybody with an Internet connection can easily access sermons and podcasts? If the primary purpose of a satellite church is to share a sermon, people can get this elsewhere.

2d. This is a reminder of the pastor-centric nature of many evangelical churches.

3. It would be interesting to hear discussions within megachurches that go forward for interstate sites: what is the primary motivation for doing this?

The decline of the church steeple

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USA Today reports that the church steeple, once a key feature of church architecture, is on the decline:

Nationwide, church steeples are taking a beating and the bell tolls for bell towers, too, as these landmarks of faith on the landscape are hard hit by economic, social and religious change…

Architects and church planners see today’s new congregations meet in retooled sports arenas or shopping malls or modern buildings designed to appeal to contemporary believers turned off by the look of old-time religion.

Steeples may have outlived their times as signposts. People hunting for a church don’t scan the horizon, they search the Internet. Google reports searches for “churches” soar before Easter each year…

Today, he says, people want their church to look comfortable and inviting, “more like a mall.”

The article has some interesting points:

1. Churches look more inviting without a steeple. This is interesting as it suggests that a primary goal of church architecture is that people feel comfortable and avoid symbolic references to “old-time religion.” Several times in this story, the comparison is made to shopping malls: newer churches want to be inviting. I’m not sure that I particularly find shopping malls inviting – they are quite functional in what they intend to do, that is, generate profit – but I can see how they have more relaxed atmospheres. But should this be the major goal of church architecture?

2. Beside this cultural issue, this appears to be a budget issue for many churches as steeples cost money to build and maintain. These sorts of “frills” might be difficult to support in tough economic times. I like the example in the story of churches leasing out this space to cell phone companies: this is American pragmatism.

3. The idea that it was once important for people walking around a community to be able to see a steeple from a long distance is intriguing. What marks the skyline of a typical suburb or American small town today? (And let us be honest: how much can you see from a car, as opposed to walking, anyway? Perhaps this is why we have church signs that look more like signs for fast food restaurants or strip mall businesses. Are these more inviting as well?)

4. If the steeple is no longer a distinctive architectural feature of churches, what does mark these buildings from other typical buildings? Anything beyond a sign out front? But as the article suggests, perhaps this is the point.

Zoning, churches, and tax bases

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Zoning of land can become a contentious issue, particularly when a community sets limits that some community members find restrictive. An article quickly mentions one of these points of contention: when communities make it difficult for churches to be built.

“Churches do not realize the fight they’re in,” Baker said. “If you go into a commercial district, they say you’re wrecking their tax base. If you go into residential, they say you’re disturbing their peace.”

While the issue is not new, Baker said, “The objections to churches obtaining zoning do seem to be heating up under the [economy].”…

In Houston, churches recently raised objections over a proposed drainage fee by city officials. In Mission, Kansas, churches filed a lawsuit after being charged a “transportation utility fee” to help fix roads.

In the case of Burbank, Mayor Harry Klein told the Chicago Tribune, “It’s obvious—every city likes to see their tax base grow, that’s a given.”

An alderman in Evanston, Indiana, raised concerns last year about the impact of “storefront churches” on the tax base and proposed an ordinance requiring special-use permits for houses of worship to operate in all business or commercial districts.

While this article doesn’t give any insights into how common this is, it does suggest that these cases might be more common now in a time of economic crisis. This may be the case as many communities look to close budget shortfalls and churches also have some more purchasing power with reduced real estate prices. Is there any data to suggest these sorts of incidents are now more common?

This article does highlight the goals of local municipalities: generating tax revenue and expanding the tax base. To require fees to pay for roads or sewers are not unusual when commercial or residential property is involved as these fees help offset the infrastructure costs for local communities. Churches do not generate property or sales taxes for a community so they might be considered dead weight. And if a church wants a potentially lucrative property, then the aims of the church and the community are at odds. Zoning is a means by which local communities have some control over land use and therefore can attempt to use zoning rules to regulate everything from the placement of banks to churches to tattoo parlors.

It would also be interesting to compare these sorts of cases with churches to those of mosques (one example here).

Thinking about religion, education, and marriage

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A recent Pew study on marriage has been getting a lot of attention, particularly for the finding that an increased number of Americans think marriage is obsolete. Another study, this from the National Marriage Project, provides some more interesting findings about marriage: “Marriage is an emerging dividing line between America’s moderately educated middle and those with college degrees.”

Ross Douthat explains some of the implications of this study:

This decline is depressing, but it isn’t surprising. We’ve known for a while that America has a marriage gap: college graduates divorce infrequently and bear few children out of wedlock, while in the rest of the country unwed parenthood and family breakdown are becoming a new normal. This gap has been one of the paradoxes of the culture war: highly educated Americans live like Ozzie and Harriet despite being cultural liberals, while middle America hews to traditional values but has trouble living up to them.

But the Marriage Project’s data suggest that this paradox is fading. It’s no longer clear that middle America does hold more conservative views on marriage and family, or that educated Americans are still more likely to be secular and socially liberal…

There has been a similar change in religious practice. In the 1970s, college- educated Americans were slightly less likely to attend church than high school graduates. Today, piety increasingly correlates with education: college graduates are America’s most faithful churchgoers, while religious observance has dropped precipitously among the less-educated.

In part, these shifts may be a testament to the upward mobility of religious believers…

This means that a culture war that’s often seen as a clash between liberal elites and a conservative middle America looks more and more like a conflict within the educated class — pitting Wheaton and Baylor against Brown and Bard, Redeemer Presbyterian Church against the 92nd Street Y, C. S. Lewis devotees against the Philip Pullman fan club.

But as religious conservatives have climbed the educational ladder, American churches seem to be having trouble reaching the people left behind. This is bad news for both Christianity and the country.

This is interesting: marriage, and those who both defend it and practice it, may be within the purview of the educated but not others. Does this suggest marriage has become something of a luxury, something that those with education (and presumably more money) can afford but those without this capital don’t see as a necessity? And when and why exactly did this shift take place?

I would be curious to know what sociologists think is the link between these findings and what goes on in college. Is marriage simply part of the typical life aspiration for someone who goes to college where it isn’t for people who don’t get a college degree? Is there something that happens in college or during that time period or having a college degree that pushes people toward marriage? How exactly is having the college degree linked to this action?

And in the final part of what I cited, Douthat makes a point about the role of churches: how exactly can or should they promote marriage, particularly to the parts of the US population that aren’t as open to it? Do churches promote marriage by promoting families (activities and education for the kids, etc.) or is there more that should be done? Have more churches in recent years shifted their attention away from the working-class to the more educated?