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Principles to Reinvent Suburban Strips
I. Ignite Leadership/Nurture Partnership
II. Anticipate Evolution
III. Know The Market
IV. Prune Back Retail-Zoned Land
V. Establish Pulse Nodes of Development
VI. Tame the Traffic
VII. Create the Place
VIII. Diversify the Character
IX. Eradicate the Ugliness
X. Put Your Money (and Regulations) Where Your Policy Is
I. Ignite Leadership/Nurture Partnership
Have a plan and strategy
Build partnerships for implementation
Create a management entity that:
• Markets and promotes
• Coordinates information
• Improves security
• Manages traffic and parking
• Coordinates public agency efforts
• Acquires, assembles and parcels out land to permit new forms of infill
• Participates in development and infrastructure financing.
II. Anticipate EvolutionRetail competition is intensifying (new formats, non-store shopping)
The markets for retail real estate are changing (elderly, singles, two income, single parents, immigrants)
The retail products are changing in response (town centers, streetfront, lifestyle, entertainment, MXD)
Suburban residents are looking for a sense of community (public gathering places, more livable environment, more convenience in daily life)
Communities can integrate public services, entertainment and culture, parks and recreation
III. Know The Market
Identify the strip’s trade area: regional or not?
Revitalization and development plans should be guided by an understanding of where the strip fits into the overall regional marketplace
A strip is composed of many neighborhoods which should lead to different commercial districts along the way
The complex interplay among land values, densities, demographics, access, and competition determine what is a realistic future for the strip.
Surplus of retail-zoned land makes it too easy to abandon old centers and keep extending the strip
Scale the amount of retail-zoned land commensurate with the size of the market
Limit extension of infrastructure
Structure zoning to encourage other forms of development
Maintain some low-density, auto-oriented areas
V. Pulse the Development
Use key intersections (and/or major transit stops) to create walkable cores
Plan and zone higher densities to facilitate vertical mixed use (3 stories and above) and to achieve pedestrian concentrations that create an active street
Direct public investments in these zones to make higher-value private investments feasible
Use special development and public implementation tools (TDRs, BIDs, eminent domain, tax abatement, accelerated processing) to achieve the “pulse points” of new live-work, high-value community development
VI. Tame the Traffic
Is the arterial a "Seam" or an "Edge“?
Less than 8 lanes and speeds less than 30 to 35 MPH means it may be a “Seam”
Accommodate the needs of through & destination traffic
Above 20,000 to 30,000 cars/day requires a look at alternatives
VII. Create the PlaceThe presence of people in public places creates a more livable community and maximizes retail sales, rents, and capital value.
A well-conceptualized development integrated with other developments has more value than a stand-alone building surrounded by a parking lot. This is the “Design Dividend”
Plan active sidewalks so people feel safe and comfortable
Create attractive pedestrian environments
Continuous retail frontages, sidewalk dining, interactive displays, varied designs, facades, and landscaping,
Introduce “townscape” elements like narrow, secondary streets, landscaping, street furniture, and signage Design access routes that make getting to and from the place enjoyable and efficientSleeve big boxes and decked car parks with active retail or service users
VIII. Diversify the Character
Mixed-use development is a response to escalating land costs and congestion
Increased density is a response to sprawl
Use new mixed-use nodes to reinforce the edge of the major artery
Arrange development in a more convenient urban configuration and create a destination
Concentrate mixed use along the major arteries to preserve single-family neighborhoods
Mixed-use projects create pedestrian usage and reduce vehicular trips
Provide new forms of housing
Integrate recreation, culture, and entertainment
Put utilities underground
Plant mature trees and shrubs
Provide appropriate lighting (no sodium vapor!)
Organize attractive signage
Plan for retail and restaurant facilities close to and parallel to the arterial road with parking behind, above and beside
Pay attention to architectural excellence
Encourage buildings that enclose intersections in order to define and identify the strip
Create enforceable design guidelines for each street
X. Put Your Money Where Your Policy Is
If you want the private sector to invest, the public sector must invest too
Implementation strategies must be funded
Make capital improvements that achieve multiple purposes (e.g. traffic flow, aesthetic and environmental improvements)
Abate nuisances
Integrate public services and actions by multiple agencies
Zoning regulations must be linked to the public’s implementation strategy: effective by-right development standards, and TDRs in mature strips, ten-acre minimum lot sizes
Provide regulatory mechanisms for parceling and land assembly: eliminate setbacks? Streetfront or midblock development on multiple sites? Combine separately owned sites?
Create sophisticated design and development standards
Principles to Reinvent Suburban Strips
I. Ignite Leadership/Nurture Partnership
II. Anticipate Evolution
III. Know The Market
IV. Prune Back Retail-Zoned Land
V. Establish Pulse Nodes of Development
VI. Tame the Traffic
VII. Create the Place
VIII. Diversify the Character
IX. Eradicate the Ugliness
X. Put Your Money (and Regulations) Where Your Policy Is