Strip Recovery: Strip Recovery: Strip Recovery: Strip Recovery: A - - PowerPoint PPT Presentation

“Strip Recovery:” “Strip Recovery:” Strip Recovery: Strip Recovery:

A 12 A 12-

• Step Process for

Step Process for p Reinventing Reinventing the the Suburban Strip Suburban Strip Suburban Strip Suburban Strip

Trupti Kalbag, AICP Trupti Kalbag, AICP Urban Collage, Inc. Urban Collage, Inc. g , g , March 2, 2006 March 2, 2006

Step 1:

Ignite the public leadership Ignite the public leadership

Formulate a plan & strategy Create partnerships for implementation Involve stakeholders: businesses, residents,

institutions & government

• Do marketing/promotion

C di i f i

Create a delivery mechanism that can:

• Coordinate information
• Improve security
• Manage traffic and parking

Manage traffic and parking

• Coordinate public agency efforts

Step 2:

Anticipate market evolution Anticipate market evolution

Retail competition is intensifying Markets are changing (elderly singles two Markets are changing (elderly, singles, two

income, single parents, immigrants)

Retail products are changing in response

Retail products are changing in response (town centers, streetfront, entertainment, mixed-use)

Suburban residents are looking for a sense

• f community (public gathering places, more

livable environment, more convenience in livable environment, more convenience in daily life)

Step 3:

Know the market Know the market

Commercial strips without regional access

will likely reflect the demographics of the i di t immediate area

Revitalization and development plans should

be guided by an understanding of the market be guided by an understanding of the market

Know your market and their shopping

patterns

What is a realistic future

for the strip?

Step 4:

“Prune” the retail “Prune” the retail-

• zone land

zone land

Not every major arterial must be lined with

retail

Surplus of retail-zoned land makes it too

easy to abandon old centers and keep t di th t i extending the strip

Scale the amount of retail-zoned land

commensurate with the size of the market co e su a e e s e o e a e

Step 5:

“Pulse” the “Pulse” the d l t d l t development development

Source: Urban Land Institute

Use key intersections/transit stops to create

walkable cores

Use higher densities to achieve pedestrian

Use higher densities to achieve pedestrian concentrations that create an active street

Use special implementation tools (TDRs,

BIDs eminent domain tax abatement BIDs, eminent domain, tax abatement, accelerated processing) to achieve the “pulse points” of new live-work, high-value community development community development

Step 6: p

Tame traffic Tame traffic

Road as "Seam" vs. "Edge" Less than 8 lanes and speeds less than 30

p to 35 MPH for “Seam”

Accommodate the needs of through &

d ti ti t ffi destination traffic

Traffic is good for business - 20,000 to

30,000/day , y

Too much traffic can be a problem - maybe a

need for alternatives

Step 7:

Create a “place” Create a “place”

Create attractive pedestrian connections between

uses

The presence of people maximizes retail health rents The presence of people maximizes retail health, rents

and capital value

A well designed development has more value than a

stand-alone building in a parking lot.

Plan sidewalks so people feel safe and

comfortable comfortable

Put active uses along the sidewalk –

sidewalk dining – sales and display on the sidewalk creating vitality the sidewalk creating vitality

Step 7: continued

Create a “place” Create a “place”

Introduce “townscape” - small streets and

secondary streets y

Design parking and access so that getting to

and from the place is enjoyable and efficient

Sleeve big boxes and decked car parks with

active retail or service users

Careful placement of landscaping elements

Careful placement of landscaping elements (including big trees) to enhance the Place but not detract from the retail sightlines

Step 8:

Diversify the Diversify the character character c a acte c a acte

Mixed use development is a developer’s response

to escalating land costs to escalating land costs

Use new mixed-use areas to reinforce the edge of

the major artery and improve human scale P id f hi h d i h i d

Provide for high density housing at nodes to support

mixed use

Concentrate mixed use along the major arteries to

g j conserve single-family neighborhoods

Mixed-use projects create pedestrian usage and

reduce vehicular trips reduce vehicular trips

Step 9:

Eradicate ugliness Eradicate ugliness

Improve aesthetic experience Put utilities underground Put utilities underground Landscaping: Use mature trees Create pleasant pedestrian experience

Source: Urban Land Institute

p p p

Provide ample and appropriate lighting Allow only organized and attractive signage

R i l d i i ll ki

Require landscaping in all parking areas Place retail shops and restaurants close to and

parallel to the road with parking behind g

Demand architectural excellence

Step 10:

Enhance connectivity Enhance connectivity

Provide multiple options for

circulation (i e lots of smaller circulation (i.e. lots of smaller roads instead of one main corridor)

Integrate alternative forms of transit (bus rail Integrate alternative forms of transit (bus, rail,

bike, pedestrian)

Make sidewalks safe and attractive Facilitate access between different land uses

(housing & commercial)

Step 11:

Put your money & regulations Put your money & regulations h li i h li i where your policy is where your policy is

If the private sector is to invest, the public sector

must invest also must invest also

Make capital improvements that achieve multiple

purposes (e.g. traffic flow, aesthetic and environmental improvements)

Consider public actions to deal with numerous

parcels and land assembly p y

Zoning policy must implement the strategy Integrate public services and actions by multiple

agencies agencies

Enforce your codes

Step 12: p

Facilitate partnerships for Facilitate partnerships for implementation implementation

Coordinate mutual interests Involve community stakeholders:

businesses, residents, institutions & government

Define realistic and achievable projects

e e ea s c a d ac e ab e p ojec s

Establish a single entity to guide

implementation efforts

Case Studies:

Strip Recovery in Action… Strip Recovery in Action…

Case Study #1: Case Study #1: Columbia Pike Columbia Pike Columbia Pike Columbia Pike Town Center Town Center

Arlington, VA

• An existing strip corridor

not dissimilar to Cobb Parkway or Highway 78. y g y

• Adds density and shared

parking.

• Utilizes form-based code,

and broadens the mix of

Illustrative Plan of Town Center

and broadens the mix of acceptable uses.

• Transit is being integrated

into the corridor.

• Columbia Pike

Revitalization Organization (CPRO) similar in form and intent to a CID.

S f Public Space creates a feeling

• f Community

Case Study #2: Case Study #2: Memorial Drive Memorial Drive Corridor Corridor

Atlanta/Decatur, GA

• An existing strip corridor

typical of the genre.

• Adjacent residential

i hb h d ff f neighborhoods suffer from blighted strip centers.

• Recovery adds density and

provides for shared parking

Urban Design Analysis Map

parking.

• New development used as

a buffer between the strip and single-family neighborhoods

Transportation Realignment

neighborhoods.

• Transit is being integrated

into the corridor.

• Focus on nodes of

development helps break the task down into ‘bite- sized’ pieces.

Avondale Mall Node Redevelopment Diagram

Case Study #3: Case Study #3: Highway 78 Highway 78 Corridor Corridor

Snellville, GA

• A heavily traveled strip

suffering from retail migration and blight, but in earlier stages than ea e s ages a Memorial Drive.

• Pockets of still-healthy

retail were preserved Various types of nodes

Node Redevelopment Diagram Framework Plan

• Various types of nodes

seek to spur new development in some areas, an shape it in others.

• Transit is not an immediate
• Transit is not an immediate

consideration, but may result from new development.

• The Highway 78 CID is an
• The Highway 78 CID is an

active advocate for policy and projects along the strip.

Questions? Questions? Questions? Questions?