“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 � Create a delivery mechanism that can: • Do marketing/promotion • C Coordinate information di i f i • 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 of 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 immediate area di t � 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 extending the strip t di th t i � 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 d development development l l t t 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 & destination traffic d ti ti t ffi � 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 � Provide for high density housing at nodes to support P id f hi h d i h i d 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 Source: Urban Land Institute � Create pleasant pedestrian experience p p p � Provide ample and appropriate lighting � Allow only organized and attractive signage � Require landscaping in all parking areas R i l d i i ll ki � 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 where your policy is where your policy is h h li li i i � 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
Strip Recovery in Action… Strip Recovery in Action… Case Studies:
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 Illustrative Plan of Town Center parking. • Utilizes form-based code, and broadens the mix of 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. Public Space creates a feeling S f of 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 neighborhoods suffer from i hb h d ff f blighted strip centers. Urban Design Analysis Map • Recovery adds density and provides for shared parking parking. Transportation Realignment • New development used as a buffer between the strip and single-family neighborhoods neighborhoods. • Transit is being integrated into the corridor. • Focus on nodes of development helps break the task down into ‘bite- Avondale Mall Node sized’ pieces. 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. Framework Plan • Pockets of still-healthy Node Redevelopment retail were preserved Diagram • Various types of nodes 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.
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