Prospects for  Pedestrian-Oriented  Retail in the New Economic Reality CNU 17 Denver, CO June 12, 2009
Retail Trends; New Tools Lee Sobel, US EPA
Difficulty: One size fits all
Retail in Context Location:  New/Remainder Land  Suburban Retrofit  Urban Infill Sites:  Greenfield  Corridor  Cores & Cen...
Limited or no retail
Single Story
Multiple buildings
Multiple retail centers
Store size scaled to neighborhood
Floor plates for larger retailers
Simple street and block network
Alternative retail products
Haile Village Center
Masphee Commons
White Flint Small Area Plan Source: Federal Realty Investment Trust
Thank you Lee Sobel US EPA Smart Growth Program
Glenn Kellogg
urban vs. suburban retail relationship to market
portsmouth, va:  historical highway to perdition
portsmouth, va:  balanced uses
hampton roads  downtowns
the new “economic reality” <ul><li>over retailed </li></ul><ul><li>reduced consumer spending </li></ul><ul><li>national cr...
impacts for new urbanism cute suburban retail  faces the same problems  as ugly suburban retail the business model will ad...
the urban advantage cities are flexible diversity of tenants and owners differentiation (unique places) convenience for lo...
organic metaphor olympic forest, wa death valley, ca
organic metaphor
26 brix, walla walla wa
cool moon ice cream, portland or
glenn kellogg urban advisors ltd www.urbanadvisors.com
Seth Harry
1950-2009   2009-? Seth Harry and Associates, Inc. A r c h i t e c t s  a n d  P l a n n e r s
The Evolution of Retail, Urban to Suburban -- Seth Harry & Associates, Inc. Architects and Planners   the transportation/l...
 
Urban consumer markets are largely  determined by: Density and Proximity… Sub -urban consumer markets are largely  determi...
“ Vertical” vs. “Horizontal” Mixed-Use… Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners Supportable Retail Area… 77 Levels
 
Post-Suburban Retail:  Case Studies Seth Harry & Associates, Inc. Architects and Planners
Small-scale, Incremental/ organic Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Medium-Scale, Evolutionary/ successional Seth Harry & Associates, Inc. Architects and Planners
“ Cake and eat it too…” Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Medium-Scale, Strategic Seth Harry & Associates, Inc. Architects and Planners
Seth Harry and Associates, Inc. A r c h i t e c t s  a n d  P l a n n e r s
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Medium-Scale, Organic/repositioning Seth Harry & Associates, Inc. Architects and Planners
Retail in a Regional Context… Highland Park is an  independent, traditional town within the greater Chicago Metro Area
Retail in a Regional Context… Original N-S Arterial Second Generation  N-S Arterial Current Primary N-S limited-access Art...
Downtown Highland Park… A mix of well-regarded Local And National tenants…
Downtown Highland Park… But  –  It still needed a  Major Anchor Tenant  to help enhance and  protect its  Regional Positio...
Downtown Highland Park… Renaissance Place Renaissance Place is a mixed-use, full block infill redevelopment project…
Downtown Highland Park… … that includes a Department Store, Retail Shops, a Cinema, Offices, Restaurants, and Apartments.
Renaissance Place… Aerial Perspective…
Renaissance Place… Department Store
Renaissance Place… New Ground Floor Retail (Continuous at Ground Level)
Renaissance Place… Existing retail
Renaissance Place… 5-Screen Cinema (2 nd  Floor, above retail)
Renaissance Place… Rental Apartments (2/3 rd  Floors, above retail)
Renaissance Place… Rental Office (2/3 rd  Floors, above retail)
Renaissance Place…
Regional-Scale, Long-term Play Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry and Associates, Inc. A r c h i t e c t s  a n d  P l a n n e r s
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Seth Harry & Associates, Inc. Architects and Planners
Regional-Scale, Urban Infill Seth Harry & Associates, Inc. Architects and Planners
Selborne Walk and High Street Plan
Land Uses - Retail
Perspective of Master Plan
Selborne Walk Phasing
Phase 2
PFBE’s Preferred Option
Regional-Scale, Grow your Own/TOD Seth Harry & Associates, Inc. Architects and Planners
Ripley Road SW Transport Corridor Transit Station High Street Transit Corridor
Phase One
Phase Two
Phase Three
Phase Four
Phase Five
Ultimate Build-out  (long Term)
Transect-based Mixed-use/ Town Center Opportunities ... Seth Harry & Associates, Inc. Architects and Planners
 
Prospects for  Pedestrian-Oriented  Retail in the New Economic Reality CNU 17 Denver, CO June 12, 2009
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Prospects for Pedestrian-Oriented Retail in the New Economic Reality - Sirota CNU 17

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Moderator - Stuart Sirota
Panelists - Seth Harry, Lee Sobel, Glenn Kellogg

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Prospects for Pedestrian-Oriented Retail in the New Economic Reality - Sirota CNU 17

  1. 1. Prospects for Pedestrian-Oriented Retail in the New Economic Reality CNU 17 Denver, CO June 12, 2009
  2. 2. Retail Trends; New Tools Lee Sobel, US EPA
  3. 3. Difficulty: One size fits all
  4. 4. Retail in Context Location: New/Remainder Land Suburban Retrofit Urban Infill Sites: Greenfield Corridor Cores & Centers Suburban Gaps Shopping Center - Blocks Subdivisions - Parcels Program: Context sensitive Context sensitive Context sensitive
  5. 5. Limited or no retail
  6. 6. Single Story
  7. 7. Multiple buildings
  8. 8. Multiple retail centers
  9. 9. Store size scaled to neighborhood
  10. 10. Floor plates for larger retailers
  11. 11. Simple street and block network
  12. 12. Alternative retail products
  13. 13. Haile Village Center
  14. 14. Masphee Commons
  15. 15. White Flint Small Area Plan Source: Federal Realty Investment Trust
  16. 16. Thank you Lee Sobel US EPA Smart Growth Program
  17. 17. Glenn Kellogg
  18. 18. urban vs. suburban retail relationship to market
  19. 19. portsmouth, va: historical highway to perdition
  20. 20. portsmouth, va: balanced uses
  21. 21. hampton roads downtowns
  22. 22. the new “economic reality” <ul><li>over retailed </li></ul><ul><li>reduced consumer spending </li></ul><ul><li>national credit tenants no longer credited </li></ul><ul><li>“… the businesses that thrive will be those that are miserly with costs, wary of debt, cautious with cashflow and obsessively attentive to what customers want.” </li></ul><ul><li>“ During a boom, people buy stuff without much thought. During bad times, they are much choosier.” </li></ul><ul><li>The Economist, May 30, 2009 </li></ul><ul><li>business plans suddenly have to make sense </li></ul>
  23. 23. impacts for new urbanism cute suburban retail faces the same problems as ugly suburban retail the business model will adapt kentlands, md
  24. 24. the urban advantage cities are flexible diversity of tenants and owners differentiation (unique places) convenience for local market georgetown, washington dc
  25. 25. organic metaphor olympic forest, wa death valley, ca
  26. 26. organic metaphor
  27. 27. 26 brix, walla walla wa
  28. 28. cool moon ice cream, portland or
  29. 29. glenn kellogg urban advisors ltd www.urbanadvisors.com
  30. 30. Seth Harry
  31. 31. 1950-2009 2009-? Seth Harry and Associates, Inc. A r c h i t e c t s a n d P l a n n e r s
  32. 32. The Evolution of Retail, Urban to Suburban -- Seth Harry & Associates, Inc. Architects and Planners the transportation/land-use connection…
  33. 34. Urban consumer markets are largely determined by: Density and Proximity… Sub -urban consumer markets are largely determined by: The size of the Road in front of the Box…
  34. 35. “ Vertical” vs. “Horizontal” Mixed-Use… Seth Harry & Associates, Inc. Architects and Planners
  35. 36. Seth Harry & Associates, Inc. Architects and Planners Supportable Retail Area… 77 Levels
  36. 38. Post-Suburban Retail: Case Studies Seth Harry & Associates, Inc. Architects and Planners
  37. 39. Small-scale, Incremental/ organic Seth Harry & Associates, Inc. Architects and Planners
  38. 40. Seth Harry & Associates, Inc. Architects and Planners
  39. 41. Seth Harry & Associates, Inc. Architects and Planners
  40. 42. Seth Harry & Associates, Inc. Architects and Planners
  41. 43. Medium-Scale, Evolutionary/ successional Seth Harry & Associates, Inc. Architects and Planners
  42. 44. “ Cake and eat it too…” Seth Harry & Associates, Inc. Architects and Planners
  43. 45. Seth Harry & Associates, Inc. Architects and Planners
  44. 46. Seth Harry & Associates, Inc. Architects and Planners
  45. 47. Seth Harry & Associates, Inc. Architects and Planners
  46. 48. Seth Harry & Associates, Inc. Architects and Planners
  47. 49. Seth Harry & Associates, Inc. Architects and Planners
  48. 50. Medium-Scale, Strategic Seth Harry & Associates, Inc. Architects and Planners
  49. 51. Seth Harry and Associates, Inc. A r c h i t e c t s a n d P l a n n e r s
  50. 52. Seth Harry & Associates, Inc. Architects and Planners
  51. 53. Seth Harry & Associates, Inc. Architects and Planners
  52. 54. Medium-Scale, Organic/repositioning Seth Harry & Associates, Inc. Architects and Planners
  53. 55. Retail in a Regional Context… Highland Park is an independent, traditional town within the greater Chicago Metro Area
  54. 56. Retail in a Regional Context… Original N-S Arterial Second Generation N-S Arterial Current Primary N-S limited-access Arterial Original Downtown Highland Park Newer Regional Retail Concentration
  55. 57. Downtown Highland Park… A mix of well-regarded Local And National tenants…
  56. 58. Downtown Highland Park… But – It still needed a Major Anchor Tenant to help enhance and protect its Regional Positioning Hence…
  57. 59. Downtown Highland Park… Renaissance Place Renaissance Place is a mixed-use, full block infill redevelopment project…
  58. 60. Downtown Highland Park… … that includes a Department Store, Retail Shops, a Cinema, Offices, Restaurants, and Apartments.
  59. 61. Renaissance Place… Aerial Perspective…
  60. 62. Renaissance Place… Department Store
  61. 63. Renaissance Place… New Ground Floor Retail (Continuous at Ground Level)
  62. 64. Renaissance Place… Existing retail
  63. 65. Renaissance Place… 5-Screen Cinema (2 nd Floor, above retail)
  64. 66. Renaissance Place… Rental Apartments (2/3 rd Floors, above retail)
  65. 67. Renaissance Place… Rental Office (2/3 rd Floors, above retail)
  66. 68. Renaissance Place…
  67. 69. Regional-Scale, Long-term Play Seth Harry & Associates, Inc. Architects and Planners
  68. 70. Seth Harry & Associates, Inc. Architects and Planners
  69. 71. Seth Harry and Associates, Inc. A r c h i t e c t s a n d P l a n n e r s
  70. 72. Seth Harry & Associates, Inc. Architects and Planners
  71. 73. Seth Harry & Associates, Inc. Architects and Planners
  72. 74. Seth Harry & Associates, Inc. Architects and Planners
  73. 75. Regional-Scale, Urban Infill Seth Harry & Associates, Inc. Architects and Planners
  74. 76. Selborne Walk and High Street Plan
  75. 77. Land Uses - Retail
  76. 78. Perspective of Master Plan
  77. 79. Selborne Walk Phasing
  78. 80. Phase 2
  79. 81. PFBE’s Preferred Option
  80. 82. Regional-Scale, Grow your Own/TOD Seth Harry & Associates, Inc. Architects and Planners
  81. 83. Ripley Road SW Transport Corridor Transit Station High Street Transit Corridor
  82. 84. Phase One
  83. 85. Phase Two
  84. 86. Phase Three
  85. 87. Phase Four
  86. 88. Phase Five
  87. 89. Ultimate Build-out (long Term)
  88. 90. Transect-based Mixed-use/ Town Center Opportunities ... Seth Harry & Associates, Inc. Architects and Planners
  89. 92. Prospects for Pedestrian-Oriented Retail in the New Economic Reality CNU 17 Denver, CO June 12, 2009

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