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 & Centers Suburban Gaps Shopping Center - Blocks Subdivisions - Parcels Program: Context sensitive Context sensitive Context sensitive

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” over retailed reduced consumer spending national credit tenants no longer credited “… 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.” “ During a boom, people buy stuff without much thought. During bad times, they are much choosier.” The Economist, May 30, 2009 business plans suddenly have to make sense

over retailed

reduced consumer spending

national credit tenants no longer credited

“… 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.”

“ During a boom, people buy stuff without much thought. During bad times, they are much choosier.”

The Economist, May 30, 2009

business plans suddenly have to make sense

impacts for new urbanism cute suburban retail faces the same problems as ugly suburban retail the business model will adapt kentlands, md

the urban advantage cities are flexible diversity of tenants and owners differentiation (unique places) convenience for local market georgetown, washington dc

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/land-use connection…

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…

“ 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 Arterial Original Downtown Highland Park Newer Regional Retail Concentration

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 Positioning Hence…

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