Uploaded byCaitlyn Horose
Restructuring the Strip
The document outlines strategies for transforming underperforming commercial strip corridors into community-serving assets, emphasizing design and land use changes. It discusses the historical context of these strips, reasons for decline, and proposes methods for revitalization, including the development of nodal patterns and improved streetscapes. Several case studies, including one from Maine, illustrate practical applications of these strategies.
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Restructuring the Strip
- 1. Restructuring the strip:Strategies for Transforming Underperforming Commercial Strip Corridors into Community-Serving AssetsCaitlyn Horose and Kristel SheesleyMuskie School of Public Service, University of Southern Maine May 2011
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- 3. OutlineWhat is thestrip?Why did it develop like it did?The strip’s declineStrategies for restructuringLand useRight of wayDeveloping the restructuring planCase studyApplication to Maine
- 4. What is thestrip?
- 5. Business-lined arterialsRoute 1,Scarborough, ME
- 6. Linear patternRoute 302,Windham, ME
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- 8. Anatomy of thestriplow-slung buildings far from streetlots of curb cutsbig, flashy signslarge front parking lotswide road(visually unappealing)not friendly to pedestrians or cyclists
- 9. Why?Commercial strip zoningDevelopmentcodesFederal tax policy
- 10. Streetcar suburbs (late1800s)
- 11. Car becoming prevalent(1920s-30s)
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- 13. DisinvestmentTraffic congestionChanging retailpreferencesChanging consumer preferencesForces undermining the strip
- 14. Retail glut: disinvestmentA.Philip Randolph Blvd. in Metro Jacksonville, FL
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- 16. Changing consumer preferencesEnvironmentalsensitivitySocial connectivityConvenienceVisual appeal
- 17. Changing retail marketLowryTown Center in Denver, CO
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- 20. Redevelop strip centers& buildings
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- 22. Use good designprinciplesLand use strategies
- 23. Develop a nodalpattern
- 24. Develop a nodalpattern
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- 27. SegmentsZone for lessintensive usesRe-green?Propose new uses
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- 33. Recycle and retrofitRetrofit:alter building typlogy
- 34. Design for desirableplacesAppealing, distinctive “places”
- 35. Recycle and retrofitMerle’sin Littleton, CO: What used to be a gas station in the 1930s, then a garage, and previously Merle's Alignment is now an automotive-themed restaurant, utilizing the original garage doors and vintage signage.
- 36. Restructure parkingReduce landused for parkingShared parkingParking reservesOn-street parkingParking structuresHide the lotsLandscape the lots
- 37. ImplementationZoningSite designTDRIncentivesTIFPublic fundingExpeditedreviewInfrastructure investments
- 38. Improve mobility &accessDesign for desired land patternImprove the streetscapeRight of way strategies
- 39. Improve mobility &accessInterconnect streets
- 40. Improve mobility &accessInterconnect streets
- 41. Improve mobility &accessManage access
- 42. Improve mobility &accessDesign for transit
- 43. Improve mobility &accessRetrofit into a multi-way boulevard
- 44. Improve mobility &accessRetrofit into a multi-way boulevard
- 45. Design street fordesired land formsCenters: StreetSegments: Parkway
- 46. StreetscapeFrontage ZoneBuffer zoneLandscapingelementsUnobstructed activity zone
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- 49. ImplementationDesign guidelinesSign ordinancesStreettree programsInfrastructure improvementsPartnership with DOT
- 50. Designing the restructuringplanNot going to be easy or fastGuidelines:Design the process with careSecure partnerships to lead the effortUse public sector actions to leverage changeSelect the right package of strategies
- 51. Case study: LowensteinTheater
- 52. Case study: LowensteinTheater“I think the Tattered Cover will bring back prestige to Colfax that once was there and will help spur new development”– Craig Sklenar, Planner and Designer
- 53. Case study: LowensteinTheaterOutcomesAllowed independent businesses to own their own building and create synergy with each otherRetained historic buildingCreated public spaces with outdoor café areaSupport from community, public entities, and private investorsEmbraced by developers of nearby high-rise condo towers and luxury townhouses
- 54. Application to MaineStrategiesapplicableGood framework: corridor planning effortsMaine is not as metropolitan as many places undertaking strip repair:Lower level of build-out: “preemptive retrofitting”?Less robust land marketTransit likely to be bus, not railCenters will be smaller in scale
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Editor's Notes
- #15 Glut of land zoned for commercial purposes has led to gross disinvestment and building decay.
- #18 New lifestyle centers and reinvigorated downtown areas are beginning to offer these elements, leaving commercial strips to marginal businesses or complete decay
- #19 Need to retrofitMomentum is buildingStrategies: land use & right of way
- #29 Benefits of Infill:Increases densityMore efficient use of landOption for developing underperforming lotsReinforces urban fabricSlows growth along the suburban fringeHow to encourage infill: Policy incentives such as lowering impact fees, streamlined permitting, and changes to zoning code
- #30 Benefits of Reusing Existing BuildingsCan lower development costsOpportunity to take advantage of historic featuresPotential to reduce environmental impact of developmentAbility to provide social centers that are more connected and accessibleHow to encourage reuse:Policy incentives (as with infill), including historic preservation tax credits
- #31 Valence capacity of buildings, look at how buildings relate to one another and how form can complement function and nearby uses and/or forms. Importance is to design for quality places that create vibrancy and stimulate activity.
- #35 Range of tools available to implement these strategies-Revise zoning code & design standards to encourage new patterns and forms (consider making it optional, with incentives like density bonuses & expedited review)-Establish a TDR program to help concentrate density at nodes-Attract investors through-infrastructure investments-financial incentives like TIF and grants-drawing anchors to centers to induce add’l development
- #46 Amenities such as street furniture, bicycle parking, public restrooms, trash receptacles, etc all can add to the feeling of convenience and safety of the strip making areas more desirable places to linger.
- #50 How project was financed:Loans from the City of Denver’s Office of Economic Development Tax Increment Financing Historic tax credit syndication Conventional financingKey Features:Preservation of historic Lowenstein TheaterAttraction and involvement of key anchor tenants including the Tattered Cover Bookstore and Twist & Shout Records