Retrofitting Suburbia for the 21st Century: Placemaking Strategies

Transcription

1 Retrofittig Suburbia for the 21st Cetury: Placemakig Strategies Paul Zykofsky, AICP, Assoc. AIA Associate Director Local Govermet Commissio Capital Regio Local Policymakers Dier Forum Sacrameto, CA May 18, 2017 What s the Problem with Suburba Strips Oe-dimesioal forms of developmet Lack a distict sese of place or commuity Icreasigly plagued by problems Fragmetatio Cogestio Icoveiece Iefficiecy Deterioratio Visual blight Published i 2001 Local Govermet Commissio 1

2 Problem: Iefficiet Use of Lad Problem: Iefficiet Use of Lad 2

3 Problem: No Place for Pedestrias or Bikes Problem: No Place for Pedestrias or Bikes Sa Leadro, Alameda Couty North Watt Aveue, Sacrameto Couty 3

4 Problem: Challegig to Cross the Street Truxel Road, Sacrameto, CA La Mesa, CA Problem: Discoected Lad Uses 4

5 Problem: Discoected Lad Uses Problem: Traffic Cogestio 5

6 Lack of Coectivity Creates Challeges Trasit routig is very difficult ad iefficiet Lack of direct routes discourages walkig ad bicyclig Traffic fuelig requires larger arterial roads to maage traffic Large itersectios require log sigal cycles ad reduce efficiecy More challegig ad expesive for emergecy respoders <- 1 mile square -> Coected Streets Lack of Coectivity Creates Challeges Trasit routig is very difficult ad iefficiet Lack of direct routes discourages walkig ad bicyclig Traffic fuelig requires larger arterial roads to maage traffic Large itersectios require log sigal cycles ad reduce efficiecy More challegig ad expesive for emergecy respoders <- 1 <- mile 1 mile square square -> -> Coected Streets Lollipop patter 6

7 Discoected street etworks lower efficiecy ad drive up cost of emergecy respose Charlotte, NC: Case Study of Fire Statio Coverage ad Aual Costs Source: City of Charlotte Source: City of Charlotte Discoected street etworks lower efficiecy ad drive up cost of emergecy respose Charlotte, NC: Case Study of Fire Statio Coverage ad Aual Costs Source: City of Charlotte Source: City of Charlotte 7

8 Problem: Commercial Strips are Ugly Freeway DOWNTOWN Ivestmet moves to REGIONAL CENTER Ivestmet moves to Corridor STRIP CORRIDOR Courtesy: Freedma Tug Sasaki 8

9 Result: Vacat/Uderperfomig Shoppig Ceters Aubur Boulevard, Sacrameto Couty Problem: Oversupply of Retail Number of malls i U.S. grew more tha twice as fast as populatio betwee 1970 ad 2015 U.S. has 40 percet more shoppig space per capita tha Caada, five times more tha the U.K., ad 10 times more tha Germay GLA=Gross Leasable Area Local Govermet Commissio 9

10 Chagig treds i retail E-Commerce 2010: U.S. Post Office delivered 3.1 billio packages atiowide; 2016: delivered more tha 5.1 billio packages USPS overtook both FedEx ad UPS as the largest parcel-delivery service i the coutry Billios 6E-09 5E-09 4E-09 3E-09 2E-09 1E-09 0 USPS Packages Delivered Local Govermet Commissio Chagig treds i retail E-Commerce Betwee 2010 ad 2016, Amazo s sales i North America quitupled from $16 billio to $80 billio. Accordig to several reports, half of all U.S. households are ow Amazo Prime subscribers. Local Govermet Commissio 10

11 Chagig treds i retail E-Commerce Sice the begiig of this decade, olie retail sales i the U.S. have grow by about 15 percet every year Local Govermet Commissio Chagig treds i retail E-Commerce GDP has bee growig for eight straight years; Gas prices are low; ad uemploymet is uder 5 percet Ad yet Nie retail bakruptcies i 2017 as may as all of 2016 J.C. Peey, RadioShack, Macy s, ad Sears each aouced more tha 100 store closures Sports Authority has liquidated Payless has filed for bakruptcy Local Govermet Commissio 11

12 Year-to-date store closigs are already outpacig those of About 2,880 have bee aouced so far this year, compared with 1,153 for this period of 2016 Chagig treds i retail E-Commerce About 15% of U.S. malls will fail or be coverted ito o-retail space withi ext 10 years. (Source: Gree Street Advisors, a real estate ad REIT aalytics firm) Icrease from less tha two years ago, whe the firm predicted 10% of malls would fail or be coverted. Of roughly 1,000 malls i the U.S., about 400 cater to upper-icome shoppers. For higher-ed malls, busiess is improvig Lower-ed malls that are beig hit by store closures Local Govermet Commissio 12

13 Urba commercial corridors have a few advatages here Blight of vacat storefrot ca be cotagious ad damagig However, owership structure of urba corridor is more forgivig tha that of a mall, where a few vacacies ca tip the balace sheet of the whole etity Typical mix of a urba retail corridor with stores flaked by restaurats, bars, ad other etertaimet attractios ought to be more resiliet tha old-fashioed malls. What stads out from last time all this happeed is this: Major America cities threw everythig at retaiig ceter-city retail, ad they still basically failed. Lesso from cities: Broader systems chagig how people shop caot be overtured with tax breaks for ew developmet The sooer suburbs begi to thik of alterate ways to create commuity ad jobs ad to reuse ad rebuild the vacated space of the mall the better off they ll be. 13

14 What ca we do about this? Re-ihabitatio, or various forms of adaptive reuse Re-developmet, or urbaizatio by icreasig desity, walkability, use mix, ad Re-greeig, from small parks ad plazas, to restorig wetlads ecologies. Local Govermet Commissio Suburba housig strategies Revisig zoig codes to allow ADUs Legalizatio of accessory apartmets i R-1 zoes (e.g. Seattle) Retrofittig garde apartmets ito ew complexes to suit large immigrat families Example: Brookside Apartmets i Atlata Itroducig more Missig Middle Housig ito suburbs 14

15 Guidelies for residetial remodelig (First Suburbs Coalitio Idea Book) Commercial Strips The Next Frotier ULI s Priciples to Reivet Suburba Strips Igite Leadership/Nurture Partership Aticipate Evolutio Kow The Market Prue Back Retail-Zoed Lad Establish Pulse Nodes of Developmet Tame the Traffic Create the Place Diversify the Character Eradicate the Ugliess Put Your Moey (ad Regulatios) Where Your Policy Is Local Govermet Commissio 15

16 Revitalizig Suburba Strips Itesify Developmet at Nodes Prue Back Retail Create the Place Low- ad mid-rise office, multifamily ad eighborhood retail developmet Higher desity urba core, fiergrai street grid, pedestriaorieted blocks, critical mass of activity, sese of place Lower-desity attached ad sigle-family detached housig Parks, recreatioal areas ad ope space provide ameities ad serve as buffers Local Govermet Commissio Courtesy: Freedma Tug Sasaki 16

17 Courtesy: Freedma Tug Sasaki Courtesy: Freedma Tug Sasaki 17

18 Revitalizig Old Shoppig Ceters Itesify developmet Fill i parkig lots Build structured parkig Complete street wall Support pedestria activity Existig Zoig Courtesy: Freedma Tug Sasaki 18

19 Restructurig Pla Policy Framework Courtesy: Freedma Tug Sasaki Reihabitatio: Portlad Mercado Commuity drive effort, developed by oprofit Hacieda Commuity Developmet Corporatio Supported by federal, local, foudatio ad private sector dollars Offers affordable retail space ad a cultural platform for Latios ad other etrepreeurs to start or grow a busiess Icludes 19 small busiesses i food, grocery, retail ad service. Fudraised over three millio Built a place for diig i, to go ad grocery shoppig for surroudig eighborhoods Over 2.5 millio i sales for 19 small busiesses i first year Created 114 ew jobs i first year of busiess Welcomed a average of 580 people per day 19

20 Reihabitatio: Portlad Mercado Courtesy: Michelle Reeves, Civilis Cosultats Reihabitatio: Portlad Mercado Courtesy: Michelle Reeves, Civilis Cosultats 20

21 Reihabitatio: Portlad Mercado Courtesy: Michelle Reeves, Civilis Cosultats 40,000 sq. ft. site Reihabitatio: Portlad Mercado Courtesy: Michelle Reeves, Civilis Cosultats 21

22 Reihabitatio: Portlad Mercado Reihabitatio: Portlad Mercado 22

23 Reihabitatio: Portlad Mercado Reihabitatio: Milagro Cetre, Carmichael Project of real-estate developer Alla Davis Replaced strip shoppig ceter alog Fair Oaks Boulevard i Carmichael Created upscale, 46,000-squarefoot with 7,000 sq. ft. evets ceter ad variety of restaurats: Mesa Mercado FishFace Poke Bar Ghiotto Artisa Gelato River City Brewig Compay Isight Coffee Jayee Cakes Giat patio (with large fireplace) 23

24 Reihabitatio: Milagro Cetre, Carmichael 2011 Reihabitatio: Milagro Cetre, Carmichael

25 Reihabitatio: Milagro Cetre, Carmichael Reihabitatio: Lexigto Mall, Lexigto, KY Lexigto Mall, Lexigto, KY Built s: May stores leadig atio i sales i 1980s September 2005: Mall's oly remaiig teat, Dillard's left Southlad Christia Church bought mall for $8.1 millio i 2010, ad architects retrofitted it to hold 52,000-square-foot auditorium ad church offices Former Dillard's space ow used for ursery, school ad classrooms, ad worship ceter, with 2,800 seats. 25

26 Reihabitatio: The Idia Hill, Pomoa Pomoa Uified School District (PUSD) acquired first portio of the Regioal Commercial Ceter ad Mall totalig over 350,000 square feet o 22+ acres i 1995 ad reamed it The Idia Hill. Reihabitatio: The Idia Hill, Pomoa 2002 Pla: Village Square, framed by ew buildigs adjacet to existig mall ad provide cetral gatherig space close to proposed Metrolik Statio School playgrouds: bottom left Caal Park: bottom right Village Playfield: middle left 26

27 Reihabitatio: The Idia Hill, Pomoa Today, The Village has expaded to over 600,000 square feet o 50 acres ad is home to: Schools that serve more tha 2,000 studets, Grades pre-k to 14 Large high tech Coferece Ceter, over 8,000 square feet Techology Traiig ad Productio Ceters. Reihabitatio: Highlad Mall, Austi, TX Opeed 1971 coverig 81 acres, ad had 1.2 millio square feet of iterior space. By 2010, though, early all of the stores were vacat. Austi Commuity College purchased it i 2010 with pla to make buildigs ceterpiece of a plaed, mixed-use commuity Coverted former JC Peey buildig ito the galaxy's largest learig emporium, with 604 computer statios, 200,000 square feet of istructioal space, a library, ad offices 27

28 Redevelopmet: Highlad Mall, Austi, TX Trasformig 40 acres of parkig lots ito residetial, retail, hospitality, office ad parklad Phase I of campus opeed i fall 2014 Phase II, regioal workforce iovatio ceter recetly started to be completed by 2019 Future mixed-use residetial buildig Reihabitatio: Medical Ceters Jackso, Mississippi A ailig mall i Jackso, Mississippi, for istace, is ow a medical complex that serves low-icome residets. The Jackso Medical Mall also cotais specialty cliics, a college of public service, a restaurat ad smoothie bar, ad meetig spaces for commuity evets Nashville, TN Vaderbilt Uiversity Medical Ceter did somethig similar, takig over the etire secod floor of the strugglig 100 Oaks Mall i Nashville. Parkig is easier for patiets, ad they're sometimes allowed to wader the still-ope parts of the mall with a beeper as they wait for the doctor to see them, accordig to the Nashville Busiess Joural. 28

29 Redevelopmet: Lacaster, CA Mai Street Recostructio project $11.6m public ivestmet Created ceter rambla for parkig ad commuity evets Added ladscapig Chaged sigal timig Ecoomic beefits: 48 ew busiesses 802 ew jobs Vacacy rate: 4% Sales tax reveue: é 96% Redevelopmet: Lacaster, CA Mai Street 29

30 Redevelopmet: Lacaster, CA Mai Street Redevelopmet: Lacaster, CA Mai Street 30

31 Redevelopmet: Lacaster, CA Mai Street Redevelopmet: Lacaster, CA Mai Street Radom Acts of Music 31

32 Redevelopmet: Lacaster, CA Mai Street Redevelopmet: Lacaster, CA Mai Street 32

33 Redevelopmet: Lacaster, CA Mai Street Redevelopmet: Lacaster, CA Mai Street 33

34 Redevelopmet: Lacaster, CA Mai Street Redevelopmet: Lacaster, CA Mai Street 34

35 Redevelopmet: Lacaster, CA Mai Street Redevelopmet: Dowtow Brea, CA Dowtow Brea Before 35

36 Redevelopmet: Dowtow Brea, CA Dowtow Brea Before Redevelopmet: Dowtow Brea, CA Visio for ew dowtow Birch Street Brea Boulevard Superblocks

37 Redevelopmet: Dowtow Brea, CA Birch Street Visio for ew dowtow mai street Case Study Brea Shoppig Ceter 37

38 Case Study Brea Brea Boulevard After Case Study Brea Brea Boulevard After 38

39 Case Study Brea Pedestria Crossig Brea Blvd. ad Birch Street Case Study Brea Birch Street Lofts over retail 24 uits, 773 sq.ft. 80 uits/acre 83% affordable 39

40 Case Study Brea Case Study Brea Birch Street After 40

41 Case Study Brea Birch Street After Case Study Brea Birch Street After 41

42 Redevelopmet: Dowtow Brea, CA Ash Street Cottages City Walk 2 Case Study Brea Ash Street Cottages 9.1 uits/ acre 96 uits, 1,300 to 1,570 sq.ft. Alley-loaded 42

43 Case Study Brea City Walk For sale rowhouses 24 uits/ acre 40 uits, 1,460 to 1,650 sq.ft. 50% affordable Case Study Brea City Walk For sale rowhouses 24 uits/ acre 40 uits, 1,460 to 1,650 sq.ft. 50% affordable Photo: The Olso Compay 43

44 Redevelopmet: Belmar, Lakewood, CO Villa Italia Shoppig Mall (Circa 1967) Courtesy: Cotiuum Parters Redevelopmet: Belmar, Lakewood, CO 44

45 Case Study: Belmar, Lakewood, CO Villa Italia Historical Sales Volumes Millios $250 $200 SALES VOLUM $150 $100 $50 $ Courtesy: Cotiuum Parters Case Study: Belmar, Lakewood, CO Major elemets of 2006 pla Street grid ad walkable streets Four achors 2 major retailers, ciema ad grocery Public plaza ad pedestria mai street form the heart Structured parkig miimizes eed for surface lots Office employmet eviromet Village gree ad adjacet housig a eighborhood Owed by Starwood Capital Has over 80 stores icludig Best Buy, DSW, Target, Cetury Theatres, ad a Lucky Strike bowlig alley Courtesy: Cotiuum Parters 45

46 Case Study: Belmar, Lakewood, CO Program for Belmar PHASE ONE Retail 650,000 SF Office 180,000 SF Housig 250 DU Parkig 5,400 SP (60% structured) Total 1,055,000 SF (w/o garage) TOTAL PROGRAM 1,200,000 SF 900,000 SF 1,300 DU 9,008 SP (74% structured) 3,300,000 SF (w/o garage) Courtesy: Cotiuum Parters Case Study: Belmar, Lakewood, CO Belmar Pla Visio Courtesy: Cotiuum Parters 46

47 Case Study: Lakewood, CO Retail 1.2 millio sq. ft. Courtesy: Cotiuum Parters Case Study: Belmar, Lakewood, CO Courtesy: Cotiuum Parters 47

48 Case Study: Lakewood, CO Office 900,000 sq. ft. Courtesy: Cotiuum Parters Case Study: Lakewood, CO Residetial 1,300 uits Courtesy: Cotiuum Parters 48

49 Case Study: Lakewood, CO Mix of Housig Types Apartmets Over Retail 300 DUs Apartmet Complex 525 For-Sale Codos 350 Towhome Uits 165 Lofts 12 Total 1,352 DUs Case Study: Belmar, Lakewood, CO Courtesy: Cotiuum Parters 49

50 Case Study: Belmar, Lakewood, CO Grad Opeig Celebratio May 2004 Italia Festival September 2004 Courtesy: Cotiuum Parters Photo: Diae Hutress Case Study: Lakewood, CO The Market at Belmar May 2004 Courtesy: Cotiuum Parters Photo: Diae Hutress 50

51 Regreeig: City Ceter Mall, Columbus, OH 2009: Mall Closed City of Columbus ad Dowtow Devpt. Corp. (CDDC) aouced plas to demolish existig structure ad develop uique, urba park surrouded by residetial, retail ad offices 2011: Nie-acre park with performace space, bocce courts, gardes, ad cafes opeed Memorial Day weeked. Now developers are buildig upscale apartmet buildigs ad retail o the border of the park. Redevelopmet: Columbus Commos Highpoit o Columbus Commos $50 millio mixed-use developmet project Cosistig of both multi-family ad retail space. 301 apartmets ad towhomes Plas for 23,000 square feet of streetlevel retail frotig o High Street 51

52 Regreeig: Northgate Mall, Seattle, WA 2006: Simo Properties aouced coversio of mall ito achor for apartmet buildigs, retail ad light commercial blocks Plas icluded a ew outdoor "urbavillage that opeed i November 2007 Developers tured parkig lot ito mixeduse, walkable developmet Regreeig: Northgate Mall, Seattle, WA Icluded Thorto Creek Water Quality Chael Takes stormwater ruoff ad uses it to create ad ourish pools, terraces, ad greeery that mimic a atural creek. Chael filters out pollutio that had bee feedig ito a creek ad damagig salmo 52

53 Regreeig: Northgate Mall, Seattle, WA 2003 Regreeig: Northgate Mall, Seattle, WA

54 Regreeig: Northgate Mall, Seattle, WA 2016: Showig ew buildigs replacig surface parkig Photo Simulatios of Suburba Strip Revitalizatio Demostratig the Potetial of Covertig Strip Corridors to Multi-Use Boulevards Developed by Steve Price, Urba Advatage 54

55 Regioal traffic arterial: Hoolulu Buildigs moved up to street; ladscapig ad bike laes added; parkig ad street grid at rear Regioal traffic arterial: Hoolulu Mixed-use buildigs added oe at a time o adjacet properties 55

56 Regioal traffic arterial: Hoolulu Mixed-use buildigs added oe at a time o adjacet properties Regioal traffic arterial: Hoolulu Street trees added to media 56

57 Regioal traffic arterial: Hoolulu Alterative with two laes each way for through traffic ad service lae with diagoal parkig Photo Simulatio by Urba Advatage ( Regioal traffic arterial: US 29, Charlottesville, VA Existig Coditios 57

58 Regioal traffic arterial: US 29, Charlottesville, VA Regioal traffic arterial: US 29, Charlottesville, VA 58

59 Regioal traffic arterial: US 29, Charlottesville, VA Photo Simulatio by Urba Advatage ( Resources 59

60 Questios/Commets Paul Zykofsky Local Govermet Commissio 60