Planning downtowns vital role thriving community
Transcript of Planning downtowns vital role thriving community
Planning Downtown’s Vital Role in a
Thriving & Sustainable Community
Jim ThompsonBusiness Improvement SpecialistBusiness Improvement Specialist
Main Street Iowa
Iowa Dept. of Economic Development
200 East Grand Avenue
Des Moines, IA 50309
515/725
Planning Downtown’s Vital Role in a
Thriving & Sustainable Community
Jim ThompsonBusiness Improvement SpecialistBusiness Improvement Specialist
Main Street Iowa
Iowa Dept. of Economic Development
200 East Grand Avenue
Des Moines, IA 50309
515/725-3054
Main Street Iowa programs
1/25/20111/25/2011
Main Street Iowa programs
Cost of an Empty Storefront on Main Street
1/25/20111/25/2011
Cost of an Empty Storefront on Main Street
(Place Economics)
� $250,000 lost sales
� $16,250 lost employee payroll
� $15,000 lost rents
� $24,750 lost business profit
� $1,500 lost property taxes
� $5,100 lost bank deposits� $5,100 lost bank deposits
� $51,000 lost r.e. loan demand
� $15,000 lost bus. loan demand
� $12,500 lost sales tax to gov. $18,900 lost household income
generated elsewhere in community
� $5,500 lost utilities
� $3,500 lost advertising
Keys To Success
Apply the time-proven Comprehensive 4Approach® to Increase the Value of Downtown
absolute key to success!absolute key to success!
� Social - promotion
� Physical - design
� Political - organization
� Economic - economic restructuring
Keys To Success
proven Comprehensive 4-Point Approach® to Increase the Value of Downtown
absolute key to success!absolute key to success!
promotion
design
organization
economic restructuring
Keys To Success
Operate Under the Eight Guiding Principles:
building blocks for a good strategy!INCREMENTALINCREMENTAL
COMPREHENSIVE
QUALITY
PUBLIC PRIVATE PARTNERSHIP
CHANGING ATTITUDES
FOCUS ON EXISTING ASSETS
SELF HELP
IMPLEMENTATION ORIENTED
Keys To Success
Operate Under the Eight Guiding Principles:
building blocks for a good strategy!INCREMENTALINCREMENTAL
COMPREHENSIVE
QUALITY
PUBLIC PRIVATE PARTNERSHIP
CHANGING ATTITUDES
FOCUS ON EXISTING ASSETS
SELF HELP
IMPLEMENTATION ORIENTED
Stages of Development
Preparatory
Growth
Management
Stages of Development
Preparatory
Start-up Start-up
Management
Biggest Concern
MANY COMMUNITIES NEVER GET BEYOND “PREPARATORY”, OR NEVER LEAVE “START UP”!“START UP”!
It’s easier to talk about the
problems and complain than
to do something about them!
Biggest Concern
MANY COMMUNITIES NEVER GET BEYOND OR NEVER LEAVE
It’s easier to talk about the
problems and complain than
to do something about them!
Major Concerns
Big Fix – Quick Fix Syndrome
“Project Focuse
Not Learning How to Fish
Belief that it is “THEIR” problem, not
“OUR” problem
Quick Fix Syndrome
cused” not “Process Focused”
Belief that it is “THEIR” problem, not
Think Outside the Box
�Create a ““Unified” Vision for Downtown
�what do we want to be like when we grow up?
�Be the instigator - push the envelope ⌧What if? ⌧What if?
⌧How could?
⌧Why not?
⌧Why can’t?
⌧How do?
⌧If not us, who?
⌧If not now, when?
Think Outside the Box
Vision for Downtown
what do we want to be like when we grow up?
push the envelope
Embracing Commun
�Discovery: the risks are
�community initiated development projects & private partnerships
⌧grocery & hardware stores
⌧theaters
⌧white elephant buildings
⌧entire blocks of buildings
⌧museums
⌧opera houses
⌧hotels
⌧depots
unity Transformation
are all ECONOMIC related!
community initiated development projects - public
grocery & hardware stores
entire blocks of buildings
risks are all ECONOMIC
� business assistance programs
⌧rent buy-downs
⌧existing business visitations
Embracing Commun
⌧existing business visitations
⌧intensive, long-term business consulting/assistance
⌧workshops
�marketing into previously untapped areas
⌧cooperative regional tv/radio/magazine media buys
⌧billboards
⌧trademarked slogans/branding
⌧internet
ECONOMIC
business assistance programs
existing business visitations
unity Transformation
existing business visitations
term business consulting/assistance
marketing into previously untapped areas
/radio/magazine media buys
trademarked slogans/branding
Embracing Commun
risks are all ECONOMIC
�niche development –⌧arts, entertainment & recreation
⌧destination upper end specialty & gifts⌧destination upper end specialty & gifts
⌧home improvement
⌧dot.com downtown (silicorn.net)
⌧dining & nightlife
⌧financial centers
⌧international marketplace
⌧destination districts
⌧traditional downtown
munity Transformation
ECONOMIC
– knowing your market!arts, entertainment & recreation
destination upper end specialty & giftsdestination upper end specialty & gifts
dot.com downtown (silicorn.net)
international marketplace
Embracing Commu
risks are all ECONOMIC
�upper floor housing and commercial development
⌧conversion of vacant buildings into market and income based housing
• old hotels, schools • old hotels, schools
• warehouses
• libraries
• post offices
⌧renovation of second story spaces into market rate apartments
⌧second floor commercial
⌧sympathetic in-fill development
munity Transformation
ECONOMIC
upper floor housing and commercial development
conversion of vacant buildings into market and income
renovation of second story spaces into market rate
second floor commercial - retail and offices
fill development
Embracing Commu
�Other risky economic strategies:
�building ownership and development
�targeted business recruitment�targeted business recruitment
�development of special events as
economic development
�capitalizing on uniqueness downtown;
munity Transformation
economic strategies:
building ownership and development
business recruitmentbusiness recruitment
development of special events as
capitalizing on uniqueness - art deco district; green
Downtown Resource Center
PURPOSE:
to capitalize on the experiences of the IDED’s
highly successful Main Street program by
providing more assistance more often to more providing more assistance more often to more
communities through fee
� training
� referrals
� technical information
� technical assistance.
Downtown Resource Center
to capitalize on the experiences of the IDED’s
highly successful Main Street program by
providing more assistance more often to more providing more assistance more often to more
fee-based services:
Training Opportunities
� ICN Workshops
� Webinars
� Regional Workshops
� Annual Iowa Downtown Summit
� 2011 National Main Streets Conference
� Community Presentations
Training Opportunities
Annual Iowa Downtown Summit
2011 National Main Streets Conference
Community Presentations
Information Exchange
�Examples - incentive grant programs, ordinances, design guidelines
�Lending Library - videos, books, how
�Consultant Exchange - housing, retail, marketing,
landscape architects, historic preservation, structural
engineers, architects, organizational development, etc.
�Phone & e-mail consultation
Information Exchange
incentive grant programs, ordinances,
videos, books, how-to workbooks
housing, retail, marketing,
landscape architects, historic preservation, structural
engineers, architects, organizational development, etc.
mail consultation
Technical Assistance
�Downtown Assessment Visits
� 2 - 3 days on-site - meetings, interviews, tours
� 2 consultants - downtown professionals
� Community Town Hall meeting� Community Town Hall meeting
� Written observations & tangible recommendations
�Issue Specific Technical Assistance Visits � Downtown Visioning
� Upper Floor Housing
Technical Assistance
Downtown Assessment Visits
meetings, interviews, tours
downtown professionals
ing to share findings & recommendationsing to share findings & recommendations
Written observations & tangible recommendations
Issue Specific Technical Assistance Visits
Technical Assistance
�Downtown Assessment Visits
� Introductions with coordinating committee
� Tours (Driving & Walking)Tours (Driving & Walking)
� Interviews
� Public Meeting (written observations & tangible
recommendations)
� Questions & Answers
� Media
Technical Assistance - DRC
Downtown Assessment Visits
Introductions with coordinating committee
Tours (Driving & Walking)Tours (Driving & Walking)
Public Meeting (written observations & tangible
Technical Assistance
�Market Analysis Services
� Secondary Data Collection
� Primary Data Collection
Supply (Business)� Supply (Business)
� Demand (Consumer)
�Focus Groups
�Intercept Surveys
�Online Surveys
Technical Assistance - MSI
Market Analysis Services
Secondary Data Collection
Technical Assistance
Determine the desired target sample
(Target = 400)
Technical Assistance - MSI
Determine the desired target sample "Magic Number" = 384
(Target = 400)
TOUGH QUESTIONS
� 1. How does downtown revitalization fit into the overall
community development plan?
� 2. Why is downtown important to the community?
� 3. Who should support revitalization efforts and why?
� 4. How does it fit with other development groups?� 5. How can we find the necessary resources
people and money
� 6. How will it benefit me or my business?
TOUGH QUESTIONS
1. How does downtown revitalization fit into the overall
community development plan?
2. Why is downtown important to the community?
3. Who should support revitalization efforts and why?
4. How does it fit with other development groups?5. How can we find the necessary resources –
people and money - for one more cause?
6. How will it benefit me or my business?
EIGHT DEADLY SINS . . . . . EIGHT DEADLY SINS . . . . . Leading to the Dullification of Downtown
(direct from the state of Michigan
�Sure Fire Strategies to Assist in Killing off Downtown
�Remove your historically significant buildings
�Remove (de-map) any existing street
�Remove existing on street parking�Remove existing on street parking
�Remove any existing street level retail (spaces)�Clear land of historically significant buildings for
surface parking
�Build an elevated walkway
�Build an underground walkway
�Invite a proposal from a suburban developer
EIGHT DEADLY SINS . . . . . EIGHT DEADLY SINS . . . . . Leading to the Dullification of Downtown
(direct from the state of Michigan)
Sure Fire Strategies to Assist in Killing off Downtown!
Remove your historically significant buildings
map) any existing street
Remove existing on street parkingRemove existing on street parking
Remove any existing street level retail (spaces)Clear land of historically significant buildings for
Build an elevated walkway
Build an underground walkway
Invite a proposal from a suburban developer
Iowa Downtown Resource Center
Iowa Dept. of Economic Development
1/25/20111/25/2011
Iowa Downtown Resource Center
Iowa Dept. of Economic Development
Contact Information
Bus
Contact Information
Jim Thompson
Business Improvement Specialist
Main Street Iowa
200 East Grand Avenue
Des Moines, IA 50309
515/725-3054