RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development...
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Transcript of RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development...
![Page 1: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/1.jpg)
RETROFITTING OLDER COMMERCIAL STRIPS
Presentation to City of Edmonton Planning and Development Department
May 9, 2006
![Page 2: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/2.jpg)
SMART CHOICES PROGRAM
1. Neighbourhood Reinvestment
2. Residential Infill
3. Walkability
4. Redevelopment of Older Commercial(And Industrial) Lands
The Revitalization of Older Neighbourhood Commercial StripsAchieves 4 Program Objectives:
![Page 3: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/3.jpg)
HISTORICAL EVOLUTION OF COMMERCIAL STRIPS
• Developed along Streetcar Routes• Former Main Entrances into City• Superceded by Ring Roads and
Bypasses• New Trends in Retailing (Power
Centres, Mega Strips)
![Page 4: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/4.jpg)
TYPICAL PROBLEMS WITH OLDER COMMERCIAL STRIPS
• Oversupply of Commercial Space: High Vacancy Rates; Marginal Tenants
• Unattractive Buildings, Signs• Discontinuity• Pedestrian Safety• Traffic Congestion; Poor Flow Due
to Multiple Access Points• Low Density / Inefficient Use of
Land
![Page 5: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/5.jpg)
REASONS FOR PERSISTENCE OF OLDER COMMERCIAL
STRIPS• Market and Land Use Inertia
• Retail’s Enduring Preference for Visibility and Access
• Opportunity for Independent Business
• Standard Practice of Applying Commercial Zoning to Arterials
• Change Requires Leadership and $$$
![Page 6: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/6.jpg)
TRADITIONAL APPROACH TO STRIP REVITALIZATION
1. Streetscape Improvements
2. Mixed Use Zoning: Add apartments above Commercial
![Page 7: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/7.jpg)
PROBLEMS WITH TRADITIONAL APPROACH TO REVITALIZATION
• Does not address underlying economic structural problems (lipstick on a corpse)
• Mixed use development is complicated
![Page 8: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/8.jpg)
THE CHALLENGES OF MIXED USE DEVELOPMENT
• Residential Image• Security• Nuisance Impacts from Businesses• Parking Conflicts (customers vs tenants)• Higher Construction Costs (separate services,
different structural modules)• Financing• Insurance Risks
![Page 9: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/9.jpg)
GRAND BOULEVARD / MANSION APARTMENT NEIGHBOURHOOD CENTRE MODEL
![Page 10: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/10.jpg)
Mansion Apartment Prototype
![Page 11: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/11.jpg)
WHY MANSIONS?
Small apartment buildings (8-20 units)
• attractive to small builders (less capitalization)
• attractive to small investors (easier to manage)
• allows incremental redevelopment (large land assembly not required)
• prestigious residential image• neighbourly housing, not “ware-housing”
![Page 12: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/12.jpg)
RETROFITTING PROCESS
1. Preliminary Assessment of Potential for Change
2. Market Analysis Study – how much retail can be supported?
3. Land Development Economics Study: retail vs. housing
![Page 13: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/13.jpg)
RETROFITTING PROCESS
5. Land Use Plan: Restructuring commercial strip to evenly spaced neighbourhood centres with intervening residential segments
6. Building Prototypes / Designs
7. Streetscape Improvements
8. Incremental Redevelopment and Rezoning
![Page 14: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/14.jpg)
ADVANTAGES OFNEW APPROACH
For Business
• Accommodates the market’s preference for retail concentrations at major crossroads.
• Improves viability of remaining neighbourhood commercial
• Increased residential population = more disposable income within catchment area
![Page 15: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/15.jpg)
For Property-Owners• More profitable development
option
For Community • Commercial blight removed• More housing choice• Improved neighbourhood image
ADVANTAGES OFNEW APPROACH
![Page 16: RETROFITTING OLDER COMMERCIAL STRIPS Presentation to City of Edmonton Planning and Development Department May 9, 2006.](https://reader036.fdocuments.net/reader036/viewer/2022062511/551b04fb55034607418b4c1e/html5/thumbnails/16.jpg)
For further information
Michael FreedmanFreedman, Tung & Bottomley47 Kearney StreetSuite 500San Francisco, CA 94108Tel. (415) 291-9455
Project: Highway 111, Cathedral City, CA