Principles of Urban Retail Planning and Development E-Book

Robert Gibbs

• Herausgeber: John Wiley & Sons
• Kategorie: Geisteswissenschaft
• Sprache: Englisch

Seitenzahl: 392

Veröffentlichungsjahr: 2011

Beschreibung

"...Extraordinary: Gibbs has popped the hood and taken apart the engine of commercial design and development, showing us each individual part and explaining fit, form and function." --Yaromir Steiner, Founder, Chief Executive Officer, Steiner + Associates "...the most comprehensive and expansive book ever written on the subject of Retail Real Estate Development. Gibbs is by far the most prominent advocate for reforming retail planning and development in order to return American cities to economic and physical prominence." -Stefanos Polyzoides, Moule & Polyzoides Architects & Urbanists The retail environment has evolved rapidly in the past few decades, with the retailing industry and its placement and design of "brick-and-mortar" locations changing with evolving demographics, shopping behavior, transportation options and a desire in recent years for more unique shopping environments. Written by a leading expert, this is a guide to planning for retail development for urban planners, urban designers and architects. It includes an overview of history of retail design, a look at retail and merchandising trends, and principles for current retail developments. Principles of Urban Retail Planning and Development will: * Provide insight and techniques necessary for historic downtowns and new urban communities to compete with modern suburban shopping centers. * Promote sustainable community building and development by making it more profitable for the shopping center industry to invest in historic cities or to develop walkable urban communities. * Includes case studies of recent good examples of retail development

Leseprobe

Contents

Cover

Title Page

Copyright

Dedication

Foreword

Preface

Acknowledgments

Introduction

Chapter 1: Retailing Fundamentals

1.1 Retail Theory

1.2 Shopping Center Business Models

1.3 Corner Stores

1.4 Convenience Centers

1.5 Neighborhood Centers

1.6 Community Centers

1.7 Regional Centers

1.8 Lifestyle Centers and Town Centers

1.9 Outlet Centers

1.10 Urban Transect: Hamlets, Villages, Towns, Cities, and Metropolises

Chapter 2: Retailer Business Models

2.1 Hobby Retailers

2.2 Small Owner-Operated Businesses

2.3 Income-Producing, Owner-Run Businesses

2.4 Regional and National Chains

2.5 Franchise Stores

Chapter 3: Retail Anchors

3.1 Form Follows Anchor

3.2 Scale

3.3 Historic Downtowns

3.4 Anchor Business Models

3.5 Anchor Placement

3.6 Anchor Expansion

3.7 Anchor Replacement

3.8 Alternative Anchors

3.9 Shopping Center Anchor Types

3.10 New Design Trends

Chapter 4: Downtown Commerce: Challenges and Opportunities

4.1 Market Shifts

4.2 Peak Retail Market Share

4.3 Urban Market Share Decline

4.4 Converting Downtowns to Malls: A Failed Experiment

4.5 Urban Commercial Challenges

4.6 Rents

4.7 Space Limitations

Chapter 5: Economically Sustainable Commercial Urbanism

5.1 Advantages of Strong Retail Sales

5.2 Consumer Demand and Preferences

5.3 Market Research

5.4 Worker Expenditures

5.5 Tourist Expenditures

Chapter 6: Shopping Center Built-Form Types

6.1 Strip Center

6.2 Linear Strip Center

6.3 Single L Center

6.4 U Courtyard Center

6.5 Double Reverse L Center

6.6 Lifestyle or Main Street Centers

6.7 Dumbbell Center

6.8 Market Square Center

6.9 Double Market Square Center

6.10 Floating Main Street

6.11 Linear Square Center

6.12 Half Block Center

6.13 Retail Crescent Center

6.14 Deflected Blocks Center

Chapter 7: Planning and Urban Design

7.1 Urban Merchandising Planning Theory

7.2 Shopping and Weather

7.3 The Public Realm

7.4 Sidewalks

7.5 Site Furnishings

7.6 Street Trees

7.7 Tree Impacts on Shopping

7.8 Tree Selection

7.9 Street Lighting

7.10 Outside Dining

7.11 Plazas, Squares, Greens, and Courts

7.12 Way-Finding Signage

Chapter 8: Parking

8.1 Parking Demand

8.2 Historical Information on Parking Ratios and Indices

8.3 Neighborhood Center Parking

8.4 Community Center Parking

8.5 Regional Center Parking

8.6 Lifestyle Center Parking

8.7 Village and Town Downtown Parking

8.8 Large Town and City Parking

8.9 On-Street Parking

8.10 Parking Garages and Decks

8.11 Parking Meters

Chapter 9: Planning and Visual Merchandising

9.1 Storefront Design Theory

9.2 Signage

9.3 Awnings

9.4 Visual Merchandising

9.5 Storefront Design Recommendations

9.6 Store Lighting

9.7 Lighting Recommendations

9.8 Specialty Niche Focus and Cross-Merchandising

9.9 Store Maintenance

Chapter 10: Retail Development Finance

10.1 Methods for Analyzing Real Estate Development

10.2 Parking Structures

10.3 Vertical Stacking of Mixed-Use Projects

10.4 The Push for Local Retailers

10.5 Elements of Making Deals with Retail Tenants

10.6 Purpose of Public Subsidy

Chapter 11: Leasing—The Lifeblood of the Deal

11.1 Operating Covenants

11.2 Permitted Use and Exclusive Use

11.3 Co-tenancy Clauses

11.4 Sales-Driven Provisions: Percentage Rent, Radius Clauses, and Early Termination

11.5 Maintenance

11.6 Signage

11.7 Assignment

Chapter 12: Management and Operations

12.1 Central Management

12.2 Cost-Benefit Metrics

12.3 Special Events: How Do They Impact Sales?

12.4 Business Recruitment and Leasing

12.5 Pop-up Stores

12.6 Defensive Management Practices

12.7 General Guidelines for Commercial Center Management

Chapter 13: Platted Town Centers

13.1 Background

13.2 Land Speculation

13.3 Building Standards

13.4 Management

13.5 Parking

13.6 Alleys

13.7 Regulated Use

13.8 Operating Standards

13.9 Recommended Minimum Operating Standards

13.10 Developer Responsibilities

Chapter 14: Case Studies: Historic City Centers

14.1 Bay City, Michigan

14.2 Alexandria, Virginia's Old Town

14.3 Ballwin, Missouri

14.4 Birmingham and Pontiac, Michigan

14.5 Charleston, South Carolina

14.6 Damariscotta, Maine

14.7 Fresno, California

14.8 Houston, Texas

14.9 Naples, Florida

14.10 Oxford, Mississippi

14.11 Santa Ana, California

14.12 Santa Cruz, California

14.13 St. Andrews, Scotland

14.14 Wasilla, Alaska

Chapter 15: Case Studies: New Town Centers

15.1 Birkdale Village, Huntersville, North Carolina

15.2 Daybreak Village, South Jordan, Utah

15.3 East Fraserlands, Vancouver, British Columbia

15.4 Easton Town Center, Columbus, Ohio

15.5 Middleton Hills, Middleton Hills, Wisconsin

15.6 The Glen Town Center, Glenview, Illinois

15.7 The Grove, Los Angeles, California

15.8 Mashpee Commons, Mashpee (Cape Cod), Massachusetts

15.9 San Elijo Hills Town Center, San Marcos, California

15.10 Rosemary Beach, Fort Walton County, Florida

15.11 Seabrook, Washington

15.12 Seaside, Florida

15.13 University Place Town Center, University Place, Washington

15.14 The Village of Rochester Hills, Rochester Hills, Michigan

Endnotes

Color Plates

Index

This book is printed on acid-free paper.

Copyright © 2012 by Robert J. Gibbs. All rights reserved.

Published by John Wiley & Sons, Inc., Hoboken, New Jersey.

Published simultaneously in Canada.

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Library of Congress Cataloging-in-Publication Data:

Gibbs, Robert J. Principles of urban retail planning and development / Robert J. Gibbs. p. cm. Includes bibliographical references and index. ISBN 978-0-470-8822-5 (cloth); ISBN 978-1-118-2229-7 (e-bk); ISBN 978-1-118-2230-3 (e-bk); ISBN 978-1-118-2771-1 (e-bk); ISBN 978-1-118-2772-8 (e-bk); ISBN 978-1-118-2773-5 (e-bk) 1. Shopping centers—United States—Planning. 2. City planning—United States. I. Title. HF5430.3.G53 2012 307.3′3316–dc23 2011020121

This book is dedicated to my mother and father.

Foreword

The book you are about to begin reading is the most comprehensive and expansive ever written on the subject of retail real estate development. It is a testament to a lifelong patient search by its author Bob Gibbs, to first decipher contemporary retail theory in all its dimensions and complexities, and then to have it delivered as a series of new projects. It is organized in concise essays and accessible language, which together manage to capture the entire subject matter from retailing fundamentals and business models, to the architectural and urban design of shopping center types, to best practices in project financing, leasing, and operating. Case studies of successful recent examples of retail projects and places, in both historic city centers and new towns, validate his theoretical arguments.

A casual observation of the American landscape instantly conveys the contributions of the retail trade to making urban places beautiful, prosperous, and livable. On a daily basis, all of us visit the commercial centers of the cities where we live or visit, buying food at markets, patronizing stores, eating in restaurants, or just enjoying ourselves in public. The location of these retail places relative to our home base, the effortless serial presentation of their store offerings and the artfulness of their particular design, and the convenience of accessing them and parking near them encourage us to use them once and to continue using them over time. The more of us that visit these centers, and the more often, the more established they become, and the more essential to the economy of their cities. Commercial development has been, and continues to be, synonymous with the process of urbanization itself.

If privacy in cities is associated with a range of residential and neighborhood types, community is most often linked with districts and corridors, whose public realm is dominated by commercial interests. Together, these key ingredients of the American city have ensured the ongoing survival and prosperity of people on this continent. Our settlements were founded and continue to evolve their urban patterns according to a rational and efficient distribution of their residential and commercial urban patterns.

Hamlets and small towns are located closest to the land being used for agriculture and raising animals. Larger towns flourish among smaller settlements providing access to daily and weekly markets. Some of these have evolved into regional cities that offer advanced and unique products and services to sets of towns in their orbit. And finally, and as world trade and political power have been consolidated under the influence of larger nations, metropolitan centers grow in locations that maximize commercial exchange.

Crucially, every one of these settlement types includes a commercial dimension; the larger and more complex the settlement, the larger their markets are and the more extensive their commercial prominence. The residents of hamlets and small towns can sustain themselves by access to small local stores. Town stores serve the needs of their residents as well as those of smaller surrounding settlements. City stores service their residents and are available to fulfill the shopping needs of the residents of the towns surrounding them. Metropolitan centers cater to the tastes and needs of their citizens within their region, in consuming both local and imported goods from all over the world.

The influence of commercial and retail activity on the specific physical character of all of these traditional settlement types is pervasive. The retail trade thrives in locations that are accessible and visible. The transportation of goods to the market and of people to specific marketplaces demands appropriate transportation networks. Buying and selling is public space and mixed-use building sensitive. The dimensions, character, and scale of public space, including thoroughfares, attracts people to visit and to revisit, not only for the benefit of a purchase or two, but also to engage in social interaction and entertainment. Continuous ground floors of buildings presented as stores satiate the human need for convenience and variety. The act of buying and selling over time generates a highly entrepreneurial population. A successful commercial sector advances the prosperity of municipalities and the regions surrounding them.

This tried and true pattern of urbanism was challenged and heavily disturbed post-1945 by a novel theory of city making that emphasized the prominence of the automobile over pedestrians, the use of land by large swaths of isolated singular activities, the design of oversized buildings for single use, the erosion of public space, and the concentration of commercial activity in the hands of corporations over single store owners.

Over the next 50 years, this development theory, based on the modernist urbanism then in fashion, was implemented through two interrelated strategies: Large-scale, capital-intensive, brand store-centered shopping centers were located in open, suburban sites and precipitated a massive exodus of urbanites to the suburbs. They may not have been the root cause of sprawl, but certainly they became a key dimension of the vast scale and short-term economic success of “suburbia.” Sprawl hastened the abandonment of Main Streets and City Centers with their small-scale, personal, and diverse retail and commercial offerings, in favor of peripheral chain store malls. The attempt to fix this decline through “urban renewal” turned out to be even more devastating. It resulted in the massive demolition of the traditional commercial centers and the economic collapse of the core of almost every major American city. Reconstruction according to the dictates and physical patterns of architectural modernism became the engine for the emergence of “slaburbia.” During our lifetime, “suburbia” and “slaburbia” have together come close to destroying nearly 400 years of city making in the United States.

Since the early 1990s, a set of new ideas has come to dominate the American Planning and Development scene. Under a variety of names, the new urbanism, smart growth, livable cities, a small number of responsible professionals in many allied fields, have banded together to frame a new theory and practice for regenerating American cities and undoing the damage of modernist urbanism. According to this movement, stopping the patterns of sprawl development, safeguarding the open countryside, and infilling within existing metropolitan boundaries are their key objectives for maintaining the character, vitality, and economic prominence of cities.

Bob Gibbs has been a leader among new urbanists since the inception of the Congress for the New Urbanism. His contributions to this cause as an author and consultant have been remarkable. He is by far the most prominent advocate for reforming retail planning and development in order to return American cities to economic and physical prominence.

Three specific dimensions of his work in retail design and planning have also become general foundations of new urbanist thinking: people-centeredness, a focus on place-making, and an emphasis on implementation through the private market. Designing shopping districts that offer the goods and services sought out and desired by their communities. In an inspired urban and architectural form that people understand, are familiar with, and thrive in. Built and maintained by private interests, highly motivated to create and to maintain economic efficiency and value in the long term.

Whether you are an architect, engineer, planner, elected official, city staff member, or citizen-advocate, this book is essential reading for you. It may allow you to return your city to its prewar market prominence. It may help you decide on whether a forthcoming project diminishes or improves its economic performance. It may encourage you to improve your Main Streets and neighborhood or city centers. It may provide real help in framing new, profitable, and transformative projects into your community.

In all cases, and because of its emphasis on place-making, Bob Gibbs's insights on urban retail planning will certainly improve the quality of your community by enriching your shopping options and in places that attract you and your fellow citizens to live a richer and more pleasant life.

Stefanos Poloyzoides Los Poblanos Inn Albuquerque, NM

Preface

Over the course of the last three decades, the new urbanism movement has fundamentally altered the way we think about real estate development strategies, urban planning concepts, and municipal land use guidelines. New urbanist philosophies have reminded us of the power and potential of place-making, the value of diverse and sustainable communities, and the importance of dense mixed-use design and integrated, activated, and dynamic built environments.

With its emphasis on livable spaces and places, it is no surprise that the central focus of new urbanism has always been residential development. The new urbanist approach to retail environments, however, was—and all too often still is—based on romantic and outdated notions of retail. From retail concepts that do not exist, store sizes that are not feasible, and commercial and mixed-use centers that lack critical mass, too much of today's development conventional wisdom is based on ideas that do not correspond to modern retail realities. Quite frankly, that is is a problem. Place-making cannot transcend or replace the fundamental needs and economic considerations of retailers. Because, as we design and build the next generation of mixed-use environments, we need to understand that they cannot and will not unlock their full potential without the animating power of the retail component. As a charter member of the Congress for New Urbanism and a respected and successful urban planning professional himself, Bob Gibbs is in a unique position to remedy that retail disconnect, to fill in those gaps, and to reconcile those troubling contradictions.

In his remarkable Principles of Urban Retail Planning and Development, Bob does exactly that.

Both a how-to guide and a celebration of an evolving industry, Principles of Urban Retail Planning and Development is equal parts instruction manual and fascinating behind-the-scenes tell-all. A passionately eloquent exploration of a topic that is relevant to all of us, Principles of Urban Retail Planning and Development marks the first time that someone has seamlessly integrated the complex variables of modern retail into the place-making equation. As he walks readers through the contemporary landscape of mixed-use development, Bob uses that topography both to tell a story and to explain how the pieces of the retail design and development puzzle fit together. With clear, concise, and compelling language, he explains and explores development and design decisions that are sometimes instinctive and sometimes calculated but always strategic and always part of a cohesive whole. From design and construction to leasing, managing, and even branding, Principles of Urban Retail Planning and Development not only makes the intricate connections between place-making and retail development, but also digs into the brick-and-mortar realities of making them happen.

Along the way, Bob provides critically important context for all of this information. The book introduces historical perspectives and visionary glimpses into the future of retail development, in addition to dozens of case studies in which readers can see these ideas brought to life in a real-world context. He explores both the big themes and the fine print, taking us from the parking lot to the park bench and everything in between. Where else would you find entire sections devoted to exquisite details like “tree impacts on shopping” and “tree selection”?

What Bob has managed to do in this book is extraordinary: He has popped the hood and taken apart the engine of commercial design and development, showing us each individual part and explaining its fit, form, and function. But he goes a step further as well. He describes in visceral detail what the roar of that engine sounds like once we turn the key, and he takes us on a journey that leads the reader from a handful of nuts and bolts all the way to internal combustion. Ultimately, Principles of Urban Retail Planning and Development reminds us of the places we can go when we skillfully harness the horsepower of that retail engine.

As Bob writes, “Urban retail design and shopping center development constitute two of the most important, but least understood elements in both the real estate industry and urban planning practice.” In Principles of Urban Retail Planning and Development, Bob does a masterful job of deepening that understanding. To me, perhaps the most exciting thing about the book is the way in which it reminds me of all the things that I love so much about this complex and fascinating industry: the people, places, and activities; the artistry, creativity, and ingenuity. It's a nuanced and engaging look at the developer's alchemy that borrows from such diverse fields as design, engineering, psychology, finance, and behavioral sociology. As Bob points out in the book, “It's not about lifestyle; it's about life.” And, if there is one thing that Principles of Urban Retail Planning and Development reaffirms, it is that the bustling vitality of commerce and the energizing power of commercial activity are essential and enduring ingredients in the lives we lead and in the places where we choose to live them.

Yaromir Steiner Founder, Chief Executiv Officer Steiner + Associates

Acknowledgments

This book was made possible by the generous contributions of dozens of friends, colleagues, and clients including: Senen Antonio, Hazel Borys, Neal Berkowitz, Patrick Bienvenue, Peter Calthorpe, Marcela Camblor, Mike Campbell, Bob Chapman, Rick Chellman, Robert Davis, Bill Dennis, Victor Dover, Doug Farr, Doris Goldstein, Jane Grabowski-Miller, Vince Graham, Rick Hall, Billy Hattaway, Ludwig Fontalvo-Abello, Susan Henderson, Jeff Hershey, David Jensen, Catherine Johnson, Peter Katz, Doug Kelbaugh, Jimmy Kunstler, Tom Lavash, Bill Lennertz, Tom Low, John Massengale, Phil McKenna, Frank Miller, Michael Morrissey, Mayor John Nordquist, Dan Solomon, Galina Tachieva, Elizabeth Plater-Zyberk, Robert Orr, Laurence Qamar, Mayor Joseph P. Riley, J. Adam Rothstein, Terry Shook, Rob Steuteville, Steve Sugg, Dhiru Thadani, Lawrence Thompson, and Mike Watkins.

I will be forever appreciative of my long-time mentors and friends, Andrés Duany and Stefanos Polyzoides, for their guidance and patience in translating hundreds of market-based retailing paradigms into elegant urbanism practices and projects.

I am also indebted to the many real estate and shopping center industry friends and clients who have generously shared their design and development insights, especially Bruce Aikens, Mark Bulmash, Paul Buss, Deborah Butler, David Boxer, Todd Caruso, Jim Fielder, Nate Fishkin, Bruce Heckman, Mike Lynch, Ron Loch, Dene Oliver, Norm Shearing, John Simon, Douglas Storrs, and Yaromir Steiner.

My friends and colleagues at The Treasure Coast Regional Planning Council (Michael Busha, Kim DeLaney, Anthea Gianniotes, Wynsum Hatton, and Dana Little) deserve special mention for allowing me to test my theories on many challenging urban planning commissions across Florida's beautiful east coast.

My valued publishing partner, John Wiley & Sons, especially Donna Conte, John Czarnecki, and Michael New's support and guidance, are also largely responsible for this book.

The editorial assistance of Lisa Lombardi and Richard Shearer were instrumental for much of this manuscript. Also, my talented research and graphic assistants Adam Cook, Amanda Harrell-Seyburn, and Jordan Warren deserve special mention. The support and encouragement of my assistant, Carol Lombardi, in completing this book and managing my office cannot be overstated.

My brother Jeffrey Gibbs, who has assisted me on many challenging projects.

Most importantly, to my loving wife, Elizabeth and our sons, John and Andrew, who have tirelessly provided me with encouragement and constructive criticism as well as joined me in endless explorations of cities and shopping centers around the world, I feel very blessed.

Robert J. Gibbs

Introduction

Urban retail design and shopping center development constitute two of the most important but least understood elements in both the real estate industry and urban planning practice. Shopping center owners, municipal authorities, city planners, and real estate developers have widely differing views on how best to implement new retail development. Although well intended, many public policies and private sector initiatives have resulted in hindering the viability and growth of commerce in historic cities and new towns. Unfortunately, such actions were based on gross misunderstandings of how commerce works in urban environments—the retail rules that often conflict with the accepted tenets of urban design and planning.