Improvements for commercial corridors
From Cyburbian Veggie: We are looking to improve visual quality of our commercial corridors in the township. Although, we do not have design standards for these areas that specifically recommend site improvement standards etc. For the forthcoming applications for various site plans that replace older strip malls and small individual businesses, suggestions can be made. Any place to start looking for such ideas? Literature with design illustrations for details?
Here in Michigan we have a relatively new tool called Corridor Improvement Authorities, which utilize tax increment financing as part of a development plan.
In general, I think a design-oriented overlay district is a good way to go with commercial corridors. However, in order to not be too onerous on existing/small business owners, I think the municipality should offer incentives such as matching grant funds to entice revitalization.
Special assessment districts may also be an option.
You should also check out the National Trust Main Street Program.
It offers a very well-balanced approach to revitalization. Although the Main Street approach focuses more on traditional downtowns, it's concepts can be translated to commercial corridors as well.
why not try a little creative participatory approach, getting significant input from the store owners themselves? Many of them would probably like to see their stretch of road enhanced in a way that raises it's status (and value). Use incentives as well as disincentives.
I have no direct experience of improving corridor aesthetics, but I do know from other participatory work, that you get a lot of insight and good ideas if you encourage the stakeholders themselves to come up with ideas, and not just present your thoughts (or "threats") for their reaction.
Just a thought.
Zip up the strip
ULI has also published a guide "Ten Principles for Reinventing America's Strips."
<a href="http://www.uli.org/AM/Template.cfm?Section=Home&CONTENTID=56786&TEMPLATE=/CM/ContentDisplay.cfm">
One thing to make sure of, make sure that any regulation implemented is a compromise between that of the desires of town and those of small business.
In my experience, strict regulations on existing corridors drive away the small businesspeople that wish to establish leaving the corridor open vacancy until a big-box or large corporation comes in.
Of course, do not leave yourselves open to every small lot used car place or check cashing establishment either.
Just make sure you consider the big picture --