The more I study cities the more I realize we've priced out small developers. In all new commercial developments we've required so much land and so many minimums (water detention, parking, setbacks, etc) that no one can go and build a singles-site store anymore. Look around your suburbs - everything is a power center or multi-tenant bland building. I took a trip down a street developed in the 1930s in my town and not only were all the buildings pretty (which to me shows pride - something the newer developments don't have) but everything was laid out in such a way that if a business got successful they could buy out their neighbor and expand. Utilities were along alleys to beautify the public space and also reduce land required for a project. I've asked by we have such large lot minimums before (and never got a good answer) but it seems every day I see something which reinforces my opinion that there was a happy medium between old urban areas and modern suburban ones and we ignore it.