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AS HAS BEEN WIDELY DOCUMENTED, America’s
urban and downtown areas began a long period of decline
in the fifties
and sixties. The popularity of the automobile changed individual
and commercial behavior, and the focus of commercial activity
shifted from the cities to the suburbs. During the late
sixties and seventies, cities declined further as white
flight to the suburbs accelerated. The result was a vicious
cycle in which downtown businesses closed because of population
declines, which increased the rate at which residents
and visitors left downtown areas (Robertson 1999*).
Why is downtown revitalization needed?
In spite of these trends, research shows that a healthy
and vibrant downtown boosts
the economic health and quality of life in a community.
Specifically, it creates jobs, incubates small businesses,
reduces sprawl, protects property values, and increases
the community’s options for goods and services.
A healthy downtown is a symbol of community pride and
history.
There are signs of life in urban areas.
The nineties saw the beginning of downtown revitalization
from population increases in
urban and downtown areas, particularly among young middle-
and
upper-class individuals and families, as well as decreases
in crime rates. Commercial investment in small cities is
also growing, albeit slowly (Local Initiatives Support
Corporation [LISC]*).
Much of this downtown revitalization is created by Community Development
Corporations (CDCs). CDCs are nonprofit organizations that
rely on private and government funding, and use community-based
strategies to revitalize downtown areas. These organizations
were established about thirty years ago, and today there
are more than
2,500 of them. Left unanswered, however, is the question
of which downtown revitalization strategies are more or less successful.
Evidence in this area is difficult to
find. Most studies generalize their findings based on a
single downtown or a handful of cities. The most rigorous
evidence comes from a small number of projects, based on
a sample of more than twenty cities that differ in region,
economic status, and other demographics. From these studies,
a few strategies stand out as particularly successful.
Downtown Revitalization Program
Strategies
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Aim for a
multi-functional downtown. Successful downtowns
attract a wide range of individuals by affecting housing,
work, shopping, culture, entertainment, government,
and tourist attractions (Robertson 1995*).
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Develop a broad strategy
for revitalizing downtown areas. Blueprints for
improving downtown areas must address several areas
at once. A 1999 census of programs by the Local Initiatives
Support Corporation, which has partially funded community
development programs for twenty-one years, finds that
“supporting community development in the next
ten years needs to mean supporting the whole community
development agenda—the human, social, and economic
dimensions as well as the physical” (LISC,
3*).
Downtown revitalization should include not only new
housing and commercial businesses, but also after-school
programs, anti-crime initiatives, youth development
and employment services, arts, recreational opportunities,
and public transit. |
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Create partnerships. Downtown
revitalization encompasses a wide range of activities.
Therefore, it requires the cooperation of local government,
chambers of commerce, the private sectors, civic organizations,
and other key institutions. |
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Pay particular attention
to attracting commercial business. Businesses
are often more comfortable and familiar working in suburban
areas than downtown. In particular, downtowns should
provide guidance with financing, parking areas, zoning,
and building design (Robertson 1999*). |
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Focus on developing the unique
qualities of downtowns. Downtowns have an advantage
over suburban developments in terms of their historical
value and compact, walking-friendly size. Development
should focus on these strengths by preserving historical
architecture and promoting traditional architecture
through zoning and adaptive reuse of existing structures.
Downtowns should also improve pedestrian walkways through
installation of attractive lights, benches, and flowers
in order to draw shoppers and other traffic. Cities
with waterfronts have found that developing these sites
for tourists and residents is particularly successful
(Robertson 1999*). |
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Maintain and develop genuine
public spaces. The legacies of urban renewal
programs are downtowns with fewer sidewalks, more car
traffic, and more “dead spaces” such as
parking lots, highway ramps, and vacant buildings. As
a result, pedestrian activity and public gathering in
many cities is discouraged. Careful planning through
widening sidewalks, encouraging mass transit, and landscaping
can encourage “on-street” activities such
as commerce and dining and widen the public sphere,
promoting community (Robertson 1995*). |
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Make strategies locally based
and flexible. Downtown revitalization
programs must be flexible not only in terms of goals, but must
also adapt their strategies to local needs. Market research
aids in helping communities determine which projects
match local demand. It is also crucial to take advantage
of the particular skills of residents and local program
coordinators (LISC*). |
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Secure multiple sources of
funding. Although it is important to secure
funding from a variety of sources, assistance from local
governments is particularly important for long-term
project sustainability (The Urban Institute*). |
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Get local governments involved
in several areas. The National Main Street
Center of the National Trust for Historic Preservation
conducts an annual survey of organizations in communities
that are revitalizing their downtown and commercial
districts. In 2000, four of the five factors most helpful
to development cited in the survey-securing favorable
zoning codes, retaining government offices, increasing
housing stock, and approving historic preservation codes-all
require local government involvement. Governments can
use their regulatory powers to make it easier for a
wide variety of small businesses to locate downtown,
as well as help preserve existing housing and promote
new, affordable housing (National Main Street Center*). |
DOWNTOWN REVITALIZATION RESOURCES:
PUBLICATION FINDER
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A
Manual for Small Downtowns
Martin Shields and Tracey
Farrigan
A detailed guide designed to help
small town revitalization efforts using low-cost
tools
and strategies. Particular attention is focused on
the importance of volunteerism and coalition building
for success. Also addresses the basics including
organization, planning, implementation, promotion,
and evaluation.
An extensive bibliography is attached. Pennsylvania
State University, Center for Rural Pennsylvania.
2001. |
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Downtown
Rebound
Rebecca S. Sohmer and Robert
E. Lang
A study of population trends in
twenty-four cities’ downtowns, eighteen of which
saw their population increase. An influx of empty
nesters and young professionals seeking cultural life
and low-maintenance housing is driving this resurgence.
The Fannie Mae Foundation and the Brookings Institution.
2001. |
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 Main
Street … when a highway runs through it: A Handbook
for Oregon Communities
Oregon Downtown Development
Association
$25 including shipping and
handling; free to Oregon residents.
While this manual was written to
help communities create a vital downtown when main
street also functions as a highway, it is relevant
to any revitalization effort. Land use and design
strategies for roadways, sidewalks, and building areas
are explained and clearly illustrated. Both the pros
and cons of over 30 strategies are reviewed. 1999. |
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Organizing a Successful
Downtown Revitalization Program Using the Main Street
Approach
Washington State Office of
Trade and Economic Development
This handbook walks users through
all the steps necessary to launch a Main Streets program
based on the National Main Street Center model. There
are numerous tools (worksheets, checklists) for establishing
an organizational home for a Main Streets program.
No date. |
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Smart
Towns: A Community Guide to Downtown
Idaho Department of Commerce,
Division of Community Development
Written for community leaders and
interested citizens, this guidebook outlines the process
of revitalizing main streets. Chapters address organizing
groups, downtown design, community assessment, funding
sources, and marketing analysis. Case studies are
also included. 1998. |
DOWNTOWN REVITALIZATION RESOURCES:
WEB SITE FINDER
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Downtown
Research and Development Center
The DRDC analyzes and reports on downtown problems
and solutions. The web site features research and
publications on all aspects of revitalizing downtown.
Two newsletters are available by subscription: the
Downtown Idea Exchange and the Downtown Promotion
Reporter. Free planning tools are also available to
download. |
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 National
Main Street Center
The Main Street Center’s
web site offers plenty of basic information on downtown
development and a well-stocked bookstore on all aspects
of revitalization such as design, rehabilitation, signage,
historic preservation, marketing and promotion, and
economic development. As pioneers of the four-point
approach to downtown revitalization, the organization
offers training, conferences, and technical assistance
on this model. |
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University
of Wisconsin Extension Service- Center for Community
Economic Development
In addition to general
economic development information, a newsletter, and
research, this site contains a market
analysis workbook designed to help local
business leaders, entrepreneurs, developers, and economic
development staff understand the changing downtown
marketplace.
Specific sections guide the user through many of the
analytical techniques for specific development opportunities
by sector. |
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