."Andrew Manshel, who used to work at Bryant Park, runs a great web site called the Place Master, with all sorts of finely detailed information about how to create great public spaces. Mostly likely, in almost any city in America, Andrew would be the #1 guy in town in placemaking." Aaron N. Renn, Urbanophile
Gloversville, New York is about fifty miles northeast of Albany at the edge of the Adirondacks. For 150 years it was the center of American glove manufacturing and a thriving commercial hub. Being Gloversville was not unlike being, say, Buggy Whip-ville, and by the last quarter of the twentieth century its classic “Main Street” was hollowed out, with limited economic activity. Today, Gloversville has a population of about 15,000, with a median household income of about $35,000. The downtown has a dollar store and a large number of social service providers – and a lot of empty space. There are a few small industrial firms outside of the downtown, and several long time retailers on the main street. There are more than a half-dozen empty multi-story former glove factories in or immediately adjacent to the downtown.
Glove making must have been a highly lucrative endeavor for many, many years because the architecture and design of the commercial buildings are of very high quality; and most of that built legacy remains – waiting to be reused. The elegant, private Eccentric Club (http://www.eccentricclub.com/wordpress/) looks to be well maintained and is in the middle of the downtown – evidence of the wealth that was generated, and at least some of which, remains there. Continue reading →
The Village of Larchmont has two downtowns. One is focused around the commuter train station and the other along a six lane state road. Last week, working with my colleague, David Milder of DANTH (http://www.ndavidmilder.com/), I was asked to make a presentation about improving the downtowns to a group of local residents. The group was engaged and thoughtful. The talk was as much about improving the experience of living in this highly regarded commuter suburb (where the quality-of-life is already quite high). The catalyst for our being asked to present the talk was the number of empty storefronts along the main shopping streets. The link to our presentation is here: Larchmont Power Point
The commercial center at the transportation hub has excellent “bones.” It was interesting to think about and attempt to analyze why it has the number of empty stores that it does. What struck us in walking around was how many cars and how few people we saw on a Saturday. The downtown has a number of municipal lots and quite a bit of curbside parking. Both are unmetered and have a two-hour limit. While most of the spaces were full, there were enough empty ones to be able to say that anyone coming to the downtown could reasonably find a space. But where were the people? Continue reading →
When I went to work for Grand Central Partnership among my first assignments from Dan Biederman was to figure out how to deal with sidewalk issues: vending, newsracks, newsstands, payphones and making public toilets more available. In dense urban centers sidewalks, while public space, are highly contested territory, and the regulation of activity on them in New York City is arcane and labyrinthine. Not only pedestrians care about sidewalks. Adjacent property owners not only have responsibility for cleaning and maintaining their sidewalks, but they care about what happens in front of their multi-million dollar investments; particularly with its impact on ground floor retail. In midtown Manhattan, many buildings have vaults under the sidewalks that expand their basement space – and so are concerned about how much weight is put on them and whether anyone is punching holes in them.
A range of people have traditionally engaged in commercial activity on the New York City sidewalks – and these uses are heavily, if often ineffectually, regulated. There are separate governing schemes for four kinds of sidewalk venders: general merchandise, food, veterans and first amendment vendors. The Department of Parks and Recreation has its own scheme for concessioning venders within city parks as well as on adjacent sidewalks, and even sidewalks across the street from a park! The City permits individuals to erect newsstands at any sidewalk location that meets certain siting criteria – with no discretion by the City with respect to the location. If the proposed structure fits – the applicant is entitled to a permit. The Department of Transportation manages the enforcement of some (but not all) of these rules and is ultimately responsible for the physical condition of the sidewalks and with seeing to it that sidewalk uses don’t interfere with transportation (bus stops) or public safety (fire hydrants). Continue reading →
If your organization has unlimited resources and wants to spend tens of millions of dollars on surface treatments, go ahead and make my (and your contractor’s) day! But in my experience just about the least effective, most expensive thing you can spend your public space improvement/downtown revitalization money on is distinctive sidewalks, signature corners, curb cuts, crosswalks and inset plaques. Nobody notices them. Nobody looks down. And this was true even before people’s’ eyeballs became glued to their phones. These fancy capital improvements create unnecessary maintenance issues. For some reason a lot of groups think they haven’t done anything unless they’ve spent tons of money on hardscape. But that’s not what makes space users perceive public places as great. Here’s another example of where programming and maintenance are more important than design and construction. That money is better spent on a fully blown-out horticulture program – which people WILL notice and which DOES improve the perception of public space. Continue reading →
Cutting edge thinking among urbanists and the progressive development community is that American consumers are tired of the covered shopping mall and are seeking a return to the walkable downtown retail experience – or that’s what one hears at the Urban Land Institute and the International Downtown Association (David Milder’s blog analyzing retail trends on medium and small-sized city downtowns is required reading towards this end: http://www.ndavidmilder.com/blog). But, what makes the experience of being on Main Street great? What would make it better? What do we enjoy about being there? What opportunities does this create for aging Downtowns across the country? Continue reading →