Title:خرده فروشی شهری

۲۰۱۱-۰۳-۱۱ ارائه دهنده: تری هولزایمر این وب‌کست فقط برای مشاهده در دسترس است، برای اعتبارات AICP CM قابل استفاده نیست. در حالی که مطالب زیادی در مورد مراکز خرید و آخرین روندهای خرده فروشی نوشته شده است، خرده فروشی های جدید و کامل در مناطق شهری چالش های مختلفی را برای برنامه ریزان ایجاد می کند. بسیاری از قوانین منطقه‌بندی و علامت‌گذاری این کاربری‌ها را به شیوه‌هایی که برای خرده‌فروشی مؤثر مضر است، «کنترل» می‌کنند. مسائلی مانند «خرده فروشی چیست؟»؛ تعادل کسب و کارهای محلی و ملی؛ ازدحام خرده فروشی ها توسط موسسات غذاخوری و غذاخوری. اجازه استفاده از درایو. تابلوهای جالب؛ مکان‌های خرده‌فروشی خوب و البته پارکینگ تنها چند مورد از موضوعاتی هستند که در این وبینار پوشش داده می‌شوند. آرلینگتون، ویرجینیا و محله کلارندون به عنوان مطالعه موردی موفقیت ها، شکست ها و چالش های خرده فروشی شهری مورد استفاده قرار خواهند گرفت. کلرندون در سال ۲۰۰۸ توسط انجمن برنامه ریزی آمریکا به عنوان یکی از مکان های عالی آمریکا معرفی شد.

قسمتي از متن فيلم: Um welcome everyone my name is Cody price and I just want to welcome you to the webcast sorry for a bit of delay but we will now begin shortly today on March 11th we’ll have our presentation on urban retail given by terry olson heimer and gel Griffin for help during today’s

Webcast please feel free to type your questions and then chat box found in the webinar tool bar to the right of your screen or call one eight hundred 26 36 3174 content questions please feel free to type those in the questions box and we’ll be able to answer those at the end

Of the presentation during the question-and-answer session here’s a list of our participating chapters divisions and universities and I would like to send out a personal thank you to the economic development division for sponsoring today’s webcast here’s a list of our upcoming webcasts as you can see

Our next one will be on March 18th with the special assessments must create special benefits and how to avoid a non-constitutional taking on then we’ll have another one on march 25th and then we’ll start our April webinar series you can find a complete listing of our 2011

Webcasts and register for those at wwu APA org slash webcast this is underneath a new website so before it was always dot HTM at the end but now you don’t need that anymore and so if you are having trouble with that you just need to have this web address for a after the

Conclusion of today’s webinar you will be able to log your CM credits by going to ww planning org slash CM select activities a day and then select today’s date March 11 and then under that you’ll see urban retail and like I said this is up right now so after today’s session

Can go ahead and log that and will also be um we are recording today’s session so you’ll be able to find a PDF in a beauty recording of today’s webinar at www that Utah APA org slash webcast um dash archive and again this is a new on web

Address you can find it a link to the webcast archive on the when you go to log for when you go to register for new webinar so you can just follow that or you can type in this address and this should be up by Monday um right now I

Would like to introduce today’s speakers so Terry um Olson hiber saic p is the directive arlington economic development he previously was the director of Loudoun County Economic Development and field director at the National League of Cities he holds his PhD in public policy from George Mason University and

Received his Bachelor of Arts and economics from the University of Florida job Griffin is a planner for the Arlington economic development she previously worked as a planner for the Arlington County Planning Division in the city of Ashland Virginia she has a Bachelor of Arts and masters of Urban and Regional Planning from the

University Virginia all right i’m terry whole time a good afternoon trying to change the slide here i’ll say a few things about the economic development division Bob Lewis was going to join us I’m a former chair of the economic development division and I’m currently chair of the divisions Council of APA

And we’re very very pleased to have the division actively participate in the webinar series I would encourage any of you who are interested in economic development to join the economic development division of APA it’s very easy to do you can go on to planning guide or go to divisions and then just

Click join a division and pick the division of your choice there’s 21 to choose from and I think that you know we are the content part of a PA so we’ll give you give you good information i say this comes out of a request partly from the survey that the economic

Development division did about a year ago the Bob Lewis had conducted which is what the people in the division want and they wanted really practical information they wanted some case studies and they wanted things that were not only thought-provoking but but actually kind of the best practices and I think we’re

I think we’re there or at least we’re trying to be there Jill and I both work for Arlington Virginia and we have been doing some work on urban retail for a while and and today we’re going to answer some of the questions what it what is urban retail and then we’re

Going to look at the Arlington context because it’s really hard to give general information that’s not what with no contacts provided so we’re going to give you the information about what we’re doing and the context that we have but I think most of it is generalizable to other other communities especially the

Work that Jill is doing so we’re going to talk about a some background work that we did call room for improvement as it related to our retail environment we’re going in do a study called boutiques bistros and banks really look at what is successful retail and then as

Good planners we have of course many many regulatory documents and policies and how do we get those square with the comprehensive plan with the zoning ordinance and to make sure that we’re really providing the best retail environment we possibly can for our community so what is urban retail urban

Retail can be defined by what it is not it’s not strip centers it’s not community shopping centers it’s not malls it’s clusters of stores accessible by surrounding residential areas within walking distance and it offers neighborhood goods and services but draws from a wider market area in our particular community urban retail is

Generally those spaces found in the ground floor of office buildings or residential buildings or hotels or any buildings we have had a long policy within our urban districts to create exciting interesting ground floor space which has led to a policy that as generally is described as retail

Everywhere and that’s one of the issues we’re trying to address so in that Arlington context the building in the upper upper left corner is a brand new restaurant in a residential building that actually delivered about a month ago the restaurant opened I think on the day the building opened but this is the

Case of brand new construction with a new ground floor restaurant the building to the right of that is about a block away in a retail strip that dates from the 1930s but the use spider kelly’s is relatively new it’s a little over a year old and it’s a dining and entertainment

Venue to the lower left the Bayou bakery is a brand new business in an office building about a block away from the courthouse and then write a block away from that is a new restaurant fireworks that is located within a hotel and so you can see regardless of what the the

Primary you tried to put retail spaces in the ground floor we have these little remnants of retail space from our lengthen before we really redeveloped Arlington and Jill will show you some of the redevelopment type pictures but this is an older retail strip and the burger shack is something that just opened that

A few weeks ago so it’s kind of a reused in and older the older retail strip whereas a few blocks from that sweet green is the brand new organic salad bar restaurant that that opened in the ground floor of a residential building in the Boston neighborhood and then in another neighborhood crystal city

Buffalo wild wings kind of the antithesis of sweet green opened recently in an expansion of bump out of an old office building and the building there on the bottom right is an Irish pub created right right down to the detail from from materials and furnishings brought over from Ireland

But it’s actually in the ground floor of a of a one year old office building then we have in the upper left in the shirlington neighborhood right near the prob I just mentioned a small like two-story residential building over some some retail that actually is a liner

Space to the parking garage for the office building I just showed you and so we’ve got a hair cuttery in there but cake love is a kind of a local bakery iconic kind of location and then down the street in shirlington in an older kind of retail area you have yogiberry a

New what do you call them frozen yogurt kind of you could tell that i’m more of a buffalo wild wings kind of guy but this is a new new concept that’s in turlington then we have other retail the one on the lower left is an order this

Store it’s part of a larger commercial complex but the parking for the retail is actually over the stores that line line the two streets clarendon boulevard and i think of highland street and then what we have in the lower right is a the it’s almost like one of those

Forethought activities where we saved an old hardware store and then the building behind it and then hardware store of course closed and was converted to an Irish pub I think we have more Irish pubs in Ireland does at this point but you can see that what we’ve tried to do

Is do to activate the ground floor of the spaces by putting retail planning in entertainment and actual shopping type retail in wherever we possibly can with the idea that everywhere that you would walk you have an interesting kind of retail environment to walk by developers and brokers have challenged the current

Policies that thing too rigid to bureaucratic and misguided other than that they’re perfect the retail everywhere kind of concept again how do you activate the street well you have some lively retail uses along the street it doesn’t work everywhere we have too many spots where we’re not contiguous and

Continuous along a street front the market is not there yet there’s secondary retail streets and so we started looking at what are what have we done wrong we’ve done a good job over the last 20 years and as we’ve developed from you know very suburban to a much

More urban kind of place at creating vibrant urban retail spaces and but we made the mistakes along the way we chartered a retail task force to look at what makes retail successful what makes urban retail successful and they’ve done their work which I’ll report on in a

Minute and then the County Board has requested as a result of the multiple studies we’ve done to revise our retail policies recommend policy and regulatory changes and those are the kinds of things that Jill is going to be talking about so it’s not often that that a an

Economic development agency is asked to do a report or volunteers in our case to do a report all the mistakes that we’ve made over the last 20 years in other words what have we done that provides room for improvement and we just love this picture because it just shows how

Dejected this poor young lady is walking by a vacant retail space you know could have seen something exciting and interesting putting on in and out of beer but just nothing I mean just walk on no place to go and and so one of the things that we looked at our marginal

Retail locations where we’ve got interior spaces that have no sweet crunch they really lack external signage there’s no separate entrance or access apart from the main entrance or the or the lobby entrance and there’s no window displays to speak of the building on the top in the top photo was one of the

First office buildings that was the was built in the regenerated Boston neighborhood but it’s got suburban features to it it’s got this kind of drive through in the front you get all the into the retail through what is clearly in office lobby it doesn’t read retail in any way and so

This stuff never really worked the retailer’s never have made it in in that location and then we’ve got places that just kind of make no sense where we’ve got retail on the backs of buildings the top picture is interesting because it shows an alleyway we actually required

Retail space on an alley which made no sense at all it’s fortunate that the retailers there have made it because they have done such a good job of marketing that they’ve been able to capture kind of the local market it says there’s a dry cleaners in there and some

Local servicing businesses there’s no way finding or visibility from the main roadway the bottom picture shows no no way finding the show there’s retail along the street if the sign that says dead end and that was actually a through Street but because the neighborhood adjacent to it did not want to see as

They described it cut through traffic through their neighborhood they basically created a cul-de-sac of the street which killed all the retail along the street and there’s no real signs only small blade signs on the spaces and this whole thing never actually work or functions at all and we’ve got to

Explain secondary locations areas that are in between viable retail markets they lack the necessary foot traffic customer demand spaces don’t front on the primary retail space they’re difficult to lease I think the top pictures going to shows just how how far from the retail area and how non-retail

An area we have retail requirements for for the ground floor spaces and then just how the space is kind of our dead if there’s really nothing else going around and so sometimes the main street is the great retail location and a block away it’s not and then we have a you

Know again these secondary markets between retail clusters where we may have some very viable retail areas a good example is clarendon but then as you go into virginia square you’ve got space is clearly aren’t retail space there might be uses along along the main streets but they’re not producing demand

For the retail necessarily they lack the foot traffic they don’t front on a primary street they’re difficult the least you can see the four least sides there you can see this kind of helped all the spaces too and that gives into the signage issues we require generally comprehensive sign plans for for larger

Scale development projects or major buildings but it starts to get into kind of over design you know you’ve got the primary uses an office building or a residential building not not a it’s not designed as retail space and so in trying to be very neat eat they become

Very very boring and even though you’ve got some nice awnings in a beautiful building it doesn’t read retail there’s nothing that’s drawing you into this space it’s just there it’s safe it’s Queen it’s functional but it’s not very exciting get into the classic issue of retailers versus planners signage and

Street trees you know planners want to want to do lots of street trees we seem to think that we learned in planning school to put three threes along all the retail streets although they obstruct all the retail signs backing off all of the retailers and they really do % like

Visual obstacles you can see in the bottom even though it’s a very very viable small retail area in a neighborhood the trees it’s about killed the retail space in terms of visibility and then where signage again is just very limited under our sign ordinance amount of grand opening or for lease

Signage is limited it’s difficult for building owners to market the available space difficult for new tenants to promote their new businesses and if you look very carefully on the top right in the middle very kind of low on the window you see what we allow is the for

Lease sign you can just driving by you never know its release you absolutely have to walk up to it to read it and the bottom picture chose it again there as well another for lease sign storefronts and transparency have become huge issues in our community in

The in the top left you can see you came to tell what the building really is there’s no real visibility of it I think it’s a CVS Pharmacy but they’ve got the windows block ENT what’s going on there’s a brand new CVS on the right and although we require huge amount of

Window areas in the ground floor of the spaces the retailer has blocked all of the spaces so you can’t see into the store so the idea that you could see what’s inside you can see what’s going on you can see if there’s people about is all kind of fought by the idea the

Retailer wants to maximize their shelf space and put all their shelving up against the windows banks are really street face killers or can be as its PNC Bank on the lower left has managed to kill three street face it’s not only does it kill the major retail street

Which the space on the left is but it actually goes around the corner so it kills with streets on either side and so you know old saying nobody ever window shops the bank but you can’t even see what’s going on in the bank getting to the bank is open if there’s anybody

Inside and so it just deadens that whole portion of the street and you know another picture of a bank that it’s a little bit more well done but it doesn’t you know if they put the blinds down so you can’t tell what’s going what’s going on inside dark windows they obscure

Again the visibility and transparency businesses often cover their windows with paper the uniform awnings really kind of create a lackluster streetscape and so there’s design elements related to materials and and the facades of the buildings that fight against successful retail the public realm you know we’ve

Got many areas where we do have a really successful public realm or we’ve got sidewalk cafes and things like that but we also have you know overly wide sidewalks this happens to be a street that where the Metro was a cut and cover operation so the sidewalks are fairly

Large because the Metro tunnel is under them but the space in front of the businesses are permitted for outdoor dining but for nothing else and so if you don’t have a restaurant there you really have it’s a large sidewalk area that’s not particularly inviting nobody’s going to cluster there nobody’s

Going to going to stand there or sit there and they just become stagnant places and then the parking issues become really big issues for us as well there’s a mismatch between the business and the meter hours resulting in non-retail users parking a long-term retail spaces this is an area in

Ballston potentially it could be successful retail district you could see the shop is open till 9pm but the meters only go till six and because it’s a fairly densely developed a residential area residents will seek out these meters at six o’clock and then tie them up the rest of the night so there’s

Three hours of primary time for the retailer to be successful and absolutely zero street parking because the meter hours are set at the wrong times obviously things we could do something about which is what we’re we’re trying to do it a little more comprehensively we did a study through a task force

Called boutiques bistros and banks we brought in experts we brought up people in from the National Retail Federation we brought a an urban designer in from Virginia Tech we’ve brought in some retail brokers we brought in retail architects we really wanted and of course a lot of retailers to find out

What makes retail successful and we came up with four elements retail must be convenient it must be appealing they must be activating and it must be sustainable in terms of convenience successful retail cannot be located just anywhere it requires some concentration and massing it must be accessible by multiple modes of transportation with

Convenient parking and market demand drives retail location not the Preferences of planners so when we have this retail everywhere policy we ultimately end up with places that are just not going to be successful they’re not interesting enough for people to cluster there and we end up with secondary users and just rarely rather

Dead kinds of spaces retail spaces need to be appealing people like spaces that are interesting lively clean safe and attractive they are drawn by a desirable mix of uses retail can be messy and that mishmash of color texture very facade einige window display no single right

Mix of uses the market changes over time the challenges that we’ve had as planners have been that the retail mix obviously we want to have local retailers not all chains and franchises so how do you do that and especially how do you do it through regulatory

Processes we want to make sure we don’t have bars and restaurants crowding out retailers where they’re so they’re actually selling something you can go in and buy these spaces need to be active and vibrant before five o’clock in the afternoon so you want to be able to have

Stores as well as the nightlife types of entertainment venues retail needs to be activating it thrives on vibrant streets encourage people to shop dine run errands linger mingle exciting destinations include not only traditional retail but businesses that cater to entertainment education cultural Civic needs throughout the daytime the evening and the weekend

Period and then we want retail to be sustainable those using retail areas may differ by the time of day and by the reasons they are in the space for instance the residents are in the space and the evening the employers employees are in the spaces during the during the

Daytime hours and the visitors they come in from elsewhere around the area to take advantage of the retail opportunities generally are there in the evening demographic and psychographic characteristics shaped buying power and they messed buying patterns looks and they they matter a lot so we have done a fair amount of psychographic

Studies in terms of who lives in the area and they kind of who visits the area to give us a sense of how the area is functioning and who’s in the space so thank you sorry I think you were able to go over a lot of sort of where we are

Today what our problems that we’ve seen and some ideas to move it forward into the future but as you mentioned in the opening remarks as planners we love our policies and regulations so if we’re looking at Arlington specifically and we have numerous policies here in Arlington that had an influence over retail it

Ranges from our retail action plan which was adopted by the board in 2001 we have three states escapes standards that were dictate with the five blocks placement of trees even types of trees we have our zoning ordinance and we even have a center plants that guide and we have to

Start framing of how do we look at this and sort of how do these policies apply how do the regulations apply and really started thinking about it if these policies actually influence retail from both the inside the outside and all around so the inside we eat the

Regulation believe it or not we have definitions listed in our zoning Hortense but one of the key definitions is missing we do not have a definition for retail I think it was realized that we just we don’t have that but we want to make certain that we have Clary and a

Definition and a definition that provides flexibility the inside of buildings with the special exception site plan that we have oftentimes are the first floor what has been required to be retail but it’s being planned without a tenant in mind and it becomes challenging so even before attendant is

Known sort of date the openings are set at the floor to ceiling heights are set the loading and service areas are already set we’ve become a much better over time we speak I think more knowledgeable about retail and looking and making certain that we have all of these elements I think it’s

One of those things we realized you need to help even more so it’s sort of the uses its you have to define what inside of the place and and generally looking at four different types of how these uses are the current use of substitute use a temporary use for an interim so

The permanent use is what can go in there forever basically it’s the retail place that you can actually go and buy something and take with you restaurants and food establishments to think ariram entity and we have a little bit of attention now as we’re seeing a lot of the restaurants and food establishments

Now we need places that you can buy something a services and we do need these we do need the banks we also want places where people can go and get their hair cut and the dry cleaning and then also cultural and the cultural for a theater some galleries these are there

Are all things that help with the street space so the alternative uses well there are areas in the county but still require the full retail and that actually characteristic to enliven the street so child care centers conference centers schools and education centers all people coming in and out throughout

The day and provide that that the interest so without have some temporary you season and we want to make certain bit we just don’t have baking for us and we in our research we discovered there’s a lot of other things that can be done pop-up store that happens more seasonal

Art or other exhibits it could be sales offices while the building is getting going or leasing offices and sometimes events of one of our our bids here in Arlington County has been pretty successful in and using bacon space and including Vegas retail space that’s been coming online to host some events that

If the very successful IDK people energized about the area and it also helps to market that space none of us is the interim uses it sometimes something’s been developed and it keeps put on hold for a little bit as or that it happens but there’s not much of a retail there

There yeah so we’ve been working with some developers and trying to come up with more of a flexible space it’s a space that could work as retail or reach on the future but it’s residential today and can fit a variety of of then we focus on the outside again looking at

The regulation first of looking at the exterior of the building and that again our zoning ordinance our site plans that we go through a very light funds are very prescriptive at the end with all the conditions and how those the building must look at the building code

And other ordinances and we need to make it a little bit easier for retailers and other users that are coming into the first floor space to be able to change that facade and you know so it’s part of the design it includes the materials and that helps with the whole of the product

Of see what’s inside to of is you can’t judge a book by it’s cover but retailers very different you need that cover you want it to look like retail so it does include the materials the characters the transparent busy since terry has mentioned the demonstration and the opening it includes fine fine they’re

Very important and in fact it was recognized by our county boards we were doing an update to our zoning ordinance and originally we were going to start with more of a broader update and i think it was realized that we need to look at our fine horseman we need to be

Able to define what is a sign right now our ordinance is pretty wide and includes even light is but light trance really helps the retail and it can provide a neat place making elements to for what’s the fine bar the types the number two sizes other the

Fifth street scape itself are rules and regulations currently state what you can and cannot do them into your street scape so the retail it does come out we begin is with the sidewalk which we want to encourage activity out onto sometimes very wide sidewalk we have the outdoor

Seating is the questions come up for example a sandwich board or merchandise on being able to have street furniture and having people enjoy that stay and then a new term that says Harry just introduced me to today’s this is outside in the street tail there are other types

Of retail uses that really start adding to the vibrancy of the space um it can include our food carts and trucks and we’ve actually seen quite a few of them recently and here Arlington and to advance markets I think we’ve been very successful with our farmers like it’s

Here in Arlington look at the inside he’s looked at the outside and now it’s really starting to look at the we all ova and one retail to be successful the location is so influenced and that context is important as well in arlington we have Metro urban villages

We also other urban villages and I’ll get into these in a little bit and then Samantha Smith knows but as we were looking through with for the all around it really how how do we get the right uses in the right places and we had this

Retail action plan and it was it looked at a street hierarchy and it was fairly linear in its approach in it starts you know it started almost putting retail everywhere but then we started figure you trying to figure out where to be go or is it want

To go where should it go and we did struggle with it and I think we still continue to struggle with it oh so when talking about the metro corridors with arlington you have the Rosalind the clarendon court house area virginia square and balsam and then in the Jefferson Davis Florida pentagon city in

Crystal City and with these it really created some nice bourbon villages and they have really changed over time some locations actually had a good amount of retail to begin with it changed over time so there’s the retail didn’t necessarily move out in clarendon particularly might have become a little

Bit more funky and then redevelop in the curve and we’ve seen a change in that and I know that’s been a question of it was you know how you keep a balance of sort of a more homegrown retail the chain retail and the mall is hot I think

You know the next couple of slides that will go through is really looking at sort of how we change of but what are the key elements that are important for each of these metros corridors so with our Metro urban village you know we did have some criteria and and in each of

These really making certain we have a grocery store and that a resident that’s living in these urban villages can find sort of the regular neighborhood retail and service uses but recognizing others might come into the treated as an outside on each of our urban villages is developed with a different character now

Over time but it’s sort of an interesting and it’s moved along and we start looking at the old slides and this is Roselyn and there’s a lot of circle as it comes in streetcar had gone into the circle and and so it was it was a different time in

A different place and lower scale buildings have banks there hotels there but but there there was a retail element to it and then bronze one today has really changed of this is a really super current picture but it’s the skyline is changing Robin is grown I think we’ve actually learned some lessons from

Rosslyn as as it grew sort of it’s almost entering now into its third phase of reinvention and and what’s happened is with the second phase with a lot of the officers who there was an element we had a lot of spy walks that were foot in and I think we’ve realized that you

Really want people on the sidewalks and using that the storefronts and freeing people down to the street level and Robin still getting over that is slowly as I’d now this sort of a third set of redevelopment has occurred the skywalks are being removed and we’re putting people down streets and I think there’s

Been a more of a push to have more retail debt so the one thing that’s interesting with Rozlyn is slowly were also saved more residents moved into Rosslyn over the time a lot for a long time Warlick office space and and I’ve ever saw retail the retailers are closed

After five when office workers would leave but I think now we’re seeing more people coming into the area and the retail is slowly changing we have clarendon have taken Terry had some some photos earlier you grindin right after the war has sort of a small-scale near the cleric unit requirement circle but

There is retail up and down it was Arlington’s to sort it was the downtown the shopping area for Arlington and when things exchanged you can see it’s really grown up how but we’ve been able to keep a lot of the andover actually where some of the modern postures are still located but we

Have seen quite a lot of developments again you reach the Clarendon area has almost been rebranded as are sort of on live entertainment it we had a lot of live entertainment in this area and a lot of restaurants do have market commons many than they’re worth there’s

More true retail we can actually buy something but there are a lot of restaurants in in the Clarendon area you know I think big slide sort of tells it all that said upper upper left hand slide it’s an old education center and and parking there is and for that middle

Slide is what how about education center will 4-3 developed an additional retail wrapped around it and the bottom of slide that’s market common so this whole area has really been reinvigorate ill there but there’s also more people there I think this slide on the upper left it’s pretty much what most of the

Rosslyn ballston corridor looked like in 1990 and so as we’ve created these new urban villages pretty much from scratch this is what we started from so we inserted a major retail component into the entire area as we developed it but we didn’t start with much yeah and I

Think this next slide it just shows what is happening and clarendon now and it’s a lot you know there are people people are enjoying we have the restaurants and have retail and people are out enjoying and we’ve seen redevelopment but we’ve offered a development it’s actually been

In pretty contextual to and looking at what’s what with existing and playing off of that oh hey I think again this harkens back to for how many slides that were saying only books a little desolate this is actually itll department store here uh and further damage you’re going along and

In virginia square it adds and things have changed over time there’s been a lot of development there we have to the FDIC which is sort of located central how they have a campus there and and behind that with the grocery store zippered virginia square a giant was

Built with that complex but adjacent to the FDIC is sort of going right to the building the old department store now is George Mason University and the parking lot that’s adjacent to that is for somewhat central is now developed as a nice closet and another piece of see

George Mason University and with all of this you know we’ve seen some retailed about your husband as much along that Penn Central sign that if you running diagonally through this see this photo there but slowly as we’re getting some more people and at and both in residents

And also offers 4 d square for a long time is just more a lot more residential I think I’ve received more and more people there we’re starting to see more retail and then we have Boston you know as we move up in our urban villages some of the buildings are still existing sort

Of it in the background of this picture newness the top there’s a blue roof and that’s my office still there but it’s been serving the area and it still does so they are a or as well but but false in itself is really grown up and with

Boston we do have the Boston Common moss and and even as retail that has has seen a struggle to and trying to figure out how to bring these sees the retail to the outside and along one of the streets you know the film all did for with some

Of its retailers to try to actually bring some of the signs out to the front and break open the facades to get people into the mall just from the outside rather than just through the main doors of them all and then throughout and we’re sharing some bits and pieces of retail and I

Think Terry and correct me if I’m wrong but you were doing some numbers this morning and recognizing the amount of retail that we add typically on our first floor every year is akin to a small shopping center a neighborhood shopping center urban retail tends to be

Kind of lost in the shuffle because it you know it’s a secondary use to the primary use which is either an office building a residential building or a hotel and so although we count them you know it’s 9,000 square feet here 12,000 square feet there and yet we have been

Adding 350,000 square feet a year of urban retail which is equivalent so puny toy shopping center and nowhere does it ever recorded kind of as retail it is not recognize that we are adding a shopping center a year and yet that much additional supply comes on to the market

So it is a challenge to keep it filled obviously the demand is increased dramatically but I think even although the development that we’ve had system Roslyn Boston quarter twenty million square feet of office space 22,000 housing units in the last 20 years is not sufficient demand to create or to

Support all of the retails that we have tried to have developed but in the quarter under it also with that number that we’re seeing for almost as lost retail it’s managed individually is this there are sort of no cohesiveness about it so trying to create synergies can sometimes be very challenging and I

Think that’s what we’ve realized and it’s one of those lessons and it goes back to sort of that all around question how do we address it so sort of looking at if we start corridors it really does get and jewels cut with one of the diverse number of retail spaces and how

Do you make that work and I think that’s where it gets too will maybe don’t move retail everywhere and you know start thinking about those other pieces those alternatives news does that make sense that helps activate the street so in Arlington not only do we have received the urban village areas

Along our metro board what will have non Metro urban villages these are neighborhoods they don’t have them the Metro the heavy rail but their transit oriented and and and again a long lead in these areas since the same elements of for our Metro villages having a grocery store making sense that there is

There’s ample retail and service for for the residents that live there and they all have their different characters too so this is shirlington sterlington is off of 395 in arlington if there was a smaller of 12 stories about a 12 blocks existing retail that was there and it

Was redeveloped it was part of a base of elephants I plan I was about 25 acres in total and what was done we have motive shirlington today so that the middle top picture it sort of the older part and you can see along in shirlington all source of awnings it starts to address

The one of those the room for improvement but you know the standard on all across we start seeing that the personalities of the store fronts coming out in their awning in their storefronts and again we need to have a transit station a bus station that’s there now

But one of the key elements was with a Harris Teeter now interestingly when when shirlington was developed again there’s one of the key points was actually a liner retail around existing theater and a movie theater a new theater sick was built with a library so there’s a civic presence there but that fact

Grocery store was important but because it was a phase development plan there were several conditions and the grocer really has to work at it so what was interesting is I think you saw some of the photos that the Terry showed about the transparency and an often times we

Have grocers that they they put the shelving units against their windows and really block it out there are very specific conditions in shirlington so for the harris teeter that went as a special shelving and and you can actually see through the windows and see their products and it’s actually a

Pretty novel idea and you actually can see what you want you might want to buy it’s a great store although we certainly had our challenges with it because in order to allow shirlington to effectively double in size we did a pretty much a joint venture with a developer federal realty investment

Trust in library transit station and some of the infrastructure and the parking garage but we had a requirement again our thought is you can’t have a viable urban village without a grocery store and so we required them to build a grocery store but it’s a small grocery

Store it’s only about 20,000 square feet and none of the grocery stores the chains really wanted to do with 20,000 square foot store and so they had the developer knew they had to sign a grocery in order to be able to to do their project they had signed Harris

Teeter and then Harris Teeter got cold feet they were in they were out they were in they were out and they had a number of things that they had to get their minds around one was the transparency issue another was having grocery shoppers park in a garage that

Over instead of a surface lot the aisles are narrower so the carts are smaller and so that was a little bit of a change from their normal way of doing business and because they had less shelf space they actually had to stock the shelves more frequently they didn’t necessarily

Reduce the range of products they were selling but they had less shelf space per product and they had to replace them more more quickly or more frequently so they had to do business a little bit differently to be in the ground floor of this residential building we actually

Overheard some of their executives kind of complaining about it one day shortly after it opened and one of the residents took them to task thing that’s a great store they love the store and you ought to pay some more attention to it in fact it’s one of the most successful stores

In terms of sales per square foot they have now gone on to do at least three other stores as urban models within the community and so they have proven beyond a doubt that you can do these kind of urban groceries very effectively with really high levels of sales so and I

Think it also starts to get to that that inside question do I notice if the grocery store was just a little bit different there are different needs for a grocer does the floor to ceiling heights are very important and that’s that’s true for all retail space is

Making certain that you have have that ample state but with a harris theater for example here i think they have a mezzanine that’s a little bit larger than a lot of their other prototype mezzanine and it includes a lot more of product that’s up there on the mentally

So they have to rethink that but again it gets to that the inside question of when you’re looking at retail and designing it it’s helpful to be thinking about the inside too and making certain that you can service it with grocery stores especially you know those loading that with they receive and their

Requirements and also sort of their trash requirements are pretty extensive so that needs to be planned upfront so as you’re working in looking at retail and the variety of different types of retail you really need to do cognizant of not only how it looks on the outside but making certain that the retail

Functions on the inside and jill splint is really good and it’s we’ve become pretty adept at working with urban groceries now and actually we have a study online about urban groceries and the trends on grocery stores but we have had to seek out people in the in the companies from

The major grocers and make pitch for urban models and forth a little bit more flexibility but it’s really hard to retrofit a grocery store into into a building and we just did one in clarendon where we were successful in attracting a trader joes but every bit of issue every planning issue you can

Imagine from the fenestration from the stairwells and and fire exits to on street the display of merchandise to reservation of parking spaces within a within the garage all that stuff had to be negotiated in order to make it work for the for the grocer and to make it

Meet the planning parameters that we have in our neighborhoods because it Asif it has to fit right and I think you know looking at another urban village is it along columbia pike and sort of an older area along columbia pike and what is the larger picture says the CBS sort

Of in in the back it was an old grocery store a giant and and that is actually under development at this point in time but right along this strip on columbia price today this one again is one of our key elements was to have grocery stores

Well one would lack was taken down it was a safe way that was reminiscent and redeveloped and actually redevelop quite nicely if that so the lower picture but when the next site adjacent to it came to read to be developed in there was a giant everybody push that the giant be

Kept there yeah we couldn’t lose we couldn’t lose the main grocery store and this in this district and it was particularly problematic as we thought we had done this marvelous thing by creating a redevelopment area that was a form-based code and it was a very urban form based code that was basically

Designed to provide redevelopment incentives however when we designed the form based code we didn’t make provisions for a grocery store and so we literally had to kind of rethink the form based code to some extent and make some adjustments and some compromises in order to be able

To keep a full service grocery store in this community now the grocer’s are correct they’ve got certain parameters the relative to what they need to be successful and the giant was clearly not one that’s had an urban model they typically do the you know the normos parking lot and 109 100,000 layup about

۶۰,۰۰۰ square foot stores and they still wanted the same store size so so they had to make some adjustments to to their model and we had to make some adjustments to the form based code to be able to make this work well it actually we determined that that ultimately the

Project that included the giant we didn’t even use it as a form of code it requires a lot of changes so we did another type of special exception we were eight we were able to achieve it but it was challenging because again I’ll harken back to the inside outside

All around one it just wasn’t sitting on the inside it could couldn’t make it work but do I think we’re working especially with grocery stores butt but other users to the outside designs how it works of the grocery stores not only is it a grocer but oftentimes now our

Pulses service it’s your pharmacist gig my husband bank in there you can buy your flowers and pretty much everything else there and your bakery too and they want to get that out so no with which its side of and with these large format grocers it does become a little bit more

Challenging with with respect to their displays in their windows I think you know in looking at the redevelopment we’ve gone from sort of lots of parking parking lots in the front to bringing the buildings up to the sidewalk you know the back of the sidewalk and making it more of a lively place

Bringing retail right up front which is akin to some of the form that we were seeing it in older parts so that second phase pushed everything back with a large parking lots in front and now we’re trying to support for it columbia pike is a little bit you need to and

That the county is working along there and and we have the ability to designate certain areas as a special district and allow for some funding to develop additional parking public parking so that gets to that question about amounts of parking for the the grocery store and the other retail in the area we’re

Trying to recreate 1920s America which was the pre automobile society and adjust to the the needs of the current time so we’re going to have a streetcar that going down columbia pike as well so this will end up being 1920s America all over again I wouldn’t say it’s a model

Everybody should follow but it seems to be working for us but in Arlington so we have our urban villages you both located on our metro lines and an off its ilk with transit orient but we also have some neighborhood notes it’s an older more of a suburban highest neighborhood

Retail and just a couple of images and if you know the westover market which is up upper left and it sort of evolved over time some of whatever more of a market it’s now sort of become known as a higher-end beer store and a beer garden now which is has been under

Discussion as and and that’s actually getting to the question of the outsides you’re wanting to be outside the inside are they a restaurant or the grocery store so it really looked at all of our policies and regulations of how do you create something there that it doesn’t

Fit into any box that we have currently but also it needs to be sensitive to the neighborhood because this fits right in the middle is pretty much against single residential there are some apartments on your bi but they are garden-style apartments so how do you play that against each other right across the

Street from the west over market there’s another small strip sort of these work right across the street from each other and again some some tension there too is a question of will help maybe outside why can’t I so it’s really looking at our regulations and especially as it

Fits into our our smaller retail nodes within the neighborhood and then at the bottom two pictures or Buckingham center this is this historic area the crossroads this is 220 major Bowes Pershing and grief road here and in in Arlington there’s a post office as a key

Feature in here and then the retail has developed over time and I thinking fairly stable it’s def half of parking epsilon and although they say how important the standard late the retail doesn’t really speak as individuals I think they’ve kept with the architecture of the time and they have the neon

Lights they have the green awning they really haven’t changed that over time there was some push on the other and there’s retail across the street from this as well and you know they’re what had been plans for redevelopment of this whole area and it’s been you know

They’re not going forward at this point in time but I think everybody realizes this is a special node and this is an area is really surrounded by garden apartments inning in fact we do have some affordable housing in this area and and we need to recognize that although

It’s not right on our metro fairly close it’s a long bus lines that again it’s still harping to this its points of making sure certain that our residents have the ability to get services and goods and their and groceries of in a convenient manner so making certain we

Also have some of these smaller nodes throughout our neighborhoods it’s in very important and but I think more info certainly as you see I think it gets to that outside we’re talking a little better see all around but the outside contextual e how does it fit into the

Neighborhood the signs are going to have to be a little bit different on the heights is sort of how the building is designed needs to be a little bit different needs to accommodate the retail it does need to be thoughtful and designed to fit into the neighborhood

I’ll just leave it on that slide for a minute let’s kind of talk about where we where we’ve been bring it together a little bit all I can is has been very successful and we’re known to be very successful and kind of some of the markets that we’ve created like like

Clarendon in boston and and the renewed crystal city are all pretty effective kinds of places and and often models for how to do transit oriented development smart growth on the other hand you can see there’s been some dissatisfaction with how has happened and not every you

Know not every pitch has been a strike I mean sometimes with little low and outside and I think what we’ve been told is now now’s a good time to keep score to figure out what we’ve done really well to try to look at it from a policy

Perspective I think Jill did a great job of framing the policy with with the idea of inside outside and all around but we are literally now looking as planners do at all our policy documents how does this how does this kind of move through to modifying the sign ordinance what do

We need to do to the zoning ordinance to be able to to make it reflect what the needs of successful retail are how do we change our development processes so that we think of the right things at the right time used to be we never thought of how you service the ground floor

Retail when we approved an office building law or residential building is it more difficult well now we do we have to think up front exactly how we’re going to do that how does a higher floor place on the first or higher fourth floor the ceiling height on the first

Floor affect this is the height limitations we have in our sector plans exactly and again I guess accurate it’s a question of our zoning or answers we have some during districts that measure by feet and some by stories so you know the project that might be by

Stories that’s fine but those that have you know the absolute well it becomes challenging by going from a 15-foot floor to ceiling heights maybe a 20 or or in a case of a grocery store maybe even 25 30 seats the satanist and science always seemed to be simple to

The people who have the solutions you know for instance there’s the idea of doing the sandwich board types on simple of enemies why don’t we just copy their ordnance and allow it to happen here well there’s reasons why we don’t allow sandwich boards right now you know sometimes we’ve got wide sidewalks but

Sometimes we have narrow sidewalks what about the use of public space and then it’s tripping hazards or or visual hazards if they’re not the right size relative to being in an urban environment and blocking people’s vision or ass corners and things like that what about the fact that they might they

Might become flying objects in a windstorm and we hear all these things so for every every solution that seems obvious there are issues that needs to be addressed and they have to be addressed in conclusion or in in cooperation with the community the retailer might want it will have is the

Surrounding community to adopt it accept it so as planners you know Brett building consensus building agreement around how we’re going to do things and what we’re going to do is what we are involved in now but we wanted to do the webinar on urban retail because we think

There are so many elements that have to all come together in the context of good planning and we’re struggling with olive we’re going to look at every policy that we have and every plan that we have to see whether it makes sense and what kind of changes that we want to make that

They do make sense and then of course we have to do it and it’s in the typical what we call the Arlington way where where it’s not a it’s not a top-down type of environment it’s a consensus building everybody agrees to it first type of political environment so I do

Want to leave some time for questions and Cody was I think collecting some so are our last live we’ll just put up our contact information so you have it there our email addresses and also web price the first website brings you to our next economic developments website they are

Links in Virginia USA com and the second one the arlington VA dot us brings you to the main Harlington county website and again so both of those websites have a wealth of information the ad website does have a lot of papers one Terry alluded to is about grocery store yeah

That’s the first of the two websites we’ve got the grocery store study we’ve got a study on neighborhood commercial and how it’s changed over time we’ve got a study a Jenny study on on room for improvement we’ve got the Bistro’s what makes good retail study and I think

We’ve got all the documents that Jill is collected issues doing our policy analysis so if those are of any help help do you have at it really yes we will go ahead and get served with questions there have been a lot that have come in so um we’ll go ahead and

Get started so our first question is from Victoria do you have any suggestions for dealing with an area that is overbuilt for retail with a lot of vacant space she says that her community has established downtown and two newer new urbanism developments but there isn’t enough retail to go around

Well you know the thing is the retail is really constrained by demand which is a function of income and household and so you can’t create more demand unless you create more income and household so that that can be a problem is the idea that the newer projects feel from older ones

When we’ve worked with other communities we have pretty much suggested that if you you have to have a vision of what it is that you want to create and then you have to figure out where you’re going to steal the demand from so it may be from

A wider perspective it may be more visitor demand than residents manned it may be looking at a neighboring community and trying to say okay well you know they’ve got some supply here we think we can do a better job from it it’s really hard to restructure these downtown’s especially

In light of new competition but I think you need to then try to figure out what your niche might conceivably be I’m also a faculty member at Virginia Tech in the planning school so our finding students look at a lot of these these communities around the area and try to find niches

For them and try to match up the demand that might find but it it’s not real easy to do and if you have totally last demand then you have even harder trouble stealing it from somebody else is easier than not having any at all I think also

It is what what’s with the vision for the area and we were looking at our other artists their intro music I could go in I for the temporary uses to it needs bring excitement about the area pool people in two extra feet of space or are there any alternative uses that

Make sense and bring people there and maybe get into that niche that can use the space and and bring activity and life to the area and actually bring people there have been some communities that have used educational institutions as a substitute yes they can be successful okay our next question oh

Sorry oh alright that’s alright next question is from Whitney she says that she works in this smaller suburb and that their ordinance requires buildings to a front of the street often the street side is where the retailer wants to put the kitchen the break room storage rather than the active

Environment that was designed in a planning process so the actual store and main entrance front ends up being on the parking lot side do you know how a planner can encourage the opposite like different tactics that way sounds like a bit of an urban design issue that if the

Back is more attractive than the front maybe maybe you want to reverse that I mean it having a really lively public realm having a an exciting street having more things happening on the street and having street meat as the front entrance to the retailers is something you may have to

Accomplish through planning and design perform but it also sounds if everybody sort of parking behind to make certain that the access from the parking lot up to the front is is something that people feel safe rather than just going directly into the building they can walk around if it’s the streetscape is

Designed well leading from that parking lot or parking garage around into the front of the building I mean really encourage people just to parking and get out and walk to go to the front of the store me know that’s a good point we have a couple smaller retail districts

That have created their parking them behind you know away from the street on this side of the building and and I think that they have done they have been able to find ways to get them out onto the street Tanner the shop okay our next question is from Deborah how has the

Increase in online shopping impacted urban retail markets I’m sorry I can’t quantify it I think it’s I think it’s going to affect urban markets an awful lot I think online book sales have killed bookstores and what do we have one major two major national booksellers left on the other hand you can’t you

Know the experience of handling a book it still have experienced the people like and I think the biggest challenge on retail sales are not the online sale of beer but the online sale is something you buy and take off and so keeping actual stores in these retail districts

Is going to be an ever-increasing challenge because you can buy virtually everything online we’ve been very successful in the closet area by bringing doing some market studies showing what the demographics were showing that there was a real gap in home furnishings and similar types of sales and then attracting a Pottery Barn

Crate and Barrel and a couple of other stores they’ve had it they inter store that meat that type of niche but I I don’t know that I think there’s a universal answer to online retailing I think it will it will affect things differently you have to

Understand I mean what we found is the retail is constantly changing so you can’t you can’t lock into anything you know video stores were really big ten years ago and this they don’t they don’t hardly exist at all anymore in most communities so that’s just gone and yet

We had a use the other day that’s not even in our zoning code which is telephone stores at which now seem to be in a lot of different locations I remember applause I was viewed it as you call the phone company and they come over and install a phone that doesn’t

Happen anymore on video stores are now competitive retailers and so retail retail changes constantly and trying to figure out what the next niche is going to be and somehow being being able to articulate that we spend a fair amount of effort doing demographic analysis and psycho demographics that can make

Arguments the various retailers or why they need to be in our community that seems to have helps a little bit but if you know if a particular segment is getting crushed by the internet not much you can do about it okay our next question is from Francis as some groups

Are calling for less of a governmental role in funding transit is not that does not pay for itself GC potential problems with so much invested in a transit corridor well our experience was a little different we we had a decay and commercial quarter that you saw some of

The pictures of health decimated it was and we we spend 300 million dollars to the rear out the metro system down this decaying commercial quarter and a year when our tire county budget was two hundred million dollars and we said okay we understand there’s going to be an

Upside it’s going to take 30 years to get there we did some of the math on it and we bet the farm that’s that it hard rail metro was in fact the answer early for that particular area and it is paid off beyond anybody’s projections even when it’s a little more marginal like

It’s going to be on on columbia pike where i’m not so sure that you could say it will pay for itself in terms of the actual funding of the project ultimately the vision of the area is going to make it a much more functional type both area

And so we have had to institute a countywide kind of add-on special district that basically creates a fund that helps pay for some of the transits the non Metro related transit so we’re huge transit believers we salute the transit flag every day I don’t know that it’s a cure-all for everything but

Clearly Arlington is totally focused on transit oriented development and if you want to contact us we can try to help you with the math a little bit again not saying it works everywhere but it clearly has worked for us we were able to make some economic arguments about

Why it worked okay our next question is from Jason he says that his community has issues with the downtown retail developer which is located under a city built parking garage and that they’re holding out for a more higher-end nationally known retailer but the space has been vacant for a few years for a

Few years now and is stunting growth you mentioned locally owned retail versa national national chains have you had issues with developers floating out like that or well you know everybody wants to creditworthy tenant and yet if you talk to to the more talented retail brokers they will tell you that some local

Businesses are as credit worthy or more than some of the national chains and franchises so I think you need a a willingness to really look at the creditworthiness of the tenant and the building or business plan for who they might be but it’s often hard to get funding for a major project without

Penance of significant size and so that may actually be a very realistic market issue for for a larger scale development not knowing the context it’s hard to answer but I think getting a willingness to kind of look at that at the tenant credit credit worthiness is worthwhile

And the other idea is some some interim uses if you’ve got to use that it’s not our building that’s not being used it’s only deteriorating and it will deteriorate a lot more slowly if you have an interim use in there even if it’s not a creditworthy type of use and

So I always advise people never let a space really be empty for very long and find an interim or temporary use for I mean I would encourage you even if you could have the discussion and see if the developer would be willing to to be able

To use this space sort of as a temporary use is there an ability to have a gallery there is there an ability to use it for something at least temporarily to get people in and out and it sort of helps the area itself okay our next question is from Maureen as you consider

Policies and regulations have you thought of requests for relax noise ordinances especially for like live music and outdoor patios that restaurants and pubs and like how do you handle it Oh Julius to do use permit surprisingly not it really hasn’t come up with there really hasn’t been any

Change care to our noise ordinance I’m bed mention going through our supplies of our one or village Clarendon is seen as a live entertainment area and along one of the streets in there are bars and restaurants that sets you a bus single-family residential development I think what we’ve done is really worked

With the sort of these restaurants and and venues to have them recognize that what contexts that they’re in we want them to be successful but so we also want the neighborhood as a whole to be successful and it’s done a lot of work working with the community of businesses

To make sure that there is there’s reset and it includes you making sure that if music is being played or there’s any live entertainment that doors are closed windows are closed there is the sound attenuation that says that is achieved and that they ask their patrons as

They’re leaving and we encourage them to assess their patrons to recognize they’re walking into a residential area and to try to lower their voices so we’ve had one instance that came up recently and it was a question about music being played outside and in this instance it was a restaurant that was

Located below condo unit and so there was discussion back and forth but i think it was ultimately determined that having that Hughes’s is part of the urban fabric it’s part of what we see here so that if a person goes inside that they’re not hearing it necessarily

From inside they might get a little bit so balcony but then to be respectable make sure it’s being turned off on an appropriate hour I think we put a lot of conditions rather than specifics in our noise ordinance it’d be nice to think the noise ordinance handles at all but

As we as we do live entertainment permitting specifically oftentimes we will get into some negotiated agreements relative for the hours that the music must stop in terms of outdoor speakers and sometimes the additional tests are actually kind of written into the into the agreements that you can’t hear it

From you know mrs. Smith support for condo unit as a planning is own main test we hate to see that happen but sometimes you know we’ve kind of been forced into it oftentimes it’s not it’s not often but occasionally you will get the person who buys a condominium right

In the middle of the entertainment district and then it’s oh my god there’s noise here and we respectfully suggest that they find a suitable suburban location for the residents that doesn’t always go over very big but somethings you know if you’re going to if you’re going to be a

Resident in an entertainment district you’re going to have to understand that the needs of the entertainment districts actually were there before you were okay so um Lenore as asking how do you regulate the sexually-oriented retail uses such as the adult video stores or live entertainment that has more of a

Sexually explicit program without infringing on the constitutional rights to freedom of expression I think we would refer you to the city of Alexandria which is a lot more experience with this than we do because I don’t think we’ve ever ever really kind of dealt with it very much it’s not

Been an issue in our community there was a retailer in our station community of Alexandria that got turned down for an entertainment permit so did it an adult sex toy store as a spike business and cost the city all kinds of consternation about how to deal with this but III said

We don’t have much experience with it but I suspect that the planning department in the city of Alexandria could can help you out there okay we’ll try get through 12 more questions so Leslie asked have you established modified landscape requirements and retail areas like the right choice of a

Tree can retain plantings while preserving visibility and their tree varieties that they specify for village type areas do you guys do anything like that we pay the landscape plans and typically these are done as part of a larger of a slight payments development so a special exception that’s done and

Working more closely with the architects in the landscape architects with respect to tree placements and tree selection and in our policies and our guidelines you know this streetscape standards that we have it it does provide for a couple of different types of trees and recognizing that certain trees are a little bit better

And can be limbed up a little bit more readily but I think also working with the landscape architect working with the architect as part of the team is I think where are the entrances are going to be where the store fronts are going to be and making certain that the street trees

Or design you know there it’s more of its uniform but it’s not great necessarily the windows that’s made it or four in front of the door is worth a rhythm patterns but but working between the two and both the landscape architect and the landscape and excuse me and the

Architect in developing that set street space you want tree is that RT enough to survive you’ve got to have no standards that have tree pits sufficient to allow them to do so you want varieties that are appropriate for the local environment and then you have all these urban design considerations along with

Them so it can be difficult but we try to we try to have a reasonable amount of flexibility and common sense as we go through the development entitlement process okay and then our last question is from Alex what are some of the best quick / cheap sources of psychographic

Data for your community I guess Rhea is probably the easiest and least expensive source and I think that’s where we get most of our data esri there’s there’s a couple of other sources where you can get a little bit more detailed data and maybe even some other things you can’t

Get out of every but Ezra is you know it fits with GIS system so you can get it on almost any geography and it’s relatively inexpensive so I would say start there all right we are getting ready to run out of time so I believe that includes our question and answer session

And so I just want to thank both you Terry and Jill for today’s presentation um furthering my day and thanks for all of those people or whoever is left as we as we close it out yes and so for those of you still in attendance I’m just

Going to go through on logging same credits with you so after the presentation you can go to ww planning org slash ziam select activities by day and then underneath mart 11th you’ll see urban retail so you can go ahead and claim those credits and then like i said

Before we are recording today’s session so you’ll be able to find a video recording and a PDF of today’s webinar at ww utah APA org slash webcast archive and this should be up by Monday so again I just want to thank all of you for participating today and then never thank

You I’m to tear angel for giving today’s presentation thanks

ID: BhPb_a6HnhQ
Time: 1344305141
Date: 2012-08-07 06:35:41
Duration: 01:25:30

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