2017 community information forum - ed mcmahon
TRANSCRIPT
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Secrets of Successful Communities
© Ed McMahon
McLean County, IL
April 18, 2017
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This is a Special Place!
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There two kinds of change:
• Planned change
• Unplanned change
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“The best way to predict the
future is to create it yourself”
Abraham Lincoln
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Growth is About Choices
Should we invest on the strip? Should we invest downtown?
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It is about our children
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It’s about balance
“Conservation is a
state of harmony
between man and
nature.”
Aldo Leopold
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It’s About Win-Win Solutions
• Healthy Environment
• Vigorous Economy
• Vibrant Community
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What is changing?
• National and global economy
• Demographics
• Technology
• Consumer attitudes & market trends
• Health care
• Energy sources & transportation options
• The weather
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Employment Changes
• The US saw a 34% decline in
manufacturing jobs between
1990 and 2010.
• During the same period the US
saw a 57% increase in
professional and business
service jobs, and
• An 81% increase in jobs in
education and health services
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The Impact of Automation
• Most lost manufacturing jobs have
resulted from automation and robotics
(87%) not, trade (13%).
• Smarter machines are killing jobs in
services, retail, finance, law & other
professions.
• The US Bureau of Labor says
“cashiers” are the second largest
occupation in the US. These jobs are
being replaced by automation.
• Autonomous vehicles could lead to the
loss of millions of jobs in trucking,
delivery and taxi services.
Autonomous Trucks
Cashier-less Stores
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How is the Economy Reshaping America?
• “How we live, work,
shop and get around
will change.”
• “Communities that
embrace the future will
prosper. Those that
do not will decline.”
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“Communities and regions are in a global
competition to attract and retain a talented
workforce. Increasingly these talented workers
are choosing where they want to live first and
figuring out their job situations later.”
CEO’s for Cities, Segmentation Study, 2006
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Economic Development is About Choices
Should we try to recruit new
industry?
Should we try to expand
existing businesses?
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Business Recruitment
• There are 3141
counties in the US.
• There are 25,375
towns in the US.
• They are all competing
for a small number of
new plants, factories or
distribution centers.
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Economic Development
20th Century Model • Public sector leadership
• Shotgun recruitment strategy
• Low cost positioning
• Cheap labor
• Focus on what you don’t have
• Quality of life - unimportant
• Driven by transactions
• Key Infrastructure = Roads
21st Century Model • Public/Private Partnerships
• Laser recruitment strategy
• High value positioning
• Highly trained talent
• Focus on what you do have
• Quality of life - critical
• Driven by an overall vision
• Key Infrastructure = Education
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The One Big Thing Rarely Works?
Convention centers Festival Marketplaces
Casinos Aquariums
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What works today?
“ Successful cities and
towns think small in a big
way.”
Roberta Brandes Gratz, author
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Most New Jobs in Small Businesses
• Small businesses can locate in
historic downtowns.
• Most economic development
incentives go to big businesses
• Even in high tech centers like the
Research Triangle most jobs are in
small businesses.
• 71% have 50 employees or fewer
• 42% have 20 employees or fewer
HQ, Viking Range Co. – Greenville, MS
Research Triangle Park, Raleigh, NC
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Most Incentives Go to Big Business
• New Jersey gave Lockheed Martin $107 million to move 250 employees from Cherry Hill to Camden, NJ.
• Lockheed Martin will pay no property taxes its new building for 10 years.
• Most of the employees will be commuters, creating almost no new jobs.
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What Makes More Sense?
Subsidies & Tax Breaks • Pits one community against another
• Moves economic activity around
• Businesses leave or threaten to leave after subsidies run out
• Puts all the eggs in one or two baskets
• Taxpayers subsidize big business
Great Place & Skilled Workforce • Creates lasting assets that will pay
dividends long after initial investment
• Helps existing businesses
• Creates diverse, durable local economies
• Communities invest in themselves
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Demographic Shifts
• Baby Boomers and Retirees – 80 million
• Immigrants – 40 million
• Millennials (18 to 32 year olds) – 85 million
• Single-person households - 26%
• 75 % of American households do not have school age
children
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Young People
• Are getting married later or not at all
• Are postponing home ownership
• Own fewer cars and drive less
• Are concentrating in major
metropolitan areas & cool towns
• Favor walkable neighborhoods
• Are adept with technology and social
networking
• Are more tolerant
• Use social media to make buying
decisions
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Technology & Globalization
• “The Death of Distance”
• People can do business anywhere
• Most new jobs are in small and
medium sized businesses
• Health care & education
• Industrial recruitment is a small
part of new economy
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Capital is Footloose
Foster Freiss Jackson Hole, Wyoming
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Brandywine Funds HQ – Jackson, WY
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Consumer attitudes are changing
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• No new malls , since 2006
• 20% of existing malls have closed
• 30% of existing malls are being repositioned
• 1 Billion square feet of vacant retail space
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Market Trends
“It is becoming clear that homebuilders old one-size fits all marketing and product approach will not work for buyer groups whose interests & borrowing requirements differ widely, not only from buyers of the recent past, but also from each other.”
Source: Builder Magazine, July 2009
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Different demographics want different
types of housing
Retirees and Empty Nesters Families
Gen Y Single Women
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We Have Plenty of This:
Large Lot Housing Suburban Single Family
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Not Enough of This:
In town housing/apartments Smaller lot housing
Senior housing Cottages & bungalows
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Economic Vitals
• Talent – Smart People
• Innovation - Ability to generate new ideas & turn
them into commercial realities
• Connectivity – Places where people and ideas
can easily connect
• Distinctiveness/ Place – Unique characteristics
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Successful Communities Are Distinctive Communities
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Distinctiveness has value!
• “If you can’t differentiate
your community, you will
have no competitive
advantage.”
• “Sameness is a minus, not
a plus, in today’s world.”
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The Distinctive City
“The unique characteristics of place may be the only truly defensible source of competitive advantage for cities & towns.” Joe Cortwright, CEO’s for Cities
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Community Character Matters!
• “We take stock of a city
like we take stock of a
man. The clothes or
appearance are the
externals by which we
judge.”
• Mark Twain
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COMMUNITY IMAGE
IS CRITICAL
TO ECONOMIC VITALITY
AND QUALITY OF LIFE
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The Official 2000 Travel Guide
Oregon
Oregon: Things Look Different Here
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In Today’s Economy – Place Matters
Traditional Economy • Product Driven
• Cost Sensitive
• Market Driven
• Making the sneakers
New Economy • Knowledge Driven
• Value Sensitive
• Place Driven
• Designing the sneakers
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Place Matters
“A community’s appeal drives
economic prosperity.”
National Association of Realtors, 2011
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“The Place is becoming more important
than the product” – National Association of Realtors
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Placemaking = Economic Development
“Economic development is
really the result of creating
places where people want
to be.”
Mick Cornett, Mayor,
Oklahoma City
Riverwalk – Oklahoma City, OK
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Dimensions of Uniqueness
• Anchor institutions
• A vital downtown
• Historic buildings and neighborhoods
• Parks and green space
• Arts and Culture
• Architecture & community design
• Local stores and restaurants
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Anchor Institutions
• Large institutions, such as
universities, hospitals or non-
profit organizations.
• Anchors are proven
economic engines.
• Some anchor institutions
engage with the community
• Others do not.
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Co-Working Spaces
• Low cost space with networking opportunities
• Allow entrepreneurs & innovators to share ideas and let creative juices flow.
• Give young people a positive environment to study and work on projects together.
• Gives travelers professional and quiet space where they can catch up on their work.
Proximity Space – Telluride, CO
Co-Working Space – Durham, NC
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Healthy Downtowns
• Downtowns plays a decisive role as an icon.
• They are critical as a connecting point and nerve center for an area.
• A key asset for regional prosperity
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Companies Moving Downtown • A new study by SGA and Cushman
Wakefield reports that 500 American companies have relocated to, expanded, or opened new offices in “walkable downtown locations” in the past 5 years.
• The average Walk Score of old locations was 52. The average Walk Score of new locations was 88
• 4 Fortune 500 companies that recently announced moves from suburban sites to downtowns are Motorola, McDonald’s, Marriott and GE.
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Why Move?
• To attract & retain talented workers
• To build brand identity & corporate culture
• To support creative collaboration
• To be closer to customers & business partners
• To centralize operations
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Amazon moved 7000 employees into
downtown Seattle
They moved into 9 new buildings and 2 historic renovations, all
in a mixed use neighborhood accessible by car, train, bus, boat, bike or on foot.
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Frederick, MD
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Small Town Turnaround
• In the 1970’s and 1980’s,
downtown Frederick was
struggling. It had suffered flood
damage and disinvestment.
• In 1991, the City invested $11
million dollars into the Carroll
Creek Linear Park.
• This led to over $300 million in
private investment along the
Creek.
• Today Downtown Frederick, MD
has 5000 downtown residents
and 800 businesses including
more than 200 retailers and
restaurants, as well as 25 small
high tech firms.
• Frederick City is now the fastest
growing incorporated city in
Maryland.
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What is the value of historic
buildings, neighborhoods and
landscapes?
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Historic Preservation = Economic Development
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“Among cities and towns with no
particular recreational appeal, those that
preserve their past continue to enjoy
tourism. Those that haven’t, receive
almost no tourism at all. Tourists
simply won’t go to a city or town that has lost
its soul.”
- Arthur Frommer
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Old is New Again
• “Renovation & redevelopment
are not new, but the market is
embracing older space with
new fervor.”
• “Office space in rehabbed
industrial buildings is now
commanding rents above new
Class A product.”
Boiler House Offices, Ambler, PA
Faction Media, Denver, CO Source: Emerging Trends in Real Estate, 2016
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Hotel Chains are Reusing
Historic Buildings
• Millennials say that “authenticity”
and “interesting” are more
important than “comfortable” or
“predictable” in lodging facilities.
• Millennials also say that they
would rather stay in “walkable
neighborhoods” rather than
locations that would require a
car.
• In many communities, renovated
historic hotels have been a driver
in larger community revitalization
efforts.
Fairfield Inn & Suites – Keene, NH
Hampton Inn – Lexington, VA
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Parks & Green Space
• “The relationship between rising property values and green spaces is well documented.”
• “Some studies find as much as a 15 to 30 % increase in the value of properties adjacent to parks and open space.”
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Where is the most valuable land in NY?
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Parks Create Value and Vitality
Parks are a key to community revitalization in both big cities and small towns.
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Sulphur Springs, TX - Before
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Sulphur Springs, TX - After
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Rapid City, SD - Before
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Rapid City, SD - After
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Arts and Culture
• Museums
• Theatres & Playhouses
• Concert Halls
• Art Galleries
• Historic Houses
• Festivals
• Murals and public art
• Public squares
• Taverns and coffee
houses
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Use Public Art
Dolly Parton Statue, Sevierville, TN Thurgood Marshall Statue, Annapolis, MD
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Celebrate Famous People
Babe Ruth – Baltimore, MD William Faulkner – Oxford, MS Buddy Holly – Lubbock, TX
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Celebrate Famous Events
Great Depression – Washington, DC Lunch Counter Sit-In’s – Greensboro, NC
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Celebrate Ordinary People
Waterman – Massachusetts Ranchers – Wyoming
Coal Miners – Pennsylvania Commuters - Seattle
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Tell Your Story!
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Big Postcard
Orlando, FL
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Retail - The Old Paradigm
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Retail - The New Paradigm
• The future belongs to main
streets, town centers and
mixed use development!
• Strip development is
development for the last
century!
![Page 88: 2017 Community Information Forum - Ed McMahon](https://reader036.vdocuments.us/reader036/viewer/2022062523/58f9b046760da3da068bb57d/html5/thumbnails/88.jpg)
Here is Why:
• We’re overbuilt on the strip
• Retail and employers are rediscovering cities &
downtowns
• The suburbs are being redesigned
• Traffic congestion and auto-oriented (i.e. ugly
design) are undermining the strip
• Consumers favor places with character
• E-commerce means fewer and smaller stores
• The economy is restructuring the retail
landscape
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We’re Overbuilt on the Strip
• Ten fold increase in retail
space from 1960-2000.
• From 4 to 38 square feet per
person.
• US has more than double the
retail space per person as
Europe.
• There is now more than
1 billion sq. ft. of vacant retail
space (mostly in empty big
box stores)
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Retail space grew 5x faster
than retail sales
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Downtown Rockville, MD
• Mostly
demolished in
1970
![Page 93: 2017 Community Information Forum - Ed McMahon](https://reader036.vdocuments.us/reader036/viewer/2022062523/58f9b046760da3da068bb57d/html5/thumbnails/93.jpg)
Replaced by Rockville Mall
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Replaced by Rockville Town Center
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Before
Villa Italia Mall, Lakewood, CO
After
Belmar Neighborhood,
Lakewood, CO
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The Opportunity
The New Promised
Land?
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Tear Up Parking Lot, Rebuild Paradise
• Large, flat, well drained site
• Major infrastructure in place
• 4 lane highway frontage, transit ready
• Saves rural land
• Committed to mixed use
• Can turn NIMBY’s into YIMBY’s
• 2.8 million acres of greyfields will be available in next 15 years
![Page 98: 2017 Community Information Forum - Ed McMahon](https://reader036.vdocuments.us/reader036/viewer/2022062523/58f9b046760da3da068bb57d/html5/thumbnails/98.jpg)
We Can Have This:
Spread Out
Single Use
Drivable Only
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Or This!
Compact
Mixed-Use
Walk or Drive
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Grocery Stores -The Old Model
• Suburban locations
• Single use buildings
• Accessible by auto only
• Urban grocery stores – few and far between
• Many low income residents forced to shop at bodegas and convenience stores
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Grocers Break the Rules
Safeway with offices above Publix in restored historic building
Target in Multi-story building Stores in underserved neighborhoods
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Grocery Store Evolution
Giant in Restored Historic Building Kroger in Mixed-Use Building
Whole Foods in Small Format Store Safeway with Parking on the Roof
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Whole Foods With Rooftop Farm
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The Old Paradigm
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New Paradigm
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Walmart – Washington, DC
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Target - Minneapolis
![Page 109: 2017 Community Information Forum - Ed McMahon](https://reader036.vdocuments.us/reader036/viewer/2022062523/58f9b046760da3da068bb57d/html5/thumbnails/109.jpg)
Target - Chicago
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Target - Portland
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Home Depot – New York
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Walmart – Bentonville, AR
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Waffle Houses – Fayetteville, AR
Strip Waffle House
• Located next to Interstate Highway
• Lots of Parking
• Single Use
Downtown Waffle House
• Walkable Street
• No dedicated Parking
• Mixed use use
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“Mixed Use Waffle House outperforms
Strip Waffle House by 15%”
Source: City of Fayetteville and ISR Working Group
September 22, 2011
The downtown, mixed use project also produces:
More taxes per acre
More jobs per acre
More residents per acre
More people walking to the restaurant
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Compact, Walkable Places Create Real Estate Value
• Numerous studies show that the demand for walkable, mixed use design far outstrips current supply
• There is a growing demand for small town/village/urban living especially among retirees, empty nesters, young professionals and single people.
• Historic neighborhoods are walkable neighborhoods
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Walkability Boosts Value
Walkable, Compact Neighborhoods
• Promote Health – the average resident weighs 6-10 lbs. less than residents of car dependent neighborhoods.
• Save Money – Transportation is the 2nd largest household expense.
• Foster Connection – Studies show that every 10 minutes spent in a car commute reduces time spent in community activities by 10%
• Increases Value – Every one point increase in Walk Score equates to a $700 to $3000 increase in home value.
• Provides Commercial Premiums – A new study by Real Capital Analytics (RCA) shows significantly greater appreciation for commercial properties in “highly walkable locations” over “car dependent locations” (125% appreciation vs. 22%).
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Outdoor Dining & Urban Vibrancy
• In 1990 Center City
Philadelphia had no
sidewalk cafes.
• Today Center City
Philadelphia has 4,400
outdoor café tables.
• Center City is now the
fastest growing zip code
in Pennsylvania.
Source: Better Cities & Towns, 2015
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Place Making Dividend
People stay longer,
come back more often
and spend more
money in places that
attract their affection.
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Secrets of Successful Communities
1. Develop a shared vision for the future
2. Inventory local and regional assets
3. Build plans around the enhancement of assets
4. Use education, incentives, partnerships, and voluntary initiatives, not just regulation
5. Pick and choose among development proposals
6. Cooperate with neighbors for mutual benefit
7. Protect community character as well as ecology and economics
8. Have strong leaders and committed citizens
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Most Polluted City
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Model for Community Revitalization
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Tennessee River Gorge
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Tennessee River Park
• “The initial segment of the Tennessee River Park near the C.B. Robinson Bridge has become the most loved and used park in Hamilton County. More than 1 million people of all ages, races and economic status use the park annually.”
• The 13 mile river walk has generated more than $ 1 billion in private development adjacent to the trail.”
• Source: City of Chattanooga
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Suisun City, CA
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Inventory Assets
• Natural Resources
• Cultural Resources
• Human Resources
• Economic Resources
• Educational Resources
• Recreational Assets
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Sometimes the Assets are Obvious
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Sometimes They Are Not Obvious
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WWII Torpedo Factory
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Torpedo Factory Arts Center
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Columbus Riverfront - Before
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Columbus Riverfront - After
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Paducah Flood Wall – Before
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Paducah Flood Wall - After
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Fort Worth Downtown - Before
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Fort Worth Downtown - After
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Over the Rhine - Before
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Over the Rhine – After
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Akron Grain Elevators - Before
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Akron Grain Elevators - After
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Poughkeepsie High Bridge - Before
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Poughkeepsie High Bridge - After
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Explore Beyond Regulation
• Education
• Incentives
• Partnerships
• Voluntary Initiatives
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Why Do We Educate?
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Why Should We Use Incentives?
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Development Incentives
• Expedited Permit Review
• Property Tax Credits
• Transferable Development Rights
• By Right Conservation Development
• Buffer Averaging
• Off-Site Mitigation
• Stormwater Credits
• Code Flexibility/Form Based Codes
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Voluntary Initiatives
Conservation Easements Community Beautification
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Yazoo City - Before
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Yazoo City - After
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SUCCESSFUL
COMMUNITIES PICK
AND CHOOSE AMONG
DEVELOPMENT PROPOSALS
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Hometown Heroes
“Never doubt that a small group of committed individuals can change
the world. Indeed, it is the only thing that ever has”
-Margaret Mead
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It’s Not Always Easy
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Leadership is important
But often unappreciated
“Apart from sanitation, medicine, education, wine, public
order, roads, irrigation, public health and a freshwater
system, what have the Romans ever done for us?”
Monty Python’s, Life of Brian
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A Final Thought
Vision counts, but
implementation is priceless!
Thank You!