- Yaromir Steiner, Founder, Chief Executive Officer, Steiner + Associates
"...the most comprehensive and expansive book ever written on the subject of Retail Real Estate Development. Gibbs is by far the most prominent advocate for reforming retail planning and development in order to return American cities to economic and physical prominence."
-Stefanos Polyzoides, Moule & Polyzoides Architects & Urbanists
The retail environment has evolved rapidly in the past few decades, with the retailing industry and its placement and design of "brick-and-mortar" locations changing with evolving demographics, shopping behavior, transportation options and a desire in recent years for more unique shopping environments.
Written by a leading expert, this is a guide to planning for retail development for urban planners, urban designers and architects. It includes an overview of history of retail design, a look at retail and merchandising trends, and principles for current retail developments.
Principles of Urban Retail Planning and Development will:
- Provide insight and techniques necessary for historic downtowns and new urban communities to compete with modern suburban shopping centers.
- Promote sustainable community building and development by making it more profitable for the shopping center industry to invest in historic cities or to develop walkable urban communities.
- Includes case studies of recent good examples of retail development
Table of Contents
Foreword xi
Preface xv
Acknowledgments xvii
Introduction xix
Chapter 1: Retailing Fundamentals 1
1.1 Retail Theory 1
1.2 Shopping Center Business Models 4
1.3 Corner Stores 5
1.4 Convenience Centers 6
1.5 Neighborhood Centers 8
1.6 Community Centers 11
1.7 Regional Centers 12
1.8 Lifestyle Centers and Town Centers 13
1.9 Outlet Centers 17
1.10 Urban Transect: Hamlets, Villages, Towns, Cities, and Metropolises 18
Chapter 2: Retailer Business Models 21
2.1 Hobby Retailers 21
2.2 Small Owner-Operated Businesses 22
2.3 Income-Producing, Owner-Run Businesses 23
2.4 Regional and National Chains 24
2.5 Franchise Stores 25
Chapter 3: Retail Anchors 27
3.1 Form Follows Anchor 28
3.2 Scale 29
3.3 Historic Downtowns 30
3.4 Anchor Business Models 32
3.5 Anchor Placement 33
3.6 Anchor Expansion 33
3.7 Anchor Replacement 34
3.8 Alternative Anchors 35
3.9 Shopping Center Anchor Types 35
3.10 New Design Trends 39
Chapter 4: Downtown Commerce: Challenges and Opportunities 43
4.1 Market Shifts 43
4.2 Peak Retail Market Share 44
4.3 Urban Market Share Decline 45
4.4 Converting Downtowns to Malls: A Failed Experiment 46
4.5 Urban Commercial Challenges 47
4.6 Rents 47
4.7 Space Limitations 48
Chapter 5: Economically Sustainable Commercial Urbanism 49
5.1 Advantages of Strong Retail Sales 49
5.2 Consumer Demand and Preferences 50
5.3 Market Research 52
5.4 Worker Expenditures 53
5.5 Tourist Expenditures 54
Chapter 6: Shopping Center Built-Form Types 57
6.1 Strip Center 57
6.2 Linear Strip Center 57
6.3 Single L Center 59
6.4 U Courtyard Center 60
6.5 Double Reverse L Center 61
6.6 Lifestyle or Main Street Centers 64
6.7 Dumbbell Center 65
6.8 Market Square Center 67
6.9 Double Market Square Center 71
6.10 Floating Main Street 73
6.11 Linear Square Center 74
6.12 Half Block Center 76
6.13 Retail Crescent Center 78
6.14 Deflected Blocks Center 79
Chapter 7: Planning and Urban Design 81
7.1 Urban Merchandising Planning Theory 81
7.2 Shopping and Weather 82
7.3 The Public Realm 83
7.4 Sidewalks 84
7.5 Site Furnishings 85
7.6 Street Trees 86
7.7 Tree Impacts on Shopping 88
7.8 Tree Selection 89
7.9 Street Lighting 90
7.10 Outside Dining 92
7.11 Plazas, Squares, Greens, and Courts 92
7.12 Way-Finding Signage 95
Chapter 8: Parking 97
8.1 Parking Demand 97
8.2 Historical Information on Parking Ratios and Indices 98
8.3 Neighborhood Center Parking 100
8.4 Community Center Parking 103
8.5 Regional Center Parking 103
8.6 Lifestyle Center Parking 104
8.7 Village and Town Downtown Parking 105
8.8 Large Town and City Parking 106
8.9 On-Street Parking 107
8.10 Parking Garages and Decks 108
8.11 Parking Meters 110
Chapter 9: Store Planning and Visual Merchandising 113
9.1 Storefront Design Theory 113
9.2 Signage 115
9.3 Awnings 117
9.4 Visual Merchandising 118
9.5 Storefront Design Recommendations 120
9.6 Store Lighting 121
9.7 Lighting Recommendations 123
9.8 Specialty Niche Focus and Cross-Merchandising 123
9.9 Store Maintenance 125
Chapter 10: Retail Development Finance 127
10.1 Methods for Analyzing Real Estate Development 127
10.2 Parking Structures 129
10.3 Vertical Stacking of Mixed-Use Projects 130
10.4 The Push for Local Retailers 130
10.5 Elements of Making Deals with Retail Tenants 131
10.6 Purpose of Public Subsidy 133
Chapter 11: Leasing - The Lifeblood of the Deal 135
11.1 Operating Covenants 136
11.2 Permitted Use and Exclusive Use 137
11.3 Co-tenancy Clauses 138
11.4 Sales-Driven Provisions: Percentage Rent, Radius Clauses, and Early Termination 139
11.5 Maintenance 140
11.6 Signage 140
11.7 Assignment 141
Chapter 12: Management and Operations 143
12.1 Central Management 143
12.2 Cost-Benefit Metrics 145
12.3 Special Events: How Do They Impact Sales? 146
12.4 Business Recruitment and Leasing 148
12.5 Pop-up Stores 148
12.6 Defensive Management Practices 149
12.7 General Guidelines for Commercial Center Management 152
Chapter 13: Platted Town Centers 155
13.1 Background 155
13.2 Land Speculation 156
13.3 Building Standards 157
13.4 Management 158
13.5 Parking 158
13.6 Alleys 159
13.7 Regulated Use 159
13.8 Operating Standards 159
13.9 Recommended Minimum Operating Standards 160
13.10 Developer Responsibilities 160
Chapter 14: Case Studies: Historic City Centers 163
14.1 Bay City, Michigan 163
14.2 Alexandria, Virginia’s Old Town 164
14.3 Ballwin, Missouri 169
14.4 Birmingham and Pontiac, Michigan 170
14.5 Charleston, South Carolina 172
14.6 Damariscotta, Maine 174
14.7 Fresno, California 176
14.8 Houston, Texas 177
14.9 Naples, Florida 181
14.10 Oxford, Mississippi 182
14.11 Santa Ana, California 184
14.12 Santa Cruz, California 187
14.13 St. Andrews, Scotland 188
14.14 Wasilla, Alaska 191
Chapter 15: Case Studies: New Town Centers 197
15.1 Birkdale Village, Huntersville, North Carolina 197
15.2 Daybreak Village, South Jordan, Utah 198
15.3 East Fraserlands, Vancouver, British Columbia 198
15.4 Easton Town Center, Columbus, Ohio 200
15.5 Middleton Hills, Middleton Hills, Wisconsin 201
15.6 The Glen Town Center, Glenview, Illinois 202
15.7 The Grove, Los Angeles, California 203
15.8 Mashpee Commons, Mashpee (Cape Cod), Massachusetts 205
15.9 San Elijo Hills Town Center, San Marcos, California 206
15.10 Rosemary Beach, Fort Walton County, Florida 207
15.11 Seabrook, Washington 209
15.12 Seaside, Florida 210
15.13 University Place Town Center, University Place, Washington 212
15.14 The Village of Rochester Hills, Rochester Hills, Michigan 214
Endnotes 217
Index 221
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