Tuesday, August 12, 2014

"2-in-1" Storefronts Keep Corridors Bustling Day and Night

Last year, I worked in a neighborhood that was becoming a destination for dining and nightlife. Every time a space became available, a new bar or restaurant opened. This trend is continuing and they all seem to be doing really well.

The downside to this, however, is that the daytime businesses there are struggling. They are seeing less foot traffic now that most businesses there open after 5 pm.

While this isn't a viable solution for every retail space or business, it got me thinking about singular storefronts that house different businesses at different hours of the day, or businesses that combine two (somewhat unrelated) concepts into one. Could these "two-in-ones" be the solution to keeping corridors vibrant both day and night?

Here is a round up of businesses around Brooklyn that are keeping the gates up longer by combining uses:

Uses: Flower shop by day, Bar by night
Hours: Flower shop: 11am - 6pm, Bar: 12pm - 4am 
Amount of time gates are up: 17 hours

image via sycamorebrooklyn.com

Whole Foods Market (Third and 3rd, Brooklyn)
Uses: Supermarket, bike repair, knife sharpening, record store, rooftop taproom and restaurant, coffee bar
Hours: Cafe: 7am, Everything else 8am - 11pm
Amount of time gates are up: 16 hours
image via zagat.com

Bar Chord  
Uses: Bar and vintage guitar shop
Hours: 2pm - 2am
Amount of time gates are up12 hours
image via barchordnyc.com

Space Ninety 8

Uses: Urban Outfitters, Gallery, Bar 
Hours: Shop and Gallery: 10am - 10pm, Bar: 11am - 12am
Amount of time gates are up: 14 hours
The Gorbals at Space Ninety 8.
image via spaceninety8.com

Red Lantern Bicycles 

Uses: Bike shop, cafe and bar
Hours: Bike Shop: 9am - 9pm, Cafe/Bar 7am - 11pm
Amount of time gates are up: 14 hours
Image via redlanternbicycles.com

Uses: Bar and Arcade
Hours: 4pm- 4am weekdays, Noon - 4am weekends
Amount of time gates are up: 16 hours

Blind Barber 
Uses: Cafe, cocktails and barber shop
Hours: Barber: 12pm - 6pm, Cafe: 7am - 2am
Amount of time gates are up: 19 hours
image via blindbarber.com

Now go forth and visit your favorite local "2-in-1"!

Author Kristen Wilke is a Project Manager at Larisa Ortiz Associates.

Tuesday, July 15, 2014

Regional or Citywide BID Associations: Don't underestimate the value of a local BID support network.

Scant attention is paid to the non-profit member associations that serve Improvement Districts, so I was excited to see a news article on the Long Beach Council of Business Associations that was formed six years ago in Long Beach, California.

There are an increasing number of cities around the county that have a critical mass of Business Improvement Districts. These organizations have a strong rationale for coming together on a regular basis to network, learn from one another, and advocate for policy issues that affect them all.

Coming together with other BIDs is important because much of the work of a commercial district practitioner is inherently local in nature. From regulatory and permitting challenges to state specific grants and funding sources, knowing the local experts and resources available to get the job done can be critical to success. Moreover, receiving referrals for local marketing professionals, website developers, service providers, etc. can make the job easier. 

In Long Beach, the gatherings were initially hosted by the City, but as time went on the organization became increasingly member-led. "Those who attended the meetings began to get to know one another personally and professionally and discovered that their neighborhoods and businesses often faced some of the same challenges. Working together, sharing their concerns with city staff, they are beginning to create change."

So, what has COBA done for its members? Besides the peer-to-peer learning and networking, the outcomes for COBA members were quite tangible. For example, COBA conducted city-wide surveys of business owners and compiled those results in 2012. The surveys helped to “give the city feedback from the ground level” and allowed members to push for a streamlined business licensing and permitting process at City Hall.

What do other BID Associations do?

The models for BID Associations differ, so we offer three profiles of associations. Advance warning. This overview is based almost entirely on what we could glean from their websites…so keep in mind that the story may be somewhat incomplete, but at the very least it offers a good start for understanding the variety of models and services that are typically provided. We'd love to hear additional info about these and other organizations in the comments section. 

New York BID Managers Association

Website: http://www.nycbidassociation.org/
# of BIDs in City: 69
Year Founded: 1995
# of Full Time Staff: None, this is an entirely volunteer led organization. The organization's budget is capped budget of $100k a year, and dues are pro-rated based on each BIDs budget.
Membership: Limited to BID Managers (effectively only the Executive Directors of each BID are members)

Mission: “The stated mission of the NY BID The mission of the Association is to COMMUNICATE, COORDINATE, and ADVOCATE. The Association communicates important information, ideas, and best practices among its members; coordinates interaction between BID directors and key contacts, elected officials, and City representatives; and advocates on behalf of its membership on important issues to support the work of and further the goals of BIDs citywide.”

Services offered: Much of the NY BID Managers Association is behind a members only wall, but we do know that their primary focus is on advocacy and that they bring members together on a regular basis to discuss key issues. These volunteer subcommittes are orgainzed around pressing issues such as street vendors. A few other services include:

  • Maintain an internal listserve
  • Host networking events for BID staff, host forums to identify best practices
  • Host an annual meeting

Business Improvement District Council, San Diego, California 

Website: http://bidcouncil.org/
# of BIDs in City: 17
Year Founded: 1989
# of Full Time Staff: 1
Mission: “The Business Improvement District Council (BID Council) is an association of San Diego’s Business Improvement Districts (BIDs) whose mission is to assist in the development and dissemination of information, resources, and expertise to its member BIDs, and to improve the physical, social, and economic environments of San Diego’s small businesses.”

Membership: Membership is open to both “property-based special districts” and individual operators with 12 or fewer employers and who hold a city-issued small business tax certificate.

Services offered:
  • Calendar of events for City BIDs
  • Legislative/Advocacy on behalf of system-wide initiatives or collaborated responses to system-wide issues
  • Resources. The organization provides a one-stop shop for information about relevant resources and programs. For example, the website provides links to the City of San Diego’s Storefront Improvement Program, for instance.
  • Networking/Relationship building – offers training sessions for members, most recently

Toronto Association of Business Improvement Areas, Toronto, Canada

Website:  http://toronto-bia.com/
# of BIAs in City: 75 BIAs representing 35,000 business and property owners
Year Founded: 1980
# of Staff: One Executive Director, an Office Manager, a marketing consultant and a property tax consultant.
Membership: Limited to Business Improvement Areas

  • To promote strong, successful and effective BIAs in the City of Toronto.
  • To encourage joint initiatives and collaboration that are mutually beneficial to groups within the BIA on issues and projects, including studies and research in marketing.
  • To encourage and facilitate the exchange of information, experiences and ideas among BIAs through such means as our website, newsletters, seminars, workshops for the benefit of the BIA and their individual members.
  • To assist BIA's in pooling their resources to achieve the maximum benefit possible.
  • To provide advocacy, to influence policies affecting BIAs, and to obtain support funds and services for BIAs from all levels of government, institutions, agencies and other organizations.
  • To protect the interest of BIAs in government tourism policies and in the implementation of those policies.
Services offered:
  • Calendar of events for City BIDs
  • Monthly newsletter entitled “News & Views” 
  • Regular posts on current events and issues of interest on their website
  • Advocacy on behalf of BIA’s with the City for things such as a simplified annual budgeting process and exemptions from city set fee structures related to banners in designated BIA areas. Coverage by the City of Toronto’s Public Liability Insurance…to name a few wins. 
  • Discounts on Liability insurance as required for BIA Boards. 
  • Education/Information for merchants and Boards. A local college now offers a four course program that is delivered directly to merchants on issues as diverse as theft reduction to marketing. 
  • Promotions – the TABIA has embarked on a number of Citywide Campaigns that offer BIAs the opportunity to promote themselves in the local media as a savings. 
  • Networking Opportunities – plans and executes a bi-annual National BIA Conference to share ideas and learn from the experience of other BIAS. TABIA also sponsors informal opportunities to network and invites speakers on a regular basis to speak to their members.

Tuesday, July 8, 2014

Create Vibrant Nighttime Destinations with Evening Markets

The setting sun throws a golden light on the street as people wander from vendor to vendor, sipping wine, trying new foods and purchasing goods from local merchants. This market will continue well into the the night and include musical entertainment, arts displays and even more food.

The night market, an age old tradition in South East Asian countries where dark nights provided relief from the excessive heat of daytime, are gaining popularity throughout the United States. Traditionally focused around food, the night market offers people a place to gather, eat, drink, and interact without being confined to a bar. Night markets also take advantage of the urban environment, often happening on streets and sidewalks, as well as plazas and vacant lots. They can help add life to areas of town that are either generally less busy, or those that see a sharp decline in street traffic after business hours.

626 Night Market - Photo Credit: Novus Machine
Los Angeles, Philadelphia and Nashville are all home to successful night markets. In LA, the 626 Night Market started in 2012 in Pasadena,  has since moved its main location to the San Anita Racetrack expanded to include two more sites in Costa Mesa and downtown LA. The 626 Night Market was modeled after those in Tawian, where creator Jonny Hwang was born. As quoted in KCNETLink article, Hwang sees the markets as a place for community and a place to bring cultures together.

Nightmarket Philadelphia - Photo Credit: Philly Homegrown

In Philadelphia, the Food Trust's Nightmarket Philadelphia serves other purposes. Created by the Food Trust non-profit, an organization who's mission is to ensure that everyone has access to affordable, nutritious food and information to make healthy decisions, the night market travels from neighborhood to neighborhood throughout the city. According to PA Senator Bob Casey the night market has helped reinvigorate Philadelphia's neighborhoods while providing jobs to hundreds of local residents.

Night Market! Nashville Farmers' Market -
Photo Credit: Nashville.com
On the third Friday of every month the Nashville Farmers' Market hosts a nighttime event that includes restaurants, farmers, arts, crafts and more for visitors to explore. The events usually have live musical entertainment as well as vendors both housed in and visiting the market. Different from other night markets, the Nashville Farmers' Market has a permanent location that includes a farm and sheds, market house, kitchen and flea market area that is open 362 days a year, rain or shine.

Night markets create a new and exciting environment for residents and visitors to interact while sampling a city's local food and merchandise, they can help create strong sense of place and energize a sleepy or worn down neighborhood by bringing a vibrant event to city streets.

Melanie Truhn is a full time graduate student in Pratt Institute's City and Regional Master's Program. When she's not biking around Brooklyn she can found in Prospect Park with her pups.

Tuesday, June 17, 2014

Urban river restoration and downtown revitalization

More and more urban communities are coming to see their long covered and forgotten underground rivers and streams as potential environmental and economic development assets. Visionary planners are increasingly connecting the dots between environmental and economic objectives and the results are nothing short of miraculous. These urban river parks improve quality of life for local residents, drive significant investment and real estate value, attract visitors and stimulate economic growth. Alternatively known as "day lighting", the efforts to uncover urban rivers are having an incredible impact on downtown revitalization efforts. But as you can imagine, these projects are not for the faint of heart. They  require significant vision, dogged perseverance, complicated and sometimes messy coordination of multiple property owners and perhaps most significant, funding. That said, here are a few of my favorites.

Providence, RI (1994)
Perhaps the most well known, the daylighting of the rivers in downtown Providence is credited with spurring an investment renaissance in the nation's smallest state.

"A Waterfront Redevelopment Study for Providence was completed in 1983, followed by an Environmental Impact Statement that, in August 1984, found the most revolutionary of the design option would be the most successful. Three months later, the city, state, and Federal Highway Administration committed to funding the river relocation project. It took 10 years to implement the plan, which required rerouting the rivers, diverting the rail yards, and extending Memorial Boulevard." American Planning Association, Great Places in America: Waterplace Park, Providence, RI

Yonkers, NY (2012)
"The Saw Mill, which meanders through Westchester County before emptying into the Hudson in Yonkers, had its final few hundred yards paved over by engineers in the days when rivers were industrial sewers. It became a culvert. By uncovering, or daylighting, the Saw Mill as a four-acre park, Yonkers is following cities like Providence, R.I., that have built better downtowns around rediscovered public waterways." New York Times, August 21, 2011

Cheonggyecheon Stream restoration, Seoul, South Korea (2005) 
"Cheong Gye Cheon is a dramatic transformation of a site with more than a 5 mile long concrete roadway with an elevated highway into a vibrant public recreation open space running that serves the old central business district area of Seoul." re:Streets, Cheong Gye Cheon Stream Restoration

Want to know more about how you plan for and finance these projects? The best starting point is the Urban Waters Federal Partnership, a collaborative effort among about a dozen federal entities including the US Environmental Protection Agency (EPA) and Department of Housing and Urban Development (HUD) to revitalize urban river corridors. The Partnership aims to reconnect urban communities, particularly those that are overburdened or economically distressed, with their waterways by improving coordination among federal agencies and collaborating with community-led revitalization efforts to improve our Nation's water systems and promote their economic, environmental and social benefits.

Friday, June 13, 2014

Don't underestimate the impact of an annual report

We are half way through the year and I'm sure annual reports are the last thing on your mind. But summer is actually a good time to start thinking about the framework and metrics that you want to include in your annual report. It's also a good time to get report writing on your radar so that you aren't scrambling at the last second to pull together a nice looking report. Remember, these reports are valuable communication pieces that can help you demonstrate, and therefore grow, your impact over time.

For BIDs large and small, reporting back on progress made is not only an important piece of the transparency required of non-profit entities, reports are powerful tool to accomplish a number of other objectives, from fundraising to business attraction. Here are just a few reasons why Annual Reports can help you in more ways than you think...

  • They help you make a pitch to funders - Success breeds success. Measuring impact and sharing it back will help you gain traction with funders, both public and private, who will want to make sure that the recipients of their largess have a track record of success. 
  • They help potential new businesses see the opportunities in your district - An annual report can help communicate trends, pinpoint bright spots in the business environment, and highlight opportunities for new businesses based on the success of existing businesses. They also help communicate the value of the support services that your BID provides to small businesses, making your district an even more attractive place to be an entrepreneur. 
  • They give you a chance to publicly acknowledge your partners - Annual reports are great ways to acknowledge your board, volunteers, and any funders who have helped you along the way. Your supporters will appreciate the recognition - which is an important way to maintain their support over the long haul. 
  • They help support grant writing efforts - The exercise of pulling together data for your district and measuring impact through both quantitative and qualitative metrics will ensure that you have the right information when it comes time to pull together grant and funding applications. 
So if you don't usually pull together annual reports for distribution, you might want to reconsider. 

Here are a few BID annual reports that I like from both big and small organizations. I do tend to like nicely designed reports that include information graphics. These are communication and marketing pieces after all, and often well worth the extra investment. 

Wednesday, June 11, 2014

The top 5 things that urban planners and designers usually get wrong about retail

The other day I got into a heated argument with an architect/urban designer over what it would take to get people to shop in a district we were studying. The architect argued that giving people a place to sit - in this case a small pocket park - would attract people to the district. I argued what I know from customer research, business mix plays a more significant role than amenities in driving customer visitation, by a factor of 3 to 1. Moreover, a poorly maintained public space with no steward (and therefore more likely to attract trash and quite possibly vagrants) might actually backfire and hurt local businesses. 

While we resolved our differences, the conversation got me to thinking about the myths that urban designers - who may or may not know the science of shopper preference - sometime propagate. We have all seen "those" renderings - the ones that designers use to help people envision what improvements will look like. I love those renderings, I do! They help people get excited about ideas an concepts - and they are always filled with bustling retail and people. Always. That's the problem - because sometimes reality doesn't quite work out that way. So here is my list of personal pet peeves, with apologies to the architects, urban planners and urban designers in my life. (And full disclosure...I am an urban planner!)

The MYTH: Creating a great "sense of place"will get people to shop.
I hate to break it to you. But people don't shop because of cute lamps. Or brick sidewalks. They do appreciate those things, but they don't shop BECAUSE of those things.

And on the topic of brick sidewalks. For most communities, this is a huge "don't". The maintenance is taxing (pun intended), the bricks pop and sink and actually freeze more quickly than regular asphalt, which means you are setting yourself up for trip and fall lawsuits. Insurers have figured this out, so getting insurance can be a challenge. This is why the City of New York no longer endorses brick sidewalks (although with a change in administration...memories and lessons learned sometimes fade). 

My personal pet peeve. Brick sidewalks. 

The MYTH: If you build it, they will come

First of all, let's deconstruct who "they" is. This age old maxim does not hold for retailers. With no previous sales data for comparison, retailers can be gun shy about new projects, especially in untested markets with untested partners. As for customers, if you build something for customers who don't exist (or who are further away than your primary customer) you are flirting with disaster.

Atlas Park, a shopping center located in densely populated Queens, NY, has struggled mightily with vacancies after the first mix of tenants failed to reflect local consumer demand. After bankruptcy and sale, the new owners seek to gather intelligence directly from the community using creative signs like these. 


The MYTH:  The retail mix can be changed. 
A few years ago we did some work for a city economic development agency who asked us to deconstruct why their facade improvement program wasn't working. The goal of the city's facade program had been to offer retailers grants to upgrade facades, to make them look nice and quite frankly more upscale. But what happened surprised everyone. Once the new facades were in place, retailers would cover up the upscale news signs with their old vinyl signs that once again screamed "sale", "we buy jewelry", or "discount!". The city's planning director was going mad. Why was this happening? Why didn't businesses know that they could be attracting more upscale customers if they improved their looks? When we dug into the data, we found that although high-end residential development was happening (think Frank Ghery buildings), it was a drop in the bucket compared to the hundreds of thousands of middle-income civil and government office workers who were more interested in convenience and value-oriented shopping. The businesses in the area were concerned that a high-end look would scare off their bread-and-butter customer, and many were not willing to take a chance on the slowly emerging high-end customer who had other, higher end shopping options. Not to mention the fact that the product, merchandise mix and price point of many of these businesses was not appropriate to the high-income resident looking for luxury goods. At the end of the day, the district business mix was not going to change as long as the majority of the customer base remained the same. 

As much as city planning wanted to eradicate this kind of business from an increasingly affluent business district, these businesses are there showing their wares in the way that is most effective for their customers. 

The MYTH: The radial circle is the standard way to define trade area. 
In theory, the idea behind a radial is not a bad one (and to be honest, we sometimes do use this methodology depending on the community and the audience). Sometimes the area from which a community pulls the majority of its customers may approximate a radial circle, in which case pulling data in that way can make sense (and can help you see your community the way retailers see your community), but often times there are geographic, psychological barriers, or gravitation forces that distort a radial trade area. Presenting your community data this way isn't wrong - but it doesn't help YOU or your merchants understand who your real customers are.

That said, keep in mind that retailers use radial trade areas in order to make initial side by side, apples to apples comparisons when selecting sites. 

The MYTH: Parking is overrated. Reducing parking requirements won't hurt local businesses.

The answer really is "it depends". This is not to say that many retailers don't overestimate the amount of parking they need, particularly if they are not familiar or comfortable serving dense urban markets. But in many communities (excluding dense urban communities where public transportation is the norm) parking availability is unfortunately a simple requirement, particularly for convenience districts. Because many customers still depend on cars to reach their destination point, retailers concerns are justified. This is not to suggest that you can't and shouldn't beef up alternative forms of access to the district if parking is a challenge. Or that you shouldn't actively manage parking to make it more efficient.If you are a convenience-oriented district, convenient parking is even more important. 

A bus rapid transit lane along Webster Avenue in the Bronx resulted in the reduction of available short-term parking spacing in front of a number of local establishments (places with quick in-out service, Chinese take-out, convenience stores, etc), effectively hurting business.  
So, now that I've said that, let me contradict myself. Destination districts are a little more interesting, because when there is a unique offering people will often overlook the inconvenience and drive around looking for parking. Go figure.

Federal Hill in Providence, RI is a destination for outdoor dining in the region, attracting customers from as far away as Boston. Parking is a pain...but the businesses are still packing them in. 

Tuesday, June 10, 2014

What you need to know about "Aging Improvement Districts"

By 2030, there will be about 72.1 million older persons, more than twice their number in 2000. That is an increase from 12.4% to 19% of the population. So, what does this mean for our business districts? And how do we ensure that these aging shoppers are welcome and able to visit and spend their discretionary dollars in local businesses. 

To be sure, the internet will play in increasing role in servicing this population. Ordering on-line and having retail goods delivered to your doorstep is not only convenient, it will certainly help more seniors remain in their homes for longer. But the experience of shopping, grabbing a bit to eat, visiting the local coffee shop, etc. will remain intrinsic to many people's lives. In my neighborhood in Jackson Heights, the local coffee shop is taken over once a month by a local senior's group. They chat, catch up and invite local politicians to join them during election season. It's a way for them to connect and remain active - and the coffee shop is more than happy to serve them. 

As our population ages, retailers cannot afford to ignore the reality of an aging population, particularly if 1 in 5 individuals will fall in that demographic by 2030. 

Fortunately, there is more and more information on age friendly business districts - but the main theme of much of the information is to remove accessibility barriers. A toolkit prepared in 2012 by the Office of the Mayor and City Council in New York is a good resource to begin to understand how we can make our districts more accessible to all shoppers, regardless of age. Click Here: "Creating an Age-Friendly NYC One Neighborhood at a Time"]. The report highlights some simple assessment tools that can help you determine the degree to which your community is accessible and walkable. 

The research also highlights some simple ideas that can help your businesses and your district better meet the needs of an aging population, including?

Encouraging more businesses to offer delivery, particularly grocery stores. In my community, the local grocery store automatically asks you at checkout if you want delivery. Many seniors make use of this option. 

Timing traffic signals to allow seniors to safety get across the street. A few years ago I did some work in a community in Long Island hoping to improve connections between downtown and the waterfront. These two areas were separated by a six-lane road. When we tried to cross, the "walk" signal gave us 20 seconds, barely enough time for a few able bodied people...and certainly not enough time for a slower senior citizen!

Removing high curbs to allow for improved wheelchair access. It amazes me that "improvement" projects continue to be designed in ways that do not comply with ADA requirements.  

Putting benches in place that allow seniors to rest during walks. In some communities, people are concerned about benches because they become places where homeless congregate. In the process, they have alienated seniors who need those benches. One answer is to allow local businesses to put out benches. That way these benches are informally monitored by the business owner. 

Simple ideas are sometimes the easiest and most impactful...