Vacant storefronts - How bad is it?

Excessive vacancies contribute to blight

by Mateja Mihinjac

Local shops and offices that occupy storefronts of downtown and suburban streets inject life into those places. Without them, these areas would not attract local residents or visitors and that would leave downtown areas barren and vulnerable to crime. Vacant storefronts communicate messages to passers-by such as an economic downturn, unsafe conditions, or a lack of care. These were some of the responses shared by the participants in a field study I conducted last year.

THE EXTENT OF THE PROBLEM

While an increase in storefront vacancies appears almost universal across western countries, the extent of the problem varies between countries, cities and even within the neighborhoods:

• In Manhattan, researchers counted approximately 1000 empty storefronts within a 59 square kilometer area resulting in 10-20% of vacant shops across this densely populated urban island.
• In one mid-sized Canadian city where I conducted my research, I counted over 20 vacancies within a 0.14 square kilometer downtown area where the overall vacancy rate was estimated at 7.5%.
• Chicago identified on average 11.5% vacant storefronts across the city with their south suburbs’ vacancies peaking at 21.8%.
• The UK has also seen a surge in their high streets store vacancies since 2015, with a national average of 10.3%.
• The rest of Europe is no exception.

Empty storefronts send a powerful, and negative, message to passers-by

Some cities, such as Melbourne, have experienced reductions in their downtown vacant rates but have observed more issues with suburban areas. A scan across 11 suburban retail strips uncovered a vacancy rate of 8.4% with the highest at nearly 17%.

Given a commonly cited 5% “acceptable” vacancy rate, it is not surprising that vacant shopping corridors are a growing worry of commercial experts, CPTED practitioners, and criminologists who study such matters.

We mapped downtown vacant properties to identify risky streets

REASONS BEHIND VACANCIES

Vacancies are not uniformly distributed across cities and suburbs for a number of reasons. Some include:

1. Cost of rent; many small independent shops can no longer afford expensive rents and instead give space to large chain stores and shops instead. This is especially problematic in more expensive parts of the cities and affluent suburbs. Landlords have been chastised for maintaining an empty storefront while waiting for affluent renters.
2. The post-recession rent bubble; to boost the economy following the 2008/09 recession, developers expanded commercial corridors resulting in over-supply of physical shops with highly-priced rent a few years later.
3. E-commerce or online shopping are blamed as the main culprit for closing brick and mortar shops. So-called dry retail businesses have seen a significant decrease, while food, beverage, fitness and service retail storefronts appear to be on the rise.

There are ways to minimize and mitigate vacant storefronts 

Other possible reasons for vacancies include rezoning, gentrification and shifting consumer preferences. Ultimately, vacant storefronts not only influence the economy, but they influence safety and social life. In short, when vacancies arise, conditions also arise for street crime and worsening fear.

WHAT CAN BE DONE?

In our Third Generation CPTED article last year, we pinpoint the importance of social, economic, and environmental sustainability as protective factors against neighbourhood decline. Active local shops and robust local economies are paramount for a decent quality of life. This is a core principle of our vision of liveable 21st Century cities.

The next blog will explore how vacant storefronts impact crime and possible solutions for addressing them.

Greening the netherworld beneath overpasses

Via Verde greening project, Mexico City - Via Verde Yahoo Mexico news

by Greg Saville

Traditionally, the sheltered areas beneath highway and freeway overpasses are places of dereliction and decline. They are places where garbage gathers and the homeless seek refuge. Especially in car-centric cities, they are a blight foisted on us like an afterthought by traffic engineers. 

Thankfully, planners and citizen advocates are beginning to transform areas beneath overpasses into a green future. Examples include projects such as Seart Park in Mount Wellington, New Zealand, Underpass Park in Toronto and Seattle’s I-5 Colonnade Mountain Bike Park.

A friend sent the above video of an urban naturalization project - the Via Verde project - recently launched in Mexico City; it modifies support columns beneath an elevated motorway using ivy and thousands of plants. 

Via Verde project - greening dead space below overpasses - screenshot from video

Although it's in Spanish, even non-Spanish speakers can see the video is inspiring! The main goal is ecological, namely cutting the air pollution problem from Mexico City’s notorious traffic congestion. The design structure uses recycled bottles, an automated rainwater irrigation system, and many other environmental innovations.

But there are obvious psychological perks worth mentioning from a SafeGrowth perspective.

The vegetative covering on cement pillars not only improves the color and aesthetics of a bland area, but it is just the kind of greenery that reduces the stress and foul moods from traffic madness. It also insulates against a wall of traffic noise, a major fear generator in urban places.

Green walls to humanize Mexico City roadways - screenshot from video 

Then there are the social contributions, for example, parts of the structure were constructed by women penitentiary inmates who were paid for their work. If plants begin to yellow, local residents use social media to notify the city thereby encouraging citizens to claim an interest in underpass areas, further enhancing the natural surveillance.

To date there have been few examples of an environmentally based CPTED - the so-called 3rd Generation CPTED. That is a theory yet to emerge and the green underpass movement may be a perfect place to start.

Oshawa & Whitby Part 1: The Jekyll & Hyde story

Good news! While crime rates in some large urban places have turned upwards, it is not so for smaller cities. Case in point: The region of Durham near Toronto, Canada where crime rates have declined for the past few years.

Bad news! Crime and disorder is not distributed evenly. Two similar sized cities in Durham - Whitby and Oshawa - border each other along Lake Ontario. I've spent the past few weeks working here and driving them. You would barely know they are in the same country, much less region. They look completely different!

Downtown Whitby is charming, has a wide range of shoppers, stores, and landscaped streets. It looks appealing, well used and historic at the same time.

Downtown Whitby

Oshawa storefronts look unsightly, some are vacant. Strip malls blight blocks. Other blocks host drug addicts and the indigent. One recent newspaper account describes it as "little more than a hollowed-out downtown surrounded by sprawl."

Downtown Oshawa

It is not pretty.

Last summer, at the start of the Recession, Oshawa downtown was in a state of transition - a new courthouse, a restored historic theatre, and a new university satellite. It seemed things were finally on the mend. Today, not so much. With hard times falling on employers, it's difficult to know if that recovery is dead. Local youth told me they don't go downtown for fear of druggies and crime.

Jane Jacobs once told us we ignore streets at our peril. Someone has been ignoring downtown Oshawa for a long time.

Rehabilitating such areas is a monumental job. But seeing these two very different downtowns...I wonder? How is it that Oshawa and Whitby share the same regional government, the same regional police agency and a similar geography, yet live such a Jekyll and Hyde life?

Still crazy, after all these years - reversing blight

The Oregon District, Dayton, Ohio - photo Nyttrend, Creative Commons

With all this talk of police reform, it's easy to get sidetracked. Last week during business travel I came across another urban gem - an example of how to do neighbourhoods right. I was working on the SafeGrowth program in Dayton, Ohio. Dayton is an older city in the rust belt. Manufacturing jobs, like a GM plant, have been shutting down and thousands have been laid off. Innovative police chief Richard Biehl is working with his agency and community to expand problem-solving and crime prevention in some troubled neighborhoods. 

 It was during this workshop the participants brought me to a fascinating area called the Oregon District. All the Daytonions I spoke to raved about this trendy neighborhood. And for good reason. The Oregon District is an historic area just outside the main downtown area. It has interesting shops, restaurants and pubs. It is accented by tasteful street designs such as decorative lighting and pavement treatments. 

The residential areas behind the commercial street are among the most desirable in the city. During our safety audit walks we found plenty of TLC from front yard flower pots to artistic renos. The residents to whom I spoke loved living in this area. There is an active neighborhood association. Local folks are working to make it a safe place.

Downtown Dayton - photo Nyttrend, Creative Commons

But the Oregon District wasn't always this way. For those working in troubled areas, it's important to remember all success stories have a beginning. Things don't just happen! Thirty five years ago the street was blighted. Then a local doctor got the idea to invest and turn it around. He was followed by others. 

Essentially they tackled the blight and began purchasing properties in the cities oldest neighborhood. Gradually, the street began to develop. A gazebo in a retrofitted park here. Streetscaping on the commercial block there. Eventually, I was told, the positive energy spread to surrounding residential areas. 

DAYTON TODAY

Today residents and shopowners participate in alley sweeps, local festivals, social events, garden tours, and baseball camps. The local neighborhood association tackles issues such as liquor permit saturation - what we call tipping point capacity in SafeGrowth. A theatre company is moving there. 

It has taken three decades, but Dayton's Oregon District is now among the most successful in the city. In so many ways this story echoes the story of Westville in New Haven (see my blog from last month on Westville). A half century later, Jane Jacobs' crazy ideas of vibrant neighborhood life still trickle down the years. see the Oregon District