Lee County Smart Growth Committee Urban Form and Growth Management The Big Box Dilemma Wednesday, No - PowerPoint PPT Presentation

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Lee County Smart Growth Committee Urban Form and Growth Management The Big Box Dilemma Wednesday, No

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Title: Lee County Smart Growth Committee Urban Form and Growth Management The Big Box Dilemma Wednesday, No


1
Lee County Smart Growth Committee Urban Form and
Growth ManagementThe Big Box DilemmaWednesday,
November 17, 2004 Fort Myers, Florida
Bob Mulhere, AICP
2
Urban Form and Growth ManagementThe Big Box
Dilemma
  • Urban Form is about about the shape of our cities
    and towns
  • Design and structure
  • Where to development and where to
    preserve/protect
  • What type of developments
  • Connectivity and interrelationship of land use
    and transportation, and particularly in Southwest
    Florida, water and the natural environment.

3
Urban Form and Growth ManagementThe Big Box
Dilemma
4
Urban Form and Growth ManagementThe Big Box
Dilemma
  • Sustainable Development - Development that meets
    the needs of the present without compromising the
    ability of future generations to meet their own
    needs (Bruntland Commission,1987).

5
Urban Form and Growth ManagementThe Big Box
Dilemma
  • Seem to be 3 mindsets when it comes to Big
    Boxes
  • No way! We dont need no stinking Big Boxes!
  • Bring em on! Anywhere ..Anytime!
  • Their OK, but on our terms!

6
Urban Form and Growth ManagementThe Big Box
Dilemma
  • Typically occupy more than 50,000 square feet,
    with typical ranges between 90,000-200,000 sq.
    ft.
  • Derive their profits from high sales volumes
    rather than price mark
  • Large, rectangular single-story buildingswith
    standardized facades
  • Reliance on automobile with acres of parking
  • Varying market niches categories include
    discount department stores, category killers and
    warehouse clubs
  • Profound planning impacts on the character of a
    community.
  • No-frills site development that typically eschews
    any community or pedestrian amenities.
  • Seem to be everywhere and unique to no place, be
    it a rural town or urban neighborhood

7
Urban Form and Growth ManagementThe Big Box
Dilemma
  • What benefits are achieved by "big box"
    developments?
  • Offer low prices and great convenience for an
    increasingly time-deprived society (Uhlenhuth,
    The Bigger the Better)
  • Localities economies from sales tax revenues to
    finance local services
  • What are the relevant issues and concerns ?
  • Big vs. small businesses, i.e. category killers
  • Long Term development impacts, costs to local
    government
  • Quality and Image - quality begets quality
  • future marketability - When/if the store is
    closed, will a standardized big-box shell and
    parking lot be a long-term eyesore in the
    neighborhood?

8
Urban Form and Growth ManagementThe Big Box
Dilemma
  • Big vs. small businesses, i.e. category killers
  • terms "value retailers", "superstore," "big box
    retailer," and "category killer" are used
    interchangeably.
  • For these retailers, size does matter.
  • Retail model depends on high-volume rather than
    price markups. For such volume, they must occupy
    large amounts of space.
  • Typically, they range in size from 90,000 to
    200,000 square feet, are located as often as
    possible near highway interchanges or exits, use
    the same windowless box store design with several
    acres of a single-floor layout, and require vast
    surface parking." (Grantz, Cities Back from the
    Edge, p. 192.)

9
Urban Form and Growth ManagementThe Big Box
Dilemma
  • Long Term development impacts, costs to local
    government
  • A fiscal impact analysis prepared in July, 2002
    for the town of Barnstable, Massachusetts
    concludes that big box retail is a financial
    loser for the town. In fact, a 150,000 s.f. big
    box store would cost 70,200 per year more than
    it would bring in for revenue. The new study,
    conducted by Tischler Associates, was a
    "prototype analysis" that examined revenues and
    costs for four residential types of land use, and
    eight non-residential uses business park,
    office, shopping center, big box retail,
    specialty retail, hotel, restaurant, and fast
    food restaurant.
  • ''Understanding the Fiscal Impacts of Land Use''
    report by Randall Gross of Washington-based
    Development Economics, who found that seven of
    the eight studies in central Ohio between 1997
    and 2003 showed an average annual community tax
    gain of 0.62 per square foot from industrial
    facilities, 1.34 from office buildings, and some
    from housing, but a loss of 0.44 from retail
    space -- 44,000 per a 100,000-square-foot
    big-box store.

10
Urban Form and Growth ManagementThe Big Box
Dilemma
  • Quality and Image - quality begets quality
  • What needs to be addressed
  • Around the Country literally thousands of
    communities have developed design guidelines and
    development standards to address the concerns
    associated with Big Box Stores. One such concern
    is appearance. Specifically, communities should
    address the following
  • Architectural character of the building
  • Color and material of the primary structure
  • Relationship to the surrounding community,
    including civic amenities
  • Pedestrian flows and
  • Parking.

11
Urban Form and Growth Management
  • Mixed-Use Activity Center
  • Policy Intent
  • Concentrate almost all new commercial zoning in
    locations to accommodate traffic impacts
  • To avoid strip and disorganized patterns of
    commercial development
  • To create focal points within the community.
  • To be mixed-use in character (originally there
    was a cap on commercial acreage proposed) ,
    allowing for a residential density of up to 16
    units per acre.

12
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13
Urban Form and Growth Management
  • Mixed-Use Activity Center
  • Reality
  • Little or not enough interconnectivity,
    attracting huge volumes of traffic to
    intersections that have or will soon reach
    capacity. Result Live with severe congestion or
    build grade separated overpasses.
  • Little or not enough mixture of uses (primarily
    residential). Since the policy was approved
    without a cap on commercial acreage or a minimum
    requirement for residential in conjunction with
    commercial, majority of Activity Center Acreage
    has been developed commercially (highest and best
    use).
  • Little or no master planning for entire activity
    center. Resulting in piecemeal project-by-project
    planning, and lost opportunities for service
    roads and/or loop roads to minimize impacts and
    volumes to arterials and arterial intersections.

14
Urban Form and Growth Management
  • Mixed-Use Activity Center
  • Reality, Continued
  • Dissatisfaction with concept (or more accurately
    results), as well as demand for a different
    urban from, has resulted in GMP amendments to
    allow numerous additional commercial areas,
    generally on a smaller scale, serving
    neighborhoods and smaller communities.

15
Urban Form and Growth ManagementThe Big Box
Dilemma
  • Super Wal-Mart Collier Blvd.
  • About 222,000 square feet
  • About ¼ mile south of I-75 interchange
  • Paid 3,040,000 in impact fees
  • Were also required to
  • Construct dual westbound left turn lanes
  • Fair Share contribution for signals which are
    owned and maintained by Collier County.
  • Construct the entry road for the multi-family
    behind the commercial AND dedicate to Collier
    County
  • Adhere to stringent architectural and site deign
    standards

16
Urban Form and Growth ManagementThe Big Box
Dilemma
  • Two additional Super Wal-Marts planned in
    Collier and at least one Super Target

17
Urban Form and Growth ManagementThe Big Box
Dilemma
18
Urban Form and Growth ManagementThe Big Box
Dilemma
19
Urban Form and Growth ManagementThe Big Box
Dilemma
20
Urban Form and Growth ManagementThe Big Box
Dilemma
People are still coming to Southwest Florida
21
Urban Form and Growth ManagementThe Big Box
Dilemma
Its about quality of life !
Any Exit I-75
22
Lee County Smart Growth Committee Urban Form and
Growth ManagementThe Big Box DilemmaWednesday,
November 17, 2004 Fort Myers, Florida
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