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New Markets for Older Communities
James Hartling, Urban Partners
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Types of Communities
Urban Partners
Older roadwaysObsolete shopping centers (grayfields)Auto-oriented replacement usesMultiple jurisdictions
Cities & townsLarger, former industrial sitesExtensive transportation access
VillagesSmall sites, dense fabric of buildingsCommuter rail facilities
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Cities & Towns: Larger Reuse Sites
Urban Partners
Market Opportunities
Mixed-use developmentMarket drivers to finance assembly
Today—often sales housingHigh-valued freestanding commercial
Balance with community vision
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Mrs. Smith’s--Pottstown
Former pie factory parcel
At gateway to Downtown
Zoned & partially used as industrial
Market/Land Use Challenge
Urban Partners
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Mrs. Smith’s--Pottstown
Light Industrial
Affordable Housing
Highway-oriented retail (drive-throughs)
Primary Market Forces
Urban Partners
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Mrs. Smith’s--Pottstown
Gateway to Downtown
Office/Retail Uses Along Key Commercial Street
More Affluent Market-Rate Housing
Major Increment to Tax Base
Traditional Neighborhood Design
Community Vision
Urban Partners
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Mrs. Smith’s--Pottstown
New Housing Development (Market Forces)
Balanced Residential/ Commercial (Vision)
Maximum Development (Vision)
Key Market-Vision Trade-off
Urban Partners
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Hoboken Waterfront
Urban Partners
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Largely vacant industrial waterfront —about 14 blocks
City control of two piers (A & C) & three adjacent blocks
PATH, trains & planned light rail
Hoboken Waterfront
Urban Partners
Market/Land Use Challenge
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High Rise Office and Residential on Piers Near PATH
Primary Market Forces
Hoboken Waterfront
Urban Partners
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Community VisionHoboken Waterfront
Hoboken height
Sufficient economic expansion/taxes
Quality open space
Development the length of the waterfront
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Key Market-Vision Trade-off
Hoboken Waterfront
Large-Scale Housing Development (Market Forces)
“Hoboken Height” (Vision)
Maximum Development (Market Forces/Costs)
Quality Open Space (Vision)
Jobs & Tax Revenues (Vision)
Urban Partners
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Results
Hoboken Waterfront
Great public spaces
Urban Partners
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Hoboken Waterfront
Urban Partners
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Hoboken Waterfront
Economic expansion/taxes at Hoboken height
Results
Urban Partners
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Hoboken in 2000
Population—38,700 (+16%)
Median Household Income--$62,600 (+35% after inflation)
20,000 Housing Units—2.4% Vacant (+15%; vacancy –83%)
Median Rent--$1000 (+34% after inflation)
Median Home Value--$430,000 (+24% after inflation)
Hoboken Waterfront
Urban Partners
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Villages: Limited Site Opportunities
Urban Partners
Market Opportunities
Small-scale development—mixed useEntrepreneur drivenRestaurantsSpecialty shoppingProfessional offices (owner-occupied)Need visionary property owners
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Older Roadways: Municipal Cooperation
Urban Partners
Market Opportunities
Reposition older shopping centersReuse sites for new housingModernize highway oriented retailingConvert from strips to nodes
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White Horse Pike
Urban Partners
Eight-mile long corridorEight municipalitiesVarying uses: homes;
strip centers; auto
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Urban Partners
Market Opportunities
1,000,000 SF new & expanded retail120 sales townhomes/condos annually80 age-restricted units annually1 or 2 hotelsSmaller flex space
White Horse Pike
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Urban Partners
Site Development Opportunities
White Horse Pike
Interstate access site
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Urban Partners
White Horse Pike
Site Development Opportunities
Older center reuse
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Urban Partners
White Horse Pike
Site Development Opportunities
Grayfieldsredevelopment
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Urban Partners
White Horse Pike
Site Development Opportunities
TOD Town Center development