SPAR is unveiling its new Springfield Revitalization and Leasing Strategy, developed in conjunction with LISC, at an open house on December 16 (11:00-2:00pm @ the SPAR building).
During a series of workshops, three possible commercial development clusters have been identified:
(From the SPAR Weekly Update, 12-5-08)
1) SpringfieldTownCenter (Main at 8th Streets area: a convenience\specialty\destination area that could include a coffee shop, gift store, theater, florist and auto service.
2)Main Street South: a college(FCCJ)\neighborhood area with book store, beauty services, restaurants, pet store and clothing.
3) 8th Street West could emphasize medical\convenience and provide health and wellness services, lunch places, gift stores, and dance gallery.
This thread is a working group for ideas and comments about SPAR's commercial development plan. Same rules apply as for every working group--please remain on topic, address issues, and be civil. Discuss!
How will the areas work? I mean, what if a coffee shop wanted to move into a different area? How, exactly, would these areas be targeted for these types of businesses? It sounds like a cool idea, I just wonder how one goes about doing this.
These are possible development clusters that LISC and SPAR have identified in workshops and focus groups. The types of businesses listed in each cluster is not a hard-and-fast rule; a bookstore could still go in anywhere.
One way of envisioning commercial development clusters is to establish themes for each grouping. That seems to be the strategy taken here.
These clusters were likely picked because cluster 1 (the unfortunately suburban named "town center") is at the neighborhood's major crossroads with a decent amount of existing buildings and cluster 2 is around the Cesery project. Cluster 3 ties in Springfield with the interstate and Shands, an important corridor with large open lots desired by major developers.
My initial thoughts are that these clusters may work for a long-term strategy. However, with a down economy and a seriously dilapidated commercial district, managing three development zones at the same time may be problematic. I think it would be best to focus the majority of efforts on the 8th and Main area. While I love the idea of pushing west for greater connectivity with Shands, the closing of Quality Foods and the purchase of 8th east properties by Mack Bissett and Jack Meeks make this a natural area of organic expansion, especially in the current economic climate. Both owners are well poised to make their properties move-in ready at fair commercial rent rates. Concentrating in one area at a time will allow a more noticeable impact with limited resources and encourage more rapid organic growth of tangent areas.
There are a number of tricks that can be used to spur development in target clusters, from subsidized/lower-than-market-price leasing, to grants; tax abatements to low-interest loans.
This isn't to say people should be discouraged from developing other areas. Three Layers and others have proven you can have successful off-Main development. I'd like to see the overlay amended to be more hospitable to off-main commercial developments like restaurants and live-work spaces, especially on commercial façade rich streets like Walnut. These streets are historically mixed use and asking developers and small businesses to go through the PUD process for almost all commercial development on them makes projects too costly. (Full disclosure: I live on Walnut, and I don’t mind sharing my street with commercial development or multi-family housing. In the long run, a vibrant urban setting makes homes more valuable than if SPR is merely block after block of single family homes).
I agree with all of these things. I suppose thinking of the clustering helps, rough-draft wise and to understand the strengths of these places and their weaknesses. I also agree that the one-cluster-at-a time would have greater impact, much like the developers from Atlanta (first VanHorn and then Mack) did on residential blocks throughout SPR.
Agree completely JBD.
Springfielders unite, and please don't allow anything in Springfield to be tagged with the "town center" moniker!!!! It is a suburban death knell...
I think 8th St west should be the easiest area to provide success on. The biggest obstacle is the lack of buildings, but with an anchor as large as Shands, added to The Proton Beam, the VA, and the interstate, I think that a motivated developer could come in and and make an almost imediate impact. With an open lot at almost every intersection, save 8th and Boulevard, you could have an array of services in historically contributing buildings, office space for Doctors, and even some rentals mixed in.
Lower Main could have some success by building off of the Pearls success. With FCCJ campus and the ever hungry downtown crowd, you could have a nice mixture of entertainment and food oriented options. I do hope that the structures that are still standing, are left standing. I believe Hionides intention, should he ever act on developing, is to demolish the Horne Building. That would be a shame.
8th and Main has the building mass needed. So much of it would need a full build out, but its much closer to being able to be turned into a working district than the areas with out critical mass of buildings.
East 8th would provide a bit more of a challenge. It doesnt connect to an area like downtown or Shands. It has more buildings than W 8th, but wouldn't get nearly as much incidental traffic as W8th or Main.
The north side of East 8th is a better target for organic, local, small business growth, rather than for developers. The south side of E. 8th from Main to Hubbard would require a more significant financial investment.
The problem with W. 8th in this economic climate is that big projects are not going to start. We certainly don't want to ignore that corridor as it is a vital connector with Shands and the interstate and ripe for great development. However, with limited neighborhood resources and a rotten economy, we should be developing short-term strategy that compliments our long-term plans.
I dont disagree. I just think that the area that would have optimum immediate success is W 8th, were it not for the complete and total lack of buildings.
With an eye to existing infrastructure, the 6-8th blocks of Main is the most immediately ready for development.
I'm still under the impression that the 8th & Main area is the quickest to fill in. There are anchor destinations already in place and enough vacant storefronts that won't require expensive improvements to embrace the idea of clustering. However, I do believe what goes in this area will have to complement what's already there.
West 8th has Shands and will be getting a new BRT corridor. If JTA follows through, there will be better lighting, sidewalks and more traffic at the intersection of 8th & Blvd. The major problem in this area is the lack of buildings. You have the potential for infill, but the economic conditions and the city's zoning and permitting process make seeing a significant amount of new construction in the short term, unrealistic. Nevertheless, I do believe the neighborhood is blowing an opportunity to create more street level vibrancy by not attempting to work with the VA clinic to make sure their structure is pedestrian friendly. If that clinic is going to have its own restaurant, we should be doing everything we can to make sure its accessible and can be seen from the street. This move will help generate additional traffic, which will then attract additional businesses and retailers to the immediate area.
Out of all of Springfield's commercial districts, South Main seems like it will be the most difficult to fill in. There are a ton of vacant blocks that hamper walkability and the medians eliminate many major retailers from even considering a location in the area (for example, anchors like CVS only consider sites located at full signalized interestions). This means half of the commercial blocks along Main have already been eliminated from further study simply due to closed medians. On the other hand, Cesery's development should fulfill a need in the community currently not being met. That need or desire is for high end businesses that place a high priority on atmosphere as well as product. Depending on what SPAR ultimately does with their building, it could be the perfect complement for retail at Cesery's project. Perhaps SPAR should consider selling it.
I also would not forget about North Main. Its the most vibrant commercial corridor in Springfield and it has the potential to explode if JTA follows through with their commuter rail plans. Again, Springfield advocates need to really pay attention to this area. Springfield's second largest employer (Swisher) is located here and there is a ton of vacant brick warehouse space that could become an urban loft district centered around a Springfield rail station.
Btw, I also agree with killing the "Springfield Town Center" name for 8th & Main. We don't need suburban gimmick names to sell our urban assets.
Didn't Swisher just sell?
I don't think so. They have been expanding their operation:
QuoteSwisher International grows as sweet cigars prosper in Jacksonville
JACKSONVILLE â€" The smell of grape-flavored cigarillos fills the air at Swisher International Inc. as they roll off high-speed machinery at roughly 2,000 per minute.
The churning of the new machinery is a reflection of Americans’ increased taste for cigarillos and little cigars, which has fueled the manufacturers’ increased revenue and $80 million worth of equipment upgrades and expansion at its Jacksonville facility.
Swisher is the country’s largest producer of cigars and one of the biggest in the world. It has capitalized on the industry’s resurgence based on its consistent product, reasonable pricing and the popularity of cigarillos and little cigars, which resemble cigarettes in size, said Norman Sharp, president of the Cigar Association of America.
(http://assets.bizjournals.com/story_image/214068-300-0-2.jpg)(http://assets.bizjournals.com/story_image/214067-300-0-2.jpg)(http://assets.bizjournals.com/story_image/214066-300-0-2.jpg)
full article: http://pacific.bizjournals.com/pacific/othercities/jacksonville/stories/2008/12/08/story3.html?b=1228712400%5E1743562&brthrs=1
That's interesting.
I had heard they sold out.
That's good news.
I've also heard that some company has been buying up land around there.
I would love for SPAR to sell that building. They don't need to be in the office rental business, they don't need all that space, and the building itself is an energy sieve. Get a long term lease (from Cesery?) and get out from under that albatross.
[side note: doesn't MetroJax have spell check? So I don't have to keep pasting posts into Word...]
Phil
^ Spell check added.
use firefox. It has a built in spellcheck. Sadly, it wont catch when you want to type "say" but instead type "saw", but its better than nothing.
I am limited by what the IT Spec Ops Gargoyles have deemed "necessary" here on nasjax.
Firefox has been determined to be subversive.
Phil
Quote from: Lunican on December 09, 2008, 09:38:19 AM
^ Spell check added.
I just noticed... Thanks Lunican! (spelling checked!)
QuoteA Community at a Crossroads
In an effort to bring business back to some of Jacksonville's older areas, LISC has turned its attention from residential to commercial development in order to revamp the neighborhood.
[…]Local Initiative Support Corp. Jacksonville - known more commonly as LISC - began targeting commercial development this year. LISC has been in Jacksonville since 1998, focusing on housing. In 2007, it contributed $7.5 million in grants and loans in Jacksonville. Rankin said housing will remain a big part of what the organization does, but neighborhoods need retail and commercial development, too.
LISC is aiding the Springfield Preservation and Revitalization Council by doing marketing studies and paying the salary of Don Downing, who is spearheading Springfield's recruitment of retailers. The studies highlight the buying power of Springfield residents, such as an estimate that they spend $11.6 million a year outside the neighborhood because the existing retail falls short of the demand.
"People are very clear that they see this as a walkable community that has a lot of strong social connections, and they understand that a vibrant commercial area is an important part of the heart of a community," he said.
In addition to Main Street and Eighth Street in Springfield, the Local Initiative Support Corp. has identified Norwood Avenue, Myrtle Avenue, and Moncrief Road as corridors for more commercial development. […]
From: David Bauerlein, "A Community at a Crossroads," Jacksonville.com (Dec. 7, 2008). http://www.jacksonville.com/business/2008-12-07/a_community_at_a_crossroadsA summary of various LISC and city projects to encourage development in the urban core/Northside neighborhoods.
This article indicates that the LISC-SPAR partnership has identified the 8th and Main area as the primary target cluster for historic Springfield's commercial corridor revitalization plan.
I love Paul T and his group north of us, but wish Bauerlein had been a bit more balanced with the article. Was glad LISC/Springfield merited the last sentence on the front page of the section, but wondered about the other groups LISC is working on commercial with, too.
SPAR Revitalization and Leasing Strategy Open House Reminder
SPAR will have information on its draft commercial corridor revitalization plan (with proposed development cluster maps), Preliminary Leasing Plan Summary Report, and other information available at the SPAR building throughout the month of December.
They will host an open house presenting these materials on Tuesday, December 16th from 11 to 2 with an open community preview on Monday, December 15th from 4 to 6.
I look forward to continued comments, productive debate, and community engagement on these issues.
Does anyone have data on how many people work at Shands? How far on average they have to travel to work? median income? Seems like with some basic retail services they would be attracted to the Springfield/Downtown area. I only know of two residents in Springfield that works at Shands.
Top 5 zips of origin, in order, for UF employees:
32218 - Northside
32244 - North Orange Park (103rd)
32210 - Ortega/Ortega Forest
32208 - Southside of Trout River, W to 295
32225 - Regency, Fort Caroline, Queens Harbor
Top 5 zips of origin, in order, for Shands employees:
32218 - Northside
32244 - North Orange Park (103rd)
32225 - Regency, Fort Caroline, Queens Harbor
32246 - Eastside (b/w 10 and JTB)
32221 - Westside
JTA has had access to this information since 10/07.
Revitalization districts have been big business in urban planning for the past few decades. SPAR's partnership with LISC allows the organization to benefit from LISC's experience with revitalization projects around the country. SPAR will be releasing its first draft commercial corridor revitalization plan, the product of many LISC-led workshops, focus groups, and area studies. It is crucial for Springfield's future that SPAR --and the community-- adopts and advocates the best possible urban planning practices.
In advance of the SPAR Commercial Revitalization and Leasing Strategy Open House, here is some general information on LISC, commercial revitalization issues, leasing strategies, and case studies of commercial corridor projects:
LISC Online Resources Library (http://www.lisc.org/section/resources) has information on LISC and its past projects. A topic search for "commercial revitalization" yielded some interesting case studies -- a great place to familiarize oneself with general commercial revitalization issues.
Here are LISC's commercial development and economic stimulus goals (http://www.lisc.org/section/goals/economic) and key project areas. The results of Springfield's MetroEdge Survey are available here on MetroJacksonville: Is Springfield a Viable Retail Market? (http://www.metrojacksonville.com/content/view/762/122/)
LISC has a wealth of case study material from the SF Bay Area. Remember that not all of the programs discussed apply to Springfield's commercial corridor revitalization. SPAR's work with LISC thus far has focused on understanding neighborhood markets, planning, and target marketing.
Bay Area LISC developed commercial /mixed use strategies. (http://www.cdexchange.org/commercial)
LISC advocated the adoption of commercial leasing strategies for long-term commercial revitalization projects. Leasing strategies typically encompass everything from visioning sessions and focus groups to identify neighborhood needs and desires to the cataloging of available retail space, from marketing outreach to implementation of incentive programs.
To develop a leasing strategy, an organization should: 1) evaluate the local retail market; 2) identify neighborhood needs; 3) understand market data; 4) understand retailer needs and location-choice patterns; 5) work with consultants, market researchers, property managers, owners, and businesses; 6) target and reach out to new businesses; 7)work within the current economic climate but be flexible enough to plan for the future, and 7) continue to evaluate the effectiveness of the implemented strategy.
Ideally, leasing strategies target certain development clusters but are not rigid. In other words, if the revitalization plan calls for a bookstore at Main Street South (Main1st-4th) the organization strives to interest that type of business in properties at that cluster. However, if a bookstore owner wants to go in on 8th West or on Walnut St. instead, it is not prohibited and is a welcome addition to overall development. Many -- but not all-- leasing strategy workshops have organizations and community members identify the types of businesses desired and the types of businesses discouraged from the commercial corridor; this process can be a controversial source of initial community tension.
This article provides an overview of what commercial revitalization leasing strategies are, how they operate, and how they affect community development goals. It specifically addresses community development corporations (CDCs), but many of the points will also apply to the SPAR-LISC plans (the major differences being funding and oversight). Tiffany Eng, "CDC Commercial Leasing Strategies,"
Community Development Corporations: Commercial Leasing Strategies and Social Objectives, p. 13. (http://interactiveu.berkeley.edu/gems/yplan04/TiffanyEngPR.pdf)
Successful leasing strategies also address the existing demographics and needs of the neighborhood as well as recognize what businesses need to make retail space cost effective and successful. Commercial spaces for small business (http://www.cdexchange.org/stories/storyReader$41")
A brief glossary of some of the most common <a href="http://www.cdexchange.org/stories/storyReader$67 ">commercial lease types</a>.
Furthermore, there are a number of successful models for financing (http://www.cdexchange.org/Financing) revitalization projects.
"Many -- but not all-- leasing strategy workshops have organizations and community members identify the types of businesses desired and the types of businesses discouraged from the commercial corridor; this process can be a controversial source of initial community tension."
SPAR Council (and some Springfield citizens) will need to dig deep inside and find some sensitivity here. We need to look at businesses and not make shallow decisions which smack of class or racial prejudice. I mean, really, some of the comments that were made by SPRers about braid shops....so freakin' what! Not to mention Family Dollar.
A diverse Main Street will have a chicken shop and a coffee shop. In my humble opinion.
Judging from a recent facebook conversation I was a part of with several neighbors, I would say the Chicken Koop is liked by a broad spectrum of people.
good stuff.
Remember that leasing and development stratigies are flexible and they are basically marketing vehicles. They may target market certain types of businesses, but they don't prevent other types of buinesses. What succeeds in Springfield's commercial corridor will be driven by local economics, just like anywhere else. Business that appeal to a broad spectrum will always succeed here.
A visioning session or focus group may decided to pursue coffee shops, bookstores, and botique retail and discourage pawn shops or check cashing joints, but in the case of Springfield, the overlay -- not the leasing strategy --would prevent new storefronts from the latter group.
There is always going to be some degree of neighborhood disagreement about what, exactly, should comprise the commercial corridor. I'd like to see everyone give everyone else the benefit of the doubt about motives so that we can move on and address some of the tough transit and urban planning issues at hand.
SPAR Commercial Revitalization and Leasing Strategy Open House: A brief review
Available on display were: a large aerial map view of the Springfield Historic District and adjacent areas, a large street and parcel map of the area (on which was added proposed transit corridors), street and parcel maps of the proposed development clusters, a two-year timeline for commercial corridor revitalization planning, and a brief explanation of the leasing strategy.
I could not get clear photos of the posted maps. I have asked Don Downing for electronic copies of some of the available handout materials so that I may post them here; that request is awaiting approval by SPAR's Executive Director. *Approved. Posted below by Zoo.
Editorial comments and additions made by attendees appear in italics.
Target Development Clusters/Nodes
SPAR and LISC have identified three major development clusters. They are the same clusters as previously identified here, with some modifications:
1) Springfield Town Center (Main St. north of 6th, including central 8th&Main area): targeting destination shoppers, local employees, and area residents; a convenience\specialty\destination area with a target pedestrian traffic time of 1-4 hours, that could include a coffee shop, gift store, beauty salon, theater, florist, cigar shop, wine store, improved gas and quick oil change, museums/exhibits/galleries, jewelry store, movies/art films, programmed entertainment at restaurant/bar venues, and a grocery.
Priority properties for leasing and development: 9th and Main restaurant location, Quality Foods site, existing storefronts on Main between 6th and 8th.
It was noted that several people dislike the "town center" name as it confuses the area with other "town center" streetscape projects and shopping plazas in Jacksonville. As noted before by zoo, the name is also more associated with current suburban developments.
2)Main Street South (Main St.,1st-6th): targeting Bethel, FCCJ, downtown employees, and area residents: a college(FCCJ)-neighborhood-downtown bridge area --promoting connectivity with Springfield Town Center--with a book store, college apparel, copy store, pre-prepared and convenience foods, beauty services, restaurants, auto repair, ice cream, pet store, shoe store, thrift shop, video/gaming, wine bar, bike shop, bars, banks, etc.
Priority properties: Main west 5th to 6th, Main west 3rd-4th, retail within the Cesery project.
The proposed development emphasis of this cluster is designed to bridge SPR with FCCJ. However, at the current time, it is not coordinated with the FCCJ campus master plan.
3) 8th Street West: targeting both Shands employees and neighborhood residents; could emphasize medical\convenience and provide health and wellness services, medical offices, specialty grocery, gym, yoga and dance studios, lunch places, gift stores, arts, restaurants with quick lunch and office catering, etc.
Priority properties: 8th at Perry, 8th at Pearl.
Specific businesses mentioned by focus group participants for one or more development nodes included Panera, Dunkin' Donuts, Quizno's, Five Guys, wine bar, pizza place.
As of now, there is no priority cluster and efforts are likely to focus on developing all three simultaneously. Targeted grants, a spike of interest in a certain section, or a large development could shift priority focus to one cluster or another in the future. The businesses named above are some of the types that the area hopes to attract with the leasing strategy.
Leasing Strategy
Main Street's existing structures are in varying condition. A few are "move in ready" for businesses; others need a substantial investment just to meet code. One of the first steps in any leasing strategy is the compilation of an inventory of existing commercial space. A comprehensive survey and cataloging of existing properties, their condition, leasing price, sale price, amenities, appliances, etc. permits SPAR to aid businesses looking for space in the neighborhood, recruit businesses with realistic representation of available properties, and to direct funding (façade grants, development grants, etc.) to properties in need.
The leasing strategy also calls for a summit with commercial corridor property owners to discuss development issues and factors currently limiting Main Street development. SPAR and SAMBA will be working with property and business owners to make sure that they are aware of available sources of funding and incentives for infrastructure improvements.
Longer-term (6 months+) goals included development of targeted marketing strategy to attract new businesses and promote existing businesses; hosting a leasing "open house" to showcase available properties; continued support of building, infrastructure, and parking upgrades to commercial corridor; consistent support of existing businesses.
Transit Issues
The presentation did not originally include information on transit issues.
The proposed rail S-Line and Boulevard BRT lines have been marked on a street and parcel map overlay. Alternative suggestions for BRT/express bus corridors, such as Main and Jefferson Sts., are also marked. Also indicated as a needed transit improvement was the two-waying of Main Street between State and Union.
SPAR stated at their last board meeting that they would study JTA's current BRT proposal further and get more community feedback before taking a position on JTA's plan.
MetroEdge Survey Data, Springfield Commercial Assessment, and Other Informational Materials
Informational handouts available included a summary memo by Larissa Ortiz (LISC), an article on the Springfield Development Assessment, and a one-sheet on with MetroEdge survey data highlighting retail dollar leakage from the Springfield trade area (an area that encompasses Historic Springfield, north to MLK, and adjacent areas toward downtown, FCCJ, and Shands.)
A MetroJacksonville evaluation of this and other MetroEdge survey data appears here: Is Springfield a Viable Retail Market? (http://www.metrojacksonville.com/content/view/762/122/)
The article on the Springfield Development Assessment (http://www.metrojacksonville.com/content/blogcategory/15/99/), written by Ennis Davis, originally appeared on MetroJacksonville.
Go see the exhibit, add your input to the maps and lists, and share your ideas here.
To add to JBD's post, below is a digital version of the strategic recommendations developed by the LISC consultant from NYC to revitalize Springfield's commercial corridors (this information was available as a printed handout at the Revitalization Open House held earlier today; excuse screwy formatting):
Date: December 10, 2008
To: Don Downing, SPAR
Louise DeSpain, SPAR
Eugene Montgomery, LISC Jacksonville
From: Larisa Ortiz, Larisa Ortiz Associates, LLC
Re: Final Close-Out Memo, Preliminary Leasing Plan Workshops/Roundtables
Introduction
The preliminary leasing plan is the result of over a year’s worth of market research and outreach that included the gathering and interpretation of demographic data, extensive community engagement and participation, and the involvement of institutional stakeholders, resident and employees. The combination of demographic and market data, coupled with input from potential customers, is critical to defining a set of next steps for SPAR employees and stakeholders as they attempt to advance the commercial revitalization of the district.
Our scope of work included the following: 1)conducting two consumer roundtables, 2) providing basic training in canvassing and prospecting for retailers, 3) leading a leasing plan workshop with members of SPAR’s Development Committee and other select stakeholders, and 4) preparing a summary document that memorializes the outcomes of these discussions.
This memo will serve as the summary document for both the roundtables and the leasing recommendations for select geographic area or ‘nodes’ within the Springfield commercial district. It should be considered a starting point for discussion with stakeholders, property owners, and brokers whose buy-in will be critical to the success of a targeted retail recruitment and retention strategy that creates a consistent theme and brand for the district.
Overview of Research and Analysis
Roundtable Feedback
Consumer roundtables were assembled representing two discrete consumer groups. The first included employees from Shand’s Medical Center, the Proton Therapy Institute and Florida Community College at Jacksonville (FCCJ). The second included a group of local Springfield residents.
Employees were generally positive about the changes they have seen in Springfield over the past few years, but acknowledge that the neighborhood still suffers from a general perception that it is an unsafe place.
Employees expressed strong interest in retail offerings that meet their breakfast/lunchtime dining needs. The lack of quick, convenient lunchtime options was mentioned many times. Local eating establishments that did not meet this requirement were not often paid a second visit. Participants also expressed some frustration that local retail and service offerings do not allow them to run errands during their lunch hours, and expressed interest in goods and services that that meet their before/after work convenience needs. Employees also mentioned that celebrations of birthdays and other holidays are quite common, but due to the lack of local retail, they must make arrangements to pick up flowers, birthday cakes, food, cards, etc. before work in their local neighborhoods. The employee retail needs mentioned included the following:
Employee Desired Retail Categories
•
Food and Restaurants
o
Breakfast/break eateries: Restaurants/fast food that serve breakfast/coffee (i.e. Dunkin Donuts)
o
Lunchtime eateries (both chain and non-chain, Quizno’s, Panera, Pizza, etc)
o
Natural food store/market that serves lunch
o
Groceries/produce
•
Dry-cleaners
•
Gift or card shops
•
Florists
•
Bakery (for purchases made for employee birthday parties or other events)
The potential demand from local employees is significant. Shand’s Medical Center and the Proton Therapy Institute employ and/or services about 5,000 people a day â€" with the largest shifts dedicated to the morning and afternoon. FCCJ has enrollment of 15,000 students, about 6,000+ are students and employees who travel to the local campus. The campus is located immediately adjacent to the Springfield neighborhood.
Residents of Springfield are generally pleased with their neighborhood and some of the new businesses that have recently opened (i.e. Three Layers), but remain concerned by what they perceive as the on-going physical deterioration of the commercial district, and expressed strong interest in improvements to the district that reflect the changing demographics of the neighborhood. Residents describe the current area in negative terms, describing the corridor as “dirtyâ€, “vacant†and “sadâ€. Residents express frustration that the kind of exciting and visible neighborhood improvements reflected in new and renovated housing have not taken shape on Main Street and expressed interest in more retail offerings that meet both their convenience and their social networking needs. Residents mentioned the following retail categories of interest:
Resident Desired Retail Categories
•
Food and Restaurants
o
Restaurants the serve dinner/alcohol
o
Wine bar (Residents mentioned there is an 80+ member wine society in the neighborhood)
o
Natural food store
o
Sports bar
o
Pizza parlor
•
Dry-cleaners
•
Pet store/pet supply
•
Ladies salon
•
Gardening supplies
•
Bookstore
•
Gift or card shops
•
Florists
•
Bakery (for purchases made for employee birthday parties or other events)
Development Committee Workshop
The Development Committee was charged with identifying specific geographic starting points and nodes for targeted leasing. They were also asked to define an ideal merchandise mix that reflects the customer most likely to patronize businesses due to proximity and or convenience to that area in question.
The SPAR Development Committee voted to focus on brainstorming for three nodes:
•
Springfield Town Center
•
East 8th Street
•
South Main Street
A summary profile of each node is outlined beginning on the following page.
Main Street South
Leasing Profile: Main Street South is the gateway to Springfield’s ‘town center’. Proximity to potential customers, including students and staff at Florida Community College at Jacksonville College and the 20,000+ visitors a week who attend services at Bethel Baptist Church suggest an opportunity for retail goods that serve the convenience needs of these customers.
Likely Customer Profile:
•
FCCJ students, faculty (6,000 + daily visitors)
•
Bethel Baptist Parishioners (20,000 + weekly visitors)
•
Springfield residents
•
Downtown employees (55,000 + daily employees)
Priority Leasing/Development Opportunities:
•
Main, west 5th to 6th Streetâ€" leasing and new development
•
Main @ 3rd, Northeast Corner â€" retail leasing for The Lofts
•
Main, west 3rd to 4th Street â€" leasing and new development
Additional Leasing/Development Opportunities
•
Main, west 1st to 2nd â€" lease, redevelopment, raw land
•
Main, east 2nd to 3rd â€" Catlin auto; possible future redevelopment
•
Main, west 4th to 5th â€" redevelopment, raw land
College/Neighborhood-based Retail Categories Include:
* Indicates a Retail Category specifically mentioned by the Focus Group
Banks
Bars
*Beauty Salons
Bike Shop
*Bookstores
Cell Phones
*Clothing/College Merchandise
*Copy Center
*Coffee shops
Computer supplies
Eclectic Gifts
*Gas Station (improved)
*Pet Store/Pet Supply
*Pre-prepared/fast food/restaurants
*Shoe stores
Specialty Food
Thrift Shop
Video/Gaming
*Wine Bars
Springfield Town Center
Leasing Profile: Springfield Town Center is a traditional town center with a strong ‘sense of place’ and the commercial heart of Springfield. It can also become a significant destination location for residents of northwest Jacksonville, as well and employees from Shands/Proton Therapy centers and downtown. The Town Center demonstrates potential as a destination for both convenience goods for the local neighborhood and specialty retail that draws from a larger trade area. Retail in this area should include enough shopping and eating options to provide customers with enough to do and see for between 1-4 hours.
Targeted development and leasing can occur at various properties along Main and 8th Streets, but would be concentrated in two primary areas of the Town Center.
Main Street between 6th and 8th Streets: The two blocks of concentrated historic buildings, particularly between 6th and 8th Streets are an excellent starting point and opportunity to create visible results in leasing that will help change regional perception of the area and jumpstart broader commercial revitalization success. The character of the existing buildings, the relatively small size of the retail spaces, the pedestrian-friendly scale of the buildings, together offer a distinct opportunity to achieve critical retail density â€" a critical characteristic of successful shopping districts.
7th Street from Main to Hubbard: The former Premier grocery store site immediately behind Main Street is also an opportunity to create a relatively large assemblage for a pedestrian-oriented mixed-use development that compliments that traditional look and feel of the historic buildings along Main Street.
Likely Customer Profile:
•
Downtown commuters
•
Construction workers,
•
Residents - empty nesters, families (urban pioneers)
•
Shand’s and Proton Therapy Institute employees
•
FCCJ students and staff
Priority Leasing/Development Opportunities:
•
Main, between 6th and 8th , leasing existing spaces, major upgrade; potential for expanded parking along west side alley.
•
7th Street, east side between Main and Hubbard (i.e. “Premier†site)
•
Main @ 9th , southwest corner- leasing of recently closed restaurant
Additional Leasing/Development Opportunities:
•
8th St., from Laura to Silver â€" vacant or rebuild sites
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8th @ Main, northwest corner â€" new development
Accommodating Parking Demand
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Utilizing empty lots to accommodate parking needs. A recommendation was made to create a curb cut at the vacant lot next to Klutho building to accommodate parking needs for any new restaurant at 9th & Main.
Specialty/Destination Retail Categories Include:
* Indicates a Retail Category specifically mentioned by the Focus Group
*Art Galleries
*Beauty Salon (ladies)
*Coffee/bookstore/restaurants
*Cigar/wine store
Dry cleaners
*Gas/quick oil change (improved)
Exhibits/Museums/Galleries
Florist
*Gifts/specialty
Jewelry
*Liquor/wine bar
*Movies/Arts Films
Programmed entertainment (inside
Restaurants and specialty stores
8th Street West
Leasing Profile: The commercial corridor along 8th Street approaching Shand’s and the Proton Therapy Center is an area where retail needs will be likely be driven by the employee demand. In addition, the proximity to the Medical Center, a regional destination for healthcare, provides a unique opportunity to further brand this district as a destination for ‘Health and Wellness’ related goods and services.
Likely Customer Profile:
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Shand’s employees (customer base includes a diverse mix of employees and medical staff from doctor’s and nurses to admin and maintenance staff.
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Shand’s patients
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Local residents
•
Visitors exiting I-95
Priority Development/Leasing Opportunities:
A focus on leasing opportunities as close to the medical center as possible.
•
8th at Perry, south\west â€" new development on cleared site
•
8th at Pearl - new development and leasing
Additional Development/Leasing Opportunities:
•
8th, west of Silver â€" mix of good houses and infill development, lease building
•
McPherson Park â€" currently underutilized, some activity in the park that brings traffic would benefit the neighborhood, the institutions, and is the beginning of the greenbelt and bike path.
Medical/Health/Convenience Retail Categories Include:
* Indicates a Retail Category specifically mentioned by the Focus Group
*Mixed medical\health & wellness
•
Specialty grocery/health food stores
•
Medical offices
•
Dance studios
•
Yoga studio
•
Exercise studio/gym/fitness club
•
Beauty/spa
Combined eye doctor/eye glass store
*Restaurants for quick, convenient coffee, lunch and dinner service (i.e. Quizno’s, Panera’s, Five Guys)
Arts â€" including gallery, dance, etc.
*Mixed services
•
copy & printing
•
florist
•
gift store
Next Steps - Leasing Strategy Implementation
The preliminary leasing plan outlined in this report will require further outreach and stakeholder buy-in, most importantly among property owners whose participation will be required to advance the leasing strategy. Some next steps might include:
Short-Term (0-6 months)
•
Convene a ‘summit’ among property owners to share preliminary leasing plan and marketing study and solicit input and participation in the implementation of the leasing plan.
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Prepare a building/business inventory for the commercial areas of Springfield, prioritizing areas where a critical mass of targeted leasing can occur. Identify a grouping of targeted vacancies in close physical proximity where immediate leasing is a possibility.
•
Identify the impediments to occupancy at each and every building in the targeted leasing area and address.
•
Solicit the ideas and input of the local business association (SAMBA) to determine ways that SPAR can help support their marketing and business development efforts.
Immediate-Term (6-12 months)
•
Work closely with the select property owners to lease targeted spaces. Continue working closely with these targeted owners to address the impediments to leasing their space.
•
Support existing businesses to remain competitive and attract more customers.
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Develop and implement on-going targeted promotion and marketing of the district AND its businesses.
•
Consider developing and implementing an independent retail audit program similar to a secret shopper program. Businesses are solicited to participate and are then visited by a handful of ’shoppers’ who evaluate the business according to an identified list of criteria. The results of the reviews are compiled and presented in a short report to the business owner..
•
Work with local institutions that represent significant retail demand opportunity to market to their employees, students, patients, etc.
Medium-Term (12 months â€" 2 years)
•
Provide on-going technical assistance and seek funding support for business upgrades post-retail audit to ensure the implementation of these recommendations.
•
Organize and promote a leasing open-house to fill multiple vacancies in close proximity to one another once spaces have been identified and landlords are engaged,
Additional Next Steps - Overall Commercial Corridor Implementation
The leasing plan outlined above was also accompanied by a more comprehensive commercial revitalization planning effort led by SPAR. Every effort should be made to coordinate the strategies identified by SPAR as priority initiatives, below, with the leasing plan recommendations..
•
Continue to promote and act on Springfield’s Safe and Clean strategy
•
Continue our efforts to upgrade the overall community including the work of neighborhood cleanliness, code enforcement, and historic preservation.
•
Develop a SPAR marketing strategy to continue efforts to promote the positive image of Springfield
•
Plan for an improved shopping environment for pedestrians and for parking near our businesses.
•
Support and encourage the upgrading of existing businesses in Springfield.
Many thanks, Zoo!
*That memo is the additional information that I had asked permission to republish here. I editied my post above to reflect that request was approved and the information posted.
I agree that the best target for clustering or starting is Main, between 6th & 9th.
To the plan's defense, I don't think what was presented should be considered as a final product. It really shows what stage the plan is in and it gives residents a chance to suggest ways to improve it. Hopefully, those that don't agree with what has been presented so far will express their concerns and potential ideas that should be embraced within the plan. In the end a better final product will be created for the benefit of all parties.
Stephen, can you go into further detail on the concepts of niching, branding, narrative based marketing and imprinting?
thank you for posting this info!
While I freely admit that I haven't fully digested everything presented so far, I have to ask why the 8th and Main area is being suggested as being the best to be first given this attention? It appears to me that West 8th would be far better.
It already has new development - Shands, VA( coming soon?) and Walgreens.
It is on the “fringe†so some of the new development will not be effected by the historic designation (lowers cost) but Springfield will still benefit.
It has been mentioned that the new VA building will/ may include a restaurant that should be oriented towards street traffic. - involvement here first will work towards that?
It has a few existing businesses and structures while other sites have been prepped for new construction.
People are there now (for Shands, the school and other offices) and will come regardless of transportation improvements.
There are going to be transportation improvements, which will more effectively link Shands, FCCJ, Downtown and other north side areas.
It is a major entry into Springfield so improvements can only help.
The park system begins (or terminates) on that section of 8th. The parks and the houses themselves are, I believe, the two biggest assets Springfield has at its disposal.
New and better commercial development along 8th will naturally progress to Main and then branch out as needed and guided.
The area of Main and 8th has been tried before and hasn’t worked out so well. It may not have been this concerted effort, but it was “viable†for a short time and then faltered for many reasons. Seems like many will adopt a wait and see approach if that area is worked first. Pulling from downtown doesn't seem all that viable either as downtown is struggling on its own.
Given the economic future we all are immediately facing, the extra “leg up†West 8th gives due to Shands, Et Al, seems the most likely to succeed.
A success at whatever is chosen to be “done†first is a must to insure that others will have the incentive to come fill in the blanks.
Under the current draft plan, SPAR is focusing on all three identified development clusters at once.
Strider, I agree that 8th West has a lot of potential and is a vital corridor linking SPR with Shands and the Interstate. However, a large portion of that strip is vacant land. In this economy, new construction starts are highly unlikely. While the economy is down, we would probably see more impact from improving and filling the existing storefronts; the best way to preserve our historic structures is to work toward making them commerically viable.
JBD, if this is true then why let all the buildings A.) Sit and rot and then B.) get demolished?
When Vanhorn was hot and heavy on 8th and everything was roses, everything got knocked down and new buidlings were promised. Now vacant lots that collect trash... and we will just ignore it because hey, we still have SOME buidlings left so we will work on those now.
Sorry, but I live on the Westside forgive me if I am a little ticked off at the current strategy...to hell with those people (who moved into this neighborhood first and got it rolling) sorry we put all of our faith in Vanhorn and he screwed you, even AFTER you told us he was screwing you....
There really is no strategy at this point. They are trying to develop one. There are some ideas that have been expressed but nothing is concrete. So its important for all in the neighborhood to participate share their views/solutions/ideas, etc. to help mold a final product that will actually work.
Uptowngirl, what type (or types) of retail strategy would you like to see implemented in specific areas of Springfield?
Lake, I guess I was referring to this: I agree that the best target for clustering or starting is Main, between 6th & 9th. I guess my concern is that just because the buildings are there does not mean they will come. I also think that an investor coming in to buy retail space to lease out may very well rather build new over restoring old. Isn't that why so many commercial buildings are already gone? As cash is king at the moment, will it not be whatever is the less cash outlay that wins?
Seems to me that one thing that will have to be determined is whether it will be more affordable for a new business to lease space in an old building or a newly built one? How much will leasehold improvements be effected by that as well? Add in the extra costs associated with any building or restoring within a historic district and I think parts of West 8th become even more attractive.
JBD, this - Under the current draft plan, SPAR is focusing on all three identified development clusters at once. - bothers me as it seems like too much to chew all at once. I realize that it is not possible to control where someone wants to open their business - 8th, main, 6th...but one can certainly make one area seem more attractive than the others. I thought this was the goal to promote clustering.
Another plus to "working" West 8th is that it will help clean up what is perhaps the worst area for blatant crime. Helping the overall reputation of Springfield in the process.
Just a quick comment about Van Horne. Like a three act play where the first two acts were pretty good but the third act was lousy, Craig will forever be remembered for the third act. Like him, hate him, makes no difference now, the play has closed. And because of him, there are a few good lots up for grabs that can help make a great West 8th in a few years.
Part of my reasoning towards West 8th is that I believe it has been proven that the more “upscale†places many wish to see in Springfield can not make it here on the locals or even the normal influx from close by areas. Shands as the draw could make the difference. The fast food is there, some services, now add to that mix and water it, add some fertilizer and the only place it can grow to is Springfield.
Quote from: strider on December 17, 2008, 05:07:05 PM
Lake, I guess I was referring to this: I agree that the best target for clustering or starting is Main, between 6th & 9th. I guess my concern is that just because the buildings are there does not mean they will come. I also think that an investor coming in to buy retail space to lease out may very well rather build new over restoring old. Isn't that why so many commercial buildings are already gone? As cash is king at the moment, will it not be whatever is the less cash outlay that wins?
Imo, it depends on "who is they?" If you want to immediately fill 8th & Main with places like Matthew's, Panera Bread and Chew, you're fighting a losing battle. If the short term strategy is to go after things that complement the existing businesses and neighborhood demographic needs then its not as difficult as one might imagine. The cool thing about a neighborhood as diverse as Springfield is that every block has its own set of issues. A good revitalization strategy should embrace that.
As for new construction, Stephen is right. Its probably the most difficult thing to pull off right now. This does not mean people should reject someone proposing new construction, but it would be bad business to put all your immediate available resources into only going after new construction projects and ignoring what's already in place.
OK, you asked who I thought "they" is? (Or is it are?) No matter. I would think a place like Applebee’s, but not. Or perhaps it would be Applebee’s? In other words, more up scale than the Mickey's of the world, but not as upscale as say Outback or even Chilies. A Red Robin comes to mind as well. I use the major chains to illustrate the type of place but it could be an independent that caters to the same crowd. One benefit to the chains is consistency and the ability to stay with those hours and menus while business builds. Independents are often criticized because the menus and the hours change, even though those changes occur due to business and financial pressures. I know that a properly run lunch only joint can be successful. I also think that a good, solid family oriented dinner place could find it’s home right by Shands. To be honest, a Cracker Barrel type place comes to mind as they serve “comfort food†which is what I think of as needed by the hospital.
We now have drug stores - one independent and one chain by Shands. In addition, there are several within miles so that seems covered. Though, a competitor like CVS or similar could like being that close to the Walgreen’s. I believe Dry-cleaners is on the list of desired. In today’s world, it only has to be a store front as the actual cleaning can be done at other locations so that is very doable. As we just spent miles this past weekend looking for one (in VA), I guess Hallmark type stores are going away? The Walgreen’s, Et Al, doing them in? Anyway, I would think that a type of Florist, card, ETC place would do OK.
One thing I am going to do tomorrow/ Friday is drive then walk that part of 8th. Try to get a feel for it and see if I still feel the way I do now.
How do you get the walking traffic up to Pearl say? Will they? Or do you have to allow for driving/ parking everywhere? As far as new or using existing buildings - one restaurant may be a chain and new. Gas is cheap again and people are on the roads. 95 could help justify it. There is still cash out there as well as limited loans. The others would be existing if possible. More businesses would also force the Shell to be more…user friendly. Or else competition would open up. If the “comfort food†place was successful, would the area then interest other places - like a nice place at 9th and Main?
I am assuming though that the real reason "they" are not here now is not lack of potential clientele, but impressions and appearances of the area. And that is a lot of what we are talking about trying to change, is it not? We can't change the real demographics, but we can change perceptions. By and by, someone from the “bus†(commercial development) recently informed me that they read this forum. Who knows, say the right thing and maybe they will come and build it.
To my way of thinking, if you can get a better anchor at Shands on West 8th, then we can woo the customers down the road to the "urban commercial community" on Main.
Don't forget the uniform shop on the corner of Pearl and 8th. There is a lot of traffic from the hospital staff using that store -- so some are making their way down Pearl already. Help that gas station on Perry be a safer place to stop and they may just fuel up on their way back from the shop.
The first thing I'd to with any plan for West 8th, is find out what the Shands master plan looks like. Every now and then, things like new VA clinics and hospital wings sometime include limited retail like gift shops and restaurants. Even if they don't, just having entrances along the street edge stimulates foot traffic.
An effort should be made to get whatever Shands has planned built at the street edge instead of being hidden behind gates, garages, parking lots and other buildings. The same goes for FCCJ's campus. These are moves that involve things that will already take place. If implemented properly, they can also easily attract additional private sector development catering to the increased traffic flow.
A great example is 19th Street around UAB's Medical Center in Birmingham, AL. The hospital facilities are adjacent to the street creating an environment where a number of small retailers survive successfully off the foot traffic the medical complex generates. I spent some time in Birmingham and Memphis back in 2004. I'll see if I can dig up some old images of this area.
Here are a few images from 19th & 20th Streets in the heart of UAB's Medical District. Most of the medical buildings have urban entrances. Many of the small buildings adjacent to them are filled with businesses catering to foot traffic generated by the medical buildings. Depending on how Shands is encouraged to expand, West 8th could grow to have a similar feel.
(http://southsidestation.net/media_library/1720/489b427ab05eb324.jpg) (http://nelsonglass.com/images/project_uab_l.jpg)
(http://mw2.google.com/mw-panoramio/photos/small/14747209.jpg) (http://mw2.google.com/mw-panoramio/photos/small/14733989.jpg)
(http://mw2.google.com/mw-panoramio/photos/small/5282546.jpg) (http://www.students.ao.org/uab/image_library/stationext.jpg)
Evidently, Shands also has plans for an 800 space garage to serve the new VA clinic and the hospital. I would not be suprised if this will be built on the large parking across the street, on the southside of 8th. If so, will the garage be designed to include street level retail space along 8th? This would probably be the neighborhood's best chance for new construction retail along 8th in the next couple of years. Also, once the VA clinic moves, what happens to the current building and garage? What goes on here will have a strong impact on a commercial revitalization strategy along West 8th.
QuoteThe Department of Veterans Affairs will build a new VA outpatient clinic blocks away from its existing center to handle its increased patient volume.
The new site, at 1640 Jefferson St. N., is near Shands Jacksonville. The building on the site, an old Methodist Hospital facility, will be demolished for construction of the new center.
Debbie Ward, administrative officer for Jacksonville VA Outpatient Clinic, said it is scheduled to open in winter 2007. Developers submitted bids to the federal government for the project last month, and VA officials will review and potentially select a developer by the end of September.
Patient visits to the existing clinic, at 1833 Boulevard St., have more than doubled since 1998. Ward anticipates the center to handle 120,000 patient visits this year and said the replacement facility will relieve the pressure at the clinic.
The new building will be double the size to 67,000 square feet and occupy one floor, rather than the four it does now. The larger space will be easier on veterans and staff, Ward said. The new center may have upgraded radiology and cardiology services.
http://www.jacksonville.com/tu-online/stories/090204/bus_16532506.shtml
--
QuoteThe Veteran's Administration is planning to build a new $5.4 million clinic to replace the old one at Shands Jacksonville pending approval from the city of Jacksonville planning department.
The 67,000-square-foot clinic, scheduled to be finished in 2006, will serve Jacksonville's growing veteran population, according to Jack Martin, project manager for the Real Property Service of the Veteran's Administration.
"The old clinic in Jacksonville, the one they have now, is small and outdated," Martin said.
The new clinic would offer primary care, radiology and ambulatory surgery services for veterans. Shands plans to begin clearing the site in January, and will build an 800-car garage that will be shared by the hospital and the clinic.
The clinic will provide 130 new jobs in Jacksonville.
http://jacksonville.bizjournals.com/jacksonville/stories/2004/09/06/daily4.html
I may have stumbled upon a Shands campus master plan. I wonder if JTA knows about the proposed roundabout at Boulevard and 10th?
(http://www.genesisgroup.com/images/print_photos/jax_masterplan.jpg)
Lake, great find with a lot of interesting things on it. Here are 2 more questions (I'm sure I'll have more when I can look at a blown-up version):
1. Is S-line incorporated on here at all? North/South of "Community Partnership" and "Regional Stormwater Management"?
2. What are all of the proposed buildings north of Shands (where HUD housing currently sits)? I see there appears to be some type of residential re-development in the yellow "Community Partnership" area?
I've asked the question about the current VA facility several times, probably to all the wrong people, but have yet to receive an answer about what the feds plan to do with it. In this plan, looks like it is to become professional office and VA outpatient?
Main hope would be feds don't decide to distribute it per their unused real estate policies, as they once did the Job Corps center. Pie-in-the-sky hope is that it could be assembled with the property on the opposite side of 8th for redevelopment (probably as likely as finding an iguana in Santa's front yard).
My greatest fear for w 8th is we will just have a bunch of parking lot/garages . I am still in fear they will build a parking lot garage on their vacant lots between Perry and Blvd 9th-11th. We already have the VA monster, I do not believe the neighbors want any more. Keep the parking garages out of the Historic District.
I understand new costruction financing is not readily available right now, BUT ignoring W 8th is not an option either. Support for Van Horn's plan (even up to this past year) is an example we do NOT want followed again. We on the Westside are the losers in all of this, now we have vacant lots primed for parking lots and garages...incorporate Shands plans, but NOT if they include more parking lots and garages.
Zoo:
Its kind of hard to read, but from what's labeled.
1. This plan includes everything south of the S-Line. The north border of this plan is the S-Line. In the event that rail came to the S-Line, there's no reason everything north of 12th Street could not be redeveloped as a transit oriented development with the water retention area becoming a feature lake in the middle of a public park.
2. Outside of a future hotel/restaurant and multiple parking garages, its hard to say. Given their size, they could be either medical offices or hotel related resident shielding the streets from the garages.
Uptowngirl:
Although new construction may be hard to pull off at this time, by no means is anyone advocating the West 8th should be ignored. When I mention incorporating Shands plans, I mean working to make sure everything is well integrated. Imo, just having Shands as an anchor makes Westsiders winners. If both (Springfield/Shands) have knowledge of their neighbor's future plans and visions, this will give everyone the opportunity to work together. Working together will lead to NOT having garages all along 8th or buildings sitting behind huge gated parking lots.
How far north does Davis run? With the roundabout on 10th would BRT need to run on Davis instead? She said with great hope. I wouldn't mind seeing a retail area where the tire store was with maybe a Sweet Tomatoes. Cracker Barrel that close for breakfast would just make it harder to fit into my jeans.
Davis does not cross MLK and it is residential as well, north of 8th Street. The most commercial street N/S outside of Main, east of I-95, is Pearl, north of 8th Street.
I don't know about Sweet Tomatoes, but getting Cracker Barrel to come to Springfield would be a tough sell. Cracker Barrel normally selects sites with visual expressway frontage and optimal travel patterns. The parcels they target are also pretty large in size compared to Springfield's typical commercial lot land area. So unless they would be willing to develop an urban prototype, land assembly and adjacent building demolition would probably be required (for the large parking lot that includes truck/bus parking), if the expressway visibility issue and traffic count issues could be overcome.
quote author=strider link=topic=4015.msg61090#msg61090 date=1229563943]
QuoteA Red Robin comes to mind as well. I use the major chains to illustrate the type of place but it could be an independent that caters to the same crowd. One benefit to the chains is consistency and the ability to stay with those hours and menus while business builds.
Wow, my wife and I were just talking about how great it would be if there were a Red Robin or a good Pizzeria in Springfield!
what would a better name for the "Springfield Town Center" be?
Main Street Markets
umm...i dunno.
my brain isn't working now.
I would agree that the area does not need to be branded with a new name. Its a historic district for crying out loud. Pull and run with what's already there and unique to Springfield. Names tell a story and when they relate to the history of the neighborhood, they help create a sense of place. The Town Center name has been bludgeoned to death and is now more associated with strip center development than urban districts.
The Shoppes of Springfield...
Springfield Marketplace...
^ All great points.
QuoteDemand a sign from 95 that points people to the Springfield Historic District.
Do you mean a highway exit sign? Cuz we have signs already once you exit.
QuoteLight the Alleyways behind the commercial district.
Demand a sign from 95 that points people to the Springfield Historic District.
Great ideas. So great, trying to get them done has been in the works for at least 2 years. As usual, the issues are bureaucratic red tape, political influence, and or funding. Test alleys are being planned for this coming Jan. Where was the funding found? Just that silly tax credit program I keep sounding like a broken record about.
Maybe the next administration will prove they give a hoot about National Historic Districts (or more likely, blighted areas). Even with Corrine Brown at transportation committee, we haven't had success here yet...
You just love stirring the pot. Who attacked Thoburn?
Can we please stay on topic ?
And Stephen, if it just takes ONE phone call to JEA to light the streets and alleys can you please make it ? Would be great to have the alleys lit up.
Quote from: stephendare on December 18, 2008, 07:28:10 PM
The lighting will cost a couple of hundred a month AlexS. John and I paid it for 4 years, its someone elses turn now.
Ahhh, did not know it costs money. Thought it was just a phone call.
While this discussion is somewhat off subject, it does bring up a good point. How much has been spent on the "security fund" and would that money be better spent just getting lights in the alleys, better lights at corners, etc.? From what I can tell, the security force only benefited a few select areas. Those funds should have been spread around so that more benefited. One area that did not seem to benefit was the commercial corridor along West 8th Street.
Is lighting the alleys a positive step towards making Springfield’s commercial areas more attractive? A sign on 95 declaring that the masses of people trucking down 95 are missing a great historic district will only work once for each if the area they initially drive into is dark a dreary. Oh, and the hookers on every corner along the way would be sure to bring those families back.
Again, I guess I’m advocating a “push†be made for West 8th Street partly because if anyone drives in from that direction to get to the great new places on Main, how many times will they do it if 8th street stays the way it looks today? How successful will 3rd and Main be if no one wants to drive there from Shands? How much potential traffic will the new stores miss if no one wants to drive down 8th from 95 to get there?