Podcast Summary: Upzoned – "Here’s Why You May See More Corner Stores in the Future"

Podcast Information:

• Title: Upzoned
• Host/Author: Strong Towns
• Episode: Here’s Why You May See More Corner Stores in the Future
• Release Date: November 13, 2024

Introduction

In this insightful episode of Upzoned, host Abby Newsham engages in a compelling conversation with Norm Van Eeden Peterson, the Director of Membership and Development at Strong Towns. Together, they explore the resurgence of corner stores in American neighborhoods, the impact of zoning reforms, and the broader implications for urban planning and community resilience.

1. Norm's Recent Travels and Observations [00:04 - 02:55]

Norm begins by sharing his recent experiences traveling through various Californian cities, including Los Angeles, Artesia, Santa Clarita, Santa Barbara, and San Luis Obispo. His journeys focused on connecting with Strong Towns advocates and conducting walking tours to assess community needs and progress.

Norm: "I saw some amazing parking, protected bike lanes, which are like the sweet spot for me... adapting existing spaces and the public realm." ([00:55])

He highlights the importance of utilizing existing urban assets, such as streets and parking structures, to enhance community infrastructure. Norm also discusses the pressing issue of rising housing costs and the community efforts to reduce dependency on subsidies by fostering affordable living conditions.

2. The Revival of Corner Stores [05:54 - 09:03]

Abby introduces a Bloomberg article titled "The Corner Store Comeback" by Linda Baker, which examines the adaptability and resilience of legacy storefronts in historic neighborhoods. These small-scale retail spaces, many of which are vacant, are identified as prime candidates for revitalization.

Norm: "If only there were a place for us to put retail... the ability to reverse this damage." ([05:54])

Norm underscores the significance of repurposing these buildings for neighborhood-oriented commercial uses without the need for extensive rezoning. He cites Spokane, Washington, as a successful example where zoning reforms allowed historic storefronts to be reused by small businesses, fostering a vibrant local economy.

3. Zoning Reform and Its Implications [09:03 - 16:31]

The discussion shifts to the complexities of zoning laws and their impact on urban development. Abby emphasizes how legacy storefronts offer low barriers to entry for small businesses compared to larger commercial spaces, which often require substantial capital and are less accessible to local entrepreneurs.

Norm: "We have designated 4,000 square feet of prime bank space. Who says that you need a bank... we're forcing segregation of uses instead of letting evolution happen organically." ([16:31])

Norm critiques current mixed-use zoning practices, arguing that they often result in vertically segregated uses rather than truly integrated, multi-functional spaces. He advocates for fluid zoning that allows buildings to transition between uses as community needs evolve, thereby fostering economic vitality and resilience.

4. Challenges with Suburban Commercial Properties [25:16 - 37:36]

Abby and Norm delve into the challenges facing suburban commercial properties, such as large shopping centers and malls. Abby points out the decline of these spaces due to their inflexible design and sprawling layout, which contrasts sharply with the adaptability of corner storefronts.

Norm: "The main issue is that huge parcels like malls or big-box stores are not adaptable and become empty eyesores when retailers leave." ([37:36])

He highlights the inefficiency and economic dilution caused by large parcels required for big-box retailers compared to the concentrated prosperity seen in compact, multi-use urban sites. Norm also criticizes the retrofitting of malls into non-commercial uses like college campuses or churches, which do not contribute to the tax base or economic vitality in the same way active retail spaces do.

5. Complex Adaptation and Urban Evolution [32:22 - 34:33]

The conversation explores the concept of "complex adaptation," where cities embrace the inherent messiness and chaos of evolving neighborhoods. Norm argues that cities should allow for more organic growth by reducing upfront resource requirements and encouraging small, iterative developments.

Norm: "Generate a ton of capital, have everything just right... but most vibrant spaces emerge from unconventional, somewhat messy adaptations." ([25:16])

He provides examples like Port Arthur, Texas, where rigid master plans have stifled economic activity, advocating instead for flexible, incremental development strategies that allow neighborhoods to adapt naturally over time.

6. Practical Steps for Cities and Communities [34:33 - 44:48]

Abby and Norm discuss actionable steps that cities can take to lower barriers for repurposing buildings and support local entrepreneurs. Abby suggests conducting exercises to evaluate zoning codes for arbitrariness and aligning standards with community needs. Norm adds that cities could implement deferred compliance standards, allowing businesses to meet certain requirements over time rather than all upfront.

Abby: "Are these standards arbitrary or is there a reason for it? If it's a major barrier, is there another way to address this?" ([31:16])

They emphasize the need for cities to support fluid, adaptable uses of spaces to foster vibrant, self-sustaining communities. Norm highlights the importance of providing resources and support to local leaders and entrepreneurs to navigate and influence zoning reforms effectively.

7. Down Zone: Membership and Personal Stories [39:18 - 45:11]

In the closing segment, Norm promotes Strong Towns membership, highlighting the resources and support available to community leaders. He encourages listeners to become members to support the movement towards more adaptable and resilient communities.

Norm: "If you're in a situation where you can give a little or maybe give a little more, please do sign up and become a Strong Towns member." ([41:03])

Abby shares a personal anecdote about converting her basement into an art studio, illustrating the creative potential of adaptable spaces and the importance of supportive zoning practices.

Abby: "I'm manufacturing acrylic paintings in my basement. It's been a fun process." ([43:57])

Conclusion

This episode of Upzoned underscores the critical role of corner storefronts in revitalizing communities, advocating for zoning reforms, and embracing complex adaptation to foster economic resilience and social vibrancy. Abby and Norm conclude with a call to action for listeners to become Strong Towns members, supporting ongoing efforts to create more adaptable and complete neighborhoods.

Notable Quotes:

• Norm (00:55): "I saw some amazing parking, protected bike lanes, which are like the sweet spot for me... adapting existing spaces and the public realm."
• Norm (05:54): "If only there were a place for us to put retail... the ability to reverse this damage."
• Norm (16:31): "We have designated 4,000 square feet of prime bank space. Who says that you need a bank... we're forcing segregation of uses instead of letting evolution happen organically."
• Norm (25:16): "Generate a ton of capital, have everything just right... but most vibrant spaces emerge from unconventional, somewhat messy adaptations."
• Norm (37:36): "The main issue is that huge parcels like malls or big-box stores are not adaptable and become empty eyesores when retailers leave."
• Abby (31:16): "Are these standards arbitrary or is there a reason for it? If it's a major barrier, is there another way to address this?"

By exploring these themes, Upzoned provides listeners with a comprehensive understanding of the factors driving the corner store resurgence and the broader implications for urban development and community resilience.