Elements of Vibrant Downtowns

Note: As of January 2006, this study is a work in progress and data compilation has not yet been completed. The observations made in this essay are based on the author’s observations and are not the result of concluded data analysis. A list of the 200 observed cities and initial data compilation my be obtained by contacting the author: a_reback@usa.net

Many a resident has been heard proposing brick sidewalks in attempt to revitalize a downtown. Or alternatively, has proposed a movie theater to draw patrons. The supposition is that if you build it, they will come. But is this indeed the case? Empirical observation of the downtowns of some 200 small cities (populations 2,000 to 100,000) across the United States reveals important considerations. Among the tools used to revitalize a downtown, there does not appear to be any single magic bullet which alone can drive the revitalization of a downtown. A desolate downtown with the addition of improved sidewalks and street lighting will still in all likelihood be a desolate downtown, with improved sidewalks and enhanced street lighting. Even a major new restaurant or a movie theater cannot alone revitalize a downtown. What does appear to be necessary for a downtown to be vibrant is a core set of components. Without a critical mass of these core elements, a downtown will fail.

Pedestrian alley in Asheville, NC and Downtown Park City, Utah

Deserted city in Wyoming and Mixed-use in Buffalo New York

Defining vibrancy
For the purposes of this essay, the term “vibrant downtown” will be narrowly defined as a walk-able (and therefore size constrained) area with at least moderate pedestrian traffic and high perceived safety for at least several hours during the day on weekdays and weekends. Locales which may contain large populations for some portion of the day but have no pedestrian traffic or any mix of activities, such as Houston’s downtown, are not for the purpose of this essay considered to be vibrant downtowns.

From nothing
Struggling and deserted downtowns are defined here by a lack of people and businesses. Looking at these abandoned places in absence of their surrounding or without considering their history provides no clues as to why they have failed. They often have many of the elements of successful downtown, including brick sidewalks, movie theaters, restaurants, bookstores, and beautiful buildings – although most of these buildings are obviously vacant. For these failed downtowns would development of some set of core elements lead to the revitalization of these places? As a core set of elements is required, the first few businesses to open in an otherwise desolate area need to be able to survive for an extended period of time ranging from months to potentially years without significant traffic and significant revenue. Here, the capabilities of chain businesses and independent businesses need to be considered. Nationally supported chains can be sustained for many years before the single store needs to realize significant revenue. Chains however, may be reluctant to open in an area that is not yet vibrant, unless a major project is scheduled for the area – for instance the planned opening of a multiplex movie theater may attract chain restaurants, coffee houses, and retailers to a particular area. Conversely, independent owners may see the potential in a downtown but not be able to remain in business without significant near term cash flow. Converging on both sets of considerations, businesses with relatively low startup costs or owners with high cash reserves may be good initial businesses – coffee houses, artist galleries, unimproved restaurants, small bookstores – may all be viable from the outset.

New housing in Redwood City, CA and Theater in Flagstaff Arizona

Observation of some 200 small downtowns showed that vibrant downtowns all have:
- a mix of restaurants
- either a coffee house or a bookstore
- a movie theater or other location providing evening entertainment
- attractions for various ages from teens to adults
- housing either downtown or within walking distance of downtown
- 7-day/week businesses


Summary of Data

Element | % of downtown districts containing named element | Core element required for vibrancy
Brick sidewalk pavers (at least primary street) 50%
Wide sidewalks (>7’) (at least primary streets) 40%
2-way vehicle traffic on “main” street 75%
Bar or other drinking establishment 80% YES
Restaurant – chain or nonchain 100% YES
Coffee house 80% YES
Bookstore 70% YES
“Eclectic” store or service (non-traditional merchant selling something other than food, clothing, hardware, and the like) 60%
Independently-owned store (non-chain) 70%
Chain store 35%
Sidewalk seating for restaurants 30%
Sidewalk seating – benches for pedestrians 20%
Movie or other theater or performance venue 40%
Mixed-use retail/housing 20%
Housing proximate (within 10 minutes walking and without requiring crossing of 4+ lanes of traffic) 75%
Mixed-use retail/office 25%
Free parking (>1 hour) 60%
Fee-based parking only 40%
Existence of sufficient parking (no cars circling for parking) 90%
Public art (may include privately painted murals or any art visible to the public from the street) 25%
Evening activity options 60% YES
Public plaza 25%
Transit: light rail 5%
Transit: bus 30%
Transit: train 8%
Signage/demarcation of district 25%
Hospital in district 15%

Other elements under consideration, but not yet categorized:
- Regionality
- Weather considerations (extreme heat or cold, rain, snow)
- Special location or demographic considerations (beach location, ski location, college location)
- Engagement of residents and businesses
- Active chamber of commerce or redevelopment agency

Downtown Mobile, AL and Streetlife in Pasadena, CA

Appendix
This essay doesn’t consider timing or phasing of elements. That is, it may be important to first have restaurants before any other elements, or for an engaged population to exist before a mixed of businesses can succeed. Additionally, limited information was collected on the level of participation by residents, business owners, and city governments. Observations are purely empirical and no quantitative factors or observations are made beyond the author’s own observations. Finally, the essay simply categorizes cities as vibrant or not, without consideration for whether the town is growing, shrinking, is only recently successful, or how its success has changed as a result of the identified elements. Nor is this study sufficiently controlled – no consideration in this essay for driving factors contributing to failure of downtowns and propagation of auto-centric big box stores and strip mall sprawl.