South Gateway S. Michigan-S. Main Comm. Corridor Action Plan 1998

Home Browse Search

Challenges The challenge to change comes from aspects of an area that dissatisfy. These challenges can be divided into: Weaknesses, factors that are very difficult to change and often must be accepted into the plan; Threats, factors that will become weaknesses if action is not taken; Opportunities, readily accomplished changes that will quickly improve the area. Weaknesses 1. The one-way traffic system makes it difficult to intercept customers on the companion street -- consumers traveling home on Main Street must remember what cross street leads to a business on Michigan. 2. High speed traffic makes pedestrians feel unsafe and makes larger signs necessary. 3. This area is divided into small parcels of land so assembling a developable sized site necessitates time-consuming negotiations with multiple owners. Additionally, one recalcitrant owner can stymie a potential development. Threats Adult businesses do not mix well with the desired uses and consequently, limit the market for area properties, undermining the market's confidence in the area's developability. The perception of widespread prostitution and crime also undermines the real estate market's confidence in the area. Business Districts, Inc. ,o q•< w .._<_z ::.,a Goa a: 3. Vacant land suggests decline, further undermining the quality of the market. 4. At existing rents, the investment necessary to rehabilitate properties is too high to promise attractive returns. 5. Industrial uses mixed with retail prevent the development of a shopping node as the appearance standards (blank walls compared to display windows) and parking requirements ( all day vs. frequent turnover) conflict. 6. The mixed use sector of South Gateway, lacks both store variety and quantity. This lack of critical mass limits the cross shopping that provides additional customers to each business, weakening the businesses. 7. Poorly maintained buildings add to the appearance of decline further undermining the real estate market. S. Cracked and missing sidewalks, hidden curbs, paved parkways and other examples of poor infrastructructure also add to the deteriorating image of the area. 9. Although there appears to be adequate parking, it is not well managed with signage, screening, maintenance and enforcement. 10. Prior to the development of this action plan the South Gateway had a weak business organization and lacked comprehensive planning. South Gateway Commercial Corridor Action Plan