Manchester Community College Social Sciences Division Urban Geography Chapter Six Lecture 5 and 6. Urban Land Use: The CBD and Growth of the Suburbs Adjunct Lecturer: Donald J. Poland, MS, AICP Lecture 5. Urban Land Use: The CBD and the E-mail: [email protected] Growth of the Suburbs Web: www.donaldpoland.com www.donaldpoland.com 1 www.donaldpoland.com 2 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs The Central Business District and Centrality The Central Business District and Centrality Central City Decline: Many Next to leave the city was central cities in the U.S. are in retailing. With the decline in various stages of decline, and population and therefore have been since the 1960s and purchasing power, retail shops 70s. During this period abandoned the central city for population numbers have locations in suburban strips and remained stagnant or even later malls. Department stores declined. This is true in both tried to remain downtown until it small and large metro areas. became clear that they could not The initial cause of population compete with the larger, more decline was the closing of modern suburban department manufacturing plants near the stores. CBD, also referred to as the The consequences have been downtown. Changes in significant—declining tax base, manufacturing, such as just-in- aging infrastructure and housing, time process, changed the and high concentrations of poor. urban landscape. www.donaldpoland.com 3 www.donaldpoland.com 4 1 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Downtown Hartford - CBD Bushnell Park and the Park River www.donaldpoland.com 5 www.donaldpoland.com 6 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs CBD - Centrality CBD - Centrality CBD’s were established at places having accessibility to other places The Decline of CBD Centrality and the Rise of Agglomeration and to the surrounding population, a concept known as centrality. Economies: Centrality is defined as the most accessible location with Cities initially grew up at focal points to adjacent population resided respect to a surrounding population. within the settlement itself, while other people resided in agrarian Agglomeration: the clustering of similar or dissimilar economic, social, locations outside the central city. The essential function of the CBD was cultural, and governmental activities in a given location—the CBD and later to perform services not only for the surrounding city, but also for the suburban business locations. Two types of agglomeration: adjacent agricultural region. Localization economies result when similar activities cluster. Urbanization economies refer to clusters of unlike activities. The Development of Central Business Districts: CBD’s initially sprang up in four general kinds of locations: (1) Break-of-bulk points. (2) Along transportation routs, rail lines. (3) Special function locations, mining and tourist resorts. (4) Market place, central city serving surrounding areas. www.donaldpoland.com 7 www.donaldpoland.com 8 2 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs CBD - Centrality Traditional CBD Characteristics CBD Agglomeration Linkages: Four kinds of agglomeration linkages are The monocentric city was the place important in understanding localization and urbanization economies in the where virtually all people worked, CBD, especially after 1960. shopped, obtained consumer and professional services, and sought Ancillary linkages: unlike activities to serve a mutual market. out cultural events and Competitive linkages: savings derived when several different and unlike entertainment. All city life was establishments depend upon a common supplier or service. focused on CBD activities. The Companion linkages: competitive clustering of retail/service establishments in advantage was centrality. Today our shopping malls. urban areas are multicentered Complementary linkages: when related functions serve the same market. polycentric developments, that no longer focus on the CBD. www.donaldpoland.com 9 www.donaldpoland.com 10 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Traditional CBD Characteristics Traditional CBD Characteristics The CBD Core-Frame Concept: Land- Zones of CBD Assimilation use in the CBD was never uniform. and Discard: Not only is the The CBD contained a peak land- value intersection, the cross- use of the CBD, especially in street intersection having the large metropolitan areas, highest land values. Spreading away from this intersection is the undergoing constant land-use CBD core, the part of the CBD that change, but the CBD core itself has the tallest buildings, high land cost, and most intensely utilized may be expanding in certain space. directions and retracting in The CBD frame is an area of less- others. Old buildings that are intensive land use, fewer pedestrians, low-rise buildings, and too costly to rehab are generally different land-use types demolished and new buildings compared with the core. In the constructed. frame, manufacturing, warehouses, hospitals, transportation terminals, and parking were and are common. www.donaldpoland.com 11 www.donaldpoland.com 12 3 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Traditional CBD Characteristics Traditional CBD Characteristics CBD growth typically takes place in Daytime-Nighttime CBD Populations: Especially evident in the the zone of assimilation. This zone is typically found in one of traditional monocentric CBD, but also characteristic of the modern two locations: (1) expansion often polycentric metropolitan area, are the marked changes in CBD occurs in the direction that is closest to higher income residential population density during 24-hour weekday period. areas. (2) the zone of assimilation In 1950, very few people lived in the CBD core. Only a slightly few commonly expands into a former zone of discard. more lived in the CBD frame. The nightlife population was sparse. Nighttime population would peak in density 1 to 3 miles from the CBD. The zone of discard is an older and decaying edge of a formerly The daytime and working population densities have also changed since vibrant part of the CBD that has declined. Low land values and 1950. With the monocentric city almost all jobs were located within the proximity to the CBD core create CBD. In contrast, by the mid-2000s, many job concentrations had opportunity for investment, private sprung up in both the inner suburbs and the newer outer suburbs. or public and the zone of discard becomes the zone of assimilation. The sponge model: absorbing people in the early AM and staying Land uses in the zone of discard saturated all day. Then squeezing out of people between 5 and 7PM, tend to be marginal, pawn shops, to be dry the rest of night. Typical in almost all CBD’s. liquor stores, low-end retail, adult entertainment, and shelters. www.donaldpoland.com 13 www.donaldpoland.com 14 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Contemporary CBD Retailing CBD Redevelopment The decades are long past when the heart of retail activities was Starting in the 1950s downtowns began to deteriorate as manufacturing centralized in the CBD. The shopping malls in the early developing jobs declined in central-city locations. Residents and retailers started to suburbs initiated the demise of the downtown retailing. Today, except in relocate to suburban malls and safe communities with newer and more subway-oriented rapid transit centers such as New York and Toronto, spacious homes with yards. CBD retailing has become essentially restricted to three basic types: By the 1960s, CBDs has declined significantly as the areas became Mass-appeal consumer goods: serve a captive market made up associated with high crime rates, vacant stores, homeless people, primarily of nearby inner-city residents, some of whom are welfare- marginal businesses, downscale merchandise, and low-quality dependent. These confined shoppers are basically dependent on the consumer services. nearby stores for modestly priced clothing, including used clothing. In the 2000’s CBDs typically account for less than 3% of a metropolitan Specialty goods and services: These retailers seek to appeal to area’s total retail sales. By the mid-1960s business leaders began to people who work in the CBD and to tourists, conventioneers, and those embark on a number of revitalization schemes. Local governments people who are engaged in transitory downtown business activities. joined CBD merchants, business leaders, bankers, real estate Specialty goods and services include nice restaurants and cafes, quick developers, and planners to bring about downtown revitalization. They in-and-out cafes, fast food, flower shops, travel agencies, nightclubs, became know as growth machines. bars, and liquor stores. Convenience goods: CVS and others. Basic needs, 3 minutes or less. www.donaldpoland.com 15 www.donaldpoland.com 16 4 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs CBD Redevelopment CBD Redevelopment – Packaging the Entrepreneurial CBD Packaging the Entrepreneurial CBD: The results of these growth Strategies Hartford