Shortly before this essay’s original posting, I participated in a terrific conference called From Main Street to Eco-Districts: Greening Our Communities, hosted by a chapter of the American Institute for Architects in Corning, New York. Held a block off of Corning’s own, magnificent “Main Street” (actually named Market Street), and including many of the people who have helped make that street so successful, the conference started me thinking about the whole idea of Main Streets and what makes the best of them such delights to experience.
A couple weeks ago, I had the great pleasure of working with Bob Gibbs in Las Cruces, New Mexico, looking at ways to help downtown outperform the suburbs, helping Main Street be more profitable than strip malls. The top lessons were to nurture unique historic character in walkable formats and don’t build leasable space that you can’t lease. For downtown to have a critical mass, the goal is to capture 20% of the retail market share. That’s 10 times the current average of the 2% that most downtowns in the U.S. capture today.