Our Central Business Districts and Main Streets historically symbolize unique characteristics of our communities. As outward growth has accelerated in the past few decades, strategies to maintain character and economic viability of our downtowns generally focus within the specific boundaries of these districts. The unique character has often eroded in the wake of demolitions and surface parking. Retail storefronts have diminished as wealth and retail consolidation continue to migrate farther from the unique core that distinguishes our community from other communities. Strategies have included the malling of downtown and giving in to the notion of single use areas such as downtown office or warehouse housing districts.

Neighborhoods around downtowns have largely been overlooked as part of these revitalization strategies. Downtowns worked because they were conveniently diverse, walkable and connected to adjacent neighborhoods. Downtowns are regional centers, however, success of a diverse day-to-day retail environment is equally dependent on servicing adjacent neighborhoods. As inner neighborhoods decreased in wealth and population so has the viability of downtown retail.

Times are changing. The search for alternatives to commuter lifestyles and unmanageable infrastructure is leading to rediscovery of the benefits of mixed-use environments. Connecting inner neighborhoods to downtowns and encouraging mixed-use projects require new planning and implementing strategies. Specific Area Plans build community ownership in visions for manageable areas. Non-profit organizations, whose mission is a neighborhood or specific area, are good sources of leadership; follow thru and public accountability for directing and implementing these plans. Funding these smaller plans from both public and private sources also builds ownership, participation and accountability. Specific Area Plans provide priorities and direction for community wide plans and regional initiatives. Broad plans that support this tactic start by documenting community trends and identifying / organizing specific planning areas. This grassroots strategy is an effective means of addressing Quality Place Measures identified in our Competitive Communities Model - Uniqueness Value, Regeneration & Sustainability, Cluster Environment, Competitiveness Environment, R.O.I. Strategy, Development Scale, Infrastructure Efficiency, Congestion & Cutter Index, and Natural Environment.

Pennsylvania has recognized the importance of planning small areas that are guided by the public values of non-profit organizations. The new state community and economic development initiative, Elm Street Program, will provide planning grants of up to $25,000 with a local match of 10% or $2,500. The targets are inner neighborhoods and mixed-use areas that are pedestrian oriented. Additional state funding is available for implementation.

We recently completed a neighborhood plan for an inner neighborhood led by a non-profit, Gladstone Area Partnership. GAP funded the plan from donations and neighborhood garage sales. The organization is working to have the plan adopted as part of the city master plan and has begun implementation. The city has benefited by understanding the priorities of the neighborhood and is addressing some identified needs using existing budgets. Check out the Gladstone Neighborhood Improvement Plan.