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A formerly vacant downtown storefront is full of activity during PlacePOP in Allegan.

report thumnail

Read the full report here.

Pop-up retail is a fun and creative way to activate and promote underutilized storefronts. In December 2015, we had the opportunity to do a pop-up retail PlacePOP project with Allegan leaders to create vibrancy, boost foot-traffic, and encourage economic growth in the city’s downtown. Through the work of the Allegan city manager, city staff, elected officials, and a strong group of community and business leaders, Allegan built off an existing downtown celebration and shopping experience, Festive Fridays, to host four pop-up retail spaces through the month of December.

Allegan is a city of about 5,000 people and is no stranger to placemaking. As a 2013 recipient of the League’s PlacePlan grant, the community has a strong relationship with the League and values place-based improvements. Through their PlacePOP experience, communities across the state can understand the impact of pop-up retail and learn important lessons from their experience.

Accomplishments

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Festive Friday visitors purchase goods from PlacePOP vendors in a formerly vacant downtown storefront.

Allegan PlacePOP clearly demonstrates the power of placemaking. Pop-up retail was an opportunity to enhance an already successful event by bringing new energy and excitement to the downtown. After December’s events, community leaders most involved in planning the pop-ups reconvened for a debrief meeting in January 2016. Here, and through one-on-one interviews with key individuals, the stakeholder group discussed the project’s short- and long-term impacts. Stakeholders agreed that they clearly met the expectations identified through the project’s vision and goals, and they identified a number of additional accomplishments:

  • Building owners showcased available storefronts to hundreds of prospective tenants and buyers;
  • Vendors and entrepreneurs tested products and business strategy, built clients, and met like-minded entrepreneurs working towards similar goals;
  • Building owners were able to show their investment and passion for the community while residents had a unique opportunity to get involved in a common effort.

More than anything, Allegan PlacePOP was a clear illustration to the community, visitors, and the state that the city is innovative, collaborative, and focused on place. Many small- and mid-sized communities would never consider implementing a pop-up retail project because they believe pop-ups can only be successful in larger municipalities; clearly that is not the case. This project displays Allegan’s unique focus on placemaking and willingness to creatively collaborate with residents and business owners to achieve a common goal. Shining light on initiatives like PlacePOP can help attract talent and businesses that will contribute to the city’s economic success.

Lessons Learned

Pop-up retail projects can happen anywhere. With Allegan leading the way, other communities can learn from their experiences implement similar projects in their city centers.

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    Festive Friday visitors write what they would love to see in downtown Allegan.

    It takes city leadership to get the project started, but it takes community ownership to get the project completed. Allegan’s city manager is a strong advocate for place and was able to rally the community around a place-focused project. The manager initiated preliminary discussions with the League and acted as host to get the right people in the room as he organized the first community meeting. This is a strong leadership skill, but the more challenging skill was illustrated as he quickly stepped aside to let residents take ownership of the project.

  • Use an external, neutral facilitator to inspire, rally, and bridge new relationships. The project was able to avoid political turbulence with the League, rather than the city, as project manager. The League’s knowledge on placemaking and illustration of examples from across Michigan served as a way to educate and inspire Allegan leaders that was slightly different than the internal perspectives residents hear more frequently at the local level.
  • Agree upon clearly defined project goals and objectives at the beginning of the process. At the very first meeting, the group discussed and agreed on the project’s vision and goals and took on tasks as soon as they left the room. With regular communication and check-ins, leaders were able to carry out responsibilities, while having enough ownership to get creative and take the lead on tasks that most interested them. This got everyone moving in a unified direction and set the tone for what it would take to implement a successful project.
  • Start with the right location and event. To succeed in pop-up retail, there has to be enough foot traffic that make it worthwhile for vendors and building owners. With “shop local” initiatives already in the forefront during the holiday season, Festive Friday proved to be a successful event to build on. Similarly, the location has an important role in the project’s success. Downtown Allegan is walkable, aesthetically pleasing, and safe so people were willing to walk from store to store. A more sprawling, car-focused part of town would likely be less impactful for multiple pop-up vendors and building owners.
  • Have fun. It’s clear that people in Allegan are driven to do what they enjoy; spending time with their neighbors, being creative, and supporting the community they love. This experience is what encouraged the community to step up and take the lead.

Read the full report on Allegan’s PlacePOP here and contact scraft@mml.org for more information about pop-up retail or bringing PlacePOP to your community.

A formerly vacant storefront in downtown Allegan is filled with activity during Festive Fridays.

A formerly vacant storefront in downtown Allegan is filled with activity during Festive Fridays.

Allegan is doing everything right. They have an historic downtown, a beautiful riverfront, community-wide events, and most importantly, wonderful people who all love where they live.

We had the opportunity to partner with Allegan in 2013 when the community won a PlacePlans grant to create a design concept for their riverfront area. With the goal to further enhance the city’s natural beauty, capitalize upon its historic districts, and jumpstart economic development, the community rallied together to create the riverfront plan they’re actually building today.

Local entrepreneurs sell cupcakes and baby accessories at one of the pop-up stores.

Rob Hillard, Allegan’s city manager, believes in the power of place. He’s educated his staff, counsel, and community on the impact of placemaking and acts as a cheerleader to organize and implement place-based improvements. The push for placemaking doesn’t come from Rob alone, it’s imbedded into the community. When walking downtown Allegan, it’s clear that people care: it’s the kind of place where people are pleased to run into their neighbors on the street, where teenagers hang out in the local coffee shop for an open mic night, and where visitors are genuinely welcomed into the art and antique shops by the small business owners who run them.

We’re so glad that the community’s excitement for placemaking brought us back into Allegan, and this time with our newest League service, PlacePOP. PlacePOP is an initiative focused on tactical and incremental placemaking, with a strong emphasis on civic engagement, education, and inspiration. It’s hard to describe in just a sentence because projects can range from building a pocket park, to bringing a public meeting to the streets, to hosting placemaking workshops. In Allegan, we worked with the community to organize four “pop-up” vendors in vacant downtown buildings. Pop-up retail is more traditionally seen as an economic development tactic for larger communities, like Detroit, but this project illustrates that even smaller places like Allegan have the drive, knowledge, and people to implement pop-up retail effectively.

Holiday lights, decorations, and people fill downtown Allegan during the Christmas parade.

Holiday lights, decorations, and people fill downtown Allegan during the Christmas parade.

Every year, Allegan hosts a December event series that brings people downtown for a small-town holiday experience, Festive Fridays. This year, the community wanted to capitalize on having so many people downtown and showcase a few vacant storefronts. Through PlacePOP, entrepreneurs, nonprofits, and artists are partnering with downtown building owners to fill these empty spaces with temporary businesses, events, and activities.

The collaboration, effort, and organization all payed off at the first Festive Friday on December 4th. As families filled downtown for the annual holiday parade, tree lighting, carriage rides, and historic bridge light show, they were also encouraged to visit Allegan’s permanent businesses and temporary pop-ups to do some shopping, have some fun, and see the opportunity in downtown’s available spaces. And visitors did just that: they shopped, had fun, and were welcomed into storefronts that had been closed just the week before.

There are two more Festive Friday and pop-up events happening in Allegan this month and I encourage all place-lovers to visit and be part of the magic:

December 11th is the Downtown Art HOP where existing businesses host art and crafts from local artists. There are also four PlacePOP venues:

  • 209 Hubbard has vendors selling sweets, baby accessories, headbands, scarves, jewelry, handmade soap, and more;
  • 111 Locust is a collaborative of local artists, Random Acts of Art, selling wood creations, glitter chains, mittens, custom-blended make-up, and more;
  • 114 Locust is hosting a 26-hour Creativity Open House, an all-night, holiday-themed craft and music party;
  • 118 Locust is full of games to play, and wreaths and poinsettias to buy to support 4-H Camp Kidwell.
Visitors answer the question: What would you love to see in downtown Allegan?

Visitors answer the question: What would you love to see in downtown Allegan?

On December 18th, the community is hosting the Downtown Stocking Hop, where kids decorate a stocking and gather goodies from participating businesses Halloween-style. All four PlacePOP venues are also participating but this time the Jaycees are hosting a holiday beer and wine fundraiser in 114 Locust from 5:00 – 10:00 PM.

The pop-ups are a true effort of collaboration, trust, and full support of the community. I encourage anyone who loves Michigan’s communities to visit, support the local vendors, and experience the creativity and fun of downtown Allegan.

Go to http://positivelyallegan.org/making-spiritswntown-allegan/ for a complete list of Festive Friday events.

To inquire about bringing PlacePOP to your community, contact Sarah Craft at scraft@mml.org.

 

We’re really excited to announce PlacePOP, our new placemaking & engagement consulting service. PlacePOP is a low-cost, high-impact approach to inclusive planning that communities can use to test ideas, engage residents, and strengthen support for place-based projects.

PlacePOP in action at the Boyne City PlacePlans event.

PlacePOP in action at the Boyne City PlacePlans event.

Working with local partners, the League will plan, promote, and execute an event that demonstrates how activating a space can catalyze a community. Large scale planning takes a lot of time, money, and resources, and often leaves residents feeling disconnected and unfulfilled. PlacePOP is a “lighter, quicker, cheaper” approach to planning that brings people together, improves public spaces, and guides future development. PlacePOP can:

  • Empower people to experiment with place as a way to improve their community
  • Build local capacity and tests creative ideas to move planning projects forward
  • Promote interest in a specific, underutilized area
  • Educate local stakeholders on the impact of quality placemaking
  • Engage a wide audience of residents, visitors, and local stakeholders to share ideas, give feedback, and build ownership that guides capital improvement projects

There are a ton of examples of how communities have used temporary, tactical placemaking to guide local planning. For example, communities can:

  • Use pop-up retail to test demand and build buzz around a vacant storefront
  • Activate an underutilized lot using temporary outdoor furniture and family-friendly activities to see if the community should build a permanent pocket park
  • Improve walkability between two key areas to see if it changes people’s patterns
  • Use art, music, lighting, and seating options to create interest in a public space

Some PlacePOP History

Kids share their ideas at the 2014 Berkley Art Bash.

Kids share their ideas at the 2014 Berkley Art Bash.

We started brainstorming the idea of PlacePOP last year, after working with the city of Berkley on a place-based downtown planning project. Through previous planning efforts, the city identified a downtown intersection (12 Mile and Robina) as a potential catalyst for economic development. The city and elected officials wanted to engage residents and collect ideas of what “could be” in that area.

We worked with a steering committee of residents, the DDA, business owners, elected officials, and city staff to lead an impactful engagement event during Berkley’s annual Art Bash. We rented patio furniture, displayed local art, put out sidewalk chalk, and programmed the space with a yoga class in the middle of the afternoon. Most importantly, we asked people to brainstorm how they wanted to use the space. We collected a ton of ideas and the city was blown away by people’s interest in doing something dramatic, like closing the road to become a pedestrian plaza.

“Our city has several catalytic developments in our master plan, and thanks to the League’s efforts, we are making significant progress in achieving one of our highest priority projects,” said Steve Baker, a Berkley councilmember and an active leader on this project. “Placemaking is even more vibrant in Berkley thanks to the MML’s support!”

Collecting  feedback on draft designs at the 2015 Berkley Art Bash.

Collecting feedback on draft designs at the 2015 Berkley Art Bash.

Berkley residents and visitors will soon see these efforts come to fruition since the city is currently working with a consulting team to come up with detailed schematics on the intersection’s improvements.

Because we saw so much value and impact in this work, we decided to go big or go home. We bought a trailer, filled it with furniture, games, and engagement materials, and started incorporating PlacePOP into some of our PlacePlans projects (check out what we did with Boyne City last month). We also worked with the city of Lansing and local stakeholders on a really fun project just last week which focused on the Capitol Avenue corridor. Check out details on the project and pictures from last week’s event.

How PlacePOP works

The beauty of PlacePOP is that each project is unique since it’s 100% tailored to the community For example, communities can simply rent the trailer and its contents for under $1,000, or we can lead a deeper project with engagement, event facilitation, and a project report. Generally speaking, the process is as follows:

  1. Re-imagining a parking space during Convert Capitol Ave in Lansing.

    Re-imagining a parking space during Convert Capitol Ave in Lansing.

    Get started – We’ll meet with core stakeholders to identify project goals, partners, and opportunities. The group will explore options for the demonstration project, establish goals for the exercise, and explore expanded outreach, education, and communication opportunities.

  1. Work out project details – We’ll create a preliminary project plan with event logistics, assignments, materials, partners, activities, and communication strategies.
  1. Host the event – With the help of local partners and volunteers, we’ll facilitate the placemaking demonstration project during a planned community event. We’ll set up, staff, and guide volunteers to accomplish project goals.
  1. Debrief – We’ll host a debrief meeting with core stakeholders to recap the event, articulate lessons learned, and identify opportunities moving forward.
  1. Report out – We’ll prepare a report that summarizes the project’s process, feedback and data collected at the event, and recommendations to keep the momentum going to implement longer-term planning.

So let’s get going!

Doing engagement in Lansing during Convert Capital Ave

Getting great ideas in Lansing during Convert Capital Ave

If your community is thinking of ways to build capacity and encourage development, invite us over for coffee so we can brainstorm with you. Contact us anytime about bringing PlacePOP to your community:

Sarah Craft
Michigan Municipal League Project Coordinator
scraft@mml.org
734-669-6328

We’re looking forward to working with you!

When my wife and I bought our home, we were hoping to find something like a duplex or condo in walking distance to downtown Ypsilanti–to no avail. While there were dozens of single-family homes available at the time, only one duplex came up in 6 months of looking, and the condos available were all in complexes on major roads towards the edge of town. We ended up in a single-family home as the best-available choice, rather than because it was what we really wanted.

A new study by the National Association of Realtors and Portland State University suggests this is a common problem. Among other topics, their Community & Transportation Preferences Survey of 3,000 adults across the country’s metro areas looked at the homes (and places) people live in currently vs. the homes they’d like to live in.

A full 25% of respondents reported that they currently lived in detached, single-family homes, but would prefer to live in an apartment, townhouse, or condo in a more walkable neighborhood.

NAR_HousingMismatch_July15Even though I’ve personally suffered from this particular failure of the housing market, this number is still surprising and significant: 1 in 4 adults living in our major metro areas would give up their single-family home to live in a more walkable neighborhood.

So why don’t they already live there?  The NAR study doesn’t delve into that question, but it’s a safe bet that lack of available supply plays a role.  The survey shows that nearly half of respondents, across age groups, would prefer an “attached” home in a walkable neighborhood over a single family home that requires more driving.  Yet across Michigan’s metro areas, only about 30% of housing units are attached of any kind, and a large share of those are in locations that could hardly be called “walkable”: massive complexes of bland beige-carpeted apartments sandwiched between strip malls on busy arterial roads are not what these respondents have in mind.

As further evidence of this supply/demand mismatch, where we do have quality multi-family home options in walkable downtowns and neighborhoods, Michigan is grappling with affordability problems: whether Midtown Detroit, downtown Grand Rapids, or downtown Royal Oak, housing options are scarce but highly sought-after, and prices are rising accordingly. Nearest to me, downtown Ann Arbor apartments are now leasing for as much as $2,000 per month, for a single bedroom: even the hundreds of new apartments being built every year can’t seem to make a dent in the pent-up demand for this living option.

While much coverage of the study focuses on millennials, the findings appear to hold up across generational cohorts:

Across generations, about as many Americans want attached homes in walkable locations as want detached homes in conventional developments.

Across generations, about as many Americans want attached homes in walkable locations as want detached homes in conventional developments.

Realtors obviously have a direct role in getting people into the homes they want, and when they say “more and more homebuyers are expressing interest in living in mixed-use, transit-accessible communities,” they’re in a strong position to know what homebuyers want, and how the market is failing them.  Helping to correct this market failure and create more of the places that people wish they were living in is one of the most important outcomes that our placemaking work can have.