Many of the principals of good site plan as executed in successful suburban "city center"-type commercial developments are based on old urban concepts. Simply stated, when it comes to creating public spaces, in most cases the suburban model of "single story building surrounded by asphalt" is absolute death. It's unsafe, unattractive, accessible only by vehicle, promotes isolation, non-relational to its neighboring amenities (if any), brings down surrounding property values, promotes noise and traffic, etc.
Good commercial site design, on the other hand, spurs continued desirable development, creates a vibrant (and profitable) public space, lowers noise and vehicle emissions by promoting "one trip-many stops" behavior, spreads prosperity to adjacent commercial entities, makes it possible for the elderly and disabled to move among amenities easily, fosters a sense of community, embraces nearby natural features, etc. A group of haphazardly arranged buildings, no matter how nifty each of them looks individually, won't accomplish any of this.
In short: Site plan trumps architecture.
At a great blog called CITY COMFORTS you can download a pdf chapter of City Comforts: How to Build an Urban Village by the blogger, Davis Sucher. Though he concerns himself mainly with city living, his insights into how to create and maintain interesting, useful public spaces are more than relevant in any discussion of a city center district like the one Franklin is trying to develop.
Of course, "The Three Rules" don't apply universally to all aspects of the suburban environment, but they certainly do apply in any portion of town that aspires to be the "city center" or "downtown." That means Shoppes at Wyndham Village, Fountains of Franklin, Legend Creek, etc.
Here's a short excerpt from the chapter, with emphasis and photos added by me.
THE THREE RULES
This is the most important chapter in this book. If the problem is to create a walkable, pedestrian-oriented neighborhood, much of the answer is architectural. Actually, it is not so much “architectural” in the usual sense of the word, for it ignores style. Site plan trumps architecture. That means the basic arrangement of the building on the site is far more important than what usually passes for architecture: the exterior appearance and “envelope” of the structure.
This chapter explains the Three Rules for creating such places. Let’s assume that we agree that the goal is to create this mythical urban village. How do we do it?
The key decision is the position of the building with respect to the sidewalk. This decision determines whether you have a city or a suburb.
- Build to the sidewalk (i.e., property line).
- Make the building front “permeable” (i.e., no blank walls).
- Prohibit parking lots in front of the building.
The decision is a very simple one: place the building alongside the sidewalk. That’s it. Don’t make it complicated. Simply bring the building to the sidewalk. The banal and all too typical strip center below could have contributed to a pedestrian neighborhood had it been designed to work with the Rules rather than
against them.
Where do you want to shop?
TOP: Retail Hell in Minnesota.
MIDDLE and BOTTOM: Nice places to stroll and shop - old and new - in Wausau, Wisconsin. The parking is mainly BEHIND the buildings and in a central ramp, augmented by on-street parking.
If you question this, consider the places that most people like to go on vacation: New York, Paris, London, Aspen, Carmel, Nantucket, Park City, Friday Harbor, and even Disneyland. Every last one of them is built so that the building walls are right next to the sidewalk.
Historically, with only human and animal power to move goods, and with market forces in charge, it made sense to bring the building close to the street in the effort to maximize profit, creating, ironically for modern, often anticapitalist preservationists, the most charming streets.
The Rules are only a start
The Three Rules will emerge over and over again in this book. Their importance cannot be overemphasized; they are the common denominator and leit-motiv of comfortable urban spaces. They are an absolute necessity and precursor to creating pedestrian-oriented communities. But by themselves they are insufficient. There are unhealthy, inner-city neighborhoods that follow them. There are auto-dominated — but healthy — suburbs that don’t. But as a general rule the Three Rules are essential to create human settlements that have any real sense of interpersonal community.
- Excerpt from City Comforts: How to Build an Urban Village
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