I had hoped to get one more lengthy blog post published by
the end of the month, but I’m unfortunately getting bogged down due to a
persistent problem I have: the photos for the essay I have prepared are not
sufficient, nor is the quality good enough, to get my point across. Hopefully I will be able to submit a
much more in-depth essay in the next week or so. In the meantime, I offer an intriguing adaptive re-use in an
old downtown, featuring a tenant I have never seen before in such a location:
Value City Furniture, normally a denizen of big-boxes along
six-lane highways, is sitting here in a century-old building in the small
waterfront city of Sandusky, Ohio.
It’s occupying a corner parcel downtown, with about as much off-street
parking as one might expect:
I’m not sure if it occupies all three floors of this
building, and certainly the tenants have taken some liberties with the
architectural integrity of the façade’s first floor, but it impresses me nonetheless
that the City of Sandusky was able to lure this national brand as a
tenant. Downtown Sandusky isn’t
particularly blighted, nor is it flourishing—it’s enduring with a series of
predominantly mom-and-pop establishments that are most likely attracted to the
presumably affordable rents. Most
of Sandusky’s streets look pretty much like this, on the next blocks over:
It’s hanging in there.
Sandusky is a frequented destination in the summer, no doubt in part
because of its position directly at the point where Sandusky Bay meets Lake
Erie.
But most visitors to Sandusky skip the downtown and head
immediately to Cedar Point, a hugely popular amusement park on a peninsula just east of downtown. Sandusky itself is just a
stepping-stone on the way to this colossally successful destination, the
nation’s second oldest continually operating amusement park and a frequent
winner of awards among seasonal parks.
No doubt Sandusky leadership would like to capitalize on some of the
crowds that pass through the city, but nothing about downtown Sandusky suggests
a great deal of success in that endeavor.
Even when I visited in late September, near the end of the season, it
was obvious that this was just another downtown.
But the presence of Value City Furniture demonstrates
sincere initiatives to stock the available retail space with prominent
tenants. I can’t find evidence of
what impelled it to locate there in the downtown, but a conversation on Cyburbia reveals that it has been at this
location for awhile (at least since 2005). Why would a national chain choose to locate in a downtown
with modest amounts of parking, when their business depends on people being
able to purchase and load their large, heavy merchandise into cars? It’s not comparable to an urban grocery
store, where people can easily carry most of the products and continue to walk
some distance by foot. That’s just
not how we buy furniture. For that
matter, wouldn’t it be logistically more difficult for Value City to restock
its merchandise? After all, a big
box in the suburbs has a huge space in the back for unloading those trucks.
It seems impractical for a Value City to occupy a downtown
spot, and, given our growing propensity for ordering furniture (and practically
everything else) online, I can’t help but wonder how much longer
bricks-and-mortar furniture retail outlets will even be that easy to find. Clearly, though, something enticed
Value City Furniture to locate in downtown Sandusky, and I suspect the answer
might just be right across the street:
What on earth would a Subway have to do with this? Nothing really, except that this Subway
is clearly not historic construction, and yet it sits flush with the sidewalk
on both sides. It matches the rest of the streetscape, with no parking out
front. A Subway building anew in a
small downtown such as Sandusky wouldn’t typically think twice about using the
suburban prototype, with abundant parking out front for passers-by to see. Some higher power encouraged the
developer or franchisee to build this Subway according to more suitable urban
design standards. Could it be the
same broker who was able to encourage Value City Furniture to locate downtown
several years ago? Could it be the
Sandusky Main Street Association?
Most cities of Sandusky’s size and economic health—neither
struggling nor flourishing—are not likely to nitpick on urban design particulars
through planning, zoning, or permitting.
I could be wrong, but Sandusky clearly isn’t experiencing some surge in
tourism, judging from the dowdy appearance of its downtown. Like many Lake Erie towns in Ohio,
Sandusky is trying to assert itself as something other than the gateway to a
larger, glossier attraction, such as Cedar Point or Put-in-Bay Island
nearby. The Sandusky Main Street
Association hopes to stimulate activity in the city’s downtown by any means—if
tourism isn’t the solution, enticing a major retail anchor like Value City
Furniture shouldn’t hurt. And
improving the architectural standards for new development by encouraging zero
setbacks on new construction certainly promotes a more consistent aesthetic; it
worked for whoever built that Subway restaurant across the street. Time will only tell if downtown
Sandusky can eventually transform into a destination of its own; at any rate,
the presence of a suburban retailer deviating from its normal location is
evidence enough of a benevolent guiding hand at play.
2 comments:
This is really great. Getting this store into a historic downtown was likely a herculean effort, but it appears to be well-done. The ideas in play here are what the current form-based codes movement is trying to promote, so it would be nice to think it will happen more once they catch on.
Thanks for your comment, Loosh. I agree with you. To the unacquainted eye, it's just a Value City in downtown Sandusky--no big deal. But you're right that it was probably an extreme challenge attracting the tenant to the space. And I wonder what would happen to Value City if DT Sandusky were truly vibrant, and most of the on-street parking spaces were filled. Would VC then leave for a conventional big-box? Would it matter at that point, since a vibrant downtown would probably mean less challenge in finding a replacement tenant? Either way, I'm impressed that this Value City has also been at this location for close to a decade at the minimum.
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