5 Sustainable Reuse Principles

by Alan Mallach, Research Director, National Housing Institute

REUSE PRINCIPLE 1: The ultimate goal of all reuse strategies is the reuse of vacant properties in ways that are appropriate and sustainable

• Appropriate for the site and area, taking into account redevelopment plans and long term strategies for the area. It means not only that the land use is appropriate, but that the development or building is designed and sited so that it improves the area or reinforces its positive features, such as architectural or historic character
• Sustainable in that it enhances the long-term social, economic and physical vitality of the community, be it a block, a neighborhood, or the city as a whole.

REUSE PRINCIPLE 2: Sound reuse strategies must be based on an understanding of the market, and must be responsive to the market

• Understand how the market works in the community and region
• Identify market strengths and weaknesses in your neighborhood and city – strengths can be:
  · A major institution, such as a university or medical center
  · A historic district, or an area with attractive and undervalued houses
  · A major park, or water body
  · An ethnic neighborhood, or a cluster of stores and restaurants
  · Proximity to downtown, or to a public transit hub
• Identify target markets and opportunities :
  · People who live elsewhere in the region
  · People who are moving into the region from outside the area
  · People who live in the community – never underestimate the importance of the people who are already in the community to drive future revitalization
• Develop strategies based on target markets and market opportunities
• Design incentives to stimulate – not replace – the market
• The most effective incentives are those that leverage private investment by filling the market gap between the cost of creating the opportunity and its resulting market value.

REUSE PRINCIPLE 3: Sound reuse strategies should be grounded in a vision of the community’s future, and based on well-grounded plans designed to make that future happen.

• Create a vision for the future of the city and each neighborhood
• Take planning seriously
• A plan is more than pretty pictures – design the plan to serve as a guide for implementation and action
• Engage everyone in the planning process, particularly the residents of the area to be redeveloped – not as a pro forma matter, but meaningfully
• Follow the plan – not slavishly, but seriously – treat it as the road map to the future.
• Evaluate the plan regularly – if it’s working, keep going – if not, change it.

REUSE PRINCIPLE 4: Sites should be reused in ways that make the not just the property, but the entire community a better place

• Reuse decisions must be based on sound community design principles
• Respect the past – new development of vacant sites should fit harmoniously with the existing fabric of a community
• Develop and enforce design standards to ensure that new development is compatible and consistent
• Recognize the strengths of urban neighborhoods, and reinforce them through reuse of vacant properties
• Create green neighborhoods – use vacant properties to create open spaces

REUSE PRINCIPLE 5: Within the city and neighborhood framework, specific decisions about reuse of specific sites should be rational ones, based on specific reuse criteria:

• Is the proposed reuse consistent with the long term vision and with the plans that have been adopted to further that vision?
• Does the proposed reuse further specific citywide policy goals, such as creating jobs or increasing the homeownership rate?
• Does the proposed reuse respond to preferences and desires of the residents of the community, such as a need for more affordable – or for move-up – housing, or better neighborhood-scale shopping?
• Does the proposed reuse reflect present or anticipated future market demand?
• Is the proposed reuse responsible, in terms of present and future public sector cost and the availability of resources?