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Definition of Commercial District |
Commercial districts are integral parts of the neighborhoods in which they are
located. They serve or have the potential to serve as the providers of goods and
services to the neighborhoods which surround them and to the City as a whole.
While varying greatly in terms of function, history, architecture, location, and other
factors, neighborhood commercial districts do exhibit some typical physical and market
characteristics although not all districts will possess all of these characteristics.
Physical Characteristics
Some typical physical characteristics of neighborhood commercial districts are:- location within an older neighborhood at a node, along a corridor, or within a cluster of economic activity which historically served or currently serves neighborhood needs,
- an existing inventory of older buildings which may not currently serve their highest and best use due to vacancies, low rents,
- deferred maintenance, poor tenant mix, inadequate parking, ineffective management, and other factors
- obsolete or inadequate physical infrastructure such as poor drainage or lighting
- real or perceived problems with crime and safety issues such as graffiti and traffic
- lack of streetscape amenities
- reduced aesthetic appeal due to sign clutter, deteriorated storefronts, litter, graffiti, and presence of threatening individuals
- convenient locations providing opportunities for locating service and retail activities near the potential customers
- convenient access to the downtown which may offer lower cost options than downtown commercial space for potential new businesses vacant buildings which may present opportunities for mixed-use redevelopment
- pedestrian scale and orientation (narrow streets, shallow building set-backs)
- buildings with unique architectural features or style
Market Characteristics
Neighborhood commercial districts also tend to have certain market characteristics in common. These characteristics are usually notable in that they are often deficiencies and inefficiencies rather than strengths:
- lack of central retail management to maintain and promote the target area
- lack of market research to identify more diverse and complementary business mix
- excess commercial space within target areas resulting in lower rental rates, short-term lease agreements, and informal tenant finish-out arrangements which often do not promote stability and commitment
- little interest by commercial real estate community in leasing/sales of area property
- businesses which may not qualify for investment capital to improve or expand
- multiple property owners who may be absentee landlords or disinterested
- low ratio of owner-occupied buildings
- lack of identity or place-name recognition
- poor image in eyes of potential customers
- negatively impacted by retail trends expanding shopping
- opportunities through television, computers, big box retailing and lifestyle centers.
Based on these defined characteristics, a number of San Antonio examples of neighborhood commercial districts can be identified. Examples might include Avenidas del Rio, the Deco District, downtown South San Antonio, Ft. Sam Gateway, N. St Mary’s Street Corridor, and areas along S. Flores Street.