According to Anne Jarvis of the Windsor Star in Windsor, Ontario,
“Strip malls like Dorwin and Dougall plazas litter North America. They were built for cars, not people. They’re not inviting, and that’s why they’re dying. One of the biggest challenges for cities is how to fix them. It’s called “sprawl repair,” and it’s about retrofitting half-empty malls, strip malls and office parks.”
“I see opportunity for places like Dorwin,” said Shane Mitchell, a project manager at Glos Associates architectural and engineering consultants in Windsor.
“It’s about converting these monstrosities into neighbourhood hubs with a mix of uses. Monolithic buildings are carved into smaller buildings. Small streets and public squares are added. Parking is reduced. It’s creating a traditional city centre and main street. All of a sudden you … end up with an interesting place,” said Mitchell.
The first thing municipalities, including Windsor, have to do is change regulations that require buildings to be too far from the street and have too much parking. Cities can also stop offering tax rebates for some vacant properties, as Windsor is considering. But they also need to offer incentives for developers to do these types of developments, like Windsor already provides for other types of development.
According to Dorian Moore, a partner in Archive Design Studio in Detroit, “they have to encourage developers to “see the value in doing that kind of development. Show them what can be done,” he said, citing Mashpee Commons in Massachusetts, a 1960s strip mall with a huge parking lot converted into a renowned and award-winning mixed use town centre.
“You have to encourage the type of development you want to see,” said Mitchell.
Learn more about DPZ CoDesign’s Urbanism Code for Mashpee Commons here.