Reimagine Runnemede Meeting with guest consultant Adam Tecza
As you may recall, Ken invited Adam Tecza to address our group on 5/16/19 to give his
first impressions of Runnemede, identify our strengths, and offer examples of actions
which could make the business section more appealing. He was very generous, sharing
ideas, based on his initial evaluation, gratis. Four pages of notes I recorded follow.
I offer these notes for your review (or to see for the first time) as we re-consider hiring
Adam’s professional services to guide development of our business sector on the Black
Horse Pike--our original goal for Reimagine Runnemede
Just as a reminder, these recommendations were made in 2019--pre-Covid--so some
may no longer be relevant or appropriate.
Diane Fredrickson, Secretary
Adam’s impression upon entering Runnemede, when you cross under the overpass:
Instant greenery, more foliage
2 lanes, with a different flow than further up in Bellmawr, which slows traffic and gives a
different feel
Less visual clutter
We have a “gateway” (Exit 3) Remember, Kandy wanted “an Exit 3 T-shirt!
If we see 20,000 cars pass through daily, we could have a modest goal to capture 1%--
that would mean 200 cars would stop to buy
Re: engagement of residents
Because we all live busy lives (especially young families), engagement is a challenge.
You must go where people gather (ie. sports fields) to spread the word, rather than
expecting them to come to you
Metropolitan Planning Organizations, which budget transportation, etc. include Bergen,
Monmouth counties. Philadelphia includes Camden, Gloucester, Montgomery and
Bucks counties. Need >$150K capital to be in the “big league.” Must look to
Universities, schools, and smaller grants for funding initially, then can build to bigger
things
Most towns use capital budget to fund master planning efforts (ie. corridor studies)
Town leverage to talk about broader elements
Focus on: economic, land use and downtown feature elements
Recommend a market study-rate ideas based on resident input and build to command
Re-development aides put a bid together to present to a developer. The biggest
concern for developers is RISK. They don’t want to get involved unless the borough
wants a particular thing. They want to avoid protests--something the towns people
DON’T want
(Tecza consultant notes-pg 2)
Runnemede committed to non-condemnation, non eminent domain
Look at the whole corridor
Make an “urban acupuncture” - a vision in a smaller, important area
Free up land for developing
Design a “shared parking” arrangement (ie. people can park in a church lot on
weekdays
Town should adopt “shared parking” ordinance to facilitate the process
Issues with parking include liability
Agreements must be in contract form with timeframes clearly designated to assure
smooth parking situations/understanding -- avoid conflicts
Connect assets
Set short term goals and long term goals
Mural/public art is highly visible and therefore people get a sense of things changing
immediately
Change in a community is very important - engagement is key! When a resident can say
“I painted this part of the mural” it translates to pride, accomplishment
Retail trends: #1 item ordered on Amazon is men’s tube socks --standard item-no
surprises
People are interested in “experience retail”--things they can see, touch, taste,
smell--experiences they cannot get on-line ie. a Pet a Kitten store
On-line shopping is only 5% of all retail sales * remember this was pre-Covid!
Try to use the environment around you to increase local business ie. people come into
Runnemede from the industrial park to eat lunch
Let artists take over vacant spaces. Even hanging decorations in the windows of empty
buildings helps attract attention, make things look alive. Put art in empty shops
Franchises versus personal ownership? Bring companies in--have a model for them to
look at
Shared marketing is popular with restaurants. Ie McDonald’s found a good spot, so
Wendy’s, Burger King and Dunkin Donuts will follow. The marketing footwork was
already done for them
(Tecza consultant notes - pg 3)
Rotary Club here includes Bellmawr, Runnemede, and Barrington. Limited involvement,
but sometimes can get them involved if there’s an attractive project. Clubs serve as a
venue to talk about business partnerships
Start with a vision and articulate what you want
2 tiers of development: Zoning ordinances (what you can build there) and more robust
plans --what you WANT there
Present request for proposals of what you want and where
Develop a contract with a developer --look for tax abatement advantages, etc
Do a market analysis --what is likely to succeed?
Have target areas and know what resources you may have to reduce costs, or add
expertise - ie Runnemede has a master gardener who designed 3 butterfly gardens
Do what EXCITES you. Start easy and attract attention. We speak of “tool kits” --
Ie. “We will be willing to put planters in front of your business and we will take care of
them” Offer help --don’t just ask the business to do extra. Offer $, time and effort to local
businesses. Offer the “what’s in it for me?” element
Raise the scale of what you do gradually
Might start with the idea of designating certain hours for the community center to be
used for a teen center for a period of time (pilot program). Consistent hours, time in the
summer
Use an artist in residence. Reach out to property owners. Get the town to take the
liability issues, then create programs for the teens
Use signs as art. Some towns used only 1950’s style signs (no electronic) and it served
as a distinction. Use spinning art, mosaic signs, etc
As a municipality, you CONTROL what you DON’T want and help people understand
how it makes the town thrive. You want people passing through the town to see and feel
a difference
Create a vision for the community. Use strategic interventions (ie. “urban acupuncture”)
To determine where businesses can have a big impact. Send your proposal to
developers. Ie. What do you want a “business friendly” to look like in Runnemede?
(Adam Tecza consultant notes -pg 4)
Sit at the table with businesses. “My door is open. I’m looking for (something
specific)” Approach a business owner and say,”We see an opportunity for your
store--are you interested?”
Experience retail is most popular. Dining services, wine and cheese tasting, touch, craft
beers, etc. Cycles of service are seen. Malls are dying. People want vibrant, walkable
downtowns
Furniture use is down (young people want less furniture, want to be positioned in certain
regions)
Decide what you want. It’s a little like dating--you know to some extent what you want
Start small. Do not allocate too much all at once
Retail follows people--market affordable housing, good schools, multi-family units, etc
Who are the people who spend money here?
Plan with residents--area wide (zoning, etc)
Set standards for whole districts but specify ideas and approach property owners
Do ASSET MAPPING ie. We have a historic district, a community center, a library, etc
What is going to drive growth here?
What attracts people? Look at the average age of residents; look at taxes compared to
other communities, etc.
What do we have going for us in Runnemede?
Mayor says there is money in the budget for “facade improvement” and public art--tied
to tax abatement
Mayor does not want residents to think we (municipality) are intermediaries to take their
properties
Medical marijuana --must grow and sell (have both components)
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