Whenever we are writing character-based zoning, one of the first things we do is a regional tour to analyze the DNA of the most loved places. Places cannot be resilient unless they can be loved.

In addition to land use that perversely incentivizes the destruction of rural lands with 5-acre lots, the financial system further incentivizes rural subdivisions gobbling up farmland at a frightening rate.

Nuture unique historic character in walkable formats and don’t build leasable space that you can’t lease. For downtown to have a critical mass, the goal is to capture 20 percent of the retail market share.