Meantime Uses
Memphis Medical District Collaborative Box Lot; Source: Creative Punch
Meantime Uses: Making the Case
It is currently a snowy, icy January day in Memphis. Many folks are confined to their homes after the long comedown of the winter holidays, and all of the temporary activations, markets, and activities that accompany the season. It felt like an appropriate time to look into one of my fascinations in the built and social environment: meantime uses.
We may think of meantime uses by other names: pop-ups, farmers markets, and things like the temporary ice-skating rink or shops in usually vacant commercial storefronts. The Project for Lean Urbanism first defined meantime uses, and does an excellent job of equipping neighborhoods to bring about this phenomenon that many of us instinctively are drawn to whether we realize or not. Lean Urbanism calls meantime uses “quick, temporary, and inexpensive strategies to activate underutilized properties when a weak market doesn’t justify more substantial investment.” (Pink Zone Manual).
Before we have a terminology for this built and social dynamic, we can sense the power that meantime uses bring beyond holidays or special events. I’ve spent my career in community and economic development at the neighborhood level, and can’t think of a lower hanging fruit that brings a sense of place in smaller towns and dense commercial districts in larger cities. Chicago is granting over $1 million to neighborhood groups to activate struggling commercial spaces (Block Club Chicago). San Francisco provides $3,000-$8,000 and free rent to activate vacant Downtown storefronts (The San Francisco Standard). Countless arts and Main Street organizations provide similar funding for entrepreneurs across the country.
Chances are, whether you orient your life around a small town, a lively suburb, or urban city, you can quickly think of vacant commercial building that would thrive with a little love and energy. What if the empty, but beautiful brick building on Main Street was a hub for emerging businesses? What if the piece of land in a mixed-use area became a pocket park for the neighborhood? These are all opportunities for meantime uses that can be activated by an engaged community, even without extensive real estate experience.
So, what are some examples of meantime uses?
Retail storefronts
Shared artist/maker space
Event and community programming
Art exhibits and installations
Pocket parks and outdoor activities
Markets (farmers markets, vendor fairs, etc.)
I believe, and have witnessed, meantime uses benefitting emerging local businesses, property owners, and citizens within a community. Small businesses have a low-cost entry point to test out a brick and mortar location for a short period of time. Property owners have an opportunity to collect some rent payments and show the market potential to prospective tenants and uses. Finally, residents and patrons benefit by having access to a space that creates a sense of identity and culture.
The Case for Meantime Uses
Temporary activations make better use of existing building stock
Many of the properties ripe for a meantime use will exist within an older, walkable neighborhood. While building new from the ground up is always necessary for a place, much value comes from adapting our existing buildings when possible.
Property owners have an opportunity to activate vacant spaces, collect a nominal amount of rent, and showcase the potential for a vibrant future use
Getting a commercial space ready to lease can be daunting due to the cost of build-out and identifying a credit-worthy, long-term tenant. A meantime use will inevitably be a scrappier, stripped down activation, but a chance to test out the viability of a long-term lease.
Local businesses get access to incubate and grow within a brick and mortar location
The jump from a home-based business to a commercial space can wreck small businesses. Many of the entrepreneurs that have an opportunity to scale will lack the capital needed to fund the build-out of a space and go from paying no rent to costly commercial leases. Our local businesses do the most to create a sense of place and culture in our communities; a meantime use can be a tool to help create connection with more customers and test viability in a low-cost environment.
Bring life to a block that is vacant or lacking activity
Even after years of suburbanization across the U.S., I believe we have a desire to experience our cities and towns on a human scale. Giving life to vacant buildings, especially in a targeted geography, provides a sense of safety and conviviality where it hasn’t existed in years, maybe decades.
Making Meantime Uses Happen: Things to Consider
What’s an ideal location for a temporary use?
Identify which properties in your community are begging for activation. Could be vacant land walking distance from a residential neighborhood, or an older commercial storefront on Main Street.
You may already know the property owner, but a search on the local Assessor’s site or conversation with a real estate agent can provide information about the owner.
What’s the most appropriate use for a space or building?
Since we want to activate quickly and with minimal cost, the existing condition of a space matters far more than a long-term use.
Does the space lack plumbing currently? That may yield a shorter use like a weekend pop-up. Is it a warm shell with running water and electricity? This may allow for a business to operate 1-6 months.
Leasing Terms
While a standard commercial lease agreement is typically 3-5 years, how can a meantime agreement be adapted? Likely the landlord would want to capture some rent and allow the lease to end if a long-term tenant comes along. This is far less common dynamic in commercial leasing, so having some grace and an open mind will go a long way for all parties.
Appropriate licensing and certifications of occupancy
I have a hunch that the types of folks and entrepreneurs interested in meantime uses are, like me, scrappy, and willing to bend the rules to get something moving. But, you would hate to plan for an event or month-long pop-up only to have it shut down by the local code enforcement body.
It’s best here to use discretion and make a few calls to see if a temporary activation is permitted, sits in a gray area, or needs a bit of work before opening.
I’d like to conclude with some encouragement and a question. Meantime uses aren’t as common as they could be, and require more parts vision and commitment than expertise. If you’ve read this far, I’m assuming that you fall into this category, so get after it. Lastly, what did I miss that could be helpful in advocating for meantime uses? What are some of uses you’ve visited that have caught your attention?
If you have examples how how meantime uses have worked in your community, or want to explore how to bring them to life in your neighborhood, hit me up at realestate@travistinnin.co.
Peace,
–Travis
