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Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
Creating an Effective Downtown Revitalization Plan
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Creating an Effective Downtown Revitalization Plan

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Craig Gossman of Kinzelman, Kline, Gossman explains the ins and outs of downtown revitalization plans. This presentation was originally given at the April 2011 Heritage Ohio Webinar Series.

Craig Gossman of Kinzelman, Kline, Gossman explains the ins and outs of downtown revitalization plans. This presentation was originally given at the April 2011 Heritage Ohio Webinar Series.

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  • 1. Creating an Effective<br />Downtown Revitalization <br />Plan<br />Craig E. Gossman, AIA, NCARB<br />Heritage Ohio <br />Webinar <br />April 2011<br />
  • 2. Services<br />Who We Are<br />+Market DrivenStrategies<br />+ Sustainable Design & Planning<br />+ Architecture<br />+ Historic Preservation<br />+ Site Development<br />+ Design Charrettes<br />+ Public Facilitation<br />+ Placemaking<br />+ Design Guidelines<br />+ Development Strategies<br />+ Tenanting Strategies<br />+ Grants & Funding Expertise<br />+ Downtown Development Corp<br />Finding Sustainable Solutions Through Strategic Thinking <br />& Creative Urban <br />Design<br /> Understanding the <br /> Realities of the <br /> Competitive<br />Marketplace<br />
  • 3. Where We Have Been<br />OHIO<br />Cambridge Cincinnati Columbus <br />Dayton Dresden Findlay Hamilton <br />Marysville Mansfield Montgomery<br />Port Clinton Powell Sandusky<br />Springdale Tiffin Vandalia<br />Xenia Zanesville<br />INDIANA<br />Auburn Bloomington Crown Point <br />Darmstadt Evansville Floyd County<br />Highland Lafayette Lawrenceburg <br />Middlebury Richmond Southport<br />KENTUCKY<br />Covington Dayton Independence <br />Lexington Louisville Newport<br />FLORIDA ILLINOIS LOUISIANA<br />MICHIGANNEW MEXICO<br />NORTH & SOUTH CAROLINAPENNSYLVANIATEXAS UTAH<br />Birmingham , MI<br />Greensboro , NC<br />
  • 4. WEBINAR OUTLINE<br />WHY PLAN?<br />WHAT SHOULD THE PLAN CONTAIN?<br />PLAN COMPONENTS REVIEW <br />DETAIL ELEMENTS<br />QUESTIONS / ANSWERS<br />
  • 5. WHY PLAN?<br />A good plan today is better than a perfect plan tomorrow.<br /> - George S. Patton<br />
  • 6. WHAT ARE YOUR GOALS FOR THE<br />REVITALIZATION PLAN?<br />Linkage to Funding?<br />Business Retention & Recruitment Tool?<br />Comprehensive Plan Interface?<br />Adoption of Sustainability Principles?<br />Need a Tool to Follow and Track Actions?<br />Enhanced Mixed Use Environment?<br />Balancing Business Creation With Quality of Life?<br />
  • 7. WHAT A DOWNTOWN <br />PLAN CANNOT DO?<br />PROVIDE Leadership<br />ORGANIZE The Community <br />ELIMINATE Apathy<br />
  • 8. WHAT CAN A DOWNTOWN <br />PLAN DO?<br />ENGAGE The Community<br />CHANGE Attitudes<br />INSTILL Pride<br />ARTICULATE The Future (& Process to Get There)<br />INSPIRE Leadership <br />
  • 9. WHAT SHOULD THE PLAN CONTAIN?<br />
  • 10. AN EFFECTIVE PLAN SHOULD:<br />Lay out a bold yet flexible vision<br />Reflect community values<br />Provide reasonable certainty and predictability<br />Promote Sustainability<br />Indicate quantity/quality of development <br />Give guidance for city officials and stakeholders<br />
  • 11. Provide regulatory recommendations<br />Include a plan for the regeneration & repurposing of older buildings & blighted areas<br />Preserve historic character and urban fabric <br />Identify an appropriate implementation timeframe.<br />
  • 12. PLAN COMPONENTS REVIEW<br />
  • 13. PLAN COMPONENTS<br />RECONNAISSANCE<br />CREATIVE VISIONING<br />PLAN REFINEMENT & DOCUMENTATION<br />ACTION STRATEGIES<br />IMPLEMENTATION PHASE<br />
  • 14. RECONNAISSANCE<br />Market Understanding<br />Physical Environment Understanding<br />Regulatory Understanding<br />Previous Efforts<br />Stakeholder / Citizen Engagement<br />
  • 15. RECONNAISSANCE<br />Market Understanding<br /> + Demographics Area / Regional<br /> + Consumer Characteristics / Tendencies<br /> + Drive Time Analysis<br /> + Competition Area / Regional<br /> + Housing / Office Market Indicators<br /> + Downtown Financial Structure<br />
  • 16. Market Analysis – Consumer Segmentation<br />
  • 17. Area / Regional Economic Context<br />Drive Time Analysis<br />Competitive Environment<br />
  • 18. Understanding the Competitive Choices<br />Consumer Needs –Attitudes/Behaviors <br />Market Demand Drives Development<br />Competitive Niche Defines Success Opportunities<br />Physical Environment Matters<br />Create and Manage “Place”<br /> The Geography of Retail Choice<br />
  • 19. RECONNAISSANCE<br />Physical Environment Understanding<br /> + Downtown Limits <br /> + Special Districts<br /> + Characteristics<br /> Built – Architecture / Public Works<br /> Natural – Water / Topography<br />
  • 20. Area / Regional Physical Context<br />
  • 21. RECONNAISSANCE<br />Regulatory Understanding<br /> + Current Zoning / Land Use<br /> + Building Permitting<br /> + Special Districts<br /> + Signing<br /> + Building Repairs / Code <br /> Violations / Inspections<br />
  • 22. Vision<br />Zoning – Special Overlay, Form-Based<br />Design Review<br />Property / Inspections Maintenance<br />
  • 23. STAKEHOLDERENGAGEMENT<br />Interviews<br />Social Media<br />Developer Discussions<br />Tenanting Economics<br />City Officials<br />Regional Competition<br />
  • 24. Identify/Assemble Key Stakeholders<br />Be PROACTIVE not reactive<br />Act SOONER rather than later<br />Involve COMMUNITY<br />Involve MUNICIPALITIES, ECONOMIC DEVELOPMENT and other PUBLIC ENTITIES<br />Involve CONSULTANTS and CONTRACTORS<br />
  • 25. CREATIVE INTERVENTION<br />Community Visioning<br />Early Indicators<br />Revitalization Plan Framework<br />Marketplace Testing<br />
  • 26. CREATIVE “INTERVENTION”<br />Community Visioning<br /> + Design Charrettes<br /> + Workshops<br /> + Open Houses<br /> + Social Media<br /> + Issues & Opportunities<br />Charrettes are what you do until sanity prevails again.<br />- Patrick Condon<br />
  • 27. Approach - Identify Opportunities<br />Downtown, Neighborhood Linkages<br />Trails and Greenway Connections<br />Re-discovery of “Found Ground”<br />Integration of Art and Public Improvements<br />Catalytic Projects<br />Gateways and Public Spaces<br />Nobody goes there anymore. It's too crowded.<br />- Yogi Berra<br />
  • 28. Market Driven Development Concepts<br />Mix of Uses<br />Housing+Office+Retail<br />Stakeholder Involvement<br />Physical+Financing<br />Alternatives Discussion<br />Establishing Community Values<br />Conceptual Plan Concepts<br />Sustainable Solutions<br />
  • 29. Wayfinding Opportunities<br />
  • 30. Getting Developers Involved<br />Valuable input to the PLANNING process<br />Identified END USERS<br />
  • 31. PLAN REFINEMENT <br />& DOCUMENTATION<br />The Big Idea<br />Main Street Approach<br /> Document Organization<br />Development Metrics<br />Critical Success Factors<br />Measurable Results<br />
  • 32. The BIG Idea - Zanesville, OH<br />
  • 33. The BIG Idea - Zanesville, OH<br />
  • 34. Cohesive Conceptual Plan Development<br />Realistic & Well Founded<br />Clear Implementation Steps<br />Early Stakeholder Endorsement<br />
  • 35. Preliminary Pro-forma<br />
  • 36. Controlling and Consolidating Land<br /><ul><li>Multiple parcels mean MULTIPLE OWNERS
  • 37. Barriers to LAND CONTROL and ACQUISITION
  • 38. Public ASSISTANCE</li></li></ul><li>ACTION STRATEGIES<br />Identify Partners & Champions<br />Recommendations / Strategies<br />Implementation Strategy / Matrix<br />
  • 39. Establishing Design Parameters<br />
  • 40. Floodway Mitigation<br />
  • 41. IMPLEMENTATION PHASE<br />Organization Structure <br />Recommendation Priorities <br />Catalytic Project Initiation<br />Community Engagement <br />Forget the damned motor car and build the cities for lovers and friends.<br />Lewis Mumford<br />
  • 42. 1850<br />Oxford, OH<br />
  • 43. Oxford, OH<br />Awards<br /><ul><li>Ohio Parks & Recreation Association Outstanding Award, 2000
  • 44. Ohio Chapter ASLA Merit Award, 2002 </li></li></ul><li>Cheapside District, Lexington, KY<br />
  • 45. Downtown Complete Street Strategies, Lexington, KY<br />
  • 46. Montgomery, OH<br />
  • 47. Restoration of Historic Context<br />Montgomery, OH<br />
  • 48. SUMMARY<br />
  • 49. The Basics<br />CLEAR Market Understanding<br />“High & Low” Altitude Physical Analysis<br />Creative Community Interaction<br />Bold yet Realistic Vision<br />Reasonable Goals & Recommendations<br />Process for Attaining Goals<br />Implementation Action Plan<br />
  • 50. Beyond Basics<br />Detailed Market Understanding<br /> + Consumer Intercept Surveys<br /> + Tenanting Analysis <br /> + Area Competition Analysis <br />Catalytic Development <br /> + Physical / Economic Modeling<br /> + Public Realm Enhancement Project<br /> + Establishing a FOR-PROFIT<br /> Community Reinvestment Corporation<br />
  • 51. Beyond Basics<br />Marketing<br /> + Public Relations Campaign<br /> + Tenant / Leasing Strategy<br /> + Tenant Recruitment Strategy<br />Demonstration Project<br /> + Historic Tax Credit Rehabilitation<br /> + Radical Repurposing Project<br /> + Sustainability Project<br /> + Tenant Recruitment<br />
  • 52. Beyond Basics<br /><ul><li>Zoning / Land Use</li></ul> + Zoning Code Reform <br /> + Special Districting<br /> + FBC / Overlay <br /> + Design Review Process Reform<br /> + One Stop Shop to Building Permits<br />
  • 53. QUESTIONS<br />“Communities can be shaped by choice or by chance”<br />Richard Moe<br />
  • 54. Creating an Effective<br />Downtown Revitalization <br />Plan<br />Craig E. Gossman, AIA, NCARB<br />Heritage Ohio <br />Webinar <br />April 2011<br />

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