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.

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Creating an Effective Downtown Revitalization Plan

  1. 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. 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. 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. 4. WEBINAR OUTLINE<br />WHY PLAN?<br />WHAT SHOULD THE PLAN CONTAIN?<br />PLAN COMPONENTS REVIEW <br />DETAIL ELEMENTS<br />QUESTIONS / ANSWERS<br />
  5. 5. WHY PLAN?<br />A good plan today is better than a perfect plan tomorrow.<br /> - George S. Patton<br />
  6. 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. 7. WHAT A DOWNTOWN <br />PLAN CANNOT DO?<br />PROVIDE Leadership<br />ORGANIZE The Community <br />ELIMINATE Apathy<br />
  8. 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. 9. WHAT SHOULD THE PLAN CONTAIN?<br />
  10. 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. 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. 12. PLAN COMPONENTS REVIEW<br />
  13. 13. PLAN COMPONENTS<br />RECONNAISSANCE<br />CREATIVE VISIONING<br />PLAN REFINEMENT & DOCUMENTATION<br />ACTION STRATEGIES<br />IMPLEMENTATION PHASE<br />
  14. 14. RECONNAISSANCE<br />Market Understanding<br />Physical Environment Understanding<br />Regulatory Understanding<br />Previous Efforts<br />Stakeholder / Citizen Engagement<br />
  15. 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. 16. Market Analysis – Consumer Segmentation<br />
  17. 17. Area / Regional Economic Context<br />Drive Time Analysis<br />Competitive Environment<br />
  18. 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. 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. 20. Area / Regional Physical Context<br />
  21. 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. 22. Vision<br />Zoning – Special Overlay, Form-Based<br />Design Review<br />Property / Inspections Maintenance<br />
  23. 23. STAKEHOLDERENGAGEMENT<br />Interviews<br />Social Media<br />Developer Discussions<br />Tenanting Economics<br />City Officials<br />Regional Competition<br />
  24. 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. 25. CREATIVE INTERVENTION<br />Community Visioning<br />Early Indicators<br />Revitalization Plan Framework<br />Marketplace Testing<br />
  26. 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. 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. 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. 29. Wayfinding Opportunities<br />
  30. 30. Getting Developers Involved<br />Valuable input to the PLANNING process<br />Identified END USERS<br />
  31. 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. 32. The BIG Idea - Zanesville, OH<br />
  33. 33. The BIG Idea - Zanesville, OH<br />
  34. 34. Cohesive Conceptual Plan Development<br />Realistic & Well Founded<br />Clear Implementation Steps<br />Early Stakeholder Endorsement<br />
  35. 35. Preliminary Pro-forma<br />
  36. 36. Controlling and Consolidating Land<br /><ul><li>Multiple parcels mean MULTIPLE OWNERS
  37. 37. Barriers to LAND CONTROL and ACQUISITION
  38. 38. Public ASSISTANCE</li></li></ul><li>ACTION STRATEGIES<br />Identify Partners & Champions<br />Recommendations / Strategies<br />Implementation Strategy / Matrix<br />
  39. 39. Establishing Design Parameters<br />
  40. 40. Floodway Mitigation<br />
  41. 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. 42. 1850<br />Oxford, OH<br />
  43. 43. Oxford, OH<br />Awards<br /><ul><li>Ohio Parks & Recreation Association Outstanding Award, 2000
  44. 44. Ohio Chapter ASLA Merit Award, 2002 </li></li></ul><li>Cheapside District, Lexington, KY<br />
  45. 45. Downtown Complete Street Strategies, Lexington, KY<br />
  46. 46. Montgomery, OH<br />
  47. 47. Restoration of Historic Context<br />Montgomery, OH<br />
  48. 48. SUMMARY<br />
  49. 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. 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. 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. 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. 53. QUESTIONS<br />“Communities can be shaped by choice or by chance”<br />Richard Moe<br />
  54. 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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