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.

1. Creating an Effective Downtown Revitalization Plan Craig E. Gossman, AIA, NCARB Heritage Ohio Webinar April 2011

2. Services Who We Are +Market DrivenStrategies + Sustainable Design & Planning + Architecture + Historic Preservation + Site Development + Design Charrettes + Public Facilitation + Placemaking + Design Guidelines + Development Strategies + Tenanting Strategies + Grants & Funding Expertise + Downtown Development Corp Finding Sustainable Solutions Through Strategic Thinking & Creative Urban Design Understanding the Realities of the Competitive Marketplace

3. Where We Have Been OHIO Cambridge Cincinnati Columbus Dayton Dresden Findlay Hamilton Marysville Mansfield Montgomery Port Clinton Powell Sandusky Springdale Tiffin Vandalia Xenia Zanesville INDIANA Auburn Bloomington Crown Point Darmstadt Evansville Floyd County Highland Lafayette Lawrenceburg Middlebury Richmond Southport KENTUCKY Covington Dayton Independence Lexington Louisville Newport FLORIDA ILLINOIS LOUISIANA MICHIGANNEW MEXICO NORTH & SOUTH CAROLINAPENNSYLVANIATEXAS UTAH Birmingham , MI Greensboro , NC

4. WEBINAR OUTLINE WHY PLAN? WHAT SHOULD THE PLAN CONTAIN? PLAN COMPONENTS REVIEW DETAIL ELEMENTS QUESTIONS / ANSWERS

5. WHY PLAN? A good plan today is better than a perfect plan tomorrow. - George S. Patton

6. WHAT ARE YOUR GOALS FOR THE REVITALIZATION PLAN? Linkage to Funding? Business Retention & Recruitment Tool? Comprehensive Plan Interface? Adoption of Sustainability Principles? Need a Tool to Follow and Track Actions? Enhanced Mixed Use Environment? Balancing Business Creation With Quality of Life?

7. WHAT A DOWNTOWN PLAN CANNOT DO? PROVIDE Leadership ORGANIZE The Community ELIMINATE Apathy

8. WHAT CAN A DOWNTOWN PLAN DO? ENGAGE The Community CHANGE Attitudes INSTILL Pride ARTICULATE The Future (& Process to Get There) INSPIRE Leadership

9. WHAT SHOULD THE PLAN CONTAIN?

10. AN EFFECTIVE PLAN SHOULD: Lay out a bold yet flexible vision Reflect community values Provide reasonable certainty and predictability Promote Sustainability Indicate quantity/quality of development Give guidance for city officials and stakeholders

11. Provide regulatory recommendations Include a plan for the regeneration & repurposing of older buildings & blighted areas Preserve historic character and urban fabric Identify an appropriate implementation timeframe.

12. PLAN COMPONENTS REVIEW

13. PLAN COMPONENTS RECONNAISSANCE CREATIVE VISIONING PLAN REFINEMENT & DOCUMENTATION ACTION STRATEGIES IMPLEMENTATION PHASE

14. RECONNAISSANCE Market Understanding Physical Environment Understanding Regulatory Understanding Previous Efforts Stakeholder / Citizen Engagement

15. RECONNAISSANCE Market Understanding + Demographics Area / Regional + Consumer Characteristics / Tendencies + Drive Time Analysis + Competition Area / Regional + Housing / Office Market Indicators + Downtown Financial Structure

16. Market Analysis – Consumer Segmentation

17. Area / Regional Economic Context Drive Time Analysis Competitive Environment

18. Understanding the Competitive Choices Consumer Needs –Attitudes/Behaviors Market Demand Drives Development Competitive Niche Defines Success Opportunities Physical Environment Matters Create and Manage “Place” The Geography of Retail Choice

19. RECONNAISSANCE Physical Environment Understanding + Downtown Limits + Special Districts + Characteristics Built – Architecture / Public Works Natural – Water / Topography

20. Area / Regional Physical Context

21. RECONNAISSANCE Regulatory Understanding + Current Zoning / Land Use + Building Permitting + Special Districts + Signing + Building Repairs / Code Violations / Inspections

22. Vision Zoning – Special Overlay, Form-Based Design Review Property / Inspections Maintenance

23. STAKEHOLDERENGAGEMENT Interviews Social Media Developer Discussions Tenanting Economics City Officials Regional Competition

24. Identify/Assemble Key Stakeholders Be PROACTIVE not reactive Act SOONER rather than later Involve COMMUNITY Involve MUNICIPALITIES, ECONOMIC DEVELOPMENT and other PUBLIC ENTITIES Involve CONSULTANTS and CONTRACTORS

25. CREATIVE INTERVENTION Community Visioning Early Indicators Revitalization Plan Framework Marketplace Testing

26. CREATIVE “INTERVENTION” Community Visioning + Design Charrettes + Workshops + Open Houses + Social Media + Issues & Opportunities Charrettes are what you do until sanity prevails again. - Patrick Condon

27. Approach - Identify Opportunities Downtown, Neighborhood Linkages Trails and Greenway Connections Re-discovery of “Found Ground” Integration of Art and Public Improvements Catalytic Projects Gateways and Public Spaces Nobody goes there anymore. It's too crowded. - Yogi Berra

28. Market Driven Development Concepts Mix of Uses Housing+Office+Retail Stakeholder Involvement Physical+Financing Alternatives Discussion Establishing Community Values Conceptual Plan Concepts Sustainable Solutions

29. Wayfinding Opportunities

30. Getting Developers Involved Valuable input to the PLANNING process Identified END USERS

31. PLAN REFINEMENT & DOCUMENTATION The Big Idea Main Street Approach Document Organization Development Metrics Critical Success Factors Measurable Results

32. The BIG Idea - Zanesville, OH

33. The BIG Idea - Zanesville, OH

34. Cohesive Conceptual Plan Development Realistic & Well Founded Clear Implementation Steps Early Stakeholder Endorsement

35. Preliminary Pro-forma

37. Barriers to LAND CONTROL and ACQUISITION

39. Establishing Design Parameters

40. Floodway Mitigation

41. IMPLEMENTATION PHASE Organization Structure Recommendation Priorities Catalytic Project Initiation Community Engagement Forget the damned motor car and build the cities for lovers and friends. Lewis Mumford

42. 1850 Oxford, OH

45. Downtown Complete Street Strategies, Lexington, KY

46. Montgomery, OH

47. Restoration of Historic Context Montgomery, OH

48. SUMMARY

49. The Basics CLEAR Market Understanding “High & Low” Altitude Physical Analysis Creative Community Interaction Bold yet Realistic Vision Reasonable Goals & Recommendations Process for Attaining Goals Implementation Action Plan

50. Beyond Basics Detailed Market Understanding + Consumer Intercept Surveys + Tenanting Analysis + Area Competition Analysis Catalytic Development + Physical / Economic Modeling + Public Realm Enhancement Project + Establishing a FOR-PROFIT Community Reinvestment Corporation

51. Beyond Basics Marketing + Public Relations Campaign + Tenant / Leasing Strategy + Tenant Recruitment Strategy Demonstration Project + Historic Tax Credit Rehabilitation + Radical Repurposing Project + Sustainability Project + Tenant Recruitment

53. QUESTIONS “Communities can be shaped by choice or by chance” Richard Moe

54. Creating an Effective Downtown Revitalization Plan Craig E. Gossman, AIA, NCARB Heritage Ohio Webinar April 2011