2012 Guthrie Center Development Plan

DOWNTOWN DEVELOPMENT PLAN

BEFORE

GUTHRIE CENTER, IOWA

ACKNOWLEDGEMENTSACKNOWLEDGEMENTSCITY COUNCIL

Dennis Kunkle (mayor), Dennis Patrick (mayor pro-tem), Roger Underwood, Carolyn Masters,

Bob Paterson, & Craig Heckman

PLANNING & ZONING COMMISSIONRick Bu ler, Loyal Dorr, Del Wedemeyer,

Keith Davis, Penny Wetzel, & Jason Carroll

CITY STAFFLaura Imerman (city administrator) &

Robert Secoy (director of public works)

MSA PROFESSIONAL SERVICESJim Holz, AICP, Chris Janson,

Stephen Tremle , AICP, & Shawn O’Shea

FINAL DRAFTFINAL DRAFT JUNE 2012

AFTER

BEFORE

TABLE OF CONTENTS

Introduction p.2-3

Existing Conditionsp.4-13

Urban Design p.14-17

Master Plan p.18-21

Implementation p.22-24

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MSA Professional Services Inc.

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GOAL #2

• Seek local and regional businesses that utilize the resident labor force.

• Develop a long-term strategy to promote sustainable economic growth in the City, especially for the downtown area.

• Encourage and market development that will make downtown Guthrie Center a destination for the community and the surrounding area.

GOAL #1

• Create and maintain standards and limitations for development within the downtown.

• Encourage the rehabilitation of existing structures to be consistent with the downtown character.

• Establish a plan for future improvements to the downtown (Master/Concept Plan).

• Provide adequate supply of parking that is easy to fi nd (visible from the street or a good wayfi nding system) for downtown residents, customers, and employees

CREATE AN IDENTITY FOR THE DOWNTOWN AND ENHANCE THE EXISTING BUSINESS CLIMATE

ATTRACT AND RETAIN BUSINESSES THAT STRENGTHEN AND DIVERSIFY THE LOCAL ECONOMY

VISION STATEMENT

Downtown Guthrie Center is…

A vibrant place and the cultural heart and identity of the community. A diverse business mix is thriving and profi table . Arrival to the downtown district is distinctive and appealing, and parking is easy to fi nd. Visitors discover reasons to linger and explore .

INTRODUCTION

The City of Guthrie Center (pop. 1,569) is the county seat of Guthrie County and is approximately 60 miles west of Des

Moines, Iowa. The City is intersected by STH 44 (designated as a National Scenic Byway) and STH 25, and is 15 miles north of I-80.

Guthrie Center’s downtown central business district is in a period of transition. Historically, the downtown has been the commercial center of the community; however, it has lost some of its economic vitality due to sluggish economic period, retiring small business owners, and more competitive retail market. Many downtown areas have successfully weathered this transitional period by retaining their community’s fi nancial institutions, professional offi ces, and government buildings. This is the case in Guthrie Center. However, the downtown continues to struggle due to the loss of businesses, confl icting land uses (i.e. industrial, storage, etc.), deteriorating infrastructure, aging or functionally obsolete buildings, and a general lack of a unifi ed theme and pedestrian amenities.

This planning document is intended to be a “living” guide for the future overall development of downtown Guthrie Center. It serves to meet the vision for the downtown and the corresponding goals and objectives (as shown on the left).

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City of Guthrie Center IA

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PLANNING PROCESSThis Plan was discussed and developed over two Plan Commission meetings between March and June 2012. All meetings were public meetings and traditionally noticed as such.

Project Milestones included:

March 2012 Public Meeting #1 Issues and Opportunities

May 2012 Public Meeting #2 Plan & Development Concept Review

June 2012 Planning & Zoning Commission Recommendation

July 2012 City Council Adoption

DOWNTOWN PLANNING AREAAs defi ned by this Plan, “Downtown Guthrie Center” is bordered by Prairie Street to the south, 1st Street to the west, Main Street to the north (except between 4th-6th Street its Grand Street) , and 6th Street to the east.

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SWOT ANALYSISOn March 16th, 2012, approximately 20 residents and business owners/leasers took part in a SWOT exercise. to gather their opinions of the downtown’s current conditions. The information gathered was divided into four categories:

• Strengths to Reinforce

• Weaknesses to Address

• Opportunities to Pursue

• Threats to Examine

Topics covered facade improvements, public infrastructure, business growth/expansion, business retention, land use types, etc. A complete list is provided below.

Strengths-Good Conditions of Buildings-Buildings with Character-Variety-Have the Essentials-Existing Businesses-Friendliness-County Seat-Activity Center-Hospital-Pharmacy-Centrally Located-Wide Street-Major Highways-Customer Service

Weaknesses-Farmers Market Needs Improvement-One-way Streets -Parking -No Public Restrooms-Vacant Buildings -Construction Costs -Lack of Revenue -Poor Image -Empty Store Fronts-Condition of Existing Buildings-Vacant 2nd Floors of Buildings

Opportunities-Leasable Space Available (lower/upper fl oors)-Vacant Lots to Build On-Job Opportunities (want to pursue adding jobs and expanding job market)-Façade Improvements to Buildings -Grant Opportunities -New Attractions are Needed (movie theater etc.)-New Forms of Entertainment (capitalizing on county fair)-Can Do Attitude-Need for a Laundromat, Ice Cream Shop, Coffee Shop, Bookstore, and Clothing Store-More Restaurants (open Sundays late)

Threats-Rise in Taxes -Loss of Families and Graduates -Elderly Population Base -Shrinking population-General Decline of Rural Iowa-Loosing Major Employers -Potential Closing of Courthouse -Mobile Society-Large Metro Retail Threat-Can’t Do Attitude -Potential School Consolidation


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EXISTING CONDIT

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Many factors can infl uence how citizens perceive the downtown of their community. These factors combine to create the urban fabric, which can be simplifi ed into three categories: districts, streets, and individual parcels/buildings. Studying the existing urban context provides insights on what properties are assets to enhance versus those that are strong candidates for redevelopment in order to revitalize the downtown.

DISTRICTA district is a cohesive area with an identifi able character. Building uses, types, and styles establishes this character. Guthrie Center’s downtown district has a good mix of uses (i.e. residential, retail, offi ce, civic and public); however, there are several sites that are vacant, or are have vacant buildings. Disadvantages of this district are the lack of restaurant/bars and the extensive vacant upper-fl oors. A strength of the downtown is the public and civic buildings, which provides strong anchors to the downtown. See the land uses within the downtown in the map below.

URBAN CONTEXT


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STREETSA street is a public thoroughfare, but it is also a public space that evokes a feeling. The streetscape is simply the landscape of the street - it can be barren or inviting. Common streetscape improvements include features that break up the harsh hardscape that exists within a downtown (e.g. trees, shrubs, benches, planters, crosswalks, fountains, and special light fi xtures). In the next few months the City is planning updates to the sidewalks along State Street from the east-side of 2nd Street to the west-side of 5th Street (as shown below). This will greatly improve the downtown streetscaping, as they plan to add new street lighting, decorative sidewalk terrace, and decorative sidewalk treatment. No other updates to the streets are planned for the foreseeable future.


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Based on the current street conditions, the following statements can be made:

Weaknesses• Missing sidewalk/walkway, or blocked by vehicle parking• No separation between sidewalk and private drive/parking • Most intersections lack ADA compliant ramps• No marked crosswalks• Some curb areas are in poor shape• Light poles are not pedestrian-friendly and some are

showing age (i.e. rust)• Street markings are fading• No consistent themed streetscaping (i.e. city banners,

decorative lighting, decorative paving)

Strengths• Most of the sidewalks in the downtown are suffi ciently wider

than the standard 5-foot sidewalk• Some banners do exist along the corridor• There are garbage containers and planters (albeit empty

during the winter season) within the downtown core section • There are sporadic benches in the downtown core section

EXISTING CONDIT

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BUILDINGS & PARCELSIndividual parcels/buildings can have a lasting impression on a person’s perception of an area, both positively and negatively. For instance, a building could be so well-designed, unique, or historically signifi cant that it is the fi rst thing someone thinks of when someone mentions the City of Guthrie Center. Examples of a parcel/building that can leave a negative impression would be a poorly designed or dead public space, a rundown/falling apart building, and a large vacant parcel.

Building ConditionsIn general, buildings within the downtown are in fair to good condition. There are a few sites that are vacant or have dilapidated buildings that would cost more to update than to tear down. One of these sites at the corner of 3rd/State is planned to be removed this year by the City.

The map below illustrates the building conditions within downtown. This is not an evaluation of the structural integrity of the building, but rather a subjective opinion of the condition based on the exterior appearance as viewed from the street.


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BUILDINGS & PARCELS (CONTINUED)

Property AssessmentLand and improvement (building) values are assessed annually and provide an objective evaluation of the state of properties within the city; with the exception of tax exempt properties for which no data exists. The map below illustrates the ratio of improvement value to land value within the downtown. In general, strong candidates for redevelopment are properties with land that is more, or almost as, valuable as the improvements (0-1.9 ratio).

There are two important trends that are evident:

• Overall there are signifi cant number of parcels contributing signifi cantly to the tax base (5.0 or more—green and blue)

• There are a number of parcels that are strong candidates for redevelopment/reinvestment (as they are not contributing signifi cantly to the tax base) with a high concentration along or near 2nd Street.


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EXISTING CONDIT

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Building/Site Signifi canceThe following text and map below illustrate the strengths and weaknesses in the downtown.

• Historic Buildings provide a sense of history and can have a positive infl uence on the downtown overall character/image (if the buildings are maintained properly and keep their historic elements visible to the public eye). There are a signifi cant number of properties with historic character on Broadway Avenue between Ellis and Green Streets. They have good bones, but some need signifi cant facelifts.

• Public Building/Uses bring residents and activity to the downtown. They also can be catalysts for redevelopment (if built and maintained with quality materials and design).

• “Destination” Businesses bring residents and visitors to the downtown (e.g. Hometown Foods, Sinclair Gas Station, Prime Time Restaurant, Dollar General, Guthrie County State Bank, etc.)

• Eye Sores are buildings/sites that stand out because they are in disrepair, vacant, or are incompatible with the surrounding neighborhood/district.


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RETAIL MARKETThe retail analysis is based on three trade areas: 5-, 15-, and 30-minute drive times from downtown Guthrie Center. The 5-minute travel time encompasses the entire Guthrie Center community, while the 15-minute drive time includes the City of Panora. The 30-minute travel time reaches Linden to the east, not quite to Audubon to the west, Bayard and Bagley to north, and Adair to the south.

The table (on the right) summarizes the supply vs. demand for various retail categories. Demand is the expected amount spent by consumers at retail establishments and supply estimates sales to consumers by establishments. The Retail Gap represents the difference between retail potential and retail sales. The Leakage/Surplus Factor presents a snapshot of retail opportunity (supply vs. demand), ranging from +100 (total leakage) to -100 (total surplus). A positive value indicates there is more demand than supply in the area (i.e. consumers are “leaking” outside the trade area to acquire goods and services). A negative value indicates there is a surplus of retail services (i.e. consumers are drawn in from outside the trade area and demand within the trade area is being met). This summary indicates signifi cant food and drink leakage from Guthrie Center (less than a 5-minute drive), as well aswithin the surrounding area (15/30-minute drive times).

The graph below indicates mismatches between supply and demand for retail industry subsectors within downtown Guthrie Center (less than 5-minute drive). As shown, there are just a few industry types that are being met.

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5-Minute Leakage/Surplus Factor by Industry Subsector

Source: ESRI Business Analyst


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EXISTING CONDIT

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15-Minute Leakage/Surplus Factor by Industry Subsector

15-Minute Leakage/Surplus Factor by Industry Group

Below is the leakage/surplus within Guthrie Center’s primary trade area (15-minute drive) for the industry subsector and more detailed industry group. There are substantial growth opportunities, especially those near or at 100+.


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PARKING STUDYThe availability of parking can leave a lasting impression on how people view, or how often they visit a downtown. Convenient parking is considered a sign of welcome. Parking that is diffi cult to fi nd, inadequate, or inconvenient will frustrate users and can make people reluctant to visit a particular location. In order to understand the existing parking inventory within Downtown Guthrie Center, a parking study was conducted. The purpose of the study was to observe current utilization of existing parking spaces within the downtown and to identify specifi c issues and opportunities related to existing parking infrastructure.

MethodologyThe occupancy of parking spaces was documented by observing the number of occupied parking spaces during what is considered the peak period for parking demand within the planning area. This peak period was determined to be on weekdays during normal business hours, and to minimize the impact of weather and seasonal variation, occupancy observations were conducted during fi ne weather conditions.

Although parking occupancy observations were conducted during weekday peak periods, it should be acknowledged that other land uses have different peak parking times (see table below). For example, a block with a popular bar may experience a peak parking period during Friday or Saturday evenings, while the rest of the planning area has relatively low occupancy rates.

Weekday Evening WeekendBanks and public services Auditoriums Religious institutionsProfessional offi ces Bars and meeting halls ParksPark and ride facilities Hotels Shops and mallsSchools, daycare centers RestaurantsFactories/distribution centers Theaters

Source: Victorian Transport Policy Institute 2007: Parking Management Strategies, Evaluation and Planing

Parking occupancy refers to the accumulation of parking over the course of the day. Occupancy during peak periods is the primary measure of parking usage and the need for additional parking. Occupancy rates at or close to 100 percent are generally considered undesirable because motorists must hunt for available parking and/or may be tempted to park illegally or not stop at all. Thus when evaluating parking we look at the “effective” supply instead of the full supply. The effective supply is the maximum number of parking spaces that can realistically be used within a given district. An effective supply “cushion” can help to protect against the inevitable loss of spaces resulting from temporary disturbances such as construction, mis-parked cars, etc. Parking supply is considered “effective” when approximately 75% of the parking spaces are occupied.


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EXISTING CONDIT

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DowntownOn-Street Off-Street On-Street Off-Street On-Street Off-Street Total

Northside 46% 34% 16% 43% 18% 23% 30%Southside 40% 39% 14% 36% 28% 50% 32%

Available Spots 135 166 170 120 105 62 ---758

1st-2nd 14% 50% 0% 0% 6% 21% 30%2nd-3rd 53% 25% 6% 40% 14% 0% 29%3rd-4th 50% 65% 12% 41% 52% 38% 39%4th-5th 43% 34% 10% 34% 11% 0% 27%5th-6th 20% 35% 21% 50% 19% 0% 28%

State Street Main Street Prairie Street

301 290 167

InventoryOn March 16th, 2012, between 12:30-3:00pm, MSA counted all marked and unmarked parking spaces within the downtown (see p. 3 for planning area). In total, the downtown potentially can park 758 vehicles at one time, excluding garage spaces (410 on-street and 348 off-street). The only public parking lots within the downtown support the public library and county courthouse. There are no hour restrictions on parking in the downtown.

ResultsParking supply is not the issue within downtown Guthrie Center, as only 31% of the spaces were occupied at the time of the study (233 out of 758 spaces). There were several blocks with considerable occupied on-street parking spaces, primarily on State Street between 2nd Street and 4th Street. Based on feedback received on the street during the analysis, the most common complaint was the ability to park right next to, or adjacent to, their destination. Since the downtown has suffi cient number of parking spaces for current and future development, strategies should be focused on wayfi nding signage (to direct users to available parking) and establishing parking limits (to free up premier parking spaces on a regular basis). For example, State Street could have 2-hr parking limit, while cross streets between Prairie and Main Streets could have 4-hour parking limits (with no parking limits anywhere else in the downtown). Enforcement of these limits will be key to effectively change parking habits within the downtown.


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STREETSCAPING - GUIDELINESA major step in revitalizing the downtown is to make public improvements that show residents and businesses owners that the City is taking the initiative in revitalizing the area. These improvements also help to create a district identity for the downtown, which separates it from other areas within Guthrie Center. When planning for road (re)construction, the guidelines and recommendations discussed below should be considered.

The design of streets directly affects the quality of life in a community. A well designed streetscape incorporates crosswalks, sidewalks, light fi xtures, trees, planters, trash receptacles, banners/fl ags, benches and green spaces within the public right of way. There is no single component that will meet the preceding goals, but a balanced mix of these components can lead to a successful revitalization of the downtown. Guidelines in this section are intended to assist in the design reconstruction of streets.

• In general, a “friendly” street has features that provide safety, comfort, and mobility. Examples of these features are described and illustrated on the following pages.


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4) Adequate height clearance Well maintained landscaping Adequate Awning heights

5) Limit crossing distances Provide bump outs Reduce corner radii Provide refuge medians at ped. crossings

1) Good sight distance Limit obstructions at crossings (newspaper/ advertising & electrical boxes, over-grown vegetation, etc.)

2) Separation & buffering from other modes of travel Wide sidewalks Parking areas Sidewalk terrace Limit curb-cuts

3) Pedestrian visibility Adequate lighting

SAFETY

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4) Limit automobile/truck traffi c issues Lower vehicle speed limits Provide traffi c calming devices

5) Provide pedestrian amenities Add benches, table and chairs, bike racks, etc.

6) Well-maintained infrastructure Well-maintained sidewalks, streets, street fi xtures, and street trees

1) At human scale Establish a 1:3-1:2 street width to building height ratio

2) Soften the urban, hardscape Add planters, street trees, landscaped spaces, etc.

3) Buildings designed w/ pedestrian-friendly features Awnings, large and clear windows on the ground-fl oor, building entrances, view of products/activities, etc.

COMFORT

2) Accessible to all citizens ADA-compliant sidewalks and building entrances

3) Clear connections Pedestrian pathways to building entrances

MOBILITY1) Clear path No obstructions within areas of travel

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STREETSCAPING - GALLERYThe images below illustrate the variety of streetscaping elements that can be incorporated in Downtown Guthrie Center. See the Master Plan and Implementation sections for specifi c recommendations.


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P ublic Landscaping

P ar king Landscaping (buffer ing)

Bumpouts

Str eet Furnitur e & Other Str eetscape Featur es

URBAN DESIGN

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DEVELOPMENT GUIDELINESDevelopment provides the City with economic stability and provides goods, services and jobs for its residents. However, too often buildings are designed without signifi cant consideration to its neighboring parcels and overall effect on the area. To ensure high-quality and long-lasting projects the following guidelines will provide assistance in guiding future (re)development in the downtown, including major facade improvements:

• Relationship to the Street: Design the building such that the primary building façade is orientated towards the street. Provide a public entrance on the primary façade.

• Architectural Character: Design the building using architectural elements that provides visual interest and human scale that relates to the surrounding neighborhood context and the City’s overall character.

• Building Materials: Use high-quality, long-lasting fi nish materials such as kiln-fi red brick, stucco, and wood. All exposed sides of the building should have similar or complementary materials as used on the front façade.

• Building Projections: Canopies and awnings should be provided along facades that give access to the building.

• Signage: Use pedestrian-scaled sign types: building-mounted, window, projecting, monument, and awning. Signs should not be excessive in height or square footage.

• Parking: Fit the parking below the building or place it on the side/back of the building, wherever feasible. Provide shared parking and access between properties to minimize the number of curb cuts. Provide vegetative buffers between pedestrian circulation routes and vehicular parking/circulation. Access drive lanes should have adequate throat depths to allow for proper vehicle stacking.

• Landscaping and Lighting: Provide generous landscaping, with an emphasis on native plant species. Landscaping should be placed along street frontages, between incompatible land uses, along parking areas, and in islands of larger parking lots. Exterior lights should be full-cut-off fi xtures that are directed towards the ground to minimize glare and light pollution.

• Stormwater: Use rain gardens and bio-retention basins on-site (i.e. in parking islands) in order to fi lter pollutants and infi ltrate runoff, wherever feasible.

• Service Areas: Trash and recycling containers/dumpsters, street-level mechanical, rooftop mechanical, outdoor storage, and loading docks should be located or screened so that they are not visible from a public street. Screening should be compatible with building architecture and other site features.


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REINVESTMENT OPPORTUNITIESWithin the downtown area there are several parcels that offer signifi cant opportunities for redevelopment. Parcels that are strong candidates for redevelopment are either vacant or are for sale, have low improvement value (relative to land value), have buildings that are in poor condition, or have uses that are ill-suited for a downtown environment. Figure 4.8 illustrates reinvestment opportunities within the downtown area.

• Red/Pink parcels are the most viable for redevelopment, as they do not have structures (bright red) or they are currently for sale (dark red).

• Orange parcels are viable for redevelopment due to low values, but they are not for sale and they are not vacant.

• Yellow parcels are less viable for redevelopment due to stronger values, but are candidates for reinvestment to improve poor exterior conditions.


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This map is for planning purposes only and does not represent the intent of any property owners to sell their land.

MASTER PLAN

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“HISTORIC” FACADE IMPROVEMENTSThe City’s historic buildings represent an earlier era of economic vibrance, and their preservation is both dependent upon and necessary to continued economic success in the downtown area. The City should preserve this architecture heritage, and help owners protect and restore these buildings over time. There should be a clear policy in place to establish a process by which alternatives to demolition can be sought for buildings that are deemed “historically signifi cant” (see map on p. 9). Below are a sample of recommendations that may help guide restoration/recreation of historical facades:

• Consult the Secretary of Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (Revised 1990).

• Use fi rms that specialize in historic preservation when cleaning and repairing the facade (contractors) and for wholesale recreation of historic elements (architects).

• If restoration is not feasible, new elements should be designed that replicate or are at least consistent with the character, materials and design of the original building.

• Building owners are encouraged to use a “historic“ color for the primary facade color. Many of the major paint manufactures such as Pratt & Lambert, Benjamin Moore, Sherwin Williams publish “historic color” sample charts which are available at paint dealers.

• Previously obscured design details should be revealed and restored, whenever feasible.

• Architectural details should not be obscured or covered up by siding, awnings or signage.

• Chemical or physical treatments, such as sandblasting, to existing painted brick or stone is strongly discourage. If necessary, surface cleaning shall use the gentlest means possible.

DECORATIVECORNICE

MASONRYWALL

REGULARLYSPACEDWINDOWS

MASONRY PIERS/COLUMNS

STOREFRONT CORNICE (horizontal expression line)

TRANSOM

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BASE PANEL

WINDOWSIGNAGE

UPPER UPPER FACADEFACADE

STOREFRONT

TRADITIONAL FACADE COMPONENTS

RESTORATION EXAMPLE(generalized to show 1st fl oor

renovation and stucco removal)


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Build anEntertainment Park(band shell, covered farmer’s market shelter, plaza space, bathrooms)

SMALLVEHICLES

Expand City Hall to State Street(or market towards a signature building )

Landscape Street Edges(use of shrubs, fl owers, bark, and grass)

Reinvestment or Redevelopment Site(s)

High PriorityRedevelopment Site(s)

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Build a Community Garden(including an entry feature--poten al reuse of torn down bldg bricks)

Top Priority Redevelopment Site (a signature building desired at the corner)

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MASTER PLAN

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16 EXTEND STREETSCAPING FEATURES THROUGHOUT

17 FACADE & SITE IMPROVEMENTS THROUGHOUT

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Parking & Street Edge Improvements

Gateway Sign w/ Street Edge Enhancements

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Reconstruct Sidewalks allowing Two-Way Traffi c(8 sidewalks with parking on both sides)

Reconstruct Parking(landscaped buff ers, monument sign, etc.)

Add Sidewalk & Landscaping

Enhance Street Edge(use of shrubs, fl owers, half-walls, bark, grass, monument signs, etc.)

Enhance Streetscaping Elements (decora ve crosswalk borders)

Build Curb Bumpouts (decora ve concrete)

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ACTION PLANThis section seeks to provide recommendations for the redevelopment of both private and public properties with the goal of creating a more vibrant and sustainable downtown. This section contains a compilation of the various actions recommended in this Plan to translate this vision to reality. Accompanying each action are recommended timeframes for completion. Since many of the recommendations rely on coordination with the private market it is likely that the full breadth of this Plan’s vision will take many years to achieve.

Ac on #1: Expand City Hall to State Street (or market towards a signature building)This location is quite visible as one drives into town from the west and would be a great location for a signature “gateway” building. If City Hall’s current spaces/building becomes obsolete, expansion to State Street is highly viable (and recommended) . In either case, the building should be built to the corner of 1st and State.

Timeframe: Long Term (2020+)

Ac on #2: Top Priority Redevelopment SiteThis site has signifi cant marketability for commercial/mixed use development, as it sits along two major roadways. The City should actively market this site, encouraging development of a signature “gateway” building that hugs the corner of 5th and State.

Timeframe: Ongoing

Ac on #3: High Priority Redevelopment SitesThese sites currently have high potential for redevelopment, as they are vacant or being used for parking/storage. In some cases a larger project may be possible if adjacent parcels that have low property value ratios and/or poor building conditions (see Action #4) are purchased.

Timeframe: Ongoing

Ac on #4: Reinvestment or Redevelopment SitesThese sites have potential for redevelopment (or at least reinvestment), as they have low property value ratios and/or poor building conditions (see page 18). The City may supplement private fi nancing through use of revolving loan funds, facade/site improvement grants, or developer incentives.

Timeframe: Ongoing

Ac on #5: Build an Entertainment Park (w/ a Farmer’s Market Structure)The entertainment park’s proposed band shell (including public bathrooms) could host several types of events from a music festival to weddings to plays. This could draw people from not only the Guthrie Center, but from the surrounding communities. This park may also include a (covered) farmer’s market plaza (shown in the northern portion of the park), replacing the current location for the farmer’s market at 5th/State. A separate, but potentially important, redesign of 3rd Street’s eastern sidewalk could help link this park to State Street and offer additional vendor space for the farmer’s market. The design envisions landscaping planters, benches, decorative lighting, and decorative paving. If this site is unattainable for the entertainment park, another possible location could be at 107 N 2nd Street if the building is deemed unusable or unrepairable.


Ac on #6: Build a Community GardenThe existing building on this site is being torn down in 2012. Instead of leaving the parcel vacant, the City should establish a community garden where individual plots can be rented out to area residents, who can grow their own food. To hold the corner of 3rd and State, a decorative wall feature with an entryway should be built. If possible, the torn down building bricks should be reused to build this entry feature.

Timeframe: Short Term (2012-2014)

Ac on #7: Landscape Street EdgesParking and drive lanes should be separated from the public sidewalk to make it safer for pedestrians using the sidewalk network. This action will also help to beautify the downtown urban landscape.


Ac on #8: Reconstruct Parking LotWork with the property owner to reconstruct the parking lot with a landscape median between the sidewalk and parking stalls, between the center parking aisles, and between State Street and the parking stalls. This protects the drive lanes, makes it safer for pedestrians, and will help beautify the corridor. Other suggested improvements include replacing their current sign with a monument sign and limiting the parking lot to one-way entrances from State Street (mitigating existing siteline issues when exiting onto State Street).

Timeframe: Mid Term (2015-2019)


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IMPLEMENTATION

Ac on #9: Enhance Street EdgesThe City should encourage (and help) the property owner(s) improve the aesthetics of this important intersection by creating more defi ned street edges. Potential design features include brick/stone half-walls, shrubs/plants, monument-style signage, etc. This would also create a buffer between the drive lanes (and parking) from the public sidewalk, making it safer for pedestrians using the sidewalk network.


Ac on #10: Gateway Sign w/ Street Edge EnhancementsIn addition to incorporating the street edge enhancements suggested in Action #9, the City should work with the property owner to build a “gateway” welcome sign with, or without, the business’ name at the corner of 5th and State. This welcome sign could include a scrolling LED sign that could notify residents and travelers of events going on in the community.


Ac on #11: Parking & Street Edge ImprovementsWork with the property owner to reconstruct their parking lot to defi ne the sidewalk and vehicle entry points. The suggested design involves repositioning the stalls parallel with the State Street and creating one vehicle entry point off of State Street. In order to build this design, the City will need to allow the parking lot to extend within the public right-of-way (via an access easement), or the City should sell the needed land to the property owner. This could be done at the same time as Action #12.


Ac on #12: Enhance Streetscaping ElementsIn 2012, State Street from 2nd to 5th Street will be improved with bump-outs, decorative pavement, and decorative lighting. To enhance the streetscaping theme, the City should consider constructing decorative borders (stamped/colored concrete) around all crosswalks along State Street. Crosswalks should be 7-10 feet wide with 3.5-7 feet decorative borders (5th/State should have wide crosswalks and decorative borders). Funding could potentially be provided by National Scenic Byway Program.


Ac on #13: Add Sidewalk & LandscapingTo promote pedestrian movement within the downtown core, sidewalks should be constructed along the 100 Block

of Main and Prairie Streets. ADA-compliant ramps should be provided at street corners to connect the network with the surrounding neighborhoods. The sidewalk edges along the utility facility should be landscaped to hide it from view.


Ac on #14: Build Curb BumpoutsThe intersections of 3rd/4th and Prairie (northside) and 3rd/4th and Main (southside) should receive bumpouts, incorporating the same decorative treatments as State Street. The lighting fi xtures from State Street may also be incorporated at these intersections.


Ac on #15: Reconstruct Sidewalks, allowing Two-Way Traffi cGuthrie Center residents and business owners mentioned 3rd and 4th Streets should allow vehicle travel in both directions, if possible. In order to allow two-way traffi c and keep the existing parking spaces, the sidewalks would have to be reduced to eight feet. If the sidewalks were reconstructed, the City should continue State Street’s streetscaping theme (see Action #16).


Ac on #16: Extend Streetscaping Features Throughout DowntownIn 2012, State Street from 2nd to 5th Street will be improved with bump-outs, decorative pavement, and decorative lighting. Future improvements should continue this design theme throughout the downtown, except for sections that have mature landscaped sidewalk terraces (Main Street - 100 Block (southside), Main Street - 200 Block (southside), Prairie Street - 100 Block (northside), and Prairie Street - 400 Block (northside)).


Ac on #17: Facade & Site Improvements To proactively encourage property improvements, consider providing façade improvement and/or landscaping (site design) beautifi cation funds for downtown businesses. Design guidelines (or standards) may be needed to guide (regulate) what type of improvements are eligible, as well as provide guidance in establishing a cohesive downtown architectural character. The City may also hire a consultant to provide cost effective facade improvement illustrations for buildings within the downtown to further encourage property owners to make updates to their building(s).

Timeframe: Mid to Long Term (2015-2020+)


23

AC

TION

PL

AN

SHORT-TERM

2012-2014

MID-TERM

2015-2019

LONG-TERM2020+

COMPLETED v

#1 Expand City Hall to State Street (or market towards a signature building)

#2 Top Proirity Redevelopment Site (as a signature building)

#3 High Proirity (Re)development Sites

#4 Reinvestment or Redevelopment Sites

#5 Build Entertainment Park (w/ a Farmer's Market Structure)

#6 Build a Community Garden

#7 Landscape Street Edges

#8 Reconstruct Parking Lot

#9 Enhance Street Edges

#10 Gateway Sign w/ Street Edge Enhancements

#11 Parking & Street Edge Improvements

#12 Enhance Streetscaping Elements

#13 Add Sidewalk & Landscaping

#14 Build Curb Bumpouts

#15 Reconstruct Sidewalk, allowing Two-Way Traffic

#16 Extend Streetscaping Features Throughtout Downtown

#17 Façade & Site Improvements

ACTION

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ACTION PLAN

MSA Professional Services, Inc.

2012 Guthrie Center Development Plan

Documents

Transcript of 2012 Guthrie Center Development Plan