Creating an Effective Downtown Revitalization Plan

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

description

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.

Transcript of Creating an Effective Downtown Revitalization Plan

Page 1: Creating an Effective Downtown Revitalization Plan

Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

Creating an Effective

Downtown Revitalization Plan

Craig E. Gossman, AIA, NCARBHeritage Ohio Webinar April 2011

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

Finding Sustainable Solutions Through Strategic Thinking & Creative Urban Design

Who We Are Services

+ Market Driven Strategies+ 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

Understanding the Realities of the Competitive Marketplace

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

Where We Have BeenOHIO Cambridge Cincinnati Columbus Dayton Dresden Findlay Hamilton Marysville Mansfield MontgomeryPort Clinton Powell Sandusky Springdale Tiffin Vandalia Xenia Zanesville

INDIANAAuburn Bloomington Crown Point Darmstadt Evansville Floyd County Highland Lafayette Lawrenceburg Middlebury Richmond Southport

KENTUCKYCovington Dayton Independence Lexington Louisville Newport

FLORIDA ILLINOIS LOUISIANA MICHIGAN NEW MEXICONORTH & SOUTH CAROLINA PENNSYLVANIA TEXAS UTAH Greensboro , NC

Birmingham , MI

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

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

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

WHY PLAN?

A good plan today is better than a perfect plan tomorrow. - George S. Patton

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

WHAT ARE YOUR GOALS FOR THEREVITALIZATION 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?

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

WHAT A DOWNTOWN PLAN CANNOT DO?

• PROVIDE Leadership• ORGANIZE The Community • ELIMINATE Apathy

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

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

• INSPIRE Leadership

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

WHAT SHOULD THE PLAN CONTAIN?

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

• 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

AN EFFECTIVE PLAN SHOULD:

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

• 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.

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

PLAN COMPONENTS REVIEW

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Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

PLAN COMPONENTS• RECONNAISSANCE• CREATIVE VISIONING• PLAN REFINEMENT &

DOCUMENTATION• ACTION STRATEGIES• IMPLEMENTATION PHASE

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

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RECONNAISSANCE • Market Understanding

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

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Webinar – April 2011 Kinzelman Kline Gossman

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Market Analysis – Consumer Segmentation

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Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

Area / Regional Economic Context

Drive Time Analysis

Competitive Environment

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Downtown Revitalization Plan

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

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Downtown Revitalization Plan

RECONNAISSANCE • Physical Environment Understanding

+ Downtown Limits + Special Districts+ Characteristics

Built – Architecture / Public Works Natural – Water / Topography

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Area / Regional Physical Context

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RECONNAISSANCE• Regulatory Understanding

+ Current Zoning / Land Use + Building Permitting

+ Special Districts + Signing + Building Repairs / Code Violations / Inspections

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Vision

Zoning – Special Overlay, Form-Based

Design Review

Property / Inspections Maintenance

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STAKEHOLDER ENGAGEMENT• Interviews• Social Media• Developer Discussions• Tenanting Economics• City Officials• Regional Competition

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Be PROACTIVE not reactive

Act SOONER rather than later

Involve COMMUNITY

Involve MUNICIPALITIES, ECONOMIC DEVELOPMENT and other PUBLIC ENTITIES

Involve CONSULTANTS and CONTRACTORS

Identify/Assemble Key Stakeholders

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Downtown Revitalization Plan

CREATIVE INTERVENTION• Community Visioning• Early Indicators• Revitalization Plan Framework• Marketplace Testing

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Downtown Revitalization Plan

CREATIVE “INTERVENTION”• Community Visioning

+ Design Charrettes+ Workshops+ Open Houses

+ Social Media + Issues & Opportunities

Charrettes are what you do until sanity prevails again. - Patrick Condon

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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

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Mix of Uses

Housing+Office+Retail

Stakeholder Involvement

Physical+Financing

Alternatives Discussion

Establishing Community Values

Conceptual Plan Concepts

Sustainable Solutions

Market Driven Development Concepts

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Wayfinding Opportunities

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Valuable input to the PLANNING process

Identified END USERS

Getting Developers Involved

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

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The BIG Idea - Zanesville, OH

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The BIG Idea - Zanesville, OH

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Cohesive Conceptual Plan Development

Realistic & Well Founded

Clear Implementation Steps

Early Stakeholder Endorsement

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Preliminary Pro-forma

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• Multiple parcels mean MULTIPLE OWNERS

• Barriers to LAND CONTROL and ACQUISITION

• Public ASSISTANCE

Controlling and Consolidating Land

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

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Downtown Revitalization Plan

ACTION STRATEGIES• Identify Partners & Champions• Recommendations / Strategies• Implementation Strategy / Matrix

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Establishing Design Parameters

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Floodway Mitigation

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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

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Oxford, OH

1850

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Oxford, OH

Awards

• Ohio Parks & Recreation Association Outstanding Award, 2000

• Ohio Chapter ASLA Merit Award, 2002

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Cheapside District, Lexington, KY

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Downtown Complete Street Strategies, Lexington, KY

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Montgomery, OH

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Restoration of Historic Context

Montgomery, OH

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SUMMARY

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Downtown Revitalization Plan

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

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

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Downtown Revitalization Plan

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

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

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

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Downtown Revitalization Plan

Beyond Basics

• Zoning / Land Use + Zoning Code Reform + Special Districting + FBC / Overlay + Design Review Process Reform + One Stop Shop to Building Permits

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

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Downtown Revitalization Plan

QUESTIONS

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

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Heritage Ohio Craig Gossman

Webinar – April 2011 Kinzelman Kline Gossman

Creating an Effective

Downtown Revitalization Plan

Creating an Effective

Downtown Revitalization Plan

Craig E. Gossman, AIA, NCARBHeritage Ohio Webinar April 2011