creating an effective downtown revitalization plan
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
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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
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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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Heritage Ohio Craig Gossman
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
RECONNAISSANCE • Market Understanding• Physical Environment Understanding• Regulatory Understanding• Previous Efforts• Stakeholder / Citizen Engagement
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Market Analysis – Consumer Segmentation
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Heritage Ohio Craig Gossman
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
RECONNAISSANCE • Physical Environment Understanding
+ Downtown Limits + Special Districts+ Characteristics
Built – Architecture / Public Works Natural – Water / Topography
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Area / Regional Physical Context
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
RECONNAISSANCE• Regulatory Understanding
+ Current Zoning / Land Use + Building Permitting
+ Special Districts + Signing + Building Repairs / Code Violations / Inspections
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Vision
Zoning – Special Overlay, Form-Based
Design Review
Property / Inspections Maintenance
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
STAKEHOLDER ENGAGEMENT• Interviews• Social Media• Developer Discussions• Tenanting Economics• City Officials• Regional Competition
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
CREATIVE INTERVENTION• Community Visioning• Early Indicators• Revitalization Plan Framework• Marketplace Testing
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Wayfinding Opportunities
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Valuable input to the PLANNING process
Identified END USERS
Getting Developers Involved
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
PLAN REFINEMENT & DOCUMENTATION• The Big Idea• Main Street Approach Document Organization• Development Metrics• Critical Success Factors• Measurable Results
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
The BIG Idea - Zanesville, OH
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
The BIG Idea - Zanesville, OH
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Cohesive Conceptual Plan Development
Realistic & Well Founded
Clear Implementation Steps
Early Stakeholder Endorsement
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Preliminary Pro-forma
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
• 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
Creating an Effective
Downtown Revitalization Plan
ACTION STRATEGIES• Identify Partners & Champions• Recommendations / Strategies• Implementation Strategy / Matrix
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Establishing Design Parameters
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Floodway Mitigation
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Oxford, OH
1850
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Oxford, OH
Awards
• Ohio Parks & Recreation Association Outstanding Award, 2000
• Ohio Chapter ASLA Merit Award, 2002
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Cheapside District, Lexington, KY
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Downtown Complete Street Strategies, Lexington, KY
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Montgomery, OH
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
Restoration of Historic Context
Montgomery, OH
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
Downtown Revitalization Plan
SUMMARY
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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
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
Creating an Effective
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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Heritage Ohio Craig Gossman
Webinar – April 2011 Kinzelman Kline Gossman
Creating an Effective
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
Creating an Effective
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