final kewanna downtown revitalization plan
TRANSCRIPT
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Downtown Revitalization PlanKewanna, Indiana
Prepared by:© Diane Tesler
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Kewanna Downtown Revitalization Plan — 3
table of ContentsAcknowledgements
Introduction
Vision & Plan Summary
Town History & Demographic Profile
Element: Site Improvements
• Existing Conditions
• Design Vision
Element: The Economy
• Retail Analysis
• Retail Strategy
Element: The Buildings
• Overview
• Recommendations
Implementation
Appendix• Funding Sources
• Brownfield Study
• Retail Analysis Tables
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6
10
16
26
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115
“American Gothic” © Diane Tesler
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Acknowledgements
“Oasis” © Diane Tesler
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Besides the enthusiastic participation of local leaders and business owners,
many people provided time, talent and effort that must be acknowledged.
Our work has been much enlightened and enriched through their input. We
extend our heartfelt thanks to the following:
Kewanna Town CouncilCouncil President Mark Smith
Councilman Dan Birge
Councilman Joe Hott
Town of KewannaClerk-Treasurer Jenny Kay
The Kewanna community had tremendous participation during focus groups
and public meetings. We thank the following for attending and appreciate
the information, opinions and knowledge shared:
Jeff Finke Mike Mihalik Diane SporeKathy Hobbs Vickie Molitor Diane TeslerTerry Lee Tony Pesaresi Daniel BatesSusan Mahoney Charlie RudeKate Flanagan Lindsey Kozubik
FundingThis report was prepared with grant funding from the Indiana Office of
Community and Rural Affairs (OCRA) using the Community Development
Block Grant (CDBG) program. Local Match Funds were provided by the
community.
ConsultantsFrom Strategic Development Group:
Scott Burgins
Claire Linnemeier
From Architecture Trio, Inc.:
Patricia Jacobs
Sam Miller
From Rundell Ernstberger Associates, LLC:
Eric Ernstberger
Cecil Penland
Kewanna Downtown Revitalization Plan — 5
aCknowleDgements
Kewanna Town Council Public Hearing and Adoption: 9/4/14
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Introduction
“Explorers” © Diane Tesler
Kewanna Downtown Revitalization Plan — 7KK
PurPosE oF THE PlAnKewanna is a town of about 613 people on the western edge of Fulton County.
Changes in the railroad system that runs through the town and changes in the
agricultural community that those trains served has altered the community.
The population has declined and many downtown buildings are empty and
need repair. Like other small, rural communities in Indiana, Kewanna will have to
reinvent itself for the future. But the most important work in Kewanna’s downtown
revitalization plan will happen long before the facades are restored or new
businesses open.
Instead, the most crucial step is for the community to take a leading role in
shaping its future. The Town of Kewanna Downtown Revitalization Study is the next
step toward re-energizing the town and fulfilling its potential.
FunDInGThis report was prepared with grant funding from the Indiana Office of Community
and Rural Affairs (OCRA) using the Community Development Block Grant (CDBG)
program. Local Match Funds were provided by the community.
sTuDY ArEA Downtown is integrated into the whole of Kewanna’s economy, but for this study
it was treated as a separate entity. The study Area Map on page 9 illustrates the
boundaries, which start at SR 17 and Main Street, and go one block west of SR 17,
two blocks east of SR 17, and one block north and south of Main Street.
intRoDuCtion
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PlAnnInG ProCEss A steering committee of town leaders and residents oversaw the planning process.
Acting as advisors and staff for the committee were representatives from Strategic
Development Group, ARCHitecture Trio and Rundell Ernstberger Associates.
Throughout the process, the committee met with the consultants to review research
and provide local input.
There were also numerous site visits to assess buildings and visualize new public
spaces. Other research included interviews with business owners, city utility workers
and building owners.
A series of focus groups was held to present preliminary ideas and gather local
suggestions and a public meeting was held to present final ideas.
ProJECT WEBsITEA website - www.sdg.us/downtownkewanna - was used to post summaries of
steering committee meetings as well as draft chapters of the plan.
nEXT sTEPsThis plan details goals for revitalizing the community and strategies to complete
those tasks. It is a comprehensive approach, including projects for streets,
sidewalks, building facades and business recruitment.
The plan itself is only the first step; local participation is absolutely vital to making it
a success. To make sure everyone is starting from the same place with the same
goals, the first step should be reviewing this plan with project volunteers. Every six
months or so, these volunteers should meet with elected officials to update the plan
and make sure its goals and strategies are current. It would be a poor use of the
resources poured into creating a plan to let it slowly grow outdated, while the need
for current planning does not.
intRoDuCtion
“Backyards” © Diane Tesler
Kewanna Downtown Revitalization Plan — 9K
stuDy aRea maP
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Vision & Plan summary
“Solar Power” © Diane Tesler
Kewanna Downtown Revitalization Plan — 11K
Kewanna is at a tipping point.
On one end downtown has abandoned buildings, crumbling sidewalks and few
outside visitors. On the other end, it has recently experienced a boom in invest-
ment, both by local companies and residents. These entrepreneurs have proven
themselves willing to buy and remodel buildings to launch new enterprises.
So, which way will Kewanna tip in the future?
The momentum is on the side of growth, but it will take sustained effort and public
investment to support the ongoing activity and encourage new growth. The
energy and commitment already present in town combined with the strategies
and recommendations laid out in this plan will go a long way toward Kewanna’s
revitalization.
Town AssetsThere has been renewed interested in downtown, and local leaders started this
planning process to capitalize on that interest. Some residents are leading the way
by investing in downtown.
A discussion about town assets quickly centered on Diane Tesler, a nationally known
artist and teacher who moved to Kewanna and bought and restored some local
buildings, including the 1889 Odd Fellows Lodge.
She hosts an annual art fair and has attracted other artists to move to the
community. Tesler has purchased three homes, one downtown building (her artist
studio) and the former lodge.
The Fulton Economic Development Corp. (FEDCO) is another key stakeholder
downtown. The group is committed to making the town’s abandoned buildings
available for reuse. They have an interest in 105,107 and 109 E. Main Street.
Owners of Winamac Coil have reopened the town’s diner, because they believe
the town should have one. The company, one of three local manufacturers,
employs 200 people with three shifts. Hobbs Fabrications is going to reopen the gas
station and put in a small convenience store.
Other assets and opportunities include the Kibitzer, a local bar that is well run
with good food, a fabulous Carnegie library, a bank, post office, a food pantry,
a local farm co-op, and the celebrated Kewanna-Union Township Volunteer Fire
Department.
Local events include the Kewanna Fall Festival. It is largely sponsored by Winamac
Coil and has a circus, vendors, rides, parades, garden tractor pulls, mush ball
tournament and more.
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vision & Plan summaRy
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local ChallengesThe biggest challenge will be reversing economic stagnation downtown.
Fortunately, as mentioned, there are some very exciting projects underway. The
town would like to improve its streets, sidewalks, and lighting to make the core safer
and to complement improvements that owners are making to their buildings.
There is also a need to create an active Main Street organization to pursue
state grants. Perhaps one of the biggest challenges to long-term economic
development is the shortage of actual stable building stock. There is a very limited
supply of commercial buildings in town; new structures (and infill) might be needed
to accommodate all of the future plans.
Vision for Downtown KewannaLocal leaders have clear-eyed expectations for what can likely be accomplished
downtown in the short- and mid-term. Rather than a grand – and perhaps
unobtainable– image, their vision is for an incremental, sustained effort where one
success builds upon the next. The strategy can be shown in overlapping stages:
• Work with partners to restore key buildings so they can be used.
• Improve the sidewalks, streets and other infrastructure to announce that
Kewanna is serious about investing in its downtown.
• Market the available space and improvements to attract new businesses.
• Use signage, new gateways and partnerships with other communities in the
region to lure tourists.
As simple as this vision sounds, it offers Kewanna the best chance for restoring its
central business district. Confident that local leaders can achieve the short- and
mid-term goals explained in the Recommendations Chapter, the report also offers
suggestions on a few more ambitious, long-term projects.
One is for development of multi-use trails that connect the town to nearby commu-
nities and lake-oriented developments such as Rochester, Lake Bruce, Winamac,
Tippecanoe River State Park, Bass Lake, Lake Maxinkuckee, Culver, Logansport, and
Warsaw.
The other “bold idea” builds on the branding and the excitement surrounding lo-
cal and visiting artists, and those visiting Diane Tesler’s studio, gallery and art classes.
This project would convert the underutilized storefront at 114 E. Main Street into a
destination classic car experience. Essentially, the space, as well as the adjacent
Minix Building to the east, and the adjacent parking to the west, would be recondi-
tioned to house the following:
• A dinner theater where special auto/vehicle-related programming is featured.
• A classic car lease and rental where classic cars are transformed into dazzling
mobile art by the community.
• A destination dining experience where guests are served in actual autos and
on car seats.
• A gallery space exhibiting painting, sculpture, carving, etc., all related to cars
The rest of this section summarizes other chapters of the report.
vision & Plan summaRy
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vision & Plan summaRyTown History and Demographic ProfileDuring its golden age, downtown was full of businesses, such as a theater, pool hall
and hardware store. At one point there were three groceries. In its heyday, a rail
line regularly served the community, but that service has long since discontinued.
A more recent impact on the community was the closing of Kewanna’s local
schools in the mid-1980s. This event created an exodus from town and an overall
decline in businesses. Though a few stores and the library remain on Main Street, it is
no longer a vibrant town center.
These changes are reflected in Kewanna’s statistics. For example, the town had a
population high of 728 people in 1910. The number of residents fluctuated for de-
cades before hitting another peak of 711 in the ‘80s and then dropping to about
540. It has grown slowly and sporadically since then.
The town’s rural and somewhat isolated location influence its economy. For exam-
ple, the average household income and educational attainment levels are below
the Indiana average.
report structureBecause a successful downtown has many moving parts, the planning process de-
tails strategies for three key elements of the revitalization process:
• Element: Site Improvements - What sort of ‘curb appeal’ does downtown
have? Is it pedestrian friendly? Do gateways make it clear when a visitor has
arrived downtown?
• Element: The Economy - Is downtown an economic engine for the communi-
ty? How much money do local people spend outside downtown? How much
of that leaked money can be recaptured?
• Element: The Buildings - What buildings are essential to downtown’s charac-
ter? Could previous remodeling effots be undone to restore the original charm
of some structures?
Element: site ImprovementsAddressing sidewalks, curbs and other infrastructure problems was the number 1
priority of the steering committee. Highlights of this chapter include:
• Roads and concrete sidewalks along Main and other downtown streets are
generally in fair to poor condition. The repeated overlay of asphalt on Main
Street’s surface has resulted in the loss of any grade separation between
the sidewalks and roadway.
• Many of the town’s historic buildings have been demolished and many of
those remaining are in need of repair. Currently, no one lives in the down-
town buildings.
• Other than a picnic table outside the Carnegie Library and the seating at
the pocket park, no downtown benches are provided. Litter receptables
are not provided.
• Small planters are located sporadically throughout downtown and no
street trees are present along Main Street.
• Lighting throughout Kewanna is limited. The only street lights provided oc-
cur downtown along Main Street.
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• While some of downtown signage is successul, other signs detract from the
overall appearance of downtown and should be updated.
• Neighborhoods surround the downtown and appear stable with structures
varying in condition from excellent to poor.
• Multiple underground storage tanks are present in Kewanna. Of these, one
is noted as leaking and one brownfield has been identified downtown.
• To attract additional visitors, stabilize, and even grow the community,
future efforts should be focused on improvements to the downtown’s
infrastructure, buildings, physical appearance, and gathering and infill
opportunities. Additionally, improved gateways, branding, and connections
into the community will help boost interest in the town.
Element: The EconomyRetail and service options have shrunk over the years and so the town faces the
challenges of slowly rebuilding its central business district. Highlights of this chapter
include:
• The region’s population has a high concentration of residents over age 45.
They make up 46 percent of the 9-mile radius’ population.
• Within the 5-mile trade area, the median household income is estimated
to be $39,085, which is projected to drop to $32,317 in 2019 – a 17 percent
decrease.
• About 780 cars drive through Kewanna’s downtown daily, although that
number has dropped off over the years.
• In an example from Kewanna’s 5-mile radius area, consumers spent
$431,240 at sporting goods, hobby, book and music stores, but area stores
only earned $12,524 from selling these materials. Thus, local people spent
the vast majority of their hobby dollars, $418,716, outside the trade area.
• Downtown Kewanna is capturing very little of the money spent by residents
because it has so few retail stores.
• Kewanna has a relatively small population pool of residents/customers.
Population growth is not predicted to change much over the next 5 or so
years. As a result of lost population and other economic factors, most retail
and services businesses have closed downtown.
• The biggest challenges to revitalizing the local economy are making the
best use of available buildings, recruiting new businesses and attract
tourists.
• It’s early in Kewanna’s revitalization efforts so it is important to manage
expectations and to prepare a long-term strategy. It took decades for
downtown to lose its vitality and it will take years to recapture it. But
even this early in the process, the town is still a shining example of what a
community can do, such as Winamac Coil’s, FEDCO’s and Diane Tesler’s
investments.
vision & Plan summaRy
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Element: The BuildingsThe existing building stock of downtown Kewanna is in fair to poor condition with
good examples of 19th and early 20th century architecture. Highlights of this
chapter include:
• Some original storefronts have been lost to later alterations. In addition,
several original storefronts remain although they are in poor condition.
• Field observations indicate that much of the original materials may be
salvageable, particularly in four of the buildings included in the section on
architectural recommendations.
• As is common in many small towns, demolition has taken its toll. Some
new construction from the mid-Twentieth Century has replaced original
building stock. Careful consideration should be given to respect defining
architectural features, preserving remaining historic character and to the
replacement of obtrusive elements.
• Five local buildings were identified by local leaders as the top priority for
renovation:
• 120 E. Main Street
• 114 E. Main Street
• 219 1/2 E. Main Street
• 109 E. Main Street
• 113 E. Main Street
• The Architectural Recommendation section provides a photograph of existing
conditions and a proposed design concept for improvements to each of the
five buildings.
ImplementationKewanna’s long-term goals are clear and widely shared: restore downtown’s
vibrancy and attract new residents and visitors.
The Implementation Chapter explains how these goal interact and what needs to
be done to accomplish them. It gives both broad strategies and specific steps.
This chapter provides years’ worth of suggestions for projects, and it can be
overwhelming to think about undertaking them all. The key points are that
revitalization requires three main areas: physical design, buildings and economic
development – and that it’s the integration of these elements that will result in the
town’s greatest chance of success.
With leadership and perseverance, this plan will be a tool to guide public and
private investment over the next 15 to 20 years and to secure additional grants and
funding from various sources.
vision & Plan summaRy
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Town History & Demographic Profile
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Kewanna was founded in 1845 by three families, the Toners, the Troutmans, and a
family whose name is unknown. The families decided to create the town along an
existing northern Indiana railroad line. They chose Kewanna’s location on that line
because they liked a small grove of trees in the area. Originally named “Pleasant
Grove” due to the trees, and later “Pinhook,” the town adopted the name “Ke-
wanna” in 1871 after Kee-waw-nee, a member of the Potawatomi Native Ameri-
can tribe, who lived in modern-day Fulton County until 1837.
At present, Kewanna is home to a few manufacturing companies, such as Wi-
namac Coil Spring and Kewanna Metal Specialties. In the past, though, Kewanna
had a vibrant, thriving economy based around multiple industries. From before the
town’s founding, Mr. Toner raised cattle, and supplied the Union Army with beef
during the Civil War. He also ran a brick factory, which produced the bricks that
built Kewanna’s main buildings and hotel.
Kewanna also attracted outside investment, such as a large Heinz Company pick-
le factory (which shut down in the 1920s or 1930s) and a manufacturing plant run
by Hart Schaffner Marx, an upscale clothing company.
Furthermore, Kewanna was the home of a major railroad switch, which two rail-
road companies used for transporting goods across the country, and so was home
to many railroad workers. The town also gained business from traveling railroad
employees, who would stop in Kewanna before switching their trains over to an-
other set of tracks.
Besides these industries, Kewanna served tourists and individuals with property on
Lake Bruce, on the northwest side of Union Township. While the area is still home
to many small cottages, which draw in tourists and retirees, Lake Bruce also had
multiple hotels and an amusement park with a water slide. Kewanna, as one of the
closest towns to the lake, was able to supply these individuals with food, clothing,
and entertainment.
Within the last 30 or 40 years, Kewanna has seen a decline in population and indus-
try for multiple reasons. Major manufacturers, including the textile industry, left Ke-
wanna as a result of the removal of tariffs on imports of their supplies and products.
They found it both difficult to compete with cheaper foreign goods and more cost-
effective to relocate outside of the United States themselves, since they would not
be subject to high import taxes.
Also in the 1970s, Kewanna lost its train switch for its two railroad lines; the railroad
companies decided to move the switch to Middletown, Ohio, and relocated
their workers there. Finally, in the late 1980s, Union Township’s trustee decided to
close Kewanna’s schools, and transfer Kewanna students to other schools in Ful-
ton County. After the schools consolidated in this manner, fewer individuals had
reason to come to Kewanna, either for shopping or church, leading to a closing of
restaurants, barbershops, and grocery stores. Indeed, Charlie Rude, director of the
Kewanna Union Township Public Library, cites the school closures as the event with
the greatest negative impact on Kewanna’s commercial spaces, followed by the
railroads’ movement to Middletown, Ohio.
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town HistoRy & DemogRaPHiC PRofile
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Introduction Demographic reports can be useful tools in helping elected officials, community
leaders, and ordinary citizens make informed decisions and craft policies. While
these reports provide only a limited snapshot of communities, the information
provided is instrumental in the decision-making process. As Kewanna works
towards solutions in the community, the trajectory of population growth, age,
income distribution, and poverty statistics can provide necessary information.
The majority of the demographic data available to Kewanna comes from the
U.S. Census Bureau. The Census Bureau conducts the official population census
of the United States, the decennial census, every ten years. The 2010 Census, the
most recent one conducted, collected information on population, race, age,
relationship status, and housing. All other statistical information including income,
poverty, educational attainment, employment, etc. is now estimated through the
American Community Survey, which releases information in one-, three-, and five-
year estimates as a compilation from multiple surveys.
Additional sources utilized in this section include the U.S. Bureau of Labor Statistics,
the Indiana Department of Education, and the Indiana Business Research Center.
In some instances, information specifically on Kewanna was unavailable; in such
cases, information on Union Township or Fulton County, or both, was used instead.
In every instance, the most current and specific data available were used.
PopulationAccording to the most current Census data available, there are approximately
584 people residing in the town of Kewanna. According the graph below, the
town’s population has decreased slightly from the 2010 Census, but is not overly
small considering Kewanna’s population range over the last twenty years. The
larger areas of Union Township and Fulton County have also experienced slight
drops in population over the last few years, as shown on the following page.
town HistoRy & DemogRaPHiC PRofile
Kewanna Downtown Revitalization Plan — 19K
town HistoRy & DemogRaPHiC PRofile
Source: Indiana Business Research Center Source: Indiana Business Research Center
Source: Indiana Business Research Center
The larger areas of Union Township and Fulton County have also experienced
slight drops in population over the last few years, as shown above.
Information on Kewanna’s future population growth is not available, but the In-
diana Business Research Center predicts that Fulton County’s population will in-
crease over the next 15 years to 21,130 people, before decreasing afterwards. This
is opposite of the state of Indiana, which the Indiana Business Research Center
expects will have an increasing population for the next four decades.
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AgeThe age distribution in a geographic area has important effects on both the local
economy and the community structure. Figure 5 shows the age distribution of the
population in Indiana (light green) compared to the age distribution in Kewanna (dark
green). This graph reveals that Kewanna’s age distribution is fairly in line with Indiana’s,
except for a higher concentration of the population in the 35-44-year-old age group
and a significantly lower concentration in the 25-34-year-old age group. Additionally,
Kewanna has a slightly smaller percentage of its population between the “working” ages
of 15 to 65, 65 percent, compared to Indiana, 66 percent. Kewanna’s median age, at
38.7 is slightly higher than Indiana’s median age, 37.0. However, the town’s median age
decreased between 2000 and 2010, while the county’s and state’s have increased over
the last twenty years.
Figure 6: Median Age (Years)Year Kewanna Fulton County Indiana1990 N/A 35.3 32.82000 39.0 37.9 35.22010 35.2 40.3 37.0
Educational AttainmentFigure 7 below shows educational attainment comparisons of populations 25 years
and older in Kewanna, Fulton County, and Indiana as a whole. The graph shows
that the percentage of Kewanna’s population with at least a high school diploma
(including equivalency), 73 percent, is lower than Fulton County’s and Indiana’s
percentages of 85 percent and 87 percent, respectively. Notably, Kewanna has a
significantly larger percentage of residents completing 9th to 12th grade without
receiving a diploma, 23 percent, than the county (10.6%) and state (8.8%).
town HistoRy & DemogRaPHiC PRofile
Source:2008-2012 ACS 5-Year Estimates
Source:2008-2012 ACS 5-Year Estimates
Kewanna Downtown Revitalization Plan — 21K
PovertyPoverty rates track the percentage of individuals who are at or below the poverty
threshold (or poverty line). The poverty threshold is an income amount determined
by the U.S. Census Bureau to be necessary for a family of a given size to meet its
basic needs. While adjustments are made according to the size and age of family
members, the same thresholds are used throughout the United States and do not
vary geographically. This means that the thresholds do not take differences in the
cost of living between different regions into account, resulting in potential over- or
under-estimation of the number of people living in poverty in a given area.
Figure 8 to the right shows comparisons between the percentage of individuals
living below the poverty threshold at various age ranges in Kewanna, Fulton
County, and Indiana. The chart reveals that a large percentage of individuals
under 18 years of age in Kewanna, 36 percent, are living below the poverty
level. This is larger than Fulton County (19.8%) and Indiana as a whole (20.9%).
Additionally, Kewanna has a higher percentage of its population aged 18 to 64
living in poverty.
town HistoRy & DemogRaPHiC PRofile
Source:2008-2012 ACS 5-Year Estimates
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IncomeFigure 9 below describes the income distribution of Kewanna’s households (defined by the
Census Bureau as groups of individuals sharing a dwelling, whether they are related or not). The
Census Bureau includes all types of income in its calculations, including government payments.
The majority of Kewanna’s households (96%) make under $100,000 per year, with roughly
equal proportions making between $25,000 and $34,999, $35,000 and $49,999, and $50,000
and $74,999 annually. 55 percent of Kewanna households fall into one of these three income
brackets. Additionally, 22 percent of households in Kewanna make between $15,000 and
$24,999 per year. Kewanna’s median household income is $27,500.
town HistoRy & DemogRaPHiC PRofile
Source:2008-2012 ACS 5-Year Estimates
Source:2008-2012 ACS 5-Year Estimates and Indiana Business Research Center
Kewanna Downtown Revitalization Plan — 23K
EmploymentEmployment status is an important determinant for an area’s possible future
economic development and expansion. Within the Kewanna civilian labor
force, 45 percent of the population is not in the labor force, while 48 percent
are currently employed and 7 percent are unemployed.
Median Earnings by Industry is also an important determinant for an area’s
future economic development. In Kewanna, the median earnings are lower
than the state’s in most categories except for Transportation, warehousing,
and utilities, in which the state median earning is $42,183 and the Kewanna
median earning is $48,750.
town HistoRy & DemogRaPHiC PRofile
Source:2008-2012 ACS 5-Year Estimates
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CommutingThe mean commute time for Kewanna residents is nearly 25 minutes.
Additionally, data is unavailable to determine how many Kewanna residents
work in the town of Kewanna, but employment data for the Fulton County
indicates that a clear majority, 74 percent work in Fulton County. This likely
means that most Kewanna residents do as well.
Figure 12: Commuting DataMean Travel Time to Work (minutes) 24.8Percent of Population Working in Fulton County 74.3%Percent of Population Working Outside Fulton County 25.2%Percent of Population Working Outside Indiana 0.5%
HousingFigure 12 to the right details homeowner and rental vacancy rates for Fulton
County and Indiana. These rates were not available for Kewanna. However,
one can glean from the county rates that a similar rate is present in Kewanna.
Vacancy rates are important indicators for a community because they can
inform decision makers about the housing needs of a community. Kewanna’s
overall vacancy rate is 15 percent compared to 13 percent in Fulton County
and 11 percent in Indiana.
Housing ValuesAs shown in Figure 14 to the right, Kewanna has the highest percentage of
homes valued between $50,000 and $100,000 when compared to the county
and state. After that value range, Kewanna’s distribution drops sharply.
2.5
8.8
1.8
4.2
0
1
2
3
4
5
6
7
8
9
10
Indiana Fulton County
Figure 13: Vacancy Rates
Homeowner
Rental
Source:2008-2012 ACS 5-Year Estimates
35.3%
60.1%
3.3%1.3%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
Less than$50,000
$50,000 to$99,999
$100,000 to$149,999
$150,000 to$199,999
$200,000 to$299,999
$300,000 to$499,999
$500,000 to$999,999
$1,000,000or more
Figure 14: Housing Value Distribution
Kewanna
Fulton County
Indiana
Source:2008-2012 ACS 5-Year Estimates
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Housing Tenure
Housing tenure refers to the perentage of a community’s housing stock that is either
owner or renter-occupied. In Kewanna (as shown in Figure 15), the percentage of
owner-occupied housing units is slightly lower, at 69 percent, than Fulton County’s,
at 74 percent. Conversely, Kewanna’s percentage of renter-occupied units is higher
than both the county and the state at 31 percent.
This indicates that Kewanna has more renters than owners than the county and
state and is an important factor to consider when making future housing decisions
within the community.
Source:2008-2012 ACS 5-Year Estimates
68.9%73.5%
70.6%
31.1%26.5%
29.4%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
Kewanna Fulton County Indiana
Figure 15: Housing Tenure
Owner-Occupied
Renter-Occupied
town HistoRy & DemogRaPHiC PRofile
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Element: site Improvements• Existing Conditions• Design Vision
Kewanna Downtown Revitalization Plan — 27
Streets and Traffic PatternsThe Town of Kewanna can trace its current physical configuration back to the
development of the railroad that once traveled north and south through the eastern edge
of the town, the site of present day Railroad Street. The town developed west from this
location, siting buildings and streets in a grid pattern toward Logan Street, SR 17, on the
west.
The primary street connecting the former railroad and SR 17 is Main Street. This corridor
serves as the commercial core and “downtown” of the community. North and south of
Main Street, residential neighborhoods continue for approximately four blocks in each
direction and some industry is located on the east, west, and north edges of the town’s
corporate limits.
Other than SR 17, Main Street is the most heavily traveled corridor through town. Although
mostly local traffic, large trucks can often be found on Main Street as they travel to one of
the local industries. It has been noted that an alternate truck route may be appropriate
to minimize large trucks through downtown. Main Street is comprised of two travel lanes,
one in each direction, with on-street parking occurring throughout. Between Logan Street
(SR 17) and Smith Street, parking on the south side is angle parking and parking on the
north side is parallel parking. Other than this two block stretch of Main, all other parking
is parallel parking. Concrete sidewalks along Main Street are generally in fair to poor
condition. The repeated overlay of asphalt on Main Street’s surface has resulted in the
loss of any grade separation between the walks and roadway. In many instances, the
sidewalks are below or level with the elevation of the street.
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site imPRovements: existing ConDitions
Railroad Street
Main Street Looking West
28 —Kewanna Downtown Revitalization PlanK
stReets anD tRaffiC PatteRns maP
Kewanna Downtown Revitalization Plan — 29K
The asphalt surface along Main can also be characterized as in fair to poor
condition. As referenced above, multiple asphalt overlays on the roadway
may require that future improvements consist of milling and reconstruction to
reestablish appropriate drainage and more traditional street cross sections.
Currently, stormwater drains to low points at intersections where storm inlets occur.
Although not confirmed, it is also a strong possibility that the original brick street
still exists beneath the asphalt pavement, which could be important to consider
as improvements are investigated. Brick roads are considered desirable to many
communities because of their aesthetic appeal, durability, and ability to calm
traffic.
Logan Street, or SR 17, is the most heavily traveled corridor through Kewanna
and connects Logansport on the south to SR 14 and the communities of Culver
and Plymouth north of SR 14. According to INDOT traffic counts, an average
of approximately 800 vehicles pass through Kewanna on a daily basis via SR
17. As this traffic must stop at the intersection of Main and Logan Streets, there
is an opportunity to encourage some of this traffic to travel immediately east to
downtown, rather than through town and to the north or south.
Through Kewanna, SR 17 is comprised of two travel lanes, one headed north and
one south. The asphalt is in relatively poor condition and curbs are deteriorated
or non-existent. South of Main Street, large tree lawns separate the road from
adjacent concrete sidewalks. The sidewalks are narrow, in poor condition, and
large stretches exist where sidewalks have been removed or were never installed.
site imPRovements: existing ConDitions
Main Street Sidewalk & Road
Main Street Drainage
30 —Kewanna Downtown Revitalization PlanK
At Main Street, SR 17 jogs west before heading north out of town. North of Main
Street, sidewalks adjacent to the roadway are sporadic. Residential lawns lie
immediately adjacent to the roadway and there is no prominent gateway into
Kewanna from the north. INDOT has improvements scheduled for SR 17 beginning
in 2015 that would improve the roadway from SR 16 to SR 14. Consisting primarily
of asphalt improvements, the town should work to coordinate with INDOT and
investigate what options might be available for making improvements through
town.
Residential streets throughout Kewanna are similar in nature. They are
characterized by two travel lanes heading north/south or east/west depending
on their orientation and they generally have sporadic sidewalks separated by tree
lawns containing mature shade trees.
These trees add to the street appeal of the neighborhoods and have been noted
as an asset by the community. There is a need, however, for a tree inventory within
the community to identify those in need of selective trimming and/or removal
to reduce any liability. Curbs along streets are not present or are dilapidated,
allowing parking to occur without much order. Storm drains are generally located
at intersections where low points occur.
site imPRovements: existing ConDitions
SR 17 Looking South SR 17 Looking North
31 —Kewanna Downtown Revitalization Plan
Downtown usesAn active commercial district during its peak, Kewanna’s downtown is underutilized
today as a result of social and economic changes and, specifically, the loss of the
railroad. Many of the town’s historic buildings have been demolished and many
of those remaining are in need of repair. Currently, no one lives in the downtown
buildings. Although much smaller than the inventory of businesses that originally
occupied the downtown, several businesses are still located there that provide
stability and hope for the future of the downtown. Although not an exhaustive
list, some of the businesses include: a bank, post office, bar/restaurant, café,
hardware store, an auto parts store, funeral home, and an artist’s studio. For the
vast majority of service and shipping needs, the people of Kewanna travel outside
of the community. Additionally, work is underway to reopen a gas station, which
will house a convenience store, and to open a small grocery store. Futhermore,
local citizens have taken an interest in the historic building stock and are working
to renovate and repurpose some of the existing buildings into commercial space
once again.
The local Carnegie Library, which is prominently sited on Main Street, recently
received substantial renovations and is actively used by the community.
Momentum and energy is apparent in the downtown.
Looking forward, as the town begins to redevelop and existing buildings are
stabilized, renovated, and occupied, several open spaces are available in the
downtown that could accommodate future infill.
Adjacent neighborhoodsResidential neighborhoods surround the downtown on all sides. Although some
ornate, mid-19th century homes are located near the downtown, the surrounding
neighborhoods are predominately comprised of early to mid-20th century homes.
Neighborhoods appear stable with structures varying in condition from excellent to
poor.
Adding to the aesthetic
of the neighborhoods are
mature trees that line the
streets and are scattered
throughout the properties.
Generally lacking, however,
are street lights, curbs,
connected sidewalks, and
crosswalks.
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site imPRovements: existing ConDitions
20th Century Homes
Main Street Buildings
32 —Kewanna Downtown Revitalization PlanK
CultuRal featuRes maP
Kewanna Downtown Revitalization Plan — 33K
Cultural FeaturesFor a town of its size, Kewanna offers several cultural amenities. Perhaps one of the
most notable is the Carnegie Library. Prominently located on the north side of Main
Street, mid-block between Toner and Smith Streets, the Carnegie Library serves as
a hub of activity for the community. The facility not only offers a large book, audio,
and visual collection, but also provides internet access for local citizens, offers
affordable day care, and provides a small performance stage and auditorium.
Having recently undergone renovations and a new addition, this facility is an
important asset within the community.
Another civic and cultural asset within the community is the local fire department.
Not only is the Kewanna-Union Township Volunteer Fire Department a highly
rated organization that helps keep local insurance rates low, but the organization
sponsors local activities such as pancake breakfasts and is actively involved in
community events such as the Kewanna Fall Festival.
Additional cultural amenities within
Kewanna can be found in local
businesses such as Winamac Coil Spring,
Kewanna Metal Specialties, and others.
Not only do these companies provide
employment for the local citizenry, but
they are truly invested in the community,
helping sponsor annual events such as
the Kewanna Fall Festival. An annual
event, the Kewanna Fall Festival is a
primarily free event that has offered
activities such as circuses, parades,
carnival rides, magicians, other live
entertainment, craft booths, and food.
Additionally, local businesses are helping
support and reopen other businesses
within the community such as the local
café and gas station/convenience store.
The Kibitzer, a local bar and eatery, also
serves as a cultural asset and gathering
point for the community.
site imPRovements: existing ConDitions
The Kibitzer
Carnegie Library
34 —Kewanna Downtown Revitalization PlanK
Diane Tesler, a local artist and entrepreneur, is a major cultural asset to Kewanna.
Nationally recognized for her artwork, Diane attracts thousands of visitors annually
to Kewanna to attend one of her art shows and/or painting courses. She is strongly
invested in the community, having bought multiple structures within the town.
Diane has purchased, renovated, and established her art studio in the former Odd
Fellows Hall at the corner of Main and Logan Streets. She has also purchased the
former Masonic Lodge located on Logan Street and is in the process of renovating
it. Additionally, Diane has purchased two residences, one in which she lives, and
one which she uses to house art students during the summer. Diane’s presence
within the community over the past twenty plus years has helped to breathe new
life into the Town of Kewanna. Although not currently actively used, another cultural
asset to the community is in the former railroad station located on Railroad Street.
The only remaining artifact from the amenity that was the initial impetus to
Kewanna’s development, this structure has the potential to be repurposed into
something culturally significant.
natural FeaturesBoth a natural and cultural amenity, Kewanna’s local Union Township Park provides
a gathering place for the community. Offering amenities including a playground,
shelter, walking path, tennis court, basketball courts, and baseball field, this space
is actively used during warm weather. Annual events, including portions of the
Kewanna Fall Festival, are held within the park.
Located on the south side of Main Street across from the Carnegie Library,
and between the bank and post office, a small pocket park is sited where a
commercial building once stood. Offering plantings and a shelter, this space is
used for gathering
during the summer. This
space is too small and
confined to offer large
gathering opportunities,
and another space
downtown may be
more appropriate for
downtown gathering or
an urban/community
park.
site imPRovements: existing ConDitions
Union Township Park
Union Township ParkKewanna Downtown Revitalization Plan — 35
KKK
natuRal featuRes maP
36 —Kewanna Downtown Revitalization PlanK
Although not within the town’s corporate limits, Bruce Lake is located
approximately 4.5 miles northeast of Kewanna. A lake community featuring a 290
acre spring fed lake, this area is very active during the summer. Opportunities may
exist to connect Lake Bruce to Kewanna via a multi-use trail that would allow the
two communities access to each other’s amenities. This would not only provide
additional recreational opportunities, but could spur some additional economic
development.
lightingLighting throughout Kewanna is limited. The only street lights provided occur
downtown along Main Street. The lights are a cobra head style fixture mounted
on large, twenty feet tall poles. These lights do not appear to have been recently
updated and are most likely inefficient. As improvements to the town are made,
the community would like to invest in more aesthetically appealing, efficient, and
pedestrian scale lights.
site imPRovements: existing ConDitions
Bruce Lake Existing Street Light
Existing Street Light
Kewanna Downtown Revitalization Plan — 37K
site FurnishingsOther than a picnic table outside the Carnegie Library and the seating at the
downtown pocket park, no benches are provided. Site furnishings are limited to a
few planters scattered along Main Street. Litter receptacles are not provided.
signageSignage within Kewanna varies in size, style, and placement and includes appliques
on windows, lettering affixed to the buildings, and signs suspended from the face
of buildings. While some of the signage is successful, other signs detract from
the overall appearance of downtown and should be updated. Standards for
sign design and placement should be used to create a cleaner, more cohesive
environment.
Additionally, wayfinding signage is limited through town. While Kewanna does
have a dedicated truck route through town, semi trucks can often be found in
undesirable locations partially due to inadequate signage.
site imPRovements: existing ConDitions
Existing Planters
Existing Signage
38 —Kewanna Downtown Revitalization PlanK
PlantingsSmall planters are located sporadically throughout downtown and no street trees
are present along Main Street. The community has indicated a desire for additional
plantings and trees to help soften the appearance of downtown and provide
additional color, shade, and visual interest.
As previously mentioned, mature street trees are a common occurrence in
Kewanna’s residential neighborhoods. While these trees are an asset to the
community, a tree inventory needs to be completed in order to identify those in
need of trimming and/or removal. For those trees needing removal, additional
accommodations should be made for their replacement.
utilitiesTypical of most downtowns, Kewanna’s infrastructure is located above and below
ground and within the alley and street right-of-ways throughout the city. Utilities
within the target area include, but are not limited to: storm sewers, sanitary sewers,
water, gas, electric, and telecommunications.
Comparatively speaking, Kewanna’s downtown has fewer above ground, visible
utilities than many communities its size. This is an asset to Kewanna that improves
the aesthetic appeal of the downtown and should be maintained.
Generally, storm sewers are located within the streets and sanitary sewers within
both the alleys and streets. Storm inlets typically occur at low points in street
intersections. Recent improvements to the storm and sanitary system were
completed and are believed to be in relatively good shape.
site imPRovements: existing ConDitions
Mature Street Trees Typical utilities
Typical utilities
Kewanna Downtown Revitalization Plan — 39K
Existing Environmental ConditionsAccording to the IndianaMap website, http://www.indianamap.org, multiple
underground storage tanks are present in Kewanna. Of these, one is noted
as leaking. Additionally, one brownfield is noted in downtown and two
NPDES facilities are located within the corporate limits. One industrial waste
site is noted immediately west of the town’s corporate limits.
As redevelopment of the downtown occurs and select buildings and/or sites
are razed/renovated/reused, it may be necessary to conduct additional
environmental assessments to identify specific hazards and remediation
procedures.
It is also worth noting that the Fulton County Economic Development
Corporation recently received a grant and is working with a local agency to
conduct environmental investigation in Fulton County facilities. This may be
an opportunity to investigate select sites within Kewanna. The areas marked
in blue are former NPDES sites.
site imPRovements: existing ConDitions
40 —Kewanna Downtown Revitalization PlanK
kewanna stReetsCaPe imPRovement Plan
41 —Kewanna Downtown Revitalization PlanK
overviewThrough a review and analysis of the existing conditions present in Kewanna’s
downtown and surrounding neighborhoods, the potential of the community begins
to reveal itself. While much of the downtown and surrounding neighborhoods
could benefit from attention to their infrastructure and physical appearance,
Kewanna currently attracts numerous visitors annually who travel to the community
for business, food, art, and the small town appeal. In an effort to attract additional
visitors, stabilize, and even grow the community, future efforts should be focused on
improvements to the downtown’s infrastructure, buildings, physical appearance,
and gathering and infill opportunities. Additionally, improved gateways, branding,
and connections into the community will help boost interest in the town.
Main street CorridorThe most important area of focus for this study is the Main Street Corridor. As
depicted in the “Streetscape Improvement Plan” and “Main Street Section/
Perspective,” initial improvements to this corridor should include milling and
resurfacing the street, new concrete curbs, sidewalks, and lighting. With these
improvements, the traditional street section will be restored allowing streets to
be lower than buildings, minimizing standing water, and prohibiting vehicles
from conflicting with pedestrians and/or buildings. In conjunction with these
improvements, new accessible curb ramps, intersection treatments with crosswalks,
on-street parking, site furnishings, and plantings should be provided.
The improved Main Street as described will be pedestrian focused but also
accommodating to vehicles. Intersection treatments may include special
pavements to act as visual warnings at all intersections and pedestrian signalization
should be considered at the intersection of Main and SR 17. These treatments will
also help calm traffic through downtown. As most of the stormwater inlets are
currently sited in or near intersections, curb extensions acting as stormwater planters
may also be appropriate and desirable. Essentially, stormwater planters are curbed
depressions within the ROW (right-of-way) containing water-loving plants and an
engineered soil mix.
Stormwater is allowed to flow into the planters where plants transpire and cleanse
the stormwater over time. During large rain events, stand pipes are provided
that allow excess water to travel into the conventional storm sewer system. These
green constructions also increase pedestrian safety by narrowing the extent of the
roadway that a pedestrian must cross. On-street parking, which is currently angled,
should be reconfigured as parallel parking. This would allow the curb line to shift
more towards the center line of the street and would allow for wider sidewalks and
amenity zones. With these wider sidewalks, outdoor vendor and display space will
make outdoor eating and commerce more accessible and achievable.
site imPRovements: Design vision
42 —Kewanna Downtown Revitalization PlanK
stReetsCaPe imPRovement Plan
Kewanna Downtown Revitalization Plan — 43KK
While the style of the street lighting should be chosen by the community, street
lights should be visually appealing, and at a pedestrian scale similar to the image
below. Light poles should be twelve to fourteen feet tall and should light the
pedestrian pathway. LED fixtures should be strongly considered in an effort
to increase energy efficiency. Accommodations for banners should also be
considered on light poles, which allow for seasonal decoration and advertisement
of local events.
Along the Main Street corridor, new site furnishings including litter receptacles,
benches, and wayfinding signage are recommended. These items should have an
aesthetic similar to the site lighting so that a common vocabulary in appearance is
presented in the community. The furnishings should occur at regular intervals and
should be placed in a manner that does not impede pedestrian traffic.
site imPRovements: Design vision
An example of design streetscape features that are pedestrian-friendly. A stormwater planter is depicted on the left-hand side of the image.
Streetlight design examples
44 —Kewanna Downtown Revitalization PlanK
With the suggested improvements, opportunities for new plantings will occur.
These can be accommodated through cutouts in the concrete sidewalk or
through above-grade planters. Moveable urns are recommended in lieu of fixed
constructions. Additionally, many communities use the optional banner poles
present on street lights to place hanging baskets. Colorful plantings are attractive
to visitors and help to soften the appearance of the buildings and paved surfaces
found downtown. If cutouts in the concrete sidewalk are chosen, there will be an
opportunity for street trees as well. If street trees are a desirable amenity, careful
consideration should be given to the species chosen. Typically, nut or fruit bearing
trees are not desirable as they can be messy on street sidewalks, and can cause
issues with storm drainage. Additionally, trees with higher branching heights and an
upright branching pattern should be chosen to minimize the need for pruning and
to minimize conflict with pedestrians and vehicles.
site imPRovements: Design vision
Sample Litter Receptacle
Sample Complete Street
Sample Corridor Street BenchSample Wayfinding Signage
Kewanna Downtown Revitalization Plan — 45K
Outdated Business Signage
Unattrative utility poles and street lighting focused on automobiles
Before Visual / Gateway / Landmark Opportunity
Abundance of wires in intersection are unattrative and create visual clutter
Additional vegetation would help soften downtown structures and increase apparent density
Sidewalks below elevation of street create drainage issues - No curbs are present
Vacant property creates lack of density and friendly pedestrian scale
No designated pedestrian crossings
Milling and resurfacing necessary to lower asphalt elevation below first floor elevations of buildings
site imPRovements: existing inteRseCtion of main anD logan
46 —Kewanna Downtown Revitalization PlanK
imPRoveD main stReet anD s.R. 17 inteRseCtion ConCePt
After
47 —Kewanna Downtown Revitalization PlanK K
sr 17 (logan street)As it is the primary route into and out of the community, SR 17 plays an integral role
in forming a first impression of Kewanna. With that in mind, several improvements
are suggested for the corridor. Many of the improvements would be similar to the
Main Street corridor and would include milling and resurfacing of the street, new
concrete curbs, sidewalks, lighting, defined on-street parking, stormwater planters,
intersection treatments, and some new street trees. In addition, new vehicular and
pedestrian signalization would occur at the intersection of Main Street and SR 17 to
ensure safe pedestrian crossing at this key intersection.
Because SR 17 is the most heavily traveled roadway into, through, and out of
town, it should also be considered for gateway enhancements in key locations
as discussed later in this chapter. All of these suggested improvements will need
to be coordinated with INDOT. Improvements are currently planned for SR 17 in
the near future and the town should actively work with the state to make sure
the improvements enhance the town, contributing to the long term goals of the
community.
neighborhood streetsIn addition to the improvements suggested for the primary corridors through
town, improvements can also be considered for many of the local, neighborhood
streets. Improvements to these streets will enhance their walkability, help stabilize
the neighborhoods, and enhance their visual appearance. Improvements would
include milling and resurfacing of the streets where necessary, new concrete
curbs, accessible sidewalks, lighting, on-street parking, stormwater planters at
intersections, intersection treatments, and cross walks. Selective trimming, removal,
and replacement of existing street trees will also need to occur to accommodate
the improvements. Below is an example of an improved neighborhood street that
Kewanna should strive for.
site imPRovements: Design vision
An example of an improved neighborhood street
Downtown ParkIn addition to the previously suggested improvements suggested along Main Street,
a new downtown park is proposed for the space between 109 E. Main Street and
113 E. Main Street. While a small pocket park does currently exist across from the
library, the space is too small to be used for larger community gatherings. This park
would be larger in scale, and would be intended to act as an urban gathering spot
where performances and events such as movies on the lawn, ice skating, poetry
reading, concerts, and small plays could occur. Individuals, groups, and families
could gather in this park to meet, socialize, throw a frisbee, read, and dine outdoors
among other activities. The intent would be for the space to be active seven days
and evenings a week, and all year round.
As depicted in the enlarged park plan, amenities within this space would include
public art, a splash pad, lawn steps, a gathering lawn, seating areas, a performance
stage, and plantings to provide shade and visual appeal. Public art attracts visitors
and attention and can take many shapes
and sizes. Whether a sculpture or some
other medium, the siting of the public art as
depicted in the enlargement would provide
a visual anchor to the park and could be
interactive. It could incorporate sound and/
or water and the art work could be switched
out regularly to maintain interest.
Immediately south of the public art, a
splash pad is depicted. This splash pad
would act as an urban plaza, and would
be comprised of water jets emerging from
the pavement surface. An attraction to
children and families during warm seasons,
the splash pad may also incorporate color
changing lighting, giving it night time
appeal. Additionally, if properly designed,
the water jets can be choreographed to
music or performances occurring on the
performance stage at the south end of the park.Kewanna Downtown Revitalization Plan — 48
K
site imPRovements: Design vision
Sample Public ArtSample Downtown Splash Pad
site imPRovements: Design vision
49 —Kewanna Downtown Revitalization PlanK K
South of the splash pad, a new, slightly recessed, gathering lawn is envisioned.
Surrounded by lawn steps on all sides that act as seats during events, the lawn
could be used for vendor space during art shows and festivals, seating during
events, or simply as a space for passive recreation. A temporary ice rink could be
erected to provide interest throughout the winter months. Surrounding the lawn,
strategically placed towers could provide lighting and sound for the park.
Flanking the gathering lawn on both the east and west sides, seating areas are
proposed that would contain tables and chairs. These areas may be used for
passive activities such as dining, reading, relaxing, and/or watching events on the
gathering lawn and/or performance stage. The site furniture should be moveable,
allowing patrons the ability to arrange the furniture as they please.
This strategy has proven to be
much more successful in urban
parks than fixed benches, tables,
and/or chairs which require
individuals to sit in a very specific
spot or position. This is not to
say, however, that benches are
inappropriate for specific locations
in parks and along streetscapes.
At the south end of the park,
on axis with the public art and
gathering lawn to the north,
a small performance stage is
recommended. This stage would
be multi-functional and could
be used for small to medium size
performances, as well as movies on
the lawn, and shelter. The stage
would offer a variety of sound and
electrical capabilities that could
accommodate bands, plays, etc.,
and would be lighted for use at night.
site imPRovements: Design vision
Sample Gathering Lawn, Steps and Movable Furniture
Sample Downtown Park Performance Stage
Kewanna Downtown Revitalization Plan — 50K
Downtown PaRk Design ConCePt
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Vacant Store Front
Vacant Store Front
Vacant Space where building once stood decreases density of downtown and detracts from pedestrian scale and friendliness
Street is higher than adjacent sidewalk. No curb definition, street lights, benches, litter receptacles, or other general streetscape amenities.
Before
site imPRovements: existing PaRk loCation
52 —Kewanna Downtown Revitalization PlanKK
Downtown PaRk Design ConCePt
After
52 —Kewanna Downtown Revitalization Plan Kewanna Downtown Revitalization Plan — 53K
Infill OpportunitiesThe infrastructure, economic, and architectural improvements suggested within
this report will help stabilize the downtown and set the stage for new growth. As
existing buildings fill up and new buildings and spaces are needed, new building
infill may be required. If so, key parcels are highlighted in the previously referenced
Streetscape Improvement Plan that should be targeted for new infill. Perhaps the
most important of these would be the empty parcels at the northeast and northwest
corners of the intersection of Main Street and Logan Street (SR 17). Construction
of new buildings at this key intersection, as depicted in the sketch on page 32,
would greatly improve the appearance of the community upon arrival in the town
on SR 17 and would provide the most visible location for new business. Additional
potential infill locations are noted where buildings once stood. Where new infill
occurs, buildings should be designed to complement the historical character of
the downtown and the architectural recommendations following in this report.
Additionally, development should occur as it has historically, with building facades
positioned immediately adjacent to the sidewalk on Main Street.
site imPRovements: Design vision
Sample Infill Building
54 —Kewanna Downtown Revitalization PlanK
Gateways and BrandingBecause Kewanna is somewhat geographically isolated, branding and gateways are
critical to attracting visitors to the community. Essentially, a gateway is a marker that
announces arrival, or gives direction, to a place. Branding and gateways can be very
closely linked, in the way a community chooses to represent itself. Its brand should inform
the design of a gateway. Gateways can take a variety of shapes and sizes, and may
include signs, walls, artworks, archways, etc. Currently, the town has a sign near the south
side of its corporate limit on SR 17, as seen in the adjacent photo, that is acting as a gate-
way and represents the community’s current brand as a “Little Town with a Big Heart.”
While the current sign does its job to announce arrival at Kewanna, people who see the
sign are most likely already travelling to Kewanna anyway. In order to attract new visitors
to Kewanna, additional gateways may need to be sited in heavily trafficked areas where
people currently bypass Kewanna. It appears the most logical locations for gateways
involve the intersection of SR 114 and SR 17, shown
in the adjacent photo, and the intersection of SR 14
and SR 17, also shown in an adjacent photo. These
two locations offer opportunities to capture the at-
tention of travelers who might not otherwise be
aware of Kewanna. By making an announcement
of the community, its assets, and offerings, there is a
better chance of attracting additional visitors and
new residents. Additional gateways, similar to the
existing sign, are important to announce arrival in
Kewanna as well.
site imPRovements: Design vision
SR 14 & SR 17 Gateway
SR 114 & SR 17 Gateway
Existing Gateway
Kewanna Downtown Revitalization Plan — 55K
In the adjacent graphics, you will see some examples of gateways that have been
designed and/or constructed in other communities, as well as a suggestion for a
new logo for the Town of Kewanna. In keeping with the theme of a “Little Town with
a Big Heart,” the logo below represents some of the local businesses, buildings, arts,
food, and citizenry that Kewanna has to offer. This logo, or one similar to it, could be
extrapolated and made part of a single gateway or series of gateways. It could also
be used on banners and in publications, etc. Ultimately, it will be up to the citizens and
leadership of the community to decide how they want to promote the town but it is an
essential part of Kewanna’s future success.
site imPRovements: Design vision
Sample Gateway - Alexandria, IN
Sample Gateway - Mooresville, INProposed SR 14 & SR 17 Gateway Signage
Branding Suggestion
K
A Big Idea: Classic Art CarsBuilding on the idea of branding, one big idea is to capture the excitement surrounding
local and visiting artists, and those visiting Diane Tesler’s studio, gallery, and art classes
with a profitable venture featuring classic cars that celebrates them in a one-of-a-kind
attraction. This suggestion would target the underutilized storefront space at 114 E. Main
Street and would convert it into a destination classic car experience. Essentially, the
space, as well as the adjacent Minix Building to the east, and the adjacent parking to the
west, would be reconditioned to house the following:
• A dinner theater where special auto/vehicle related programming is featured.
• A classic car lease and rental where classic cars are transformed into dazzling
mobile art by the local community
• A destination dining experience where guests are served in actual autos and on car
seats
• A gallery space exhibiting painting, sculpture, carving, etc., all related to cars
The adjacent graphics gives a diagrammatic depiction of how these spaces may be
arranged, as well as some imagery of art cars. While nothing is a guaranteed success,
it is through unique offerings such as this that Kewanna may create a new market in the
community that could help spur new economic development and tourism.
site imPRovements: Design vision
56 —Kewanna Downtown Revitalization Plan
Sample Art Car
57 —Kewanna Downtown Revitalization PlanK
Trail systemAnother possibility for attracting visitors and activity to Kewanna is through the
development of multi-use trails that connect the town to nearby communities and
lake-oriented developments such as Rochester, Lake Bruce, Winamac, Tippecanoe
River State Park, Bass Lake, Lake Maxinkuckee, Culver, Logansport, and Warsaw.
As seen in the graphic on the following page, Kewanna is already one stop as
a part of a series of “Fulton County Round Barn Cycle Routes” that leads cyclists
along scenic routes traveling along county roads and connecting to Rochester.
Current routes do not use dedicated cycle lanes or separate trail paths, and are
poorly marked. Additionally, both Rochester and Winamac have regional trails
connecting to communities to the south. Rochester’s Nickel Plate Trail connects
to Cassville in Howard County and Winamac’s Panhandle Pathway connects
to France Park just outside of Logansport. Warsaw also has a fairly extensive
trail system, but no apparent connections to Rochester or other Fulton County
communities.
Moving forward, it would be best if Kewanna and other Fulton County communities
could pool their resources to create regional, dedicated cycle lanes or dedicated
multi-modal trails for the above routes. Additional connections are shown in the
graphic on the following page. These cycle lanes or trails should be well marked,
making them attractive to individuals and families alike. These connections will
encourage travel around Fulton County and through the various communities. This
activity will encourage healthy living and will ultimately help to bolster the tourism
and economy of Kewanna and Fulton County.
site imPRovements: Design vision
Sample Urban Trail - Indianapolis Cultural Trail
Sample Greenway - Monon Trail, Indianapolis
Kewanna Downtown Revitalization Plan — 58K
Regional tRail maP
Kewanna Downtown Revitalization Plan — 59K
K
Element: The Economy• Retail Analysis• Retail Strategy
“Evening Light” © Diane Tesler
Kewanna Downtown Revitalization Plan — 61K
This retail analysis is the first step toward revitalizing a town’s economy. Other steps
include determining the preferences of local residents, matching existing buildings
to new retail uses, and, of course, creating a recruitment campaign to attract new
stores.
Another key ingredient is assessing what investments the community itself (as op-
posed to the private sector) is willing to direct toward revitalization. These invest-
ments can include everything from buying property to creating ordinances.
Trade Area and Market AnalysisA study of Kewanna’s economy starts with two questions:
1. How much do local people spend on food, clothes, etc.?
2. How much do local businesses earn on sales of food, clothes, etc.?
Ideally, local businesses would receive almost all of the money that local people
spend on everyday items. In the real world, though, consumers are willing to travel
longer distances for the right sale or hard-to-get item, or because a store is conve-
nient to their commuting pattern.
Money is said to “leak” from downtown if residents spend more for goods and ser-
vices than local businesses earn. The chart to the right has a hypothetical example
showing that local shoppers in an area spent $5 million on electronic equipment in
a year, but local businesses earned only $3 million.
In other words, local consumers spent $2 million on electronic equipment that
leaked outside the trade area (people bought the items in another city, online,
etc.). A retail strategy looks at ways to recapture some of that money locally, not
just for electronic equipment but for food, clothes, dairy products, etc.
The following steps are needed to create a recruiting plan:
1. Define a retail trade area.
2. Analyze demographic and traffic patterns inside the trade area.
3. Run a gap analysis.
4. Define local market segments.
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62 —Kewanna Downtown Revitalization PlanK
Defining the Trade AreaThe trade area, shown in the map to the right, is a set of imaginary circles around Kewanna.
People outside the boundary are more likely to do their shopping elsewhere. People inside are
likely to head to Kewanna for at least some products and services.
The Kewanna trade area is broken up into three areas, 1 mile, 5 miles, and 9 miles from the cen-
ter of the town. People who live within 5 miles of Kewanna are likely to regularly head there for
products and services. In other words, these are the city’s core customers. People located in the
0-9 mile radius, or 1-9 miles outside of Kewanna, are also potential customers. At this distance,
people will be willing to travel to Kewanna for products and services that they cannot find near
them or that they see as a better deal.
Beyond the 9-mile radius, individuals are less likely to routinely travel to Kewanna unless there is a
regional draw. People in this region have necessary services and products closer to them. How-
ever, they might drive the distance for a restaurant, entertainment event or specialty store.
The boundaries of the trade area will change based on the type of customer, such as local
resident, daytime employee or tourist. Boundaries also depend upon the product – a Kewanna
resident wouldn’t drive 9 miles to buy a gallon of milk if they could get it closer, but they might for
a favorite restaurant. For these reasons the boundaries are never exact; they are simply a starting
point to roughly estimate the city’s pool of regular customers.
The trade area boundaries are for Kewanna as a whole, not just for its downtown.
Source: Nielsen Solution Center
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DemographicsDemographic data from 2014 for the Kewanna trade area reveal useful information
for the retail analysis. Because people are willing to drive various distances to shop,
the study includes information on people in two concentric rings – 5 miles and 9
miles – moving out from downtown.
Population projections indicate that the 5-mile area surrounding Kewanna will lose
about 34 residents between 2014 and 2019, a decrease of 2 percent. When the
radius is stretched out to 9 miles, the population loss is similarly small at 133 residents
lost, a 2-percent decrease. This means that local businesses and prospective devel-
opers can expect a very small decrease in the local consumer base. More impor-
tantly, the region’s population has a high concentration of residents over age 45. In
2014, people 45 and older make up 46.3 percent of the 9-mile radius’ population.
Table 1: 9-Mile Radius Demographic Profile
Characteristic 2014 2019 (projection)% Change, 2014-2019
(projection)Population 6,049 5,916 -2.20%Households 2,412 2,370 -1.73%Families 1,731 1,699 -1.85%Housing Units 2,926 2,915 -0.38%Average Household Size 2.50 2.49 -0.40%Median Age 41.8 41.9 0.24%Median Household Income $44,918 $35,935 -20%Median All Owner-Occupied Housing Value $96,672 $79,661 -17.60%
Source: Nielsen Solution Center
In the current population, it is worth mentioning that the areas around Kewanna are
not ethnically diverse. About 95 percent of residents residing within 9 miles of the
downtown area are white.
Within the 5-mile trade area, the median household income is estimated to be
$39,085, which is projected to drop to $32,317 in 2019 – a 17 percent decrease.
Within the 9-mile trade area, the median household income is expected to fall by 20
percent. It is important to note these estimates were taken during a national reces-
sion, and are likely to be adjusted upward as the economy improves.
Another way to look at household incomes in Kewanna is by Effective Buying In-
come (EBI) or disposable income. EBI estimates reflect income earned after taxes.
EBI is a derivative of household income, with the correspondence between before-
tax and after-tax income based on three-year combinations of Current Population
Survey (CPS) data.
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64 —Kewanna Downtown Revitalization PlanK
Source: Nielsen Solution Center
Source: Nielsen Solution Center
Figures 1 and 2 to the left show the percentage of individuals in different EBI ranges
for 2014 and the estimates for 2019. About 54 percent of individuals living within 5
miles of downtown Kewanna have less than $35,000 in disposable income. Also, the
percentages of individuals with EBIs greater than $50,000 are projected to drop from
2014 to 2019 for both the 5-mile and 9-mile areas around Kewanna.
Traffic PatternsAbout 780 cars drive through Kewanna’s downtown daily, although that number
has dropped off over the years.
According to 2011 traffic count data from the Indiana Department of Transporta-
tion (INDOT), each day (on average), 779.5 vehicles pass through Kewanna be-
tween the intersection of SR 17 and W 250 S and the intersection of SR 17 and SR 14
(located north of the first intersection).
About 839 vehicles travel between the intersection of SR 17 and W 250 S and the
intersection of SR 17 and Maple Street (located south of the first intersection). Histori-
cal traffic counts can be found in the table on the following page.
tHe eConomy: Retail analysis
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Table 2: Historical Traffic Counts for Intersection of SR17 and W 250 SYear 1995 1999 2002 2011
Average Daily Traffic North of IntersectionFrom SR 17 & W 250 S to SR 17 & SR 14
1,080 1,160 950 779.5
Average Daily Traffic South of IntersectionFrom SR 17 & W 250 S to SR 17 & Maple Street
930 1,010 830 839
Source: INDOT Traffic Counts - Fulton County
Gap Analysis: spending vs. EarningThis section compares what local residents spend to what local companies earn.
The difference reveals how much money “leaks” out of the trade area.
In an example from Kewanna’s 5-mile radius area, consumers spent $431,240 at
sporting goods, hobby, book and music stores in 2013, but area stores only earned
$12,524 from selling these materials. Thus, local people spent the vast majority of
their hobby dollars, $418,716, outside the trade area.
This market analysis is the first step toward helping local businesses or new
entrepreneurs recapture some of those lost sales. However, the sporting goods and
hobby data provide only broad strokes about buying habits. For instance, the sales
information does not account for sales at large, “Big Box” retailers. The reporting
system requires businesses to classify themselves by one dominant North American
Industry Classification System (NAICS) code rather than provide their mix of
merchandise lines, so “Big Box “ stores’ sales of these products are captured under
“general merchandise stores.”
Additionally, although they sell a range of items, it is not entirely accurate to say
that national chains keep money from “leaking” out of the Kewanna trade area.
While local employment figures may benefit from large chain stores, chain stores
capture a lot of the money that might otherwise be spent at locally-owned stores,
and send much of that money back to their headquarters.
In small communities, the presence of big-box or discount chains can greatly
affect product supply. When identifying potential retail categories to explore,
communities should determine the product supply, hypothetical sales and price
points of competing discount chains and adjust research and recruitment strategies
accordingly.
While this data can reveal opportunities for new businesses, it should serve only as
a starting point and does not guarantee a “sure thing.” On the other hand, retail
history is filled with entrepreneurs who bucked gloomy statistics by “building a better
mousetrap.”
In summary, this economic activity information should serve as a starting point for
strengthening the downtown mix of goods and services.
tHe eConomy: Retail analysis
66 —Kewanna Downtown Revitalization PlanK
Tables B.1 and B.2, which can be found in the Appendix, show opportunity gaps by
type of store. In the example from Table 3 below, people living in the 5-mile trade
area spend 72 percent of their money at building material and garden equipment
stores outside the trade area. A local entrepreneur could decide to open a store or
expand the type of merchandise they offer to capture a larger percentage of the
$2.2 million that people are already spending.
Table 3: 5-Mile radius opportunity Gap by retail store, 2013 (sample)retail store Total spending % spent in Trade Area % lost to other Trade AreasBuilding Material and Garden Equipment
$2,226,588 28.3% 71.7%
Tables B.1 and B.2 in the Appendix show that the city is not capturing much of the
market in most of the broad categories listed. Types of stores with the biggest leaks
(where the most money is lost outside of the trade area) are:
5-Mile Trade Area (leak amount):• Food and beverage stores ($5.7 million)
• Motor vehicle parts and dealers ($3.2 million)
• General merchandise stores ($3.2 million)
• Foodservice and drinking places ($2.1 million)
9-Mile Trade Area (leak amount):• General merchandise stores ($11.3 million)
• Motor vehicle parts and dealers ($11.3 million)
• Food and beverage stores ($9.1 million)
• Automotive dealers ($8.9 million)
Market segmentsWhen looking to locate a new retail store or restaurant, national chains want to
know more than how many people live within the trade area and how much they
earn. They also want to know the trade area population’s lifestyle characteristics
and habits. This is known as a psychographic profile.
SDG uses the services of an international firm, Nielsen, which collects information
on the lifestyles of Americans. Nielsen breaks down local populations into individual
market segments, giving names to each segment. It also determines what percent
of the local population falls into each group.
Consumer expenditure data is drawn from Consumer Buying Power, Nielsen’s data-
base of estimated expenditures based on the Bureau of Labor Statistics’ Consumer
Expenditure Survey. Business data come from Business-Facts, Nielsen’s database of
over 12 million business and professional records. Nielsen’s partner, infoUSA, collects
the base Business-Facts data which Nielsen enhance with additional information.
tHe eConomy: Retail analysis
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Nielsen bundles all of this consumer information into 66 different categories of
imaginary consumers, with names like “Heartlanders” and “Bedrock America.”
Nielsen then describes what percentage of each consumer category live in the
trade area. In Kewanna, the top categories of consumers can be found in the
tables below.
Table 3: 5-Mile Trade Area - Top Market segmentssegment Percent of Trade Area
Heartlanders 21.75%Back Country Folks 17.02%Blue Highways 7.87%Crossroads Villagers 7.73%Big Sky Families 6.87%Bedrock America 6.58%Shotguns and Pickups 6.29%Golden Ponds 6.01%Simple Pleasures 5.44%Mayberry-ville 4.86%
Table 4: 9-Mile Trade Area - Top Market segmentssegment Percent of Trade Area
Back Country Folks 13.85%Heartlanders 13.76%Blue HIghways 9.16%Shotguns and Pickups 9.04%Big Sky Families 7.79%Simple Pleasures 7.50%Crossroads Villagers 7.50%Mayberry-ville 6.88%Bedrock America 5.93%Traditional Times 5.18%
Among Kewanna’s trade area populations, “Heartlanders,” “Back Country Folks,”
and “Blue Highways” are the three largest consumer categories. Descriptions of
these market groups may be found on the following pages.
tHe eConomy: Retail analysis
Heartlanders: lower-Mid older Mostly without KidsAmerica was once a land of small middle-class towns, which
can still be found today among Heartlanders. This widespread
segment consists of older couples with white-collar jobs living in
sturdy, unpretentious homes. In these communities of small fami-
lies and empty-nesting couples, Heartlanders residents pursue
a rustic lifestyle where hunting and fishing remain prime leisure
activities along with cooking, sewing, camping, and boating.
lifestyle Traits Demographic TraitsOrder from QVC Urbanicity: Town/RuralOwn motor home Income: Lower MidRead North American Hunter Age Ranges: 55+Watch The New Yankee Workshop Presence of Kids: Mostly without KidsDodge Dakota Homeownership: Mostly Owners
Employment Levels: White Collar, MixEducation Levels: High School GraduateEthnic Diversity: White2013 US Households: 2,293,656 (1.92%)Median Household Income: $43,018
Back Country Folks: Downscale Mature Mostly without KidsStrewn among remote farm communities across the nation, Back
Country Folks are a long way away from economic paradise. The
residents tend to be poor, over 65 years old, and living in older,
modest-sized homes and manufactured housing. Typically, life
in this segment is a throwback to an earlier era when farming
dominated the American landscape.
lifestyle Traits Demographic TraitsShop at Tractor Supply Company Urbanicity: RuralOwn recreational vehicle Income: DownscaleRead VFW Magazine Age Ranges: 65+Watch The Bold and the Beautiful Presence of Kids: Mostly without KidsChevy Colorado Homeownership: Mostly Owners
Employment Levels: Mostly RetiredEducation Levels: High School GradEthnic Diversity: White, Black, Mix2013 US Households: 2,661,520 (2.23%)Median Household Income: $32,196
68 —Kewanna Downtown Revitalization PlanK
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Blue Highways Folks: lower-Mid older Mostly Without KidsOn maps, Blue Highways are often two-lane roads that wind
through remote stretches of the American landscape. Among
lifestyles, Blue Highways is the standout for lower-middle-class
residents who live in isolated towns and farmsteads. Here,
Boomer men like to hunt and fish, the women enjoy sewing
and crafts, and everyone looks forward to going out to a
country music concert.
lifestyle Traits Demographic TraitsOrder from drugstore.com Urbanicity: RuralDo crafting Income: Lower MidRead Bassmaster Age Ranges: 45-64Watch Country Music Television Presence of Kids: HH w/o KidsChevrolet Silverado Diesel Homeownership: Homeowners
Employment Levels, BC, Service, MixEducation Levels: High School GradEthnic Diversity: White2013 US Households: 1,979,351 (1.66%)Median Household Income: $42,332
summaryKewanna has a relatively small population pool of residents/customers. Popula-
tion growth is not predicted to change much over the next 5 or so years.
As a result of lost population and other economic factors, most retail and services
businesses have closed downtown. Over time, residents have grown accus-
tomed to buying almost everything from groceries to clothes elsewhere. Tourism
has also dropped off because the town lacks attractions.
These trends, while bleak, should not lead to hopelessness. The Retail Strategy
Chapter outlines the systematic steps needed to rebuild downtown Kewanna’s
economy.
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70 —Kewanna Downtown Revitalization PlanK
The previous chapter described the current state of downtown Kewanna’s
customer base and inventory of businesses. This chapter outlines the primary
challenges facing revitalization, explains the basic principles that guide new growth
and suggests strategies for achieving the community’s goals.
At the most basic level, certain “raw materials” are needed to pump new life back
into a downtown. Those building blocks include:
1. An inventory of available buildings (and some cooperating business owners).
2. An acceptable amount of pedestrian and automobile traffic.
3. A belief by at least some local business people that revitalization is possible.
4. The political will to plan for – and invest in – downtown.
Kewanna meets the first standard; it has a stock of downtown buildings, although
some will need extensive remodeling before they can be used.
As for the second point, the Indiana Department of Transportation estimates that
about 780 cars drive through downtown daily. That number has dropped off over
the years, but that is still almost 1,000 cars with potential customers.
Kewanna scores high on the third point. Investments made in downtown businesses
by private citizens and local companies have shown that revitalization efforts are
already underway. By undertaking this plan, the Town of Kewanna has shown its
commitment to the fourth point: revitalizing downtown. However, the work is just
beginning.
Because it is early in Kewanna’s revitalization efforts, it is important to manage
expectations and to prepare a long-term strategy. It took decades for downtown
to lose its vitality and it will take years to recapture it. But even this early in the
process, the town is still a shining example of what a community can do, such as
Winamac Coil’s investment in the diner or Diane Tesler’s many projects.
Primary ChallengesChallenge 1: Making the Best use of Available Buildings On one hand, almost any new business would be welcomed downtown. On the
other, the business district only has a handful of available buildings, and local
leaders have to be strategic about their best long-term uses.
Five downtown buildings are
singled out for attention in this
report, and the Combining
the Elements Chapter has
suggestions for their best uses.
But it is important to realize that
town leaders have very little say
in what happens to a building
unless they have direct control
over it.
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For this reason, the Fulton Economic Development Corporation’s (FEDC) plans to
buy a few buildings downtown are the town’s best immediate hope for steering
new growth. Both FEDC and town leaders will need patience and resolve in
getting a new business located in a building they control downtown. For example,
they might want to deny a proposal for a small real estate office that has only one
full-time employee and pulls few people downtown.
At the same time, energy should be directed toward actively seeking the types
of businesses that might draw both locals and visitors, such as a BBQ or Mexican
restaurant.
Challenge 2: recruiting new BusinessesThis is a chicken/egg issue related to the previous challenge: people won’t come
downtown unless there are the types of stores they want, but stores won’t open
unless they can draw a good crowd.
Ideally, the two sides develop simultaneously. Kewanna could attempt to fill
some of its empty storefronts with small, service-oriented businesses that generate
customers. The increased foot traffic might then embolden an entrepreneur to
take a chance on a new business that serves both locals and out-of-towners.
This can be a slow process but, as mentioned above, local leaders can accelerate
the growth by buying and restoring a building and then working to recruit desirable
new businesses.
Challenge 3: Drawing a Crowd Few Kewanna residents work downtown, and most commute to jobs in another
city or even county; they don’t routinely visit the central business district. And
because the town is somewhat off the beaten track, few outsiders find it. Both
of those circumstances have to change for revitalization to be successful. While
the two previous challenges are being addressed, the town has to build up its
capacity for marketing. As mentioned in the Implementation section, a Main
Street organization and becoming part of regional tourism promotion offer the best
options for spreading the word.
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72 —Kewanna Downtown Revitalization PlanK
tHe eConomy: Retail stRategy
Downtown revitAlizAtion PrinciPles
These principles provide a framework for understanding downtown
revitalization. They are a blend of history and current trends that underlie
much of the work being done to restore central business districts across
America. The following section briefly describes these national trends and
then compares them against Kewanna’s current market.
Local Investment
Business owners can’t be expected to pour their livelihoods into a
struggling downtown unless they see that the town is backing them up.
Are the streets clean and policed? Is the town going to do anything about
empty, crumbling buildings on the main road? Is the town’s own property
well maintained?
As a general rule, public investment must come before private investment.
In Kewanna: As noted by the steering committee that oversaw this plan,
work is needed on downtown’s curbs, sidewalks, etc. Getting these
projects completed, even in piecemeal fashion over time, is vital to future
redevelopment plans.
Local Money vs. Out-of-Town Money
When recruiting new businesses, a key decision is knowing who the new
business will serve: local residents or out-of-town visitors? Will the new
enterprise make life easier for residents by providing the goods and
services they now must leave town for, or will it lure tourists with specialty
stores or regional attractions?
If a business serves mostly residents, it means that dollars are just
circulating from local business owner to business owner; there is little
outside money enriching the community. On the other hand, there are
many examples where a small restaurant or specialty store attracted loyal
customers from far away. It is great to have money come into town from
outside the community, of course, but a downtown must make sure it has
something for out-of-towners to spend their money on.
In Kewanna: While it should always be on the lookout for businesses that
will pull people from a wider area, the town probably has some work
to do before it can recruit operations that consistently attract tourists
throughout the year (and not just for short-term events or festivals).
Businesses that serve local people will have a greater potential for
success.
Kewanna Downtown Revitalization Plan — 73K
tHe eConomy: Retail stRategyRisk and Experimentation
The decline of America’s small downtowns happened over many years and
was not an unforeseeable accident. Changes in consumer shopping and
commuting patterns – and the business community’s adaptation to them –
will not be reversed in the immediate future. In other words, waiting for the
good old days to return is not a productive strategy.
Instead, some boldness is required, and boldness requires risk. What’s at
risk is not only money and time, but morale. It can be discouraging to see
the community launch a new business only to see it fail. Too many of these
unsuccessful launches can lead to paralysis; where business owners grow
increasingly reluctant to take a chance and residents don’t give them
much encouragement.
A community can break this cycle in one of two ways. They can get lucky:
someone with all the right skills and resources starts a business at just the right
time in just the right place and is smashingly successful.
If that seems like a long shot, a community must create an atmosphere of
experimentation in the recruiting and support of new businesses.
In Kewanna: As mentioned, the town has had some success with
entrepreneurs, and they will be a key ingredient to new business growth.
Baiting the Hook
Many businesses have been launched after an entrepreneur glanced
out the windshield at a beautiful streetscape and thought, “What a nice
looking little town. You know, this is just the kind of place I’ve always
dreamed about starting a business in.”
Baiting the hook can include landscaping (that hasn’t become
withered), banners and storefront lighting even for buildings that are
empty.
In Kewanna: Kewanna is a living embodiment of this principle, as artist
Diane Tesler “discovered” the town while passing through and decided
to set up shop. Lightning may strike twice and the town be discovered by
other energetic entrepreneurs, but in the meantime local leaders should
focus on supporting her efforts and preparing the town for future growth.
74 —Kewanna Downtown Revitalization PlanK
The Lone Pioneer SyndromeAfter a long dry spell a community may rejoice when a new business, such
as a
restaurant or coffee shop, finally opens. In their excitement, the new
owner may decide to be the only business downtown that’s open
evenings or on Saturday.
Sometimes the owner can make it work, but more often they find
themselves stranded. There is not enough supporting business to buffer
them. If other businesses don’t follow along, the pioneer may have to cut
back on hours or days. Some businesses survive the scale-back and some
don’t. Any new business in a fragile economy needs a support system.
Leaving individual businesses entirely to the mercy of market forces is one
reason that many downtowns struggle like they do.
In Kewanna: The town should focus on recruiting or help launch a suite
of small, complementary businesses. Downtown boosters can use the
information in the Retail Analysis Chapter of this report for recruiting efforts.
tHe eConomy: Retail stRategyLocally GrownNational chains will show interest in a community when – and only when
– all the correct variables are in place. These factors include population
density and spending patterns. National chains don’t all have the same
requirements, but few vary from their patterns. For example, have you
ever seen a Cracker Barrel any place except off a busy interstate or a
Dollar Store at a thriving urban mall?
Because their requirements are so exact, these chains use their own
researchers to determine when and where to put their next store. This
means it is very difficult to recruit them.
That leaves smaller regional chains, independent business owners
and entrepreneurs as the prime candidates for recruitment. Generally
speaking, regional chains are the hardest to attract because they have
the biggest investments to protect. Independent business owners, in order
to move, would have to increase the size of their business or relocate
the whole operation to the new location. Entrepreneurs can be the
most flexible and ready to go but often carry the risk of having unproven
business skills.
In Kewanna: Until it builds its capacity to support more regional-drawing
businesses, Kewanna should probably concentrate on independent
business owners and entrepreneurs. Committing to this decision can help
focus marketing efforts.
Kewanna Downtown Revitalization Plan — 75K
Expectation ManagementIt took decades for most downtowns to sink into underutilization and
it will take years to even partially restore them. In some cases it may
not be possible at all. An additional miserable thought is the current
economy, where frozen credit and the aftermath of a national recession
make it even harder for new businesses to launch.
It is important, though, to coldly study these conditions in order to not be
discouraged. Simply realizing that it’s a long, steep hill – with guaranteed
setbacks - can help the community settle in for the long haul.
In Kewanna: Success will require persistence, planning and commitment.
Local leadership with a clear vision is essential. Creating steady, organic
growth is the catalyst for a successful long term plan. Remember this is
a marathon – there are no sprinters in this race. As a marathon runner
prepares through physical training and mental conditioning, so must
Kewanna prepare to seek continuing improvement of infrastructure
and buildings, greater local participation, and an exciting vision. The
shape of this vision is critical, too, to galvanize support and focus. As
consultants we offer a variety of ideas for Kewanna’s consideration; how
the vision is shaped and shared is a local task.
tHe eConomy: Retail stRategy
76 —Kewanna Downtown Revitalization PlanK
ReCommenDations
road TripsNothing fires up the imagination and optimism like seeing success stories from other
small Indiana towns. For example Converse (population 1,148), landed the new
Jefferson St. BBQ restaurant, which draws people from around the region. Farmland
(population 1,317), offers a virtual playbook on downtown restoration, including
websites and live webcasts to promote their many projects (learn more at www.
farmlandindiana.org).
Fortunately, local leaders can tap into some of these case studies easily. The “Our
Small Towns-Thinking Regionally” is an annual conference held every June 27 at
Taylor University in Upland, IN. Each year, the volunteer-run group highlights small
town revitalization efforts. For more information contact LaRea Slater at 765-661-
6990 or [email protected].
restore a Key AreaThis is known as a “toe hold” approach. Having new businesses spring up at
different spots around town would be great; having them all grouped in one area
would be even better.
Shops clustered together, creating a density of opportunities, have a stronger pull
on shoppers. In fact, this truism is what got “downtowns” started in the first place.
The Site Improvements Chapter suggests areas to start, such as the intersection of
SR 17 and Main Street. Diane Tesler’s restored studio and the popular Kewanna Pro
Hardware & Supply make for a solid foundation on this corner.
Put Economic Development Tools in PlaceA town of Kewanna’s size needs every advantage to build its economy. Four basic
development tools include:
• A Main Street group.
• Design Standards.
• A low-interest loan program.
• A downtown investment group.
To be competitive for downtown grants from the Indiana Office of Community and
Rural Affairs, Kewanna must be a certified Main street organization. Certification
is not difficult, but it does require time and some sustained effort. Rochester is
considering its application, and Kewanna might be able to work with them on a
joint approach.
Design standards, which are explained in more detail under the Architectural
Recommendations Chapter, are an economic development tool because they
assure some level of quality in downtown growth. After the conscious restoration
efforts put forward by Diane Tesler, it would a step backward to allow new
construction or remodeling with a design totally out of character with downtown
Kewanna.
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Design standards do not have to be absurdly strict, such as demanding only
certain types of paint or requiring awnings, but they should oblige new businesses
to consider the existing architectural features that made the town’s old buildings
attractive when working on their modern buildings. These standards will have to
be instituted by the town council.
A low-interest loan program can be an incentive for entrepreneurs to invest
in restoring a downtown building. They can be used for façade work or other
improvements. The program is self-sustaining; as a business repays the loan, that
money becomes available for other businesses. Other towns have put together
the initial fund by combining money from community foundations, local banks
(using Community Reinvestment Act money) and economic development funding
and other groups.
A not-for-profit downtown investment group can be very effective in tackling
projects that the city is not in a position to undertake. This can include raising the
money to buy downtown buildings and then helping recruit new businesses to fill
them. Such a group might form to work with FEDC on their plans to acquire local
buildings.
small Business recruitment For the reasons listed above, in the short term, the town should probably not focus
as much on recruiting a particular shop or service. Instead, community leaders
should continue working on improvements that make downtown attractive to all
sorts of desirable businesses. However, once a building is under local control and
at least partially restored, it is acceptable to poach businesses from other towns.
There have been many examples of communities luring everything from
restaurants to corporate headquarters away from their current locations by
offering perks such as subsidized office space.
In a hypothetical example, the town could approach a successful restaurant in
another community about opening a new location in Kewanna. Have one-page
sheets ready that include pictures of available downtown spaces along with
information on rent, square footage, etc.
Next time you’re in an interesting shop in
another small Indiana town, show the sheet
to the owner and talk about Kewanna.
Promote regional TourismBecause Kewanna does not have the
density of attractions to pull in people from
other areas, its best bet in the short term
is getting tourists to discover the region.
Three small towns – properly packaged and
marketed – have more to offer than one.
The previously mentioned conference in
June will provide many more examples of
possible site visits.
tHe eConomy: Retail stRategy
K
Element: The Buildings• Architectural Overview• Architectural Recommendations
Kewanna Downtown Revitalization Plan — 79
Kewanna Downtown Revitalization Plan — 79K
General Building AnalysisThe existing building stock of downtown Kewanna is in fair to poor condition with
good examples of 19th and early 20th century architecture. The buildings along
Main Street comprise the area for our analysis and recommendations.
Some original storefronts have been lost to later alterations. In addition, several
original storefronts remain although they are in poor condition. Field observations
indicate that much of the original materials may be salvageable, particularly in four
of the buildings included in the following section on architectural recommendations.
Also, as is common in many small towns, demolition has taken its toll. Some new
construction from the mid-Twentieth Century has replaced
original building stock. Careful consideration should be
given to respect defining architectural features, preserving
remaining historic character and to the replacement of
obtrusive elements.
Historic structures create the character of a town and
building ownership comes with its own unique issues.
The recommendations on the following pages relate to
the common problems of historic buildings and suggest
enhancements to the longevity of these structures. These
recommendations provide basic information to restore
and maintain a stable and weather-tight structure.
The following pages illustrate several local buildings and suggest restoration work
that will improve the overall character of the downtown.
FacadesBrick is the predominate building material in
downtown Kewanna. Through time mortar
joints deteriorate,which can lead to water
infiltration causing exterior and potential
interior damage. Stresses as a result of water
infiltration and deterioration of structural
members, unusual loading, or expansion and
contraction of building components such as
rusting steel lintels, often cause step-cracking along masonry joints, bulging of wall
surfaces, and potential failure. Abrasive cleaning methods such as sandblasting
remove the protective surface from the brick, giving rise to deterioration of the brick
units themselves.
Inspection and repair of mortar joints should be undertaken annually. When
repointing masonry joints, care should be taken to use mortar of a similar
composition, color, texture and rake to match existing features. When cleaning is
required, non-abrasive methods will remove soil and paint and will maintain the
integrity of the brick unit. Preservation Brief 2: Re-pointing Mortar Joints in Historic
Brick Buildings provides guidance on these methods.
tHe builDings: aRCHiteCtuRal oveRview
Masonry damage
Original ornamental sheet metal
Kewanna Downtown Revitalization Plan — 80K
WindowsHistoric window units often become deteriorated or damaged through exposure to
the elements and use over time. The units can become victims of a well-intentioned
owner trying to modernize or become energy-conscious by using small replacement
windows and infilling the balance of a masonry opening. The aesthetics of the
building become compromised when replacement window units are of incompatible
materials and style thereby robbing the façade of historic profiles of the original units.
Additionally, periodic inspection of steel lintels supporting the structure above the
window is required to ensure they remain painted and free of rust.
Wood window sash and frames need to be inspected
yearly for deteriorating components and peeling paint.
When the paint finish begins to fail it should be scraped,
sanded and painted. Caulk joints between the wood
frame and the adjacent masonry need to be inspected
and re-caulked as required. When historic units become
unsalvageable, replacement units should be of the same
size and profile and material. Appropriate wood units
with aluminum cladding may be acceptable if existing
units are beyond repair or are missing. The installation
of appropriately sized and configured storm windows
can protect original windows and improve the thermal
efficiency of a unit.
When the replacement or repair of historic windows is not a financially viable option,
temporary boarding helps to minimize further damage to the window unit, protects
the interior, and prevents the public hazard of falling glass and wood components.
storefrontsStorefronts serve as the face of the businesses within and are often the first place an
owner will update a building. A storefront remodel becomes a distraction when the
reconstruction is incompatible with the overall context of the building in material,
massing and scale. When remodeling a storefront, consideration should be given to
the overall context of the building, the historic and architectural significance of prior
storefront configurations and the nature and character of the business within. Regular
maintenance, replacement of deteriorated components, scraping, sanding and
repainting, is needed for all storefronts and will preclude the need for remodeling.
MiscellaneousSteel support beams between the storefront and upper levels are vulnerable to
failure if they are allowed to rust. Routine inspection, scraping and painting is the best
protection for maintaining the viability of steel support beams. Decorative elements
on the building’s exterior should be inspected to make sure they are firmly attached
and should be repainted when necessary. Rusting and loose decorative elements
not only detract from the appearance of the building, but also become a safety
hazard to pedestrian traffic below.
tHe builDings: aRCHiteCtuRal oveRview
Existing replacement window
tHe builDings: aRCHiteCtuRal oveRview
81 —Kewanna Downtown Revitalization PlanK
signageSigns can serve many functions including business or service identification,
information or direction. Building signage within the project boundaries is often
absent, lacks creativity, provides little visual enticement, and/or contributes to
visual “clutter.” Implementation of sign guidelines within the downtown should
be encouraged. A well designed sign along with external lighting provides an
invitation to enter into a retail establishment, promote a particular service or
provide direction both during the day and night. Signs of differing types should
be considered including surface mounted signs, projecting signs, painted window
signs, blade signs and even painted wall signs when of an appropriate scale
and design. Signs with visual clutter, garish colors, suburban character or internal
illumination generally should be avoided.
ConclusionRecommendations for improvements to the architectural assets of downtown
Kewanna have been formulated by analyzing existing conditions with the long-
term objective of enhancing the character of the downtown. To accomplish
this, improvements to the physical appearance, the aesthetic qualities and the
economic vitality of the businesses must occur. Through its committed community
leaders and residents, the Town of Kewanna has the potential to become a
community that invites locals and visitors alike to experience existing community
assets, while preparing for future expansion. Success will depend on the collective
efforts of business owners, town leaders and the support of the community to assure
a lively downtown for present and future generations.
tHe builDings: aRCHiteCtuRal oveRview
Existing storefront detail
Kewanna Downtown Revitalization Plan — 82K
1
2
3
4 5
Key1 - 120 E. Main Street2 - 114 E. Main Street3 - 219 1/2 E. Main Street4 - 109 E. Main Street5 - 113 E. Main Street
The following pages focus on five local buildings identified during
our dialogues with local leaders in the Kewanna community. Each
building description includes a photograph of existing conditions and
a proposed design concept for façade improvements. There are brief
explanatory notes regarding existing conditions followed by a series of
recommendations for work on various aspects of the exterior including
selective demolition, repairs and restoration.
tHe builDings: aRCHiteCtuRal ReCommenDations
Building InformationConstruction date: c. 1890
Style: Queen Anne
Interim Report Classification: Notable
Building DescriptionThe building is a two-story, brick masonry structure. The first floor is asymmetrical
with a single swinging door at the center likely accessing the second floor.
There are storefronts on either side. Both storefronts have been modified over
time with little original material remaining in the eastern bay. The entrance to
the eastern bay is on the corner with an entry door set four stair risers above the
sidewalk. Original cast iron lintel beams and one ornamental column remain.
There is visual evidence of structural settling at the corner adjacent the street
intersection.
At the second floor, the original window sashes remain, but are severely
deteriorated. Some lights are broken. One window opening is filled with
corrugated siding. The second floor window sills are limestone with brick jack
arches. The cornice consists of patterned corbelled brick. There is evidence
of significant deterioration at the parapet coping. The east elevation presents
very similar conditions to the southern elevation. Some windows have been
replaced. Other existing windows are deteriorated, requiring restoration.
Existing Conditions• Masonry is in fair to poor condition
• Much of the brick masonry requires repointing
• The turret is in fair to poor condition, but appears to have its original
slate roof intact.
recommendations1. Remove the existing storefront at the south elevation in the eastern bay
and provide a new historically appropriate storefront system based on
historic photos.
2. Restore the existing storefront at the south elevation in the western bay.
3. Repair and repoint areas of existing brick masonry as required.
4. Repair existing windows at the second floor.
5. Repair and stabilize the existing corner turret.
6. Provide new historically appropriate signage.
7. Repair and repoint areas of the existing brick cornice as required.
8. Raise and repair the settled foundation and masonry at the building’s
corner.
83 —Kewanna Downtown Revitalization PlanK
tHe builDings: aRCHiteCtuRal ReCommenDations 120 E. Main street (Minix Building) 1
Kewanna Downtown Revitalization Plan — 84K
Existing Elevation Proposed Elevation Concept
tHe builDings: aRCHiteCtuRal ReCommenDations
Elevations 1
Building InformationConstruction date: c. 1927
Style: 20th Century Functional
Interim Report Classification: Contributing
Building DescriptionThe building is a two-story masonry structure with a flat roof. The storefront is
asymmetrical with a single swinging door allowing entrance at the southwest
corner. The original storefront appears to have been replaced in roughlythe
mid-Twentieth Century. Adjacent to the first floor, offset to the north, along
the structure’s western side is a single story painted, one-story concrete block
addition. The date of this addition is unknown. A canopy covers the first floor
storefront and returns along the western elevation, dying into the one-story
block structure.
The canopy has a shingle roof, but the original canopy beneath the
modifications may remain. At the second floor, the original windows have
been replaced. The second floor window sills are brick rowlocks. Subtle brick
ornamentation is visible immediately below the clay coping at the corners
and middle of the south and western elevations.
Existing Conditions• The façade appears generally in good condition.
• Some minor areas of the brick require repointing.
• There is a step crack in the masonry at the second floor, southwest
corner window head toward the corner.
recommendations1. Replace the existing second floor windows with historically appropriate
sash.
2. Repoint areas of existing brick as required.
3. Inspect existing lintels for deterioration and damage. Scrape and
paint all exposed steel.
4. Replace existing entry door and frame with a historically appropriate
door.
5. Patch holes in the south facing elevation of the existing one story block
structure. Clean off loose paint and cover with a “Keim” Cementitious
coating.
Kewanna Downtown Revitalization Plan — 85K
tHe builDings: aRCHiteCtuRal ReCommenDations
2 114 E. Main street (Chevy Garage)
86 —Kewanna Downtown Revitalization PlanK K
Existing Elevation Proposed Elevation Concept
Elevations 2
tHe builDings: aRCHiteCtuRal ReCommenDations
Building InformationConstruction date: c. 1883
Style: Italianate
Interim Report Classification: Contributing
Building DescriptionThe building is a two-story masonry structure facing north on Main Street. The
storefront consists of two bays including a majority of original wood, glass and
cast iron elements. The storefront knee walls are constructed of wood. The
eastern bay contains original storefront and transom glazing with engaged cast
iron pilasters and columns. Transom windows above the storefront glazing are
painted over. The knee wall is in poor condition. The western bay, although
deteriorated, contains original Luxfer glass, wood storefront components, glass,
cast iron columns with Corinthian capitals and a wood knee wall.
The original wood paneling remains adorning the ceiling of the entry recess
immediately behind the transom glass. At the second floor, the original window
sash and frames remain topped with painted ornamental metal hoods. The
second floor window sills are limestone. The parapet is fabricated of painted
metal with dentils and metal brackets.
Existing Conditions• Masonry is in fair condition.
• Areas of the brick require repointing.
• Existing ornamental elements of the cast iron are missing.
• The existing Luxfer glass is in very good condition.
• Some brackets are missing at the existing cornice.
• Existing wood components are deteriorated, but may remain
salvageable.
recommendations1. Repair the existing storefront; paint exposed wood.
2. Complete minor repairs on the existing Luxfer glass.
3. Repair, scrape and paint the existing cast iron components.
4. Repoint areas of the existing brick masonry as required.
5. Repair historic doors and hardware.
6. Repair cracked brick.
87 —Kewanna Downtown Revitalization PlanK
tHe builDings: aRCHiteCtuRal ReCommenDations
219 1/2 E. Main street3
Kewanna Downtown Revitalization Plan — 88K
Existing Elevation Proposed Elevation Concept
Elevations3
tHe builDings: aRCHiteCtuRal ReCommenDations
Building InformationConstruction date: c. 1930
Style: Twentieth Century Functional
Interim Report Classification: Non Contributing
Building DescriptionThe building is a single-story structure facing north onto Main Street. No
evidence of the original storefront remains. The brick masonry displays a
subtle ornamental pattern below the stone coping and approximately four
feet below the parapet wall. The storefront consists of two bays with punched
window openings resting on a brick knee wall. The right hand bay has a
wood shingle canopy, a pair of single hung windows, and painted T111 siding
completes the balance of the storefront.
Existing Conditions• Single glazed storefront glass in clear anodized aluminum frame in
the eastern bay
• Entry doors are replacements. The eastern door is perhaps mid
Twentieth Century. The western door is likely from the last 20
years
• Steel lintels should be reviewed for structural issues
• Brick masonry is in fair to poor condition
recommendations1. Remove the existing storefront including the wood shingle canopy, glass,
brick knee walls, and provide a new historically appropriate storefront
system.
2. Repoint and repair brick at the existing façade.
3. Grind out the skyward facing joints at the parapet and fill with rod and
sealant mixed with sand to mimic original mortar joints.
4. Repair, scrape and paint existing steel lintels.
Kewanna Downtown Revitalization Plan — 89K
109 E. Main street (Grocery)4
tHe builDings: aRCHiteCtuRal ReCommenDations
Kewanna Downtown Revitalization Plan — 90K
K
Existing Elevation Proposed Elevation Concept
Elevations4
tHe builDings: aRCHiteCtuRal ReCommenDations
Building InformationConstruction date: c. 1890
Style: 19th Century Functional
Interim Report Classification: Contributing
Building DescriptionThe building is a two story masonry structure with a flat roof. The storefront is
symmetrical with a central recessed entrance to two storefronts and middle
door connecting to a stairway. The original storefront is largely intact. The
storefront masonry is a painted concrete block with a molded surface to mimic
rusticated limestone. The second story brick masonry was painted, but this
coating is now largely deteriorated. Original second floor windows remain with
limestone headers and sills. Some second floor glazing is broken and will need
to be replaced. A painted metal cornice remains at the parapet and appears
to be in fair condition.
Existing Conditions• The storefront and second floor windows are in poor condition
• Paint on the second floor brick is largely deteriorated
• The existing painted metal cornice is in fair condition
recommendations1. Restore and paint the existing storefront.
2. Restore the existing second floor windows and provide storm windows.
3. Repoint the existing brick.
4. Inspect existing lintels for deterioration and damage. Replace as
required. Scrape and paint all exposed steel.
5. Restore existing entry doors and provide new transoms as required.
6. Remove paint from existing brick and cover with a “Keim” Cementitious
coating.
7. Remove paint from storefront masonry.
8. Remove existing awning.
91 —Kewanna Downtown Revitalization PlanK
113 E. Main street5
tHe builDings: aRCHiteCtuRal ReCommenDations
92 —Kewanna Downtown Revitalization PlanK K
Existing Elevation Proposed Elevation Concept
tHe builDings: aRCHiteCtuRal ReCommenDations
Elevations5
93 —Kewanna Downtown Revitalization PlanK K
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Implementation
K
Kewanna’s long-term goals are clear and widely shared: restore downtown’s vi-
brancy and attract new residents and visitors.
This report documents progress toward those goals, such as Winamac Coil reviv-
ing the Kewanna Kafe, artist Diane Tesler buying and restoring some of the town’s
most historic structures and FEDCO investing in downtown buildings.
Kewanna’s biggest challenge will be capitalizing on this progress to keep the mo-
mentum going. This section explains how town leaders can combine the elements
of site improvements, economic development and building restoration to cre-
ate the highest probability of steady, sustained success. Here’s how the elements
overlap:
• Improved roads and sidewalks help attract new businesses.
• New business owners are more likely to restore building facades.
• Road and building improvements make it easier to attract new downtown
customers - both local residents and visitors.
• Money spent by new customers leads to more interest in opening other
new businesses, etc.
The cycle mentioned above shows how the components of revitalization are
deeply interrelated. However, fixing any one element will not be enough to reach the town’s goals – progress must be made on all fronts. Failure to recognize this
interdependence is why many revitalization efforts run out of steam.
For instance, fixing problematic curbs and sidewalks can be satisfying and visually
appealing, but the first thing many investors look at is available store fronts and
buildings.
Local investors may be willing to buy and renovate a building, but lack the knowl-
edge to determine what type of business would succeed or how to recruit business
tenants.
A Main Street group might find an entrepreneur willing to open a new bakery
downtown, but if it’s the only new shop they probably won’t generate enough
traffic to stay in business.
Balancing those factors can seem overwhelming, but there are some general
strategies to help community leaders stay on course:
1. Pick one or two absolutely vital, must-do projects for each element.
2. Go for the easiest win.
3. Publicize your progress..
Kewanna Downtown Revitalization Plan — 95K
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K
step 1: Pick the Most Vital ProjectsPriorities will change over time, but based upon research compiled for this report,
the projects with the biggest bang-for-the-buck in each element are:
site Improvements1. Improve relations with INDOT.
2. Clean up site of future pocket park and other infrastructure.
The Economy1. Strengthen partnerships (FCEDCO, local investors).
2. Visit other communities for inspiration.
The Buildings1. Restore the Minix Building.
2. Develop a funding source for restoration.
step 2: Go for the Easiest Win“Easy” is a relative term, but some of these projects will be simpler than others.
site Improvements: Improve relations with InDoT.Getting milling work and other improvements done to downtown streets was one
of the main reasons the town undertook the revitalization plan. Building a strong
relationship with INDOT, so that they are continually reminded about the town’s
priorities and proposed solutions, is a necessary first step.
Once or twice a year, the Indiana Department of Transportation (INDOT) formally
issues a call for projects within Local Planning Agencies (LPA) through a formal no-
tice known as a Notice of Funding Availability (NOFA).
During this time, eligible communities are invited to apply for federal funds dis-
tributed through INDOT. These funds can be utilized for a variety of project types
including infrastructure and road improvement projects, bike and pedestrian facili-
ties, historic preservation, and other projects. The funds can be used to pay for all
phases of design and construction but they do require a 20 percent local match
and they are very competitive. In order to apply for the funding, the LPA must
have a certified ERC (Employee in Responsible Charge) as well as several support-
ing documents, including a financial statement and ADA Transition Plan.
INDOT offers free training for the ERC certification and much more information on
this funding opportunity can be found on INDOT’s website at http://www.in.gov/
indot/2390.htm, or by contacting Kathy Eaton-McKalip at 317-234-5142. Having
someone ERC certified and meeting with INDOT to present the goals of this plan
will help establish Kewanna’s “place in line” for future funding.
The Economy: Visit other communities for inspiration.Nothing fires up the imagination and optimism like seeing success stories from other
small Indiana towns. For example Converse (population 1,148), landed the new
Jefferson St. BBQ restaurant, which draws people from around the region.
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Kewanna Downtown Revitalization Plan — 97
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Farmland (population 1,317), offers a virtual playbook on downtown restoration,
including websites and live webcasts to promote their many projects (learn more at
www.farmlandindiana.org).
Fortunately, there is a regional group already at work on building the tourism econ-
omy. Our Small Towns-Thinking Regionally is an all-volunteer group of businesses
owners, chamber of commerce representatives and others sharing ideas about
revitalization. For more information contact LaRea Slater at 765-661-6990 or larea-
[email protected]. For this tip to work, it’s important that as many people as possible
make the visit, not just one or two dedicated volunteers.
The Buildings: Develop a funding source for restoration.Admittedly, this won’t be easy, but there are clear steps that will increase the town’s
chances to get funding for working on local buildings.
The first is to get accepted into the Indiana Main Street program, which is one of the
few sources for façade work. Local leaders have already started the enrollment
process.
There are other possible sources as well, including deepening the relationship with
people or groups who have already invested in downtown, such as Diane Tesler,
Winamac Coil and FCEDCO. An update on state and national funding sources is
included in the Appendix of this report.
step 3: Publicize your Progress.Many of Indiana’s other small towns would be envious of the success stories
Kewanna has already had (attracting national artists, Kewanna Kafe, etc.). It’s time
to get the word out.
A town website can promote not only recent victories, but upcoming plans. It can
also be used to run photos and details about available buildings. This would be an
excellent project for the new Main Street group.
One bit of progress to report on is the ongoing project to identify possible brownfield
sites downtown. Details on this project can be found in the Appendix.
The next section lists all the recommendations from the previous chapters, but
there is one more step necessary to increase the town’s chances of a successful
revitalization: Recruit volunteers and share the work.
It is not enough that some people are “engaged” in restoring downtown; they have
to be committed. The difference between involvement and commitment is like ham
and eggs. The chicken is involved; the pig is committed.
If everyone currently working on improving downtown Kewanna can fit inside a
mini-van, then the prospects of success are not good. Start with the many people
who attended meetings for this planning process, and identify small acts or projects
they can do to move things along.
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Initial Projects for all the Elementssite Improvements: Existing Conditions & Design VisionMain street Corridor
• Alternate truck route (other than Main Street) to minimize large trucks
downtown
• Milling and reconstruction of asphalt streets (such as Main Street) to
reestablish appropriate drainage and more traditional street cross sections
• The town should work to coordinate with INDOT and investigate
what options might be available for making asphalt improvements
throughout town
• New, wider sidewalks and concrete curbs
• Invest in more aesthetically appealing, efficient, pedestrian scale lights
downtown – should be 12-14 feet tall and light the pedestrian pathway
• Standards for sign design and placement should be used to create a
cleaner, more cohesive environmental aesthetic. Also – wayfinding signage
• New accessible curb ramps, intersection treatments with crosswalks,
on-street parallel parking, site furnishings (such as litter receptacles and
benches) and plantings (stormwater planters)
• Create a tree inventory to identify trees in need of selective trimming and/or
removal to reduce any liability
•
sr 17 (logan street)• Milling and resurfacing the asphalt street, new concrete curbs, wider
sidewalks, lighting, defined on-street parking, stormwater planters,
intersection treatments, new street trees.
• New vehicular and pedestrian signalization at the intersection of Main and
SR17
• SR 17 should be considered for gateway enhancements in key locations
neighborhood streets• Milling and resurfacing streets, new concrete curbs, accessible sidewalks,
lighting, on-street parking, stormwater planters at intersections, intersection
treatments, crosswalk, selective trimming, removal and replacement of
existing street trees.
Downtown Park• Proposed to be located between 109 E. Main Street and 113 E. Main Street
• Urban gathering spot for performances and events. Active seven days and
evenings a week, all year round
• Public art, splash pad, lawn steps, gathering lawn, seating areas,
performance stage, plantings
Infill Opportunities• A new building infill (Streetscape Improvement Plan Map)
• Most important: Located on the empty parcels at the northeast and
northwest corners of the intersection at Main Street and Logan Street (SR 17)
imPlementation
Kewanna Downtown Revitalization Plan — 99K
Gateways and Branding• Locations for gateways: Intersection of SR114 and SR 17 and intersection of
SR14 and SR 17
• Classic Art Cars – Target underutilized storefront space at 114 E. Main Street
and convert it into a designation classic car experience
Miscellaneous• Conduct additional environmental assessments to identify specific hazards
and remediation procedures
The Economy: retail Analysis & strategy
road Trips• Visit successful small towns such as Converse, Indiana
• Attend the “Our Small Towns – Thinking Regionally” conference in Upland,
Indiana
restore a Key Area• Intersection of SR17 and Main Street
Put Economic Development Tools in Place• A Main Street Group
• Design Standards
• A Low-Interest Loan Program
• A Downtown Investment Group
small Business recruitment• In the short term, the community should continue working on improvements
that make downtown attractive to all sorts of desirable businesses. Once a
building is under local control however, it is acceptable to poach businesses
from other communities.
Promote regional Tourism• Connect with nearby towns to pull resources together to attract tourists
The Buildings: overview & recommendations
120 E. Main street (Minnix Building)1. Remove the existing storefront at the south elevation in the eastern bay and
provide a new historically appropriate storefront system based on historic photos
2. Restore the existing storefront at the south elevation in the western bay
3. Repair and repoint areas of existing brick masonry as required
4. Repair existing windows at the second floor
5. Repair and stabilize the existing corner turret
6. Provide new historically appropriate signage
7. Repair and repoint areas of the existing brick cornice as required
8. Raise and repair the settled foundation and masonry at the building’s corner
113 E. Main street1. Restore and paint the existing storefront
2. Restore the existing second floor windows and provide storm windows
imPlementation
100 —Kewanna Downtown Revitalization PlanK
3. Repoint the existing brick
4. Inspect existing lintels for deterioration and damage. Replace as required.
5. Scrape and paint all exposed steel
6. Restore existing entry doors and provide new transoms as required
7. Remove paint from existing brick and cover with a “Keim” Cementitious coating
8. Remove paint from storefront masonry
114 E. Main street (Chevy Garage)1. Replace the existing second floor windows with historically appropriate sash
2. Repoint areas of existing brick as required
3. Inspect existing lintels for deterioration and damage. Scrape and paint all
exposed steel
4. Replace existing entry door and frame with a historically appropriate door
5. Patch holes in the south facing elevation of the existing one story block structure.
Clean off loose paint and cover with a “Keim” Cementitious coating
219 1/2 E. Main street (Vacant storefront Adjacent Bank)1. Repair the existing storefront; paint exposed wood
2. Complete minor repairs on the existing Luxfer glass
3. Repair, scrape and paint the existing cast iron components
4. Repoint areas of the existing brick masonry as required
5. Repair historic doors and hardware
6. Repair cracked brick
109 E. Main street (Grocery)1. Remove the existing storefront including the wood shingle canopy, glass, brick
knee walls, and provide a new historically appropriate storefront system
2. Repoint and repair brick at the existing façade
3. Grind out the skyward facing joints at the parapet and fill with rod and sealant
mixed with sand to mimic original mortar joints
4. Repair, scrape and paint existing steel lintels
Funding sourcesAn updated list of possible funding sources is included in the Appendix of this report,
along with tips on how a community can approach grants.
Facade Cost ProjectionsA list of cost projections for the facade projects recommended in this report is
located on page 102. For each project, there is a low and high cost range. Keep in
mind that these are estimates and that actual cost may vary.
imPlementation
Kewanna Downtown Revitalization Plan — 101K
Final WordsOnce a plan is adopted, the process still isn’t over. It takes political will, resources
and accountability to implement a downtown revitalization plan. Without an
effective implementation, all the efforts of the planning process are essentially
wasted.
Fortunately, Kewanna already has a lot of forward momentum; revitalization
projects were starting even before the planning process was complete.
To keep that energy going, one of the most important things town leaders can do
now is to schedule a regular review of how things are going and if any changes are
needed. That process will ensure the plan remains a living document, changing as
growing along with the town.
imPlementation
102 —Kewanna Downtown Revitalization PlanK
1 120 East Main streetscope of Work Cost ranges
low High1 Partial storefront demolition $16,000 $19,2002 Remove existing entry doors $1,800 $2,4003 Repair limestone sill $4,000 $6,0004 Repair brick watertable $4,000 $6,0005 Repair second floor windows $6,000 $8,0006 Restore corner tower $18,000 $21,6007 Masonry Tuckpointing: 50% of wall $28,000 $33,6008 New storefront $8,400 $10,0009 New entry doors $8,400 $10,00010 New windows on east $16,800 $20,000
ToTAls: $121,000 $146,400
2 113 East Main streetscope of Work Cost ranges
low High1 Remove paint from brick $6,800 $8,2002 Repoint brick and stone 100% $12,000 $16,0003 Repair second floor windows $12,000 $14,4004 Remove existing entries $2,400 $3,0005 Restore existing storefront $8,000 $10,0006 New entries & transoms $12,000 $15,0007 Remove paint from block $1,600 $2,0008 New Keim coating on block $4,800 $5,8009 Repair damaged block $600 $800
ToTAls: $60,200 $75,800
3 114 East Main streetscope of Work Cost ranges
low High1 Remove existing canopy $1,600 $2,0002 Clean brick $1,800 $2,4003 Repoint 20% of brick $5,000 $6,0004 Remove existing 2nd floor windows $1,600 $2,0005 New 2nd floor windows $14,000 $16,4006 Repair aluminum entry framing $1,600 $2,0007 Repair and paint garage door $1,200 $1,5008 Patch existing concrete masonry $800 $1,0009 Provide Keim on concrete masonry $1,800 $2,20010 Remove & relay clay coping tiles $4,800 $6,000
ToTAls: $34,200 $41,500
4 219 East Main streetscope of Work Cost ranges
low High1 Remove metal anchors $400 $6002 Repoint masonry 100% $4,000 $5,0003 Restore eastern storefront transom $5,000 $6,0004 Restore storefront kickplate $4,800 $5,4005 Restore existing entry doors $2,400 $3,0006 Restore wood details & panels $3,600 $4,4007 Restore 2nd floor windows $12,000 $15,0008 Restore cornice and paint $10,000 $12,0009 Restore stair door $1,200 $1,50010 Remove paint from brick $1,600 $2,000
ToTAls: $45,000 $54,900
faCaDe Cost PRojeCtions
Kewanna Downtown Revitalization Plan — 103K
5 109 East Main streetscope of Work Cost ranges
low High1 Remove existing shingle canopy $400 $6002 Remove existing storefronts $5,200 $6,0003 Repoint 50% of brick $2,600 $2,6004 New limestone cornice $3,200 $4,0005 New storefronts $17,000 $20,400
ToTAls: $28,400 $33,600
faCaDe Cost PRojeCtions
104 —Kewanna Downtown Revitalization PlanK
Appendix• Funding Sources• Brownfield Study• Retail Analysis Tables
“Straight Cut” © Diane Tesler