South Clarksville Redevelopment Plan TOWN of CLARKSVILLE December 2015 Town of Clarksville Staff Steering Committee

12.18.15 DRAFT South Clarksville Redevelopment Plan TOWN OF CLARKSVILLE December 2015 Town of clarksville staff Steering Committee Nick Lawrence Bob Polston Cindy Knopp Wendy Dant-Chesser Redevelopment Director Town Council President Derby Dinner Playhouse Co-Owner One Southern Indiana Designee Sharon Wilson Tim Hauber Dr. Jay Sheth Dani Cummins Director of Planning Town Council District 1 Clarks Landing Enterprise Falls of the Ohio Foundation Investments (Colgate Site) Designee Dylan Fisher Sharon Handy Mary Ann Crabtree Associate Planner / Grant Writer Resident Cary Stemle Lakeshore Condo HOA Designee Louisville Business First Chris Sturgeon Bob McIntosh Town Attorney Property Owner Andy Bramer Clarksville Community Schools Rebecca Cockard Brad Cummings Town Attorney Street Commissioner Jane Sarles Clarksville Town Historian Redevelopment Commission Cory Hoehn Cornerstone Group - Brian Kaluzny Plan Commission Water Tower Square Owner Clarksville Parks Department Superintendent Town Council 2 SOUTH CLARKSVILLE REDEVELOPMENT PLAN Planning Team MKSK HWC Engineering Shrewsberry Eric Lucas, Principal James Rice, Partner Benjamin LaPointe, Project Manager Justin Goodwin, Associate Dick Weigel, Sr. Project Manager, Associate Partner Vince Epps, Environmental Services Director Luis Huber-Calvo, Planner Brian Stephens-Hotopp, Project Manager Xiaolu Liu, Designer Tyler Clark, Planner Megan Karalambo, Planner Lochmueller Group Kia Gillette, Senior Associate/Director of Water Development Strategies Resources Matt Wetli, Senior Associate Julie Cooper, Socio-Economic and Real Estate Analyst Megan Hinrichsen, Marketing Director 3 CONTENTS ES - Executive Summary Page 7 Synthesizes the plan’s major findings and recommendations for the study area Section 1 - Introduction Page 9 Provides an overview of the plan’s public process and introduces the plan vision and supporting goals Section 2 - Baseline Analysis Page 19 Summarizes key findings related to physical development and market conditions in the study area Section 3 - Economic & Market Strategy Identifies development opportunities based on site and market conditions Page 55 Section 4 - Planning Framework Illustrates a vision plan for the study area, providing conceptual illustrations and recommendations for potential development Page 75 Section 5 - Development Feasibility Focuses on the economic feasibility of the core redevelopment area in the southern end of the study area Page 119 Section 6 - Implementing the Plan Sets an implementation strategy with recommendations aimed towards achieving the vision and community goals Page 129 Section 7 - Appendix Separate Refer to Separate Document Document 5 DEVELOPMENT capacity Rental Apartments ± 788 Units Retail/Restaurant ± 280,000 SF Full-Service Hotel $180 $40 ± 150 Rooms 600 Waterfront Park million Million ± 17.3 Acres Parking ± 3,400 Spaces PRIVATE JOBS FUTURE TAX *Net Present Value of (Combination of surface, Bondable TIF Proceeds structured, and on-street parking) INVESTMENT CREATED REVENUE* (Over 23 Years) Invest Facilitate Support In the A town center Neighborhood Executive summary riverfront development Revitalization PROJECT RECOMMENDATIONS After years of community discussion and This study demonstrates that an opportunity targeted planning efforts for the now dormant exists to attract $180 million in private investment Facilitate Redevelopment of the Marathon Property industrial lands in the south end of Clarksville, for new, market-based development along the the Town initiated this plan to analyze the issues waterfront and near-waterfront area, characterized and opportunities for new development and by a vibrant mixed-use district with public Reposition Riverfront Industrial Land revitalization in a broadly-defined area extending gathering spaces, walkable streets, bicycle trails, from the Ohio River to Stansifer Avenue. While shopping, dining and entertainment venues — there is a clear need for community improvements anchored by the river, a spectacular view of the Develop a Master Plan and Design for the Waterfront and revitalization in all portions of this 320-acre downtown Louisville skyline, and the iconic historic Park area, the market analysis conducted for this plan architecture of the former Colgate facility and Ohio has demonstrated that opportunities for significant Falls Car complex. Reconstruct Riverside Drive private investment and redevelopment should be focused on the riverfront, and on lands in close This focus on riverfront transformation is part of a long-term strategy of community investment that proximity to the riverfront. Plan for the Reconstruction of Woerner Avenue will pay dividends for decades to come, having a Clarksville’s economy, and the way its people ripple effect of economic improvement that will support themselves, their families, and their spur additional investment in larger areas, to the Coordinate with Jeffersonville to eliminate businesses, has been tied to the river for centuries. benefit of the entire town. development barriers and advance shared economic development interests As the broader economy has changed and evolved, it is time for Clarksville to change its waterfront in ways that provide greater prosperity and Update Zoning and Development Regulations opportunity for its residents, as well as the next generation. The Clarksville waterfront, once a Coordinate Utility Infrastructure and Stormwater great job-provider for the town, no longer fills that Management Improvements with Development role. It needs to be transformed into a destination- oriented place, in order to advance its marketability, Establish a long term capital improvements plan for livability, desirability and —ultimately — the the entire study area Town’s economy and the access its people have to opportunity. Develop a Wayfinding Signage Program Implement Commercial and Residential Revitalization Programs Reconstruct Cane Run Creek Pump Station Infrastructure 7 Section 1 Introduction ES Executive Summary Section 1 Introduction Section 2 Baseline Analysis Section 3 Economic & Market Strategy Section 4 Planning Framework: Transformation and Transition Section 5 Development Feasibility Section 6 Implementing the Plan 9 Introduction In 2007, Colgate-Palmolive made a strategic in 2008 that govern land use and development decision to move its Clarksville-based operations for over 130 acres of land, including the Colgate to Tennessee and Mexico, closing its iconic factory and Marathon sites, and other properties located campus, in operation since 1924. The move left between Clark Boulevard and the Ohio River. over 40 acres of once productive industrial land to Clarksville also commissioned the Clarks Landing fall into disuse and disrepair. Two years later, the North Master Plan in 2012, establishing a concept nearby Marathon (formerly Ashland) Petroleum Oil for both preservation and redevelopment of the Terminal was also shuttered, the tanks emptied, Colgate site. Private development concepts have and another 20 acres of land left dormant. While also been drafted in recent years, but despite the philanthropic reminders of these corporate these efforts, there have been no successful giants remain in the form of nearby public parks redevelopment initiatives for these sites. (Colgate Park and Ashland Park), the physical remnants of now defunct industrial facilities also Still, these early planning efforts captured a remain, a reminder of disinvestment, lost jobs, and correct instinct – that these areas could become environmental contamination. something dramatically different, and that a more modern development pattern could occur here dating to the end of the Civil War – has been under The departure of Colgate spurred considerable while also preserving the Town’s historic character. continual evolution as an office and warehouse community interest in both the need to preserve Yet, for a variety of reasons, these plans have not complex since the 1970’s. It is today a bright spot the site’s historic architecture, the most notable yet come to fruition. This is partially due to the of economic activity in the South Clarksville area of which dates to the factory’s original use as the timing of the Great Recession, which coincided with over 400,000 square feet of commercial first Indiana State Reformatory, and a desire to see with the departure of Colgate and the Marathon space, including a popular special events space the site become something new and productive. divestiture, and made immediate reinvestment known throughout the region. It is proof that private Shortly after Colgate left, the property was acquired impractical. The sites also pose the significant enterprise can succeed in the Clarksville riverfront by a real estate investment group, and has since environmental challenge of a long industrial past, area. changed hands again, but little has happened in and the uncertainty of potential costs associated terms of reuse. Also, despite past efforts of public with remediation that will be necessary to prepare Together, these three sites – Colgate, Marathon, acquisition by the Town, Marathon has retained the land for new development. Finally, there has and Water Tower Square - represent Clarksville’s ownership of the terminal and adjacent property, been uncertainty as to which public investments industrial past, but also represent an opportunity with little indication of when or how the land might or private development projects would be most for a new future. Situated directly across the Ohio be rehabilitated. catalytic,

Load more