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City of Evansville, Indiana Downtown Master Plan

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City of Evansville, Indiana Downtown Master Plan City of Evansville, Indiana Downtown Master Plan FINAL REPORT October 2001 Claire Bennett & Associates KINZELMAN KLINE GOSSMAN 3 Table of Contents Table of Contents F. Market Positioning 3. Conclusions and Recommendations Acknowledgments IV. Metropolitan Area Commercial Centers 1. Introduction 1.1 Planning Objectives 4. Strategic Redevelopement I. Target Area Map 4.1 Town Meeting and S.W.O.T. II. Zoning Map 4.2 Design Charrette Process 2. Strategic Planning 4.3 Strategic Vision 2.1 Strategic Thinking (issues, goals, and objectives) 5. Conclusions and Recommendations 1. Develop Three Distinctive Downtown Districts 2.2 Urban Design Principles 5.1 The Vision 2. Reintroduce Evansville to Downtown Living 3. Initial Assessment 5.2 Downtown Evansville’s Revitalization 4.4 Redevelopment Opportunities 3.1 History, Diversity & Opportunity 1. Target Market 3.2 Physical Assessment of Downtown I. Overall Concept Plan Retail, Housing, Office II. District Diagram 1. Transportation, Circulation, and Parking 2. Principles of Revitalization III. Main Street Gateway Concept I. Parking Inventory Map 3. Organizational Strategy IV. Main Street Phasing Plan II. Estimated Walking Coverage Map V. Main Street Corridor Phasing Plan 4. Commercial Strategy 3.3. Market Analysis VI. Main Street “Placemaking” 5.3 Implementation 1. Introduction VII. Streetscape Enhancements 1. Strategic Goals A. Background and Project Understanding VIII. Pilot Block 2. Development and Business Incentives IX. Civic Center Concept Plan 2. Fact Finding and Analysis 3. Policy Making and Guidance X. Fourth Street Gateway Concept A. Project Understanding XI. Riverfront West Concept 4. Sustainable Design B. Market Situation XII. Gateway and Wayfinding 5. Final Thoughts C. Trade Area Delineations XIII. Gateway and Wayfinding Appendix D. Retail / Commercial Audit XIV. Entertainment/Ballpark III. Downtown Retail Audit Map XV. Urban Office Park DOWNTOWN MASTER PLAN E. Retail Mapping XVI. Waterfront XVII. In-fill Housing FINAL REPORT October 2001 Claire Bennett & Associates 3 EVANSVILLE DOWNTOWN MASTER PLAN - FINAL REPORT Acknowledgments Downtown Master Plan Steering Committee Our entire planning team would like to take a moment to recognize Scott Anderson Old Jail Management those individuals who gave their time, knowledge, creativity, and Marcia Au Evansville-Vanderburgh Public Library support for this planning initiative. Adrian Brooks Pastor, Memorial Baptist Church Jim Brown Casino Aztar Mayor Lloyd, the city administration and the downtown master plan Tony Carroll Jungle Restaurant steering committee are to be commended for providing proactive Ron Christian Vectren Corp. leadership for this planning effort and for the commitment they have Lisa Collins Harding, Shymanski & Company made to the economic vitality and physical enhancement to downtown Joan David City of Evansville Evansville. This group realizes in many respects that their job has just Catherine Fanello Vanderburgh County Commissioner begun as the city and its community partners launch their voyage Kevin Fleming Pastor, First Presbyterian Church together into the future for the benefit of a healthy Downtown Pam Guthrie Historic Preservation Alliance Evansville. Michael Hinton Old National Bank Mike Humphrey Fire Chief, City of Evansville Citizen participation in this process has been overwhelming with well Jay Kasey St. Mary’s Health Care Services over 600 individuals taking part in community interviews, property Pat Keepes City Engineer, City of Evansville owner & stakeholder interviews, focus group discussions, steering Mayor Russell G. Lloyd, Jr. City of Evansville committee updates, and a town meeting held in April. This enthusiastic David Matthews David Matthews Associates support is a testament of the true compassion the people of Evansville Frank McDonald II Integra Bank have for their downtown. It has been an honor for our entire team to Steve Melcher Evansville City Council serve the City of Evansville in this important endeavor. Police Dept. Representative City of Evansville Ken Robinson Vision 2000 Principal Craig E. Gossman, AIA Philip Schoffstall Evansville-Vanderburgh School Corp. Kinzelman Kline Gossman John Stratman Stratman’s Pharmacy Dennis Szorcsik Downtown Evansville, Inc. City of Evansville Officials Robert Whitehouse Evansville Visitors Convention Bureau Lloyd Winnecke Fifth Third Bank / Vanderburgh County Administration Council Mike Duckworth Director of Transportation Services, City of Russell G. Lloyd, Jr. Mayor Evansville Joan David Chief of Staff Michael Osborne Executive Director, Evansville Metropolitan Development Rose Zigenfus Director of Evansville Urban Transporta- tion Services Department of Metropolitan Development Michael A. Osborne Executive Director Mary S. Wildeman Deputy Executive Director Preface & Acknowledgements 3 1.0 Introduction 1.1 Planning Objectives I. Target Area Map II. Zoning Map DOWNTOWN MASTER PLAN FINAL REPORT October 2001 Claire Bennett & Associates 1 EVANSVILLE DOWNTOWN MASTER PLAN - FINAL REPORT 1.0 Introduction This document, albeit prepared by the consulting team, has been in As a result of the physical, market, & emotional conditions analysis of many ways co-authored with the people of Evansville. The consultants downtown, the KKG team developed a series of urban design principals Evansville is uniquely located in southwest Indiana approximately two have taken the ideas generated at the town meeting; conveyed during [identified in Section 2.2] that expands upon these planning objectives hours + from any city equal to or larger in size. The physical isolation- the one on one interviews, focus group discussions, or expressed and begins to set the parameters for the appropriate strategic action plan ism of the community is perceived by some to be a negative factor, through correspondence, and creatively integrated them into an exciting that follows. however, strong local retail sales characteristics indicate the isolationism urban redevelopment action plan for downtown. is a significantly important factor for a healthy local economy. Most consumers in Evansville and surrounding counties are spending their We have purposely formatted the action plan in a user- friendly manner money locally which helps to fuel a strong micro-economy. The Evans- to allow champions of the effort to use it as a business plan. We encour- ville economy is driven by an impressive list of internationally recog- age the implementation committee to revisit the plan often and to adjust nized corporations, regional health services and banking, three institu- the course of action as market conditions dictate. Additionally, portions tions of higher learning, and numerous retail & entertainment busi- of the plan can be quickly assembled to provide a marketing packet for nesses including the Casino Aztar. prospective tenants or real estate investors. How communities (large and small) elect to measure their growth and 1.1 Planning Objectives success is of major concern to our cities today, especially to medium sized cities, such as, Evansville. Suburban sprawl has captured the The Request for Proposal (RFP) issued by The City of Evansville on July attention of community and regional planning authorities nationwide. 28, 2000 identified a specific territory that the selected consulting team Towns and cities are beginning to realize the price they must pay when was to focus upon. The territory was defined as follows and can be seen delivering expanded infrastructure, roads & highways, municipal on the Target Area Map on the following page. services, and school expansions to support new housing subdivisions and commercial centers being built further and further from the tradi- North: The Lloyd Expressway tional town center; downtown. Northeast: Martin Luther King, Jr. Boulevard Southeast: Chestnut Street Balancing the growth greater Evansville will continue to have with the Southwest: Ohio River community character and quality of life residents and businesses alike West: Pigeon Creek deserve, can be difficult when community development is not properly managed. Planning objectives identified by the city for the project focused prima- rily on future recommendations for “The Walkway,” the pedestrian/ However, through a public/private partnership and strategic action transit mall located on historic Main Street. Additionally, the city was plan for downtown, Evansville can determine what the most appropri- searching for the proper antidote for the continuing decline which had ate future will be for it’s downtown and urban neighborhoods and what plagued downtown over the past several decades. The city also chal- measures it must take to guard against the forces of random sprawl. lenged the consultants to develop a sound strategy to recruit new invest- ment into the downtown. In January of 2001, the City of Evansville retained the consulting firm of Kinzelman, Kline, Gossman (KKG) to prepare a Strategic Action Plan for Additional objectives were identified as follows: a targeted area of downtown. KKG assembled a team of experts includ- ing Urban Marketing Collaborative (UMC), TDA; Illinois, Claire Bennett 1. Main Street revitalization Associates (CBA) and Brownstone Design to address the challenges 2. Plan to guide the growth & physical development in the down- facing downtown Evansville. town 3. Plan to promote upgrading of existing buildings and reuse of Over the past six months the consultants have collected and analyzed vacant buildings/land various kinds of data, met with hundreds of local citizens
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