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The Sixth Avenue Revitalization Plan

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The Sixth Avenue Revitalization Plan THE SIXTH AVENUE REVITALIZATION PLAN Prepared for The Neighborhood Development Corporation Des Moines, Iowa Prepared by RDG Crose Gardner Shukert in association with Economics Research Associates August 2003 Contents INTRODUCTION 1 CHAPTER ONE 1 Demographic Trends 7 Market Area Definition 8 Population and Household Characteristics 8 Population Composition and Migration Patterns 10 Age Composition 11 Income Characteristics 12 Supply of Commercial Space in the Market Area 14 Supply of Commercial Space Along the Sixth Avenue Corridor 14 Maps: Market Area 9 Business Types 15 CHAPTER TWO 2 Existing Conditions and Opportunities 19 Sixth Avenue in its Urban Context 20 Land Use 20 Historic Preservation Issues 22 Building Conditions 25 Street Environment 27 Links to Other Neighborhoods 28 Maps: Existing Land Uses between 20 and 21 Historic Significance 24 Building Conditions 26 Neighborhood Context 29 CHAPTER THREE 3 Plan Accomplishments 31 University to Indiana 32 Indiana to Forest 34 Sixth and Forest Commercial Node 36 Forest to Clark 36 Clark to College 39 Sixth and College Commercial Node 41 College to Franklin 41 Franklin to Des Moines River 44 Maps: University to Indiana 33 Indiana to Forest 35 Forest Intersection 37 Contents Forest to Clark 38 Clark to College 39 College Intersection 42 College to Franklin 43 Franklin to Des Moines River 45 CHAPTER FOUR 4 Housing Issues 47 Census Analysis 48 Recent Housing Redevelopment 54 Survey of Existing Housing 56 Housing Strategies: Demand for Housing 58 Maps: Market Area 49 Rental Vacancy 50 Housing Redevelopment 57 Development Areas 44 CHAPTER FIVE 5 Retail Market Issues 61 Market Area Definition 62 Area Overview 62 Detailed Block Group Analysis 65 Retail Development Trends 66 Income Density 67 Market Demand and Supply Assessment 67 Retail Demand 68 Retail Supply 71 Retail Surplus and Leakage 72 Retail Space Demand 73 Facilitation 76 Preliminary Financial Analysis and Financing Options 76 Maps: Retail Market Areas 63 Parks and Trails Plan 65 CHAPTER SIX 6 Redevelopment Concepts 81 Character of New Development 82 Redevelopment Concepts 82 Maps: Redevelopment Sites 83 Redevelopment Concepts between 86 and 87 Contents CHAPTER SEVEN 7 Streetscape Improvements 87 Maps: Sidewalk Feasibility 90 CHAPTER EIGHT 8 Implementation Strategies 93 Phasing Strategies 94 Financing Strategies 94 Contents The authors gratefully acknowledge the support and committment of the individuals involved in the Sixth Avenue planning process. We would like to express special grati- tude to Carol Bower, Executive Director of the Neighborhood Development Corporation, as well as NDC’s Board of Directors for lending their time and vision to this effort. Neighborhood Development Corporation Board of Directors Bill Sullivan Catherine Dietz-Kilen Gary Dodge John Mauro Sheila Lumley Kathy Kahoun Mike Matthes Bill Wheeler Leslie Ann Gearhart Nadine Hogate John Gamble Jeffrey Morgan The Sixth Avenue Revitalization Plan INTRODUCTION The Des Moines Sixth Avenue Revitalization Plan was prepared in 1995 by RDG Martin Shukert, in collaboration with Crose-Gardner Associates and Applied Real Estate Analysis, for the City of Des Moines. The Sixth Avenue Plan consisted of an analysis of existing conditions and opportunities, a market assessment and identification of marketing strategies, and a block-by-block revitalization plan for the Sixth Avenue Corridor. RDG Crose Gardner Shukert • Economics Research Associates 1 Introduction Much has occurred in implementation of the Sixth Neighborhood Development Corporation engaged Avenue Plan in the intervening seven years. Most RDG Crose Gardner Shukert to update the 1995 of those accomplishments have been in the area of Plan. The Sixth Avenue Plan Update was housing rehabilitation and new construction, undertaken to accomplish the following objectives: generally consistent with the recommendations of the 1995 Plan. Projects such as the rehabilitation Document Plan Area Accomplishments. This of the Good Samaritan Housing, the Drummond, Plan Update documents the many successful the Newlawn, the Ayrshire and the construction of projects completed in support of revitalization of the River Trace senior housing project stand out as the Sixth Avenue corridor. Chapter 3, Plan major housing accomplishments along the corridor. Accomplishments and Chapter 4, Housing Issues, Many additional, although smaller in scope, document these accomplishments. housing rehabilitation and new construction projects have occurred along Sixth Avenue and in Revise and Update the “Existing Conditions” the immediately adjacent neighborhood. Section of the 1995 Plan. With the completion of the 2000 Census, there is now the opportunity to The focus of the commercial revitalization activity look at how the Riverbend neighborhood has in the years since the previous plan have been on changed in the past decade, as compared to the constructing an inner city grocery store at the longer historical trends. In general, it can be said intersection of Sixth and University. The grocery that the neighborhood is “looking up” in terms of store was finally opened to great neighborhood and most of the census statistics used to monitor City anticipation, in March of 2003. A McDonald’s neighborhood stability. Population is growing, restaurant is currently under review for the disparities between median incomes of this remainder of this key site at the southern gateway neighborhood and the City as a whole are to the Riverbend Neighborhood. declining, property values are increasing, and vacancy rates are declining. More specific And yet, with all these accomplishments, there is descriptions of these trends are included in the the clear understanding by those involved in “Key Study Findings” subsection below and in the revitalization activities that there is still much to relevant Plan Chapters. do before this corridor can reclaim its once-proud status as a vital mixed-use street serving a stable Market Assessment. RDG engaged Economics residential neighborhood. In 2002, the Research Associates to conduct a market assessment for the area. This component was not an update of the previous market analysis, but rather a new look at the market potential for retail uses along the corridor. In addition to quantifying the market potential, the analysis included a detailed look at the feasibility of a retail development on a specific Sixth Avenue site. Major conclusions included the determination that there is market demand for an additional 38,000 square feet of retail space along the corridor. Also, the study determined the amount of subsidy needed to make a 30,000 sq. ft. retail development feasible is $160,000, in addition to the retail tax abatement that is currently available. 2 The Sixth Avenue Revitalization Plan • Des Moines, Iowa Introduction In addition to the retail market assessment, a housing market assessment was included to provide information on the need for additional housing development and the feasibility of new apartment construction. Revise and Update the Revitalization Plan. The 1995 Plan identified the importance of a “triad” approach to revitalization of the Sixth Avenue corridor. The three vital components identified were: 1. Housing Development. The 1995 Plan indicated that: “A prerequisite for economic rebirth in the corridor is an effort to rebuild the residential base of the River Bend neighborhood and the Sixth alternative arterial plans appear to be, at best, in Avenue corridor. A repopulation strategy will the distant future, this Plan Update takes a more provide additional support for commercial realistic approach to improving the public street development and will create a stronger environment without reducing the traffic-handling constituency for additional public support.” capacity of the street. However, because the sidewalk width is clearly inadequate along the As indicated, much progress has been made in corridor, there is an identified need to secure accomplishing this goal of the 1995 Plan. In fact, additional right-of-way to make necessary well over $14 million has been invested in housing sidewalk improvements. Chapter Seven presents rehabilitation and construction on property this streetscape proposal in concept form. fronting the Sixth Avenue Corridor since 1995. 3. Commercial Development. The 1995 Plan 2. Environmental Improvement. Improving the recommended fostering the development of visual appearance of the corridor and immediate restaurants, other specialty businesses and surroundings was identified in the 1995 Plan as neighborhood services along the corridor, in an important component of corridor revitalization. addition to the development of a grocery at the The need to work in cooperation with the nonprofit Sixth and University site. As mentioned, almost institutions along the corridor to upgrade the all the focus has been on the construction of the appearance of their properties was noted. The plan grocery store, which is now a reality. Because of also recommended the development of a program the importance of now focusing on neighborhood of improvements to the public environment, which commercial redevelopment along the corridor, a would upgrade the investment climate along the major component of the Plan Update was the corridor. preparation of alternative Redevelopment Concepts for specific identified redevelopment This is perhaps the component of revitalization sites. These Redevelopment Concepts, presented that has seen the least activity and improvement in Chapter Six, represent practical
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