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Western Gateway Holland, Michigan MICHIGAN MUNICIPAL LEAGUE PlacePlan Western Gateway Holland, Michigan School of Planning, Design and Construction Better Communities. Better Michigan. MICHIGAN MUNICIPAL LEAGUE PlacePlan Western Gateway Holland, Michigan September 26, 2014 Downtown Holland Photo Source: Michigan Municipal League Contents Acknowledgments MIplace Partnership Local Partners 1 Action Plan Holland’s Western Gateway 5 Why Plan for Place? Connection to Statewide Initiatives Holland’s Project History 9 Place Assets Recommendations for Action Physical Design and Walkability Environmental Sustainability Cultural Economic Development Entrepreneurship Welcoming to All Messaging and Technology Transportation Options Education 29 Appendix PlacePlan: Holland, Michigan Acknowledgments MIplace Partnership PlacePlans is supported by Michigan State University and the Michigan State Housing Development Authority as a compo- nent of the MIplace Partnership. The MIplace Partnership is a statewide initiative with the purpose of keeping Michigan at the forefront of a national movement known as placemaking. It is based on the concept that people choose to live in places that offer the amenities, resources, social and professional networks, and opportunities to support thriving lifestyles. The partnership helps communities create and bolster those places. Learn more at miplace.org Local Partners The PlacePlans team would like to acknowledge the City of Holland’s staff, elected and appointed officials for their constant support and assistance. The local partners ensured that the team had data, documents and the community input necessary for developing this report. Special thanks to Phil Meyer, Director of Community and Neighborhood Services, and Dana Kollewehr, Downtown Manager, for coordinating our local efforts. The PlacePlans team would also like to express gratitude to the Holland residents, business owners, farmers market vendors and other community leaders who participated in meetings and provided feedback during this process. Place- making begins with a community-supported vision for what makes a place a true destination; without you, this process would not be possible. School of Planning, Design and Construction michigan municipal league PlacePlan: Holland, Michigan Action Plan Holland’s Western Gateway Holland’s Western Gateway offers a tremen- Expanding and redeveloping the Western dous opportunity to connect downtown to Gateway could be a linchpin project to fulfill the Lake Macatawa Waterfront with a new, the economic capacity of this popular tour- unique development district. Next to the ist destination and place to live. Holland success of the core of downtown, the West- can rethink the current configuration of the ern Gateway has the potential to become a blocks between downtown and Lake Maca- corridor for housing, recreation and com- tawa and bring together retailers, food merce. The new area has the drive to create producers, restaurants, and other business an individual identity and redevelop exist- interests. Few communities in Michigan ing structures with sustainable design, walk- have the established identity that Holland ability, entrepreneurship, and innovation. has, and the city now has the special chal- lenge of diversifying that identity. The Western Gateway Can Add to a Thriving Downtown Holland Photo Source: Michigan Municipal League PlacePlan: Holland, Michigan | 1 Report Contents 3. Incorporate the food innovation district concept and other placemaking principles The following section of this report, Why Plan for Place? into the Civic Center planning process provides more detailed background on the project history and timeline and the choices made about technical experts The recent City Council announcement to change the who were brought into the process. The detailed recom- future course of the Civic Center presents a very sig- mendations from the technical consultants are attached as nificant opportunity for the Western Gateway district. A appendices. In addition to the appendices, the Place Assets reconfigured Civic Center and farmers market, with an section of this document articulates a number of recom- orientation toward walkable urban development and the mendations and areas for growth in Holland. market as a hub of food-related development opportuni- ties, could be the cornerstone of the overall land use plan for the district. Key Action Areas While all of the recommendations contained in those parts 4. Using results, ideas, and data from the of the document are important, there are a few key steps TMA and other technical reports, present the City and its community partners must take first to seize the key findings to a diverse group of the opportunity that the Western Gateway presents. potential partners and the public and incorporate feedback 1. Work with hired consultant to complete Placemaking should include a number of different a full Target Market Analysis (TMA) of perspectives and disciplines to maximize impact. residential demand Present the evidence, data, and recommendations from the various analyses mentioned above to the public and Gibbs Planning Group provided a retail analysis that potential partners and discuss options moving forward. detailed the significant unmet demand for retail, res- In this collaboration, identify roles and responsibilities taurant and other food-related uses as projected out of each group, a desired timeline, and plans for attract- to 2019. Robert Gibbs was highly enthusiastic about ing funders and developers. downtown Holland’s current development and continued growth. His retail/service analysis should be supple- 5. Work with partners to reach out to mented by a TMA of the potential residential demand to potential contributors, including local give the full picture of the opportunities for mixed-use development in the district. Following completion of the foundations and government agencies TMA, the City will request a follow-up reflection from The collaboration between the city, Hope College, the Gibbs given the additional market analysis. Downtown Development Authority (DDA), and the new coalition for the Western Gateway should lead the way 2. Decide if a Food Innovation District into the project implementation phase. The combination will be the focus on Western Gateway of established entities and innovation collaborators will redevelopment efforts contribute to the success of the project. This is likely to involve a number of funders and regulatory entities, The attached ENP Associates report provides an analy- both from non-profit philanthropies and state govern- sis of the potential for a food innovation district and ment. For example: concrete next steps for pursuing that possibility. The City and stakeholder groups should quickly decide what a. Opportunities such as the Michigan Economic level of time and effort will be invested in that path Development Corporation (MEDC) crowdfunding using the process begun with ENP and the steering for public spaces challenge grant can be utilized committee. If a food innovation district is the priority, it in order to create a central public place in the will dictate many other decisions about land use for the Western Gateway. area. This process can be tackled while the residential TMA is in process. b. At the state agency level, the Department of Transportation may be interested in supporting project elements that enhance walking and biking connections. 2 | PlacePlan: Holland, Michigan A Food Innovation District Could Provide Room for New Businesses Source: ENP & Associates c. The Housing Development Authority will have a placemaking projects and thus may be willing to tackle keen interest in any mixed-use development Holland’s projects as a team rather than independently. that includes housing units. 6. Experiment with public space d. The Department of Agriculture and Rural improvements using a “tactical Development and the Economic Development placemaking” approach Corporation both have programs to support Experiments can be done to activate space and en- food-related entrepreneurs and infrastructure ergize the public support around a project without investment. The MDARD Value Added / Regional making long-term capital investments. Spaces like the Food System grant may be especially appropri- Civic Center parking lot and overlapping spaces with ate for continuing work towards a food innova- the Heinz Waterfront Walkway can provide ideal places tion district. The next application period is to engage the public. Capitalizing on the number of anticipated in the first quarter of 2015; the existing festivals can help bring the highest amount of 2014 program information is included in the people through the experiments and help collect quality appendix for reference. data for planners and possible private developers. e. Environmental Quality staff support green Throughout each of these, the Michigan Municipal League infrastructure and low-impact development. stands ready to help. It also may be advantageous to bring All of these agencies, as described in the next section, work back one or more of the technical experts who were together via an interdepartmental committee that supports already engaged throughout this process. PlacePlan: Holland, Michigan | 3 Why Plan for Place? Holland is one of twelve cities participating a priority site in the community, an inten- in the PlacePlans pilot program, which sive community engagement strategy and began in 2012 as a collaboration between direct work with essential community the League and Michigan
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