CORPUS CHRISTI DOWNTOWN V I S I O N P LAN
December 9, 9 2008
AGENDA • • • •
Downtown Planning History Downtown Vision Principles and Plan Precedents and Successes Implementation Recommendations
• Discussion
D O W N T O W N P LAN N I N G H I S T O R Y • • • • • • • • • • • • • • •
1932 Water Street and Pleasure Pier 1941 Seawall & Marina improvements 1953 Harland & Bartholomew Master Plan 1960 Shoreline Drive 1966 Shoreline Drive, L-Head & T-Heads 1971 Shoreline Drive & T-Head 1978 R/UDAT 1982 Corpus Christi Bayfront Plan 1983 Shoreline Drive & L-head / Marina 1989 Vision – Waterfront Management District 1989 Vision – Waterfront Management District 2003 AIA Corpus Christi 2003 South Central Area Development Plan 2005 Bayfront Development Master Plan 2006 Downtown Redevelopment Committee (DRC) Report
D O W N T O W N P LAN N I N G H I S T O R Y 2006 Downtown Redevelopment Committee (DRC) Report • Vision – "Downtown Corpus Christi is a safe, clean, pedestrian friendly community comprised of a central business district, arts and culture, sports and entertainment areas. This unique, vibrant waterfront community will provide local residents, tourists, and families' opportunities to enjoy its fine restaurants, shops and residential facilities." • Strengths/Weakness/Opps/Threats g pp (SWOT) ( ) Analysis y – Weaknesses: lack of a real plan, lack of housing or retail, vacancies, underutilized parks, and visually unappealing – Threats: lack of marketing efforts, community perception, ineffective codes and regulations, regulations and brain drain • Successful downtown case studies – Mixed use, with entertainment as a driver – Public/ private investments – Strong residential – Walkable and well-connected
D O W N T O W N P LAN N I N G H I S T O R Y 2006 Downtown Redevelopment Report STRATEGY FOR DOWNTOWN 1. Designs and Plans – Connections – Residential neighborhoods 2. Infrastructure – Street/marina improvements – Signage & wayfinding – Chaparral two-way 3. Policies – Incentives – Special District – Design standards and enforcement
D O W N T O W N P LAN N I N G H I S T O R Y 2006 Downtown Redevelopment Report STRATEGY FOR DOWNTOWN 4. Business Development – Retail recruitment – Support existing businesses 5. Marketing – Visual identity – Events 6. Organizational Structure – Downtown Task Force – Funding Sources – Advocacy Observation: focus on infrastructure, policy and incentives
AGENDA • • • •
Downtown Planning History Downtown Vision Principles and Plan Precedents and Successes Implementation Recommendations
• Discussion
P LAN N I N G P R I N C I P LE S
Downtown Vision Plan Principles: 1.
Build on existing open space and locations of urban vitalityy
2.
Focus investments to achieve maximum successes
3.
Emphasize proximity to the waterfront
4.
Implement a realistic phasing strategy
T Taylor
S Starr
P Peoples
Twigg
• Existing E i ti
C Conditions diti
T Taylor
S Starr
P Peoples
Twigg
K D Key Downtown t St Streets t
Twigg
Tay ylor
Sttarr
Peop ples
Office District
Historic Downtown Retail District
Office/Hotel District
Downtown D t Di Districts ti t Contributing Buildings in Historic Retail District
Twigg
Tay ylor
Sttarr
Peop ples
Office District
Office/Hotel District
Downtown D t Di Districts ti t Contributing Buildings in Historic Retail District Building Edges on Key Streets
Twigg
Tay ylor
Sttarr
Peop ples
Office District
Chaparral Link to SeaTown
Office/Hotel District
• Contributing C t ib ti
b buildings ildi iin Historic Retail District • Street edges • Opportunity sites and active ti street t t edges d
Twigg
Tay ylor
Sttarr
Peop ples
La Retama Park
Artesian P k Park
Office/Hotel District
Bayfront Park
• Contributing C t ib ti
b buildings ildi • Street edges • Opportunity sites and active street edges • Parks P k
Twigg
Tay ylor
Sttarr
Peop ples
La Retama Park
Artesian P k Park
Office/Hotel District
Bayfront Park
• Contributing C t ib ti
b buildings ildi • Street edges • Opportunity sites and active street edges • Parks P k •Connections
Twigg
Tay ylor
Sttarr
Peop ples
La Retama Park
SEATown Artesian Park P k
Bayfront Park
• Contributing C t ib ti
b buildings ildi • Street edges • Opportunity sites and active street edges • Parks P k • Streetscape connections •Planting on the Bluff
Twigg
Tay ylor
Sttarr
Peop ples
Broadway Bougainvillea
Metropolis Lofts Ritz Theater Water Street Market Nueces A t Apts.
Chaparral Street Mixed Use
• Contributing C t ib ti
Peoples Street T Head Park
b buildings ildi • Street edges • Opportunity sites and active street edges • Parks P k • Streetscape connections • Nodes of activity
Twigg
Sttarr
Peop ples
Tay ylor
D Downtown t Vi Vision i Pl Plan: • Infill buildings • New development • Streetscape St t improvements i t
Artesian Park improvements
Twigg
Tay ylor
Sttarr
Peop ples
Ritz Theater
Ritz Theater
Chaparral Street improvements Restaurant/Retail Mixed use above
Entertainment Mixed use above
Omni Hotel
Omni Hotel
•Urban Ub S Square: • Mixed use retail and residential development • Evening destination • Entertainment, E t t i t restaurant, t t and retail uses
Sttarr
Peop ples
Parking Retail
Hotel/residential
Peoples street improvements Restaurant at street level Restaurant in park managed by hotel
Bayfront Park Bayfront Park
•Waterfront W t f t hotel h t l development
Peoples Street T Head Park
Tay ylor
Peop ples
Water Street Market
Precedent: Winter Park, Orlando
Precedent: Larimer Square, Denver
•Active Active interior courtyard with retail/restaurant
Looking south down Chapparal | BEFORE
Existing Greyhound
Near Taylor street
Existing Ritz Theater
Looking south down Chapparal | BEFORE
Two Way Traffic
Parallel Parking
Curb Shifted
Looking south down Chapparal | AFTER
Mixed use infill development
Hotel reuse/ new retail/restaurant
Widened sidewalk/ new planting
Ritz Theater renovated
Infill development
Looking north down Chapparal | BEFORE
Peoples Street
Existing Hotel
Looking north down Chapparal | AFTER
Peoples Street
Mixed use infill development
Widened sidewalk/new planting
Mixed use infill development
Hotel renovated
ARTESIAN PARK
LA RETAMA PARK
D O W N T O W N V I S I O N P LAN Street Sections : East / West Streets DTown
AGENDA • • • •
Downtown Planning History Downtown Vision Principles and Plan Precedents and Successes Implementation Recommendations
• Discussion
S U C C E S S F U L S T R E ET S Greenville, South Carolina
S U C C E S S F U L S T R E ET S Larimer Square, Denver
S U C C E S S F U L S T R E ET S Downtown Baton Rouge Wayfinding / Signage
DOWNTOWN BATON ROUGE
CATALYST PR O J E CTS Hilton Hotel - Virginia Beach • • •
Public investment – parking garage, street improvements Private investment – hotel rooms, retail Catalyst for greater district investment
Laskin Gateway District
Hilton Hotel
CATALYST PR O J E CTS Power and Light District, Kansas City, MO
• • •
Early visible results Coordinated efforts to build momentum Leverage public investment
AGENDA • • • •
Downtown Planning History Downtown Vision Principles and Plan Precedents and Successes Implementation Recommendations
• Discussion
PHASING PLAN
Twigg
Tay ylor
Sttarr
Peop ples
PHASE 1 2008 Bond Issue
Twigg
Tay ylor
Sttarr
Peop ples
Twigg
Sttarr
Peop ples
Tay ylor
PHASE 2a 2 Streetscape on Chaparral
Twigg
Sttarr
Peop ples
Tay ylor
PHASE S 2 2b Streetscape connections to the waterfront
Twigg
Sttarr
Peop ples
Tay ylor
PHASE S 3 Connect Chapparal to the north
D E V E L O P ME N T P R O G R A M Market and Economic Projections (CDS | Spillette, 9-2008) • • • •
Office –300,000 sf Class A in the long term Hotel – 200-300 rooms in 6-8 years Residential – 150 rental units and 50 condo units, or more with investment in public space improvements Retail – 12,000 sf/ year or more with investment in public space improvements
Vision Plan Program
Phase 1
Phase 2a
Phase 2b
Phase 3
Years 1-2
Years 3-8
Retail
5,600 gsf
71,000 gsf
9,000 gsf
46,000 gsf
Residential
–
156 units
–
125 units
Hotel
–
–
300 keys
–
Office
–
–
–
121,000
Notes: Program accounts only for new construction square footage. Proposed new retail in Phases 1 and 2a is approximately 9,600 square feet per year. Renovation of existing retail on Chaparral adds an additional 6,600 sf of retail to Phase 1, bringing the retail average per year to 10,400 sf. Dwelling units are assumed to average 1,250 sf.
1
2a
2b
Mesquite
3
Water
I-37
Taylor
Phasing
Implementation Recommendations • Phasing of Infrastructure – Streetscape improvements – New Bayfront Park – Wayfinding and signage – Downtown park improvements • Policy Initiatives – Review R i O Ordinances di • Streamline and clarify approvals • Add design guidelines and building standards – Continue Focus on Downtown (management entity) • Strengthen Downtown District • Manage TIF District • Retail tenant strategy • Land Assembly • Parking Fund • Economic Development Initiatives – The Th M Master t Plan Pl Vi Vision i – TIF District – Public sector improvements as a catalyst