Buena Vista, East Germantown, Germantown, Hope Gardens, and Salemtown: Findings and Recommendations

Nashville Civic Design Center

BUENA VISTA, EAST GERMANTOWN, GERMANTOWN, HOPE GARDENS, AND SALEMTOWN FINDINGS AND RECOMMENDATIONS 2002

TABLE OF CONTENTS

The Nashville Civic Design Center conducted the following design research and analysis to help guide community development immediately north of downtown Nashville, an area bounded by I-265/65, James Robertson Parkway, and the Cumberland River. The study area included the neighborhoods of Buena Vista, East Germantown, Germantown, Hope Gardens, and Salemtown. The work was produced by the Nashville Civic Design Center in concert with neighborhood residents, business owners, and property owners. The staff of the Civic Design Center during the study was: Blythe Bailey, Project Manager and Design Intern; John Houghton, Acting Executive Director; Mark M. Schimmenti, Design Director; Catherine Tracy, Design Intern; and Astrid Schoonhoven, Research Intern. Judy Steele of the Metropolitan Development and Housing Agency; Randall Hutcheson, Marty Sewell, Brian Wallace, and Keith Covington of the Metro Planning Department; and Jeff Campbell of Metro Public Works contributed significantly to the report.

Questions and inquires may be directed to: Nashville Civic Design Center 700 Church Street, Suite 102 Nashville, Tennessee 37203 (615) 248-4280 voice (615) 248-4282 fax info@civicdesigncenter.org

Š2002 Nashville Civic Design Center

Nashville Civic Design Center Report: The neighborhoods north of downtown Nashville page 2

Executive Summary

4

Historical Research and Existing Conditions

6

Community Input

9

Design Analysis

12

The North Nashville Neighborhoods.

Waste Water Treatment Plant

Salemtown

East Germantown

Buena Vista

Germantown

Bicentennial Mall State Park

Hope Gardens

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EXECUTIVE SUMMARY The former Neuhoff site (above), Morgan Park (below).

Historic Germantown, Inc. requested that the Nashville Civic Design Center study the neighborhoods immediately north of downtown Nashville in September 2001, and make recommendations that would help guide the long-term development of the community. The proposal from the Germantown group asked the Civic Design Center to develop a strategy that: • Goes beyond the boundaries of historic Germantown.

• Involves businesses in the area.

• Identifies land use possibilities.

• Identifies existing and potential links to and through the area, especially pedestrian.

• Integrates the Werthan and Neuhoff sites, the Metro Greenway and the Cumberland River.

In its research and through community meetings, the Civic Design Center focused on the opportunity for considering the individual neighborhoods as a community and building necessary links.

Germantown, having achieved revitalization from within, is seeking to make new and important connections to adjacent neighborhoods, downtown, and the Cumberland River. The potential for the combined neighborhoods of Buena Vista, East Germantown, Germantown, Hope Gardens and Salemtown to strengthen the urban core and serve as a model for other areas of Nashville is significant.

Following are the Nashville Civic Design Center’s recommendations to help guide the collective development of Buena Vista, East Germantown, Germantown, Hope Gardens and Salemtown. The Civic Design Center recommends: • Creating a long-term plan that adheres to three fundamental observations: First, the entire study area is one important, contiguous section of the city. Second, each neighborhood is an interrelated part under the umbrella and identity of the whole. And three, the identity and individual assets of each neighborhood should be the departure point for any neighborhood plans.

• Reestablishing links that have been severed due to past street closures. If opened, 9th Avenue North at the Kroger Supermarket, 6th and 7th Avenues North at the Werthan site, Buchanan Street at 8th Avenue, and possibly others would provide valuable links among the neighborhoods.

• Establishing non-vehicular connections. The improvement and introduction of greenways and pedestrian and bicycle access should coincide with any transportation improvements.

• Reevaluating the safety and design of sidewalks throughout, especially the location of utility poles.

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•

•

•

•

Completing the work to make 8th Avenue North a boulevard by planting trees in the existing median.

Redeveloping the Neuhoff and Werthan industrial sites as part of the fabric of the whole community and not as isolated projects.

Developing 5th Avenue as an important link to the city and Monroe and Garfield Streets as east-west connectors.

Improving historic Morgan Park and emphasizing its role as an important center for the entire area.

The Fehr School (above), Waste Water Treatment Plant (below).

•

Reintroducing neighborhood schools, possibly in school buildings that are currently used for other purposes.

4th Avenue North (above), Parking on 6th Avenue North (below).

• •

View to Capitol Hill.

an interior, neighborhood greenway with links to the countywide system.

Improving river access throughout the area with an emphasis on opportunities at Neuhoff.

Building small parks and gardens at the ends of streets that are terminated by the interstate.

• •

•

•

Developing housing in conjunction with existing uses, including retail, commercial, and industrial. Second and third floor residential units as well as residential out-buildings support residential diversity. East Germantown, in particular, should be a focus of new residential development.

Redesigning the Waste Water Treatment Plant as a citywide environmental learning center.

• •

Promoting neighborhood identity, with signage and defined thresholds.

Implementing on-street parallel parking and flexible parking lots that accommodate different parking demands.

Planting along the neighborhood edges of the interstate to minimize noise and to establish

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Maintaining and strengthening views to and from Capitol Hill.

HISTORICAL RESEARCH AND EXISTING CONDITIONS Nashville Figure Ground, 1889 (left), Nashville Figure Ground, 1908 (center).

The Civic Design Center documented broadly the history of the area through archival research and analytical drawings. Initial drawing studies, figureground drawings, illustrate the changing building fabric and explore the relationships of building mass, scale, street patterns, and orientations historically.

The figure-ground drawings simply depict building footprints and space without buildings. Like many other urban core neighborhoods, the study area experienced a dramatic change in its building fabric from a large number of small buildings compactly

spaced to fewer and larger buildings widely dispersed.

The most important effect of this change over time, from an urban design perspective, is that the public space, that space mostly not characterized by buildings, is less defined.

Due to the density of the building fabric and the compact patterns found in the historical drawings, one can visualize quite easily the intricate public space that once existed. For example, in the 1889 figure-ground drawing, the intersection of Jefferson Street and 5th Avenue North is clearly delineated,

Werthan Bag Factory

Jefferson Street & 5th Avenue North

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Nashville Figure Ground, present.

while the drawing of the present conditions reveals a public space that is vague. The comparison is not dissimilar, in many respects, from the comparison of a well-defined urban street, such as 2nd Avenue North downtown, to a suburban street, dominated by parking and one story buildings.

In addition to the historical figure-ground studies, the Design Center surveyed the neighborhoods in conjunction with the Metro Historical Commission. The study area, one of the first areas to be settled in Nashville, contains many historic

The Historic Districts of Germantown and Salemtown.

buildings and a diversity of historic properties. The Fehr School building, Ratterman Row on 5th Avenue North, the Carnegie Library on Monroe Street, the Nuehoff and Werthan industrial sites, and numerous single-family homes scattered throughout the neighborhoods represent just some of the many historical structures spanning from the mid-nineteenth to the early twentieth centuries.

The diverse range of experiences available today in the study area strongly suggests the enormous potential for the neighborhoods to be a dynamic and exciting urban community. Almost every type of land-use in Davidson County exists in this small area.

Time spent visiting the community is invaluable and allows one to experience and record a variety of physical spaces. All of the neighborhoods, for example, share in the prominence of the downtown skyline and the State Capitol. There are numerous corner stores, restaurants, and markets, places that encourage neighborly interaction. And, although there are two relatively large parks, there is a notable absence of smaller parks and playgrounds.

Jefferson Street and the Jefferson Street Bridge handle a great deal of automobile traffic but do not invite pedestrian use or welcome people to the community. The streets and homes in the neighborhoods, however, were built with both pedestrians and drivers in mind. The front porches and small front yards, the orientation of the homes toward the street,

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Legend Historic District Vacant Lots Historical Designation/ Significance

Church at 7th and Monroe (above), Werthan Bag Factory (below).

Houses on 5th Avenue North (above), Morgan Park (below).

and the building type diversity all contribute to a place that is not only realistically walkable, but also comfortably walkable.

The area boasts a library, school, art gallery, drugstore, gas station, fast food restaurant, upscale restaurant, park, small market, grocery store, bag factory, water services center, and public housing complex, to name some of the diverse uses. It is not surprising that the population is similarly diverse.

Neighborhood residents did agree that the placement of utility poles in the community undermined any sense of safety and pleasure in walking throughout the community. The specific issues related to the poles were many. First, the number of poles is considered excessive. There are, according to some residents, many poles no longer in use that have not been removed. Second, poles for extremely high voltage lines, which require significant easements and

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7th Avenue North at Buchanan.

large pole sizes, are placed inappropriately on small residential streets. The location of the high capacity lines, poles, and guy wires limit development in the study area, most notably at the intersection of Monroe Street and 5th Avenue North. Third, for every dangerously placed large pole, there are many more poles placed in the middle of sidewalks.

COMMUNITY INPUT Drawings of issues and opportunities from the first community meeting, illustrated by community members.

Community Meeting: October 15, 2001 The first community meeting included three presentations, community discussion, and a short design session. Jerry Fawcett of the Metro Planning Department spoke about the process of sub-area planning and neighborhood design. Michael Emrick, Germantown resident and neighborhood historian, spoke about the history of the area and its revitalization. Mark Schimmenti, Nashville Civic Design Center, discussed principles of urban design.

Meeting participants identified a number of issues facing the community. A list of these follows:

Participants also identified community assets: Diversity of building stock General neighborhood continuity Historic structures Mass transit Mixed-uses Proximity to downtown Cumberland River Views of city Walkability

Alleys (overgrown and accessibility issues) Crime Lack of children’s services Lack of playgrounds Land ownership Litter Morgan Park (underused, surroundings) Noise (industrial, construction) Odor (Waster Water Treatment Plant) Parking Streets (sidewalks, traffic calming) Vacant lots

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Community Meeting: November 19, 2001 Prior to the November 19 meeting, the Civic Design Center held a public workshop on November 6. Planning Department staff, community residents, and property owners joined Design Center staff to discuss the issues of connections and centers, access to the Cumberland River, and the future of the Werthan Bag facility.

At the November 19 meeting, the Civic Design Center presented preliminary research findings and

Synthesis of the first community meeting drawings,

by Civic Design Center staff.

gathered additional input from the community. The meeting focused on six issues: 1. Werthan Bag facility as a neighborhood symbol. From almost any location in the community, one can see the Werthan Bag facility, especially the water tower.

2. Pedestrian quality of the neighborhood. In the community, one can walk to buildings such as churches, stores, and school facilities. Semi-public buildings, such as the Mad Platter and the Fish Market (Germantown), the 5th Avenue Market and Deli and Fehr School (Salemtown), the market on 9th Avenue North and Garfield and Buena Vista School (Buena Vista), exist in each of the neighborhoods and support an urban lifestyle.

3. Cumberland River. The river provides an excellent opportunity for the neighborhoods to strengthen their identity with the city. The Neuhoff facility on the riverfront could become an important gathering place for the community as well as a point of access to the river.

4. Diversity of the building stock. The housing stock varies from workers’ cottages grouped on the 1200 block of 5th Avenue North to more elaborate residences such as the house at Monroe and Arthur in Buena Vista and the original Ratterman house on 5th Avenue North. Nonresidential building stock varies as well, from the modest market buildings and smaller churches, such as the 5th Avenue Market and

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Synthesis drawings following second community meeting,

by Civic Design Center staff.

Deli and Salem AME Church, on 4th Avenue North and Buchanan Street, to larger churches in Germantown and Buena Vista.

5. Proximity to and views of downtown. Like the Werthan Bag facility, the presence and prominence of downtown and its skyline is an orienting feature for community residents. Buena Vista is Spanish for ‘good view.’

6. Options. Using slides of other Nashville neighborhoods, examples of alternative design strategies were discussed, including the design of Jefferson Street, the design of highways and neigh-

borhoods, and the design of streets that were terminated because of new road construction.

From these focus areas, community members generated a second list of issues and opportunities.

Greenway connector to downtown NES problems—power poles and lines Morgan Park—original botanical garden Morgan Park—maintenance Morgan Park—sponsorship Open 9th Avenue at the Kroger Supermarket Neuhoff—entry at Taylor as well as Monroe

3rd Avenue North—implement plan as connector Need for a traffic count, 3rd and 8th Avenues North Rail line—1st Avenue North through downtown to Rolling Mill Hill th 8 Avenue North—status of plan, role for ReLeaf Nashville, and urban forester Metro Transit—buses and trolley, continue north on 8th Avenue North Edges of Buena Vista Jefferson Street connection Arthur Avenue connection In addition to the large community meetings, staff discussed the future of the study area with other community members. The Center met with local developers, such as Scott Chambers of Germantown Partners, L.L.C., Louise McClellan of the Fifteenth Avenue Baptist Church Community Development Corporation, and Anita Sheridan, Stephen McRedmond, and Helen Nagy of the Nuehoff properties. The Center spoke frequently with neighborhood leaders like Michael Emrick, Earnest and Berdelle Campbell, and William Webb.

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DESIGN ANALYSIS Grocery Store at Blair Avenue and Hillsboro Pike.

In order to help guide the future development of Buena Vista, East Germantown, Germantown, Hope Gardens, and Salemtown, the Civic Design Center organized its design analysis into five categories: centers, thresholds and boundaries, natural conditions, reclamation, and civic space. From the analytical categories, the Civic Design Center generated recommendations that are grouped as short-term, mid-term, and long-term opportunities and are presented in a strategic implementation matrix. (See Appendix) Please note that many of the recommendations fall in more than one of the five analytical categories.

Short-term opportunities are regulatory changes or smaller projects that could be implemented in the next 5 years. Mid-term opportunities are ones that could be completed in a 5- to 10-year period, and call for greater coordination of property ownership, land use regulations and build-out needs. Long-term opportunities require land assembly, phasing, and, in some cases, demolition. Although the Civic Design Center strongly recommends a long-term strategic plan for the community, short-term opportunities are important for addressing immediate needs and establishing a sustained climate of confidence.

The analytical categories of centers, thresholds and boundaries, natural conditions, reclamation, and civic space, again, underpin the recommendations, and both are explored in more detail in the next

section as are six community design opportunities— the intersection of 8th Avenue North and Monroe Street, Jefferson Street and the Jefferson Street Bridge, Garfield Street, the former Neuhoff site, the Werthan site, and small neighborhood parks.

The Kroger center has the opportunity to be more like the new grocery store at Blair Avenue and Hillsboro Pike, that is, a store which is both comfortable for pedestrians and motorists.

To reinforce the importance of the neighborhood, the 9th Avenue North link from Buena Vista

Centers

A center is a place for people to gather. A center gives identity to downtown as well as to neighborhoods throughout the city. Deliberately located and made, centers express values, orient travelers, and serve as reminders. The distribution, character, and scale of centers in the study area vary widely and should be understood in terms of one another.

8th Avenue North and Monroe Street Situated at the important intersection of Monroe Street, a neighborhood street, and 8th Avenue North, an arterial street, the center occupied by the Kroger supermarket is where the city meets the neighborhood and the neighborhood meets the city. A logical center for the community, the Kroger also draws customers from outside the immediate neighborhoods. Currently, the Kroger focuses almost entirely on the car—set-back building, large signs, and extensive parking, but the presence of Monroe Street, Germantown to the east, Buena Vista to the west and Elizabeth Park to the north strongly suggests that the center appeal to the pedestrian as well.

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and the Cheatham Place homes to Monroe Street should be re-established. An opportunity that can be realized in the short-term, the opening of the street emphasizes the importance of the pedestrian to a vibrant and healthy neighborhood. Other, longerterm opportunities include new buildings with street frontage, sidewalk gathering places, and street landscaping. Development on Monroe and 9th should be built up to the street. Finally, the orientation of Monroe and 9th can be redesigned to emphasize neighborhood entry. One possibility is a jog in Monroe Street to emphasize a new site at the corner of 9th Avenue North.

Morgan Park at 4th Avenue North.

Morgan Park Morgan Park is a valuable asset to the people of East Germantown, Germantown, and Salemtown.

Bounded by Taylor Street to the south, Hume Street to the north, 5th Avenue North to the west, and 3rd Avenue North to the east, Morgan Park is bisected by 4th Avenue North, with informal recreational space to the west and a baseball field to the east. The Civic Design Center recommends a number of improvements to the park emphasizing its role as a center for the community.

The Design Center recommends a new master plan for the park and the immediate area, with a more diverse program, emphasis toward 5th Avenue North—the Avenue of the Arts, and an east-west greenway that connects to the larger system. Research shows that the park was designed to include a wider range of programs in the 1930s. Residents also reported that the park had the been site of the Nashville Botanical Gardens. In addition to the design of the park itself, the master plan should emphasize the importance of the lots surrounding the park. Successful civic spaces depend in large part on the degree to which surrounding buildings define and address those spaces.

The closing of 4th Avenue North through the park was also considered in community meetings and during design analysis sessions. Community consensus was unclear—some preferring a pedestrian

walk and others preferring the street to remain open to traffic. The Design Center recommends that the street stay open because an overriding goal is the importance of connectivity and expanded boundaries. To address the issues raised by the question of closing 4th Avenue North at Morgan Park, the Design

more substantial should signify arrival to Buena Vista, East Germantown, Germantown, Hope Gardens, and Salemtown. One way to provide a threshold is the placement of buildings at the edge of the street. Placing the buildings at the street’s edge creates an outdoor room, which makes pedestrians feel more comfortable and has the effect of slowing vehicular traffic. Appropriate places for thresholds in the community are at 8th Avenue North and Buchanan Street, 8th Avenue North and Jefferson Street, Jefferson Street at 3rd Avenue North, and Jefferson Street at 12th Avenue North.

For the individual neighborhoods, thresholds also apply. While the neighborhoods expressed interest in stretching boundaries and creating links and connections, they benefit from maintaining identities of their own.

Center recommends two improvements: First, 4th Avenue North between Hume and Taylor should be repaved with a textured surface, indicating the importance of the park. Second, signs should be designed for the thresholds of the park, and most importantly, for the park entrance on 4th Avenue North.

Jefferson Street and the Jefferson Street Bridge The bridge, with a nearly 90 foot right-of-way, encourages high automobile speeds and undermines a sense of arrival. The high speeds of traffic, coupled with sporadic building definition along Jefferson Street, also do not promote pedestrian use of the street. And, since Jefferson Street serves as a boundary, the quality of the street, its sidewalks, associated land uses, and architecture is critical to the community and its relationship to the city.

Thresholds and Boundaries

Rather than exiting a highway ramp or stopping at a traffic light at the foot of a bridge, something

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Jefferson Street at 8th Avenue North.

The Civic Design Center recommends that Jefferson Street at 3rd Avenue North, 5th Avenue North, and 8th Avenue North be the focus of efforts to mark thresholds into the community and its neighborhoods. The 3rd Avenue North and 8th Avenue North intersections should serve as east-west and north-south thresholds at the scale of the community. The 5th Avenue North intersection is a particularly important north-south threshold for the Germantown neighborhood. If designed well, the intersection would break down the scale of Jefferson Street from the bridge to 8th Avenue North, and be an important joint connecting neighborhoods as the Bicentennial Master Plan develops.

Former Neuhoff site along the river.

8th Avenue North, and eventually across I-65/265. In doing so, Garfield Street serves as the central spine of Salemtown carrying east-west thresholds at 3rd Avenue North and 8th Avenue North and an important center at 5th Avenue North, with the 5th Avenue Market and Deli and the Fehr School Building.

Emphasizing the importance of the street as a place, Garfield Street becomes a point of arrival for the neighborhood.

Garfield Street development is a long-term initiative with immediate opportunities present at the Waste Water Treatment Plant, 5th Avenue North, and 8th Avenue North. It is paramount, though, that new buildings and projects engage Garfield Street and contribute to the life of the street, the neighborhood, and the community. Over time, the street will be further defined, and as it is, Garfield Street will be seen as an important piece of a network of community amenities, including the Cumberland River, Bicentennial Mall, Morgan Park, a redesigned Waste Water Treatment Plant, Monroe Street, Jefferson Street, Arthur Street, 8th Avenue North, and the Werthan and Neuhoff facilities.

Reclamation Natural Conditions

Garfield Street Garfield Street is particularly important for the Salemtown neighborhood. It stretches from the Waste Water Treatment Plant at 3rd Avenue North to

Vista, East Germantown, Germantown, Hope Gardens, and Salemtown, the Cumberland River and Capitol Hill are two natural conditions that should be embraced in all future planning. Plans for the former Neuhoff site already demonstrate the many ways the city can be rebuilt for an ecologically sustainable future, including rooftop gardens, greenway and park connections to downtown, and perhaps, a research center to study the Cumberland River.

Working closely with the topography, ecology, and climate of a city, neighborhood, or building produces practical, inspiring, and environmentally sound design. For the neighborhoods of Buena

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Reclamation involves the redesign of socially, economically, and ecologically deteriorating spaces.

Neighborhood planning and design provides an opportunity to engage potential reclamation sites, such as dead end streets created by the interstate, the

Werthan Factory Site.

Waste Water Treatment Plant, and the industrial properties of East Germantown. Often, it is a matter of converting a neighborhood liability into a neighborhood asset.

the south. Finally, the west side of the site fronts 8th Avenue North and supports the idea of another important node along the avenue that engages both the community and the city.

Civic Space

The civic realm can be defined broadly as the cumulative space of public buildings and the streets and sidewalks, parks and playgrounds where daily activity occurs. Vibrant civic or public space is essential to the life of neighborhoods and is charged by associated land uses and the design of the space itself. Old and new buildings, interesting and safe sidewalks, and dynamically programmed parks can make the study area a rewarding place for residents, business owners, and visitors.

Werthan Factory Site The Werthan factory site is currently divided into two parts, the facilities of the bag company to the east and the former factory fronting 8th Avenue North. Because of its scale, its four distinct edges, and its central location, the site has enormous implications for the future of the community.

East of the site is the old railroad bed and Morgan Park, suggesting an important greenway link to the river. North and south of the site are the mostly residential areas of Germantown and Salemtown, though there are offices immediately to

Neighborhood Parks and Gardens Streets throughout the study area terminate at the interstate. One strategy for revitalizing civic space in the community, then, is to reconsider the ends of these truncated streets as small neighborhood parks and gardens that meet the needs of the residents. The parks and gardens could also be points along a neighborhood greenway that several residents suggested as a way to improve the community’s edge along the interstate.

In Salemtown, 4th Avenue North, 5th Avenue North, 6th Avenue North, and 7th Avenue North all

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terminate at the interstate. Bounded as it is, Salemtown and its civic space could benefit significantly from creative thinking about the northern edge of the neighborhood.

Existing conditions (above), Proposed changes (below).

Existing conditions (above), Proposed changes (below).

Monroe Street at 9th Avenue North, proposed (above), Section of Monroe Street, proposed (below).

8th Avenue North and Monroe Street Nashville Civic Design Center Report: The neighborhoods north of downtown Nashville page 16

Existing conditions (above), Proposed changes (below).

Existing conditions (above), Proposed changes (below).

Jefferson Street at 1st Avenue North, proposed (above), Section of Jefferson Street, proposed (below).

Jefferson Street and the Jefferson Street Bridge Nashville Civic Design Center Report: The neighborhoods north of downtown Nashville page 17

Existing conditions (above), Proposed changes (below).

Existing conditions (above), Proposed changes (below).

Garfield Street at 3rd Avenue North, proposed (above), Section of Garfield Street, proposed (below).

Garfield Street Nashville Civic Design Center Report: The neighborhoods north of downtown Nashville page 18

Existing conditions (above), Existing conditions (below).

Proposed changes (above), Proposed changes (below).

Neuhoff site study model, proposed.

Neuhoff Site Nashville Civic Design Center Report: The neighborhoods north of downtown Nashville page 19

Existing conditions (above), Proposed changes (below).

Existing conditions (above), Proposed changes (below).

Werthan site, existing (above), Werthan site, proposed (below).

Werthan Site Nashville Civic Design Center Report: The neighborhoods north of downtown Nashville page 20

Existing conditions (above), Proposed changes (below).

Proposed changes (below).

4th Avenue North, existing (above), 4th Avenue North, proposed (below).

Neighborhood Parks Nashville Civic Design Center Report: The neighborhoods north of downtown Nashville page 21

APPENDIX General implementation matrix.

0-5 Years

5-15 Years

15-25 Years

Centers

Morgan Park Ballfield Improvements.

Morgan Park Sign Design Competition.

Re-open 9th Ave through Kroger parking lot.

Infill buildings addressing Garfield.

Residential and commercial at Werthan/Neuhoff.

Garfield and 3rd- WWTP offices becom e civic center.

Redevelop Kroger- emphasize pedestrian.

Street pavers at Morgan Park and other cent ersemphasize importance.

Continue development of Werthan and Neuhoff.

Entrance, Threshold, and Boundary

Jefferson (west and east end) and 8th (south and north) and entrance signs.

Sign Design Competition for all neighborhoods.

Natural Conditions

Emphasize views to Capitol Hill.

Infill at entry points.

Infill buildings with access to Jefferson Street Bridge.

Reconnec t Streets : Buchanan through 8 th.

Street pavers at important intersections (Monroe8th, Jeff-5t h, Garfield-3rd, etc.).

Develop river access at Neuhoff.

Develop leftover space east of WWTP- emphasize

Reclamation

Civic Space

Re-orient buildings on Garfield to address street.

Develop botanic gardens in Mo rgan Park and beyond.

Bicentennial Mall masterplan.

Develop and encourage use of greenways and French Lick connector.

Develop riverside greenway.

WWTP Overlooks Education Centers.

Interstate Buffer Trees. Enlist ReLeaf Nashville or Urban Forester for assistance.

End-Stree t Parks (4th and 5th and others).

Residential out-building construction. (Reclaim alleys).

Ecological awareness programs at Neuhoff.

river.

Buffer wall and greenway (critica l detail) alongside interstate.

Reconnect Streets: 2n d Ave through WWTP. Residential out-building construction.

Re-emphasize residential over industrial in E. Germantown.

Light-rail development.

Re-institute connection to urban fabric of downtown- neighborhoods should be an extension of downtown.

Institute parking sharing plan with WWTPreclaim lot at Garfield and 3rd.

Germantown Neighborhood Greenway.

Parking Plan with WWTP. Infill construction.

Reconnect Streets (7th through Werthan Bag).

Straighten streets at Jefferson Street Bridge- no interstate ramps.

5th Ave Arts Mosaics- student competition.

Street Parking on 3 rd.

Infill construction.

Reconnec t Streets (Buchanan through 8th, 2nd Ave at WWTP, 9th at Kroger).

Re-open schools as schools.

Greenway connec tor from Buena Vis ta to river (through Werthan).

Infill construction.

Encourage on-street parallel parking.

Develop residential with industrial, where possible (Centurion Stone building on 6t h, Germantown center on 5t h, etc.).

Tree planting on Monroe.

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Short-term neighborhood plan (0-5 years).

Legend Existing buildings Proposed Infill Thresholds Avenue of the Arts Parks Greenways

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Long-term neighborhood plan (10 plus years).