NextSteps for Downtown - Holly, MI by Rod Arroyo

June 2009

CONTENTS Introduction………………………………………………….....1 Streetscape…………………………………………………..….2 Plantings Amenities Gathering Spaces

Parking………………………………………………………..….10 On-Street Off-Street Refuse Enclosures

Buildings………………………………………………………...18 Historic Structures Architectural Elements Massing Ground Floor Elevations Upper Floor Elevations Rear Elevations

Circulation…………………………………………………..…..32 Pedestrian & Bicycle Vehicular Service Areas

Signs…………………………………………………………..….40 Business Wayfinding & Informational

Land Use………………………………………………….……..46 Resources………………………………………………………..51 Best Practices

i | NEXTSTEPS for downtown

Streetscape Parking Buildings Land Use

We have designed NEXTSTEPS for downtown to help re-energize and refocus economic development efforts, by providing alternative strategies that the community may not have considered – or may have discounted for reasons that are unrelated to improving the local business market. Whenever possible, NEXTSTEPS for downtown offers low cost strategies that are appropriate in today’s challenging economy.

Signs

NEXTSTEPS for downtown™ provides an objective evaluation of your community’s retail, service and institutional core, prepared by a team of experts in the fields of city planning, downtown revitalization, and traffic engineering. Our straightforward, honest evaluation of your physical environment and current programs is designed to be a cost-effective downtown assessment for communities who are looking to hear what they could do to improve upon their existing efforts. NEXTSTEPS for downtown brings a fresh perspective and specific Next Steps to revitalization organizations, including Main Street boards, downtown development authorities, corridor improvement enterprises, and principal shopping district supervisors. An intensive walking tour that focuses on the main aspects of downtown, including streetscape, buildings, signage, circulation, parking, and land use, is followed by a written report and recommended Next Steps. NEXTSTEPS for downtown strives to provide concise and constructive suggestions, without criticism of past efforts. Where possible, we suggest Best Practices that the team believes illustrate how and why a change of direction is warranted.

Circulation

Introduction

Best Practices

Holly, Michigan | 1

STREETSCAPE What We Saw Downtown Holly presents a very convenient scale that is easily walkable. Recent improvements to the streetscape are attractive and barrier-free. The plaza area created at Saginaw / Battle Alley / Civic Drive is attractive and visitor friendly with ample seating, functional drinking fountain, new street trees, and public restroom and ATM access right on the sidewalk at the Village Office. Battle Alley has a scale and charm that is immediately felt by the pedestrian, but some of the streetscape elements are not creating the complete pedestrian experience that could be possible for this important street. Other downtown streets vary in terms of streetscape amenities, street trees, building walls, and the like. Additional attention to planning and implementation is necessary to achieve a benchmark streetscape in downtown. Many storefronts have attractive display windows, interesting merchandise visible, and amenities for shoppers such as wide awnings and recessed doorways. These adjacent “private” elements augment the “public” streetscape and are part of what makes the pedestrian experience in downtown Holly unique.

Topic Areas Plantings Amenities Gathering Spaces

Best Practice References

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Streetscape

Parking

Buildings

Circulation

Signs

Land Use

Best Practices

Best Practice References

28 31 32

Holly, Michigan | 3

STREETSCAPE | plantings What Is Working =

The new streetscape improvements along Saginaw Street provide an enjoyable pedestrian experience and convenient on-street parking for quick trips.

Several businesses have placed seasonal plantings in the sidewalk area, which adds to the streetscape quality, creates interest for pedestrians, and enhances individual storefronts.

Saginaw Street, between Maple and the railroad tracks, has attractive street trees that will continue to mature and provide shade for pedestrians as well as aesthetic benefits.

What Is Not Working 7

Unscreened storage of cars for auto repair garage at main intersection of Saginaw and W. Maple is out of place in downtown setting.

Several downtown streets are lacking in any significant presence of street trees. Most notable are Civic Drive, Broad Street (east side), Maple, and portions of Battle Alley.

The large public parking lots downtown are not well screened from adjacent roadways.

There are many inconsistent techniques used for street tree plantings including open cuts in concrete, raised planters, mulched beds, and brick pavers.

Many planting areas need regular attention to control weeds and maintain a clean-cut appearance.

4 | NEXTSTEPS for downtown

Benchmark Planting a tree is one of the most significant and valuable actions that can be taken in a community. If done according to a well thought-out plan, trees will boost property values, shade pedestrians in warm weather, and add color and softness to what could be a very harsh environment. Downtown streets should be lined with trees. Off-street parking lots should be partially screened from view with landscaping or screen walls. Annual flowers should be found in every direction, and green areas—like public squares and parks—should be part of the downtown fabric.

Lack of street trees on Civic Drive (above). Various inconsistent treatments for tree openings (below).

Short‐term (Year 1 ‐ 2) Increase landscape maintenance throughout the downtown.

Establish a uniform design concept for street tree planting openings. Consider adopting a tree grate standard that would be used to cover the dirt openings and retrofit this standard where appropriate. Battle Alley would be an appropriate place to add tree grates that reflect the historic character of the area. to A a a

Circulation

Work with area merchants and businesses increase seasonal flowers along storefronts. consistent planter detail that incorporates standard logo could be developed with manufacturing source identified.

Buildings

Develop alternative concepts for screening offstreet parking lots from adjacent roadways and nearby land uses and develop a plan for implementation. The goal should be use of a low hedgerow, masonry wall or decorative fence with supplemental plantings that consistently screen up to a height of 2.5 to 3 feet.

Parking

Develop a plan for adding street trees along those roads that have little or inadequate street tree plantings.

Streetscape

Next Steps

Mid‐ to Long‐term (Year 3+)

Screen off-street parking lots from view using the recommendations developed as part of the shortterm strategies.

Signs

Plant street trees in accordance with the street tree plan approved as part of the short-term recommendations.

Land Use Best Practices

Best Practice References

15 16 31 32 Holly, Michigan | 5

STREETSCAPE | amenities What Is Working =

The plaza area created along Saginaw Street in the vicinity of Civic Drive and Battle Alley is attractive with ample seating, functional drinking fountain, new street trees, public restroom, and ATM access right on the sidewalk at the Village Office.

Pedestrian lighting, supplemental string lights and attractive banners are provided along Saginaw Street.

An attractive lighting and banner system is provided along Broad Street.

Pedestrian-scale lighting with supplemental string lights are provided along Battle Alley.

The public bench near the Village Office is of high quality and consistent with other improvements nearby.

Benchmark The details of a downtown, whether it be street lights, park benches or a public water fountain, reflect the depth of community planning and the civic pride that emanates from downtown property owners and merchants. Part of the charm of a small town business district is the unique physical elements—the details–that set it apart from more sterile commercial areas. A successful downtown finds the right balance between uniformity and diversity in these physical elements.

What Is Not Working 7

While the downtown has succeeded in providing lighting, the use of many different lighting standards downtown is discordant. The west parking lot bounded by Civic Drive and Maple has standard shoe-box fixtures and three other types of decorative lights are used downtown.

Some street lights and poles are black, while others are brown in color.

There are opportunities to provide additional public seating throughout the downtown. Older benches should be replaced.

Newspaper racks lack design merit and color variations are not pleasing to the eye.

Examples of different lighting standards used in downtown Holly (below).

6 | NEXTSTEPS for downtown

Attractive downtown water fountain (above) and high‐quality clock amenity (below).

Streetscape Parking Buildings

A consistent downtown streetscape along Broad Street is broken with inconsistent front setbacks, front‐yard parking, absence of on‐ street parking, and suburban‐style landscape strips (above).

Next Steps Short‐term (Year 1 ‐ 2)

Work with newspaper vendors to begin replacement of the newspaper racks found downtown to a new standard.

Develop a plan to address areas with inconsistent streetscape and setback lines.

Signs

Identify priority locations for new benches and purchase new benches, based on the adopted bench standard detail. Consider an Adopt-a– Bench program to fund new benches downtown.

Circulation

Review the use of street furniture throughout downtown and adopt standard details for benches, trash receptacles, newspaper racks, drinking fountains, etc. This can be done as part of a comprehensive Downtown Design Benchmark document that also addresses signs, other street amenities, landscaping and the like.

Mid‐ to Long‐term (Year 3+)

Repaint street furniture, lighting poles, etc. to the selected color choice for downtown.

Land Use

Based on Downtown Design Benchmarks document, replace non-conforming lights and other amenities throughout downtown.

Best Practices

Best Practice References

5 6 10 11 13 14 20 28 Holly, Michigan | 7

STREETSCAPE | gathering spaces What Is Working =

The plaza area in front of the Village and Township offices is attractive, with many pedestrian amenities.

Crapo Park is located approximately 700 feet from the heart of downtown, a comfortable 2.5 minute walk. It offers a sheltered area and playground.

The restoration of the historic depot appears to be a continuing success. This is a significant asset that should be part of the downtown fabric.

What Is Not Working 7

The triangle-shaped open space near Broad Street and the railroad has great potential as a gathering place, but is currently not being used effectively. The existing structure (Holly Crossing Antiques) should be removed, if possible, and the billboard should be removed.

The downtown is lacking a central gathering place for community events that is close enough to the downtown core. Crapo Park, while attractive and within a reasonable walking distance, is more of a neighborhood park than a downtown park.

More outdoor dining venues are needed downtown. Outdoor gathering areas show passing motorists that the downtown is an active, engaging place.

Benchmark Gathering places provide locations for in for mal meet ings and greetings, as well as formal celebrations of a community, its people, and its built and natural environment. When properly designed and located, these places are treasured and, like the downtown as a whole, are part of what residents and visitors envision when they think of downtown as a destination.

Battle Alley is well suited for temporary public gatherings and could be closed to vehicular traffic for festivals and special events (above). The historic depot could be relocated closer to downtown and incorporated into a “depot park” within the triangle‐shaped area near Broad Street and the railroad (below and left).

8 | NEXTSTEPS for downtown

Streetscape Parking Buildings

The bump‐out areas and attractive streetscape amenities in front of the Village offices provide opportunities For gatherings, parade watching, public proclamations, and other civic activities (above). The former bank drive‐thru could be a streetscape amenity, lined with flowers, leading pedestrians to a seasonal Farmers’ Market (below).

Next Steps Short‐term (Year 1 ‐ 2)

Provide a green wall

Consider a Farmers’ Market seasonal use between the Village offices and the old mill. The old bank drive-through lane could link the market to Saginaw Street, with some vendors lining the walk and drawing patrons in from Saginaw Street.

Circulation

Develop Design Guidelines for outdoor dining areas and streamline the approval process.

Replace canopy with a decorative archway

Develop a Depot Park Plan for the triangle property at Broad and the railroad track. Consider relocation of the historic depot to this property.

Signs

Mid‐ to Long‐term (Year 3+) Line walkway with seasonal flowers on Farmers’ Market days

Continue implementation of the Design Guidelines. Coordinate with local farmers and implement the Farmers’ Market use. Narrow Battle Alley to increase sidewalk gathering spaces. Install and operate a wireless system throughout the downtown.

Land Use

Implement the Depot Park Plan.

Best Practices

Best Practice References

5 10 11 12 24 25 Holly, Michigan | 9

PARKING What We Saw Downtown Holly has what many downtowns struggle to achieve, ample parking. There is on-street parking along most streets and off-street public parking lots are efficiently placed throughout the downtown. There are also numerous opportunities for over-flow parking in quasi-public parking lots (churches and post office), which can be used during festivals and events. Attention to enhanced design along the perimeter and within the municipal lots can help integrate them into the character of the downtown. Private parking lots within the downtown do not promote the traditional character of the area and detract from the pedestrian experience. Most are not designed with delineated parking spaces or clearly marked access drives, creating a chaotic situation. In many cases, cars parked in these lots actually hide businesses from the street.

Topic Areas On-Street Parking Off-Street Parking Refuse Enclosures

10 | NEXTSTEPS for downtown

Streetscape

Parking

Buildings

Circulation

Signs

Land Use

Best Practices

Best Practice References

1 9 26 27

Holly, Michigan | 11

PARKING | on‐street What Is Working =

There is conveniently-located, free, on-street parking available throughout the downtown.

The new on-street parking design along Saginaw Street, south of Maple Street is an excellent model that can be transferred to other areas of the downtown, such as along Broad Street.

What Is Not Working 7

Too many front yard private parking lots are present in the downtown. Access driveways for these lots decrease the amount of on-street parking opportunities and increase vehicle/pedestrian conflicts.

An opportunity for improvement exists along Broad Street. Designing the on-street parking area with raised bump outs and enhanced crosswalks, similar to the Saginaw Street design, would give this road a much needed “diet” and create a more pedestrian friendly environment with new opportunities for outdoor gathering places.

Business owners and employees tend to use the premium on-street parking spaces rather than park in municipal lots. This reduces the amount of easily accessible spaces for paying customers.

Benchmark On-street parking enhances downtown areas economically by providing easy access to businesses for customers and slowing traffic for better business visibility. On-street parking also enhances the downtown pedestrian environment by buffering the sidewalk from the roadway.

Marginal streetscape detracts from walkability (above). Poorly designed access promotes haphazard parking (below).

Streetscape amenities adjacent to on‐street parking could help soften edges to enhance public spaces (below).

12 | NEXTSTEPS for downtown

Streetscape Parking Buildings Circulation

Next Steps Short‐term (Year 1 ‐ 2)

Differentiate barrier free spaces and access aisles with blue striping and markings.

Signs

Work with property owners to close front yard parking lots to provide for additional on-street parking spaces. Meter or time restrict on-street parking in premium locations to reduce unwanted use of the most accessible spaces and to help raise funds for additional parking improvements. Develop streetscape improvement plan for Broad Street similar to what was done on Saginaw Street.

Land Use

Mid‐ to Long‐term (Year 3+) Implement streetscape improvement plan along Broad Street.

Best Practices

Holly, Michigan | 13

PARKING | off‐street What Is Working =

Off-street public parking lots are abundant throughout the downtown.

The number and location of public parking areas creates an excellent opportunity for seasonal and periodic uses, such as farmers’ markets and festivals.

There are additional opportunities for over-flow parking during festivals and events within quasi-public lots, such as St. Rita’s Church and the Post Office.

Wayfinding signs directing visitors to parking lots are located within the downtown.

Public parking lots are fairly well delineated with easy access and circulation.

Benchmark Parking areas supply the downtown without detracting from the pedestrian experience. Parking lots should be easily accessible and sufficient to accommodate real demand while designed to be integrated into the character of an area.

What Is Not Working 7

Private off-street parking lots are not well designed. Most lots are squeezed into marginal spaces and create unwanted curb-cuts along main downtown thoroughfares.

Almost all private off-street parking lots are located within the front yard of businesses which can create problems within a traditional downtown. This type of suburban-style parking is not conducive to a pedestrian environment and increases the chance for pedestrian/ vehicular conflicts. In addition, cars parked directly in front of buildings hides the business from the street and customers.

Most private lots do not have delineated parking spaces with appropriate bumper stops creating inefficient use and impeding pedestrian use of sidewalks.

Landscaped islands within public parking lots are not wide enough to accommodate healthy plant growth and result in vehicle overhang onto the public sidewalk.

There are few landscaped islands within parking lots to break up paved surface areas and help improve stormwater management.

There seems to be a great deal of attention placed on overnight parking policies. Existing signage is confusing and it is unclear if the current program is necessary. The abundance of negative signage also creates an unwelcoming atmosphere for customers. For example, there is approximately 1 overnight parking sign for every 4 spaces within the W. Maple St. parking lot.

14 | NEXTSTEPS for downtown

Inadequate islands permit cars to overhang the sidewalk (above). Poorly planned parking creates hazards for customers and pedestrians (below).

Streetscape Parking Buildings

Short‐term (Year 1 ‐ 2) Work with local business owners to reduce front-yard parking and the number of marginal, offstreet parking lots. Replace with on-street parking spaces.

Circulation

Next Steps

Begin to enhance existing parking lots by enlarging perimeter islands to accommodated plant growth. Remove unnecessary signage within parking lots to improve appearance and function of lots.

Adopt zoning ordinance standards prohibiting front yard parking lots downtown.

Signs

Begin re-striping project for under-utilized parking lots, such as the one serving Crapo Park, to increase useable space. This is especially important when the historic depot and triangular property are redeveloped.

Mid‐ to Long‐term (Year 3+)

Land Use

Add internal landscaped islands to improve sight distance and to provide a softer definition to parking areas and opportunities for interior lighting. This could be done in conjunction with a restriping program that may off-set any loss of parking. (These enhancements will greatly improve the visitors experience during periodic use of lots as event sites.)

Best Practices

Best Practice References

1 9 26 27 Holly, Michigan | 15

PARKING | refuse enclosures What Is Working

Benchmark

There is no apparent shortage of refuse containers.

All containers are appropriately buildings in rear service areas.

located

behind

What Is Not Working 7

Although placed within rear service areas, many dumpsters were not properly placed or effectively screened from view.

Proper safety barriers such as stop bars, were not used correctly or used too infrequently.

Refuse containers should be wellscreened screened with enclosures constructed of quality, durable materials, such as brick and other decorative masonry products that blend into the downtown setting Refuse containers should be located where accessible but not obtrusive.

Lack of quality screening materials (above), and no screening at all (below).

Access to dumpster has been cut‐off by parking (below).

16 | NEXTSTEPS for downtown

Streetscape Parking Buildings Circulation

Next Steps Short‐term (Year 1 ‐ 2)

Promote enhanced design of existing enclosures with informative literature for downtown businesses.

Signs

Amend local ordinances to require well-designed trash enclosures that are constructed of high quality and durable materials such as brick and other decorative masonry products.

Consider including enclosure improvements into façade grant eligibility.

Mid‐ to Long‐term (Year 3+) Locate shared receptacles within .a common enclosure in rear parking lots. Include recycling station to reduce waste and “brand” Holly as a community following principles of sustainability.

Land Use

Best Practices

Best Practice References

1 Holly, Michigan | 17

BUILDINGS What We Saw Holly has a rich history that is evident in the impressive building stock found downtown. Buildings on Saginaw Street between Maple Street and Battle Alley are generally well maintained and exude the type of charm that is rarely felt with more modern construction. Full building walls frame each side of Saginaw Street, enticing pedestrians through the block. Eyes are drawn upward to building cornices and upper window hoods that remain largely intact and are beautifully detailed. A variety of building storefront elements, including awnings, recessed entries and large display windows make the pedestrian experience interesting and engaging.

Topic Areas Historic Structures Architectural Elements Massing Ground Floor Elevations Upper Floor Elevations Rear Elevations

18 | NEXTSTEPS for downtown

Streetscape

Parking

Buildings

Circulation

Signs

Land Use

Best Practices

Best Practice References

3 8 17 18 19

Holly, Michigan | 19

BUILDINGS | historic structures What Is Working

Benchmark

Historic building stock from the 1870’s sets Holly apart from many downtowns. Most are in very good condition and well maintained. The style and materials of the buildings serve as a visual cue to the time period when the Village was established.

Quality materials, interesting architectural details and inviting ground level features create both a sense of history and vitality for downtown visitors.

The materials used in downtown buildings are mainly brick, glass, wood and limestone, which are appropriate to the area’s style and history.

Several buildings feature restored historic details that are essential to an attractive building: first floor sign band areas, upper floor window hoods and building-topping cornices. A few storefronts include restored transom windows over the doorways and ground floor windows, adding an interesting element for pedestrians, as well as more daylight into stores.

The restoration and preservation of historic structures adds a feeling of longevity to a downtown. The history of a place comes alive through the ability of visitors to see and touch historic materials and understand how a place evolved over time.

The historic train depot is being restored and will be a great asset to the Village.

What Is Not Working 7

The historic building at the northern entry to downtown, south of Maple on the west side of Saginaw has great potential for renovation; however the bars on all the doors and windows may suggest a feeling of abandonment and danger to visitors entering downtown.

Painted murals can be an asset on long blank walls, provided they are maintained in good repair. The gateway building at Saginaw and Maple, currently being renovated, features two painted advertisements, one for the Holly Hotel and the other for municipal parking. The municipal parking sign is chipping, is not needed and does not enhance the side of this building.

During the 1950’s and 1960’s, building owners in downtowns across the country applied a variety of materials to cover up “dated” storefronts. In Holly, vinyl siding and wood shed awnings with wood shingles were installed over many storefronts. These awnings are historically inappropriate and may be hiding quality details from the original storefront. Several are in very poor condition.

20 | NEXTSTEPS for downtown

Example of a historic building with nicely maintained, authentic architectural details (below).

Streetscape Parking

Next Steps

Target façade program to property owners willing to replace old wood awnings. Work with the Holly Historical Society to develop an annual awards program to recognize improvements to downtown historic structures.

Buildings

Short‐term (Year 1 ‐ 2)

Join forces to provide educational workshops for property owners that explain the financial benefits of historic preservation and provide a list of resources.

Use the DDA website to identify historic preservation resources on the web. Develop informational materials that illustrate “before and after” historic renovation projects; include details on the project costs and resources for more information. Explain historic preservation tax credits.

Circulation

Develop a lending library that contains publications on historic architecture, renovation and restoration techniques. Include CD and DVD educational and training materials.

Develop a mural maintenance program that addresses time frame for murals as well as how they will be maintained while preserving the building. Identify and/or develop educational opportunities for local carpenters and craftspeople.

Signs

Specifically promote historic structures within marketing of available properties on website.

Mid‐ to Long‐term (Year 3+)

Work with Holly Historical Society to create educational scholarship program for local craftspeople Explore opportunity for the Village to serve as a “living laboratory” for those learning the trade of historic restoration.

Land Use

Develop a façade easement program that would allow the DDA to purchase an easement on the façade of historic buildings to ensure their ongoing maintenance.

Best Practices

Best Practice References

17 19 Holly, Michigan | 21

BUILDINGS | architectural elements What Is Working =

Most buildings have retained the historic architectural integrity of the original design in which the ground floors are distinct from upper floors, building elements have a rhythmic pattern, and materials are simple and rich. This can be seen in ground floor elevations that include plentiful windows, interesting architectural details, and quality materials. Most upper elevations feature original window openings and details. Detailed cornices provide a clear top to the buildings.

The majority of windows and doors are vertical in proportion and window glazing is clear and nonreflective.

Unique elements can be found throughout downtown such as interesting garden or alley gateways, lower level businesses, and historic signage that sparks curiosity and exploration.

A newer renovation on Saginaw Street updates the front entry of a one-story building in a modern, yet compatible manner.

Benchmark A wide variety of quality architectural building details that fit within the context of individual buildings and the block as a whole is encouraged to create a vibrant downtown.

What Is Not Working 7

The building at the northeast corner of Saginaw and Maple features a drive-up entry with noncomplementary materials, which detract from the gateway feeling that should be a priority at this main intersection.

The building on the northwest corner of Saginaw and Maple, while providing good massing, lacks architectural interest with its vinyl siding, unclear entry doors and random upper floor windows. Its ample ground floor windows are an asset to the building, yet are mostly covered and unused.

22 | NEXTSTEPS for downtown

Faux windows break up the building wall but are incompatible with the other windows on the building and poorly placed (above). Incompatible materials detract from the feel of the building and from the experience on the street (below and left).

Streetscape Parking Buildings Circulation

Next Steps Short‐term (Year 1 ‐ 2)

Signs

Raise amount of matching grant for façade improvements to facilitate more comprehensive improvements. Work with local financial institutions to develop façade enhancement loans that provide special rates and terms for downtown property owners making appropriate building improvements.

Land Use

Develop design guidelines that promote benefits of creating and maintaining downtown architectural character and illustrate elements including building design, placement, materials and colors. These guidelines will also help the DDA evaluate façade grant applications.

Best Practices

Best Practice References

17 Holly, Michigan | 23

BUILDINGS | massing What Is Working =

Buildings on the east side of Saginaw Street between Maple and Junction Street are built right to the sidewalk with no gaps in the building wall. The buildings at Saginaw and Maple and Saginaw and Battle Alley anchor the corners effectively.

The mass of the buildings on the southeast and northwest corners of Saginaw and Maple Streets provides good anchors as the entryway into downtown.

Most buildings include a horizontal break between the first floor and upper floors, inset windows on upper floors, and a cornice to top the building.

Benchmark Buildings should be designed to reinforce the street wall, creating a comfortable and interesting environment. The mass of buildings—their size, shape and volume—frame the outdoor space of a downtown in the form of a street wall. Changes to the vertical and horizontal planes of buildings affect how people perceive the mass of buildings and are an important element in building design.

What Is Not Working 7

The vehicle storage lot at the southwest corner of Saginaw and Maple presents an uninviting gateway into downtown.

Although businesses on Saginaw Street north of Maple to Oakland are identified on the downtown Holly map, the varying building front setback lines and front yard parking in this block suggest that downtown ends at Maple.

The northeast corner of Saginaw and Maple is missing an opportunity to better anchor the corner and serve as a gateway to downtown with the one-story building featuring a drive up entry.

24 | NEXTSTEPS for downtown

The two‐story building at Saginaw & Maple (top) has potential to be a good anchor with its height and placement (above). The lots across the street are good opportunities for redevelopment (below and left).

Short‐term (Year 1 ‐ 2)

Mid‐ to Long‐term (Year 3+)

Parking

Develop design guidelines for new construction and renovations that address massing issues.

Streetscape

Next Steps

Circulation

Identify opportunities to add second floors to existing one-story structures which would better frame the streets for pedestrians.

Buildings

A good portion of the downtown features nicely framed streets, where buildings are set to the front property line. Building articulation (variety in the horizontal and vertical planes) add interest and keeps the spaces from being monotonous. The two‐story heights are a perfect fit for Battle Alley (above) where the street is narrower, creating a very cozy, inviting space (a 1:1 ratio of building height to distance between buildings).

Seek to develop the main intersection of Maple and Saginaw with two– to three-story buildings that anchor the gateway to the downtown area and are contextually appropriate.

Signs Land Use Best Practices

Holly, Michigan | 25

BUILDINGS | ground elevations What Is Working =

Most buildings have ample storefront windows and several shop display windows stand out because of their simple straightforward approach that showcases fresh merchandise while allowing a clear view into the shop.

There are several examples of building owners putting their best “face” forward onto the street by using entry doors that are welcoming and easy to identify.

The variety of restored transom windows at the ground floor level is very interesting.

Many shop owners take advantage of their recessed building entries to provide additional window display space and welcome shoppers into the store.

Several businesses use seasonal flowers along storefronts, enhancing the pedestrian experience and creating a welcoming first impression.

Examples of original building details at the ground floor level that are nicely maintained can be found throughout downtown.

What Is Not Working 7

Many businesses use windows and window displays ineffectively by letting merchandise and signage become stale, cramming too much into the display area, and limiting visibility into the store.

There are many examples of uninteresting entry doors with stock doorknobs and locks that add little to enhance the storefront.

Bars on doors and windows detract from the safety and vitality of a place.

Many ground floor windows preclude passersby from getting a view into the store, detracting from a sense of activity.

Wood shed awnings along Saginaw Street are historically inappropriate and in poor condition.

Dark window films obscure merchandise displays, potentially resulting in visitors passing by the store.

26 | NEXTSTEPS for downtown

Benchmark Ground floor elevations are the most important building element for pedestrians as they are a point of interaction. Ample windows, recessed doorways, quality doors and door hardware, awnings, and other interesting architectural details draw pedestrians into buildings as well as along a street.

Streetscape Parking

Next Steps

Buildings

Open doors on a warm spring day allow merchants to entice shoppers with sights, scents and sounds of the store (above).

Short‐term (Year 1 ‐ 2) Develop design guidelines addressing ground floors. Develop an awards program to encourage effective window displays and welcoming entries.

Include resources on merchandising, window displays and container gardening in the DDA lending library and on the website.

Land Use

A variety of colors, materials and storefront styles makes this walk along the west side of Saginaw Street interesting and engaging (above).

Work with local art groups and schools to create a changing art display program for unused storefront windows.

Signs

Tap into the resources available in Holly: ask shop owners with great window displays to demonstrate for their neighbors.

Circulation

Best Practices

Best Practice References

3 17 18 Holly, Michigan | 27

BUILDINGS | upper floor elevations What Is Working =

Most of the buildings on Saginaw Street between Maple and Battle Alley/Civic Drive have upper floors that are distinguishable from the ground floor by the treatment of windows, variety of materials, and colors.

There is a pleasing sense of rhythm in the upper floor windows that is particularly noticeable on the east side of Saginaw Street.

What Is Not Working 7

A few buildings veer away from the principle of creating a building “core,” and repeat building materials, colors and window styles throughout the building.

Benchmark Upper floors make up the “core” of the building and add architectural interest for downtown visitors. The core of the building should clearly reflect a change in the building structure. This can be done by simplifying materials and design on upper floors and by using projections and recesses for certain building elements. Upper floors should express a rhythm in the placement of windows and other building elements.

This building does not distinguish between the ground floor and upper floor. The material and color used, as well as window sizes and placement is the same throughout the building.

28 | NEXTSTEPS for downtown

Streetscape Parking Buildings Circulation Signs

Next Steps Short‐term (Year 1 ‐ 2) Develop design guidelines that provide upper floor design recommendations. Encourage redevelopment of structures that do not contribute to the architectural character of the downtown.

Land Use

Mid‐ to Long‐term (Year 3+)

Best Practices

Best Practice References

17 Holly, Michigan | 29

BUILDINGS | rear elevations What Is Working =

The café on Saginaw does a great job of enhancing its rear elevation through its outdoor dining area. The space is nicely screened, yet offers glimpses into the space, attracting customers.

Properly located public parking in the rear of buildings makes the case for improving the rear elevations of buildings on both sides of Saginaw Street.

There are many examples of unique and interesting historic doors and rear entry ways that will make great assets once restored.

What Is Not Working 7

Regardless of whether or not a rear entry is used for customers or deliveries, many business owners miss the opportunity to advertise their businesses when the backs of buildings are poorly maintained and unmarked.

These back doors have a great deal of charm and could become attractive opportunities to enhance the rear elevation of the buildings.

30 | NEXTSTEPS for downtown

Benchmark Rear elevations present a great opportunity to draw people to a building and provide semi-private spaces for customers and the general public.

Streetscape Parking Buildings Circulation

Next Steps Short‐term (Year 1 ‐ 2) Develop design guidelines that address rear elevation design elements. Encourage property owners and shopkeepers to consider how rear entry space might enhance their ability to do business.

Signs

Include a “Best Dressed Back Door” award as part of an annual recognition program. Work with property owners on developing a joint maintenance program for trash and weed control in rear spaces.

Land Use

Mid‐ to Long‐term (Year 3+) Add rear elevation improvements to the façade grant program.

Best Practices

Best Practice References

8 17 Holly, Michigan | 31

CIRCULATION What We Saw The streetscape design of downtown Holly not only creates an inviting destination for locals and visitors, but also creates a traffic-calming effect for drivers. Speeds through the downtown appear to be sensible, and features such as intersection bump-outs, on-street parking, and street trees cause drivers to naturally reduce their speeds through the area. The signalized intersection of Saginaw and Maple facilitates good vehicular traffic flow with minimal delays, while the pedestrian signals accommodate non-motorized traffic. The streetscape has been designed with the pedestrian in mind, with features like brick-paved crosswalks, wheelchair-accessible ramps, and sidewalk connections to the nearby residential neighborhoods. There are locations where sidewalks should be extended or re-aligned, others where sidewalks should be widened, and others where new crosswalks and wheelchair-accessible ramps are necessary.

Topic Areas Pedestrian & Bicycle Circulation Vehicular Circulation Service Areas

32 | NEXTSTEPS for downtown

Streetscape Parking Buildings Circulation Signs Land Use Best Practices

Best Practice References

7 14 20 21 22 23 26 29 30 Holly, Michigan | 33

CIRCULATION | pedestrian & bicycle What Is Working

Benchmark

Saginaw Street and Battle Alley feature an attractive, pedestrian-friendly streetscape.

The streetscape has been designed with barrier-free accommodations (ramps, detectable-warning features, etc.) at many locations.

Crosswalks within the downtown core are provided via brick pavers or pavement markings.

Pedestrian signals are provided intersection of Saginaw and Maple.

The sidewalks through the downtown core connect with those of the residential neighborhoods.

the

Downtowns should be safe, walkable, and barrier-free with minimal conflicts between vehicles and pedestrians as well as accommodations that encourage bicycle traffic.

signalized

What Is Not Working 7

There are several locations where cars park on the sidewalk or hang over the sidewalk, thus blocking pedestrians.

Few, if any, accommodations are provided for bicycle traffic (bike racks, etc.), and signage specifically prohibits bike traffic in the downtown.

Some key pedestrian crossings lack crosswalks or barrierfree accommodations.

Off-street parking lots have no separation between parking spaces and the adjacent sidewalk. This creates a potential hazard for pedestrians.

The downtown core does not have any mid-block pedestrian connections to rear parking lots.

No pedestrian warning features are provided at the intersections of sidewalks and railroad tracks.

There is a cluster of businesses on the west side of Saginaw which have a step up to their front door that is inaccessible to wheelchairs.

Sidewalks in several locations were impeded by signs, obstructions, and misalignment.

34 | NEXTSTEPS for downtown

Step up to front door is not wheelchair accessible (above). Bicycles are prohibited downtown (below).

No separation between parking lot and adjacent sidewalk (above). Examples of vehicles parked over sidewalks (below and left).

Short‐term (Year 1 ‐ 2) Enforce parking prohibitions on sidewalks.

Streetscape

Next Steps

Require minimum parking lot setbacks.

Install crosswalks and ramps at appropriate locations (e.g. across Maple between the municipal lot and the Post Office).

Brick‐paver crosswalks at Battle Alley and Saginaw Street (above). Wheelchair‐accessible ramp with detectable‐warning feature (below).

Parking

Prohibit front-yard parking lots within the downtown district.

Extend sidewalk on the east side of Broad Street north to Maple (may require easement from railroad).

Eliminate ordinances and signs prohibiting bicycle traffic in the downtown and install bike racks at rear building entrances and/or other convenient locations.

Buildings

Install signage and/or pavement markings where safety paths cross railroad (e.g. pedestrian-scale “Railroad Xing” signs).

Mid‐ to Long‐term (Year 3+) Provide ramped, wheelchair-accessible rear entrances to buildings that can not accommodate them in the front. Narrow the travel lane of Battle Alley and use the space for wider sidewalks and pedestrian amenities.

Convert former bank drive-through into an inviting pedestrian connection to the municipal parking lot behind the Village Office . Remove existing canopy, and install an archway and pedestrian-scale decorative lighting.

Signs

Separate municipal parking lots from sidewalks with curbs, kneewalls, landscape islands, and/or bumper blocks to limit vehicular access to designated driveways.

Circulation

Provide designated bike lanes on Saginaw, Maple, and Broad Streets.

Sidewalk on Maple obstructed by refuse containers (above).

Encourage redevelopment of front yard parking with landscaping, forecourts, and outdoor dining areas.

Land Use

Install raised curbs and loading bays to eliminate the propensity for parking on the sidewalk.

Best Practices

Best Practice References

14 20 21 23 29 30 Holly, Michigan | 35

CIRCULATION | vehicular What Is Working =

Efficient traffic flow through downtown, with minimal delays at the signalized intersection of Saginaw and Maple during peak traffic hours.

Streetscape design along Saginaw features effective traffic-calming measures, including on-street parking, brick pavers, and “bump-outs” at intersections. Most drivers appear to obey the 25 mph speed limit.

Attractive Holly Historical District wayfinding, trafficcontrol, and street-name signs are consistent with the surrounding streetscape.

Benchmark A vibrant downtown has safe and efficient traffic circulation which accommodates drivers, pedestrians, and bicyclists.

What Is Not Working 7

Several observations of drivers failing to yield to pedestrians in the crosswalk at the intersection of Saginaw and Maple (particularly drivers on westbound Maple making a right turn onto northbound Saginaw).

Wayfinding and traffic-control signage is not consistent in design, location, and installation.

There is a lack of adequate wayfinding signage at appropriate locations.

The directional signage identifying Battle Alley as oneway (westbound) is insufficient.

Traffic signal at Saginaw and Maple causes unnecessary delays during non-peak traffic hours and may not be warranted given current traffic volumes.

Cable-hung traffic signal is not an attractive gateway to the downtown district

36 | NEXTSTEPS for downtown

Inconsistent wayfinding signage around the downtown (above, below, and left).

Broad Street

Alley Street

14’

Battle Alley (one‐way westbound)

7’ HOLLY HOTEL

Parking

Saginaw Street

Existing street curb 22’

CARRY’S DELIGHTS

12’

Streetscape

Widen sidewalk and provide additional pedestrian amenities such as outdoor dining/seating areas

Battle Alley has a scale and charm that is immediately felt by the pedestrian. The two‐story building height and narrow street width create a cozy and inviting space; however, the narrow sidewalks limit opportunities for streetscape enhancements and outdoor seating. By reducing the street width of Battle Alley from 22 feet to 14 feet and realigning the street with a slight curve, the sidewalks can be widened in several areas to provide additional space for pedestrian amenities such as outdoor dining and seating (above).

Circulation

Next Steps

Buildings

Reduce width of Battle Alley from 22 feet to 14 feet and realign with a slight curve to create additional space for pedestrian amenities

Short‐term (Year 1 ‐ 2) Install “Right Turn Yield to Pedestrians” sign on westbound Saginaw at Maple. Install additional “Holly Historical District”-style wayfinding signs at appropriate locations. Replace existing wayfinding and traffic-control signs with Holly Historical District signs. Install decorative “One Way” signs parallel to Battle Alley at Broad Street.

Signs

Install decorative “Do Not Enter” signs (facing west) at intersection of Battle Alley and Saginaw Street.

Mid‐ to Long‐term (Year 3+)

If the signal is to remain, install decorative mast-arm signals consistent with the surrounding streetscape design. Reduce the width of Battle Alley to create additional space for amenities (landscaping, street furniture, outdoor dining, etc.)

Land Use

Evaluate the possibility of removing the traffic signal at Saginaw and Maple and replacing it with a four-way stop.

Best Practices

Best Practice References

7 26 Holly, Michigan | 37

CIRCULATION | service areas What Is Working =

Municipal parking lots in the rear of downtown businesses provide parking for delivery vehicles.

Accessible rear entrances allow deliveries to be made without bringing them through a business’ front door and through the customer areas.

Alleys at the rear of businesses appear to be kept clear and maintained.

Signage clearly prohibits large trucks - including delivery vehicles - from traveling through the downtown core.

Benchmark Downtown should have a system of accessible service areas separate from public roads and sidewalks. Such areas should be integrated with public parking lots and inviting rear business entrances.

What Is Not Working 7

Delivery vehicles were observed parking on sidewalks, in the opposite direction of traffic, and/or across on-street parking spaces.

Rear entrances and service areas were not always accessible and/or inviting.

Overhead doors abutting sidewalks create a potential hazard for pedestrians and a break in the streetscape.

Back doors provide delivery access from rear service areas (below).

Loading/unloading within public right‐of‐way (above and below).

38 | NEXTSTEPS for downtown

Streetscape Parking Buildings Circulation

Next Steps Short‐term (Year 1 ‐ 2) Enforce prohibitions on loading/unloading within public right-of-way (streets, sidewalks, etc.) Encourage property owners and shopkeepers to provide accessible rear entrances for deliveries. Adopt zoning ordinance standards requiring accessible loading areas for new developments.

Signs

Prohibit overhead doors for service and delivery within the building frontage and limit them only to rear lots.

Mid‐ to Long‐term (Year 3+)

Develop a streetscape plan for the alleys behind downtown businesses which makes the alleys accessible to deliveries yet inviting to the public.

Land Use

Work with property and business owners to resolve their loading/unloading challenges in a manner that is compatible with the downtown setting.

Best Practices

Best Practice References

22 23 Holly, Michigan | 39

SIGNS What We Saw Business signs in downtown Holly take the form of wall signs, projecting signs, window signs, awning signs, and sidewalk signs. Permanent window signs are the predominant form, and most are attractive and complementary to the building and window display. A number of well-designed projecting signs enhance the streetscape while effectively identifying businesses to pedestrian and vehicular traffic. Sidewalk signs add interest to the streetscape and entice pedestrians to explore what is inside. Wayfinding signage in and near the downtown is inconsistent and not as comprehensive as it could be. The Holly Historical District wayfinding signs are easy to read and contribute positively to the overall image of downtown. Parking signs are often overwhelming and confusing. The quantity and placement of these signs gives the impression that downtown parking is a problem or off-limits, rather than easy and convenient.

Topic Areas Business Signs Wayfinding & Informational Signs

40 | NEXTSTEPS for downtown

Streetscape

Parking

Buildings

Circulation

Signs

Land Use

Best Practices

Best Practice References

2 4 8 26

Holly, Michigan | 41

SIGNS | business What Is Working

Benchmark

Most window signs are attractive, well designed, appropriately scaled, and complementary to the business use and window display.

Appropriate sidewalk signs enhance the pedestrian experience and entice customers inside by featuring daily sales and specials.

Projecting signs are well designed and easy to read, and their pedestrian orientation helps draw visitors down the sidewalk. Their relatively consistent size and placement on various buildings along Saginaw Street contribute to the overall image and character of downtown.

Several businesses have awning signs that are effective for both pedestrians and motorists. Most awning signs are located on the awning valance which minimizes sign area while still making the message legible from the opposite side of the street.

Small scale wall signs announce secondary businesses.

Awnings and signs on rear facades enhance secondary customer entrances and give businesses exposure to parking areas.

Permanent menu board signs, such as the one at the Bittersweet Café, allow restaurants to display their menus without cluttering their windows or doors.

What Is Not Working 7

The materials and placement of several wall signs are not complementary to the individual buildings and are out of character with the downtown setting.

There is an overall lack of sign lighting downtown. Appropriately illuminated signs can increase business visibility and can also help make the downtown feel alive after hours.

The marquee at 104 S. Saginaw Street is not being utilized which makes the building appear vacant, and the large projecting structure completely overshadows the Detroit Model Railroad Club sign.

Freestanding pole signs in the downtown are imposing and detract from the streetscape.

Neon window signs and posters are out of character with the downtown setting.

Many businesses are not taking advantage opportunities for signage on their rear facades.

42 | NEXTSTEPS for downtown

Downtown business signs should be eye-catching, easy to read and made of quality durable materials. Appropriately scaled and designed wall signs, projecting signs, awning signs, window signs, and sidewalk signs clearly identify downtown businesses, engage the pedestrian, and enhance the streetscape. Individual signs complement the building, positively add to the overall image and character of downtown, and fit in with neighboring buildings.

Streetscape Parking Buildings

Next Steps Short‐term (Year 1 ‐ 2) Develop downtown sign design guidelines that specify and illustrate appropriate sign types, design and placement. Build a photo collection of good examples of downtown signs from other communities as a means of providing ideas and inspiration to business owners.

Land Use

Develop a resource list of sign designers, manufacturers, and installers that have proven experience and expertise in traditional downtown settings.

Signs

Research historic photos that help business owners choose signs that complement building architecture and history.

Circulation

Best Practices

Best Practice References

2 8 Holly, Michigan | 43

SIGNS | wayfinding & informational What Is Working =

The Holly Historical District street and wayfinding signs are attractive and east to read. Their uniform design contributes to the overall character and identity of the downtown.

Historical markers highlight Holly’s rich history and enhance the pedestrian experience.

What Is Not Working 7

The Holly Historical District wayfinding and directional signs are limited to parking, traffic control, and street identification within a small area.

There is a lack of wayfinding signage for cultural, entertainment, and public uses.

The lack of a comprehensive system of wayfinding signage results in directional signs with varying designs, thereby reducing their effectiveness.

Museum directional signs offer too little information and are placed too high.

The quantity and placement of parking signs downtown is overwhelming, confusing, and discourages visitors.

Benchmark Downtown wayfinding signs should be uniform in design and easy to read and understand. Wayfinding signs inform visitors and contribute to the overall downtown identity and brand. Other informational signs, such as historical markers, address plaques, and parking lot signs should add value and not detract from the visual appearance of downtown.

There is not a comprehensive system of wayfinding signage in the downtown (above and below).

The quantity and placement of parking signs is confusing and overwhelming (above and below). In some locations, these signs detract from the visual appearance of downtown.

44 | NEXTSTEPS for downtown

Streetscape Parking Buildings

The Holly Historical District signs are attractive and contribute to the overall image of the downtown. Historical markers and other informational signs add value by informing visitors and highlighting Holly’s rich history.

Next Steps Expand the Holly Historic District wayfinding system throughout the Historic District and eliminate inconsistent signage.

Mid‐ to Long‐term (Year 3+)

Signs

Develop a uniform public parking lot entrance sign and eliminate redundant and confusing signage.

Circulation

Short‐term (Year 1 ‐ 2)

Integrate the Holly Historic District wayfinding signs into a complementary Village-wide wayfinding system.

Land Use

Provide informational signs and historical markers for additional historic or significant downtown resources, features and events.

Best Practices

Best Practice References

4 26 Holly, Michigan | 45

LAND USE What We Saw There is an interesting mix of uses in the downtown area, with some uses more appropriate than others. It is important to note that the civic presence of the Village and Township offices and post office projects a sense of confidence in downtown by community leaders. Such uses should be encouraged and maintained, although perhaps modified to free up important commercial space. While there are certain site-specific uses that should be actively pursued for more appropriate redevelopment, the bulk of the existing land use fits with a pedestrian-oriented downtown.

46 | NEXTSTEPS for downtown

Streetscape Parking Buildings Circulation Signs Land Use Best Practices

Best Practice References

8 12 19 23 25 Holly, Michigan | 47

LAND USE What Is Working =

The west side of Saginaw has a fairly good mix of retail uses.

There is a significant collection of antique and vintage oriented merchants who help make downtown Holly a true destination for some shoppers and collectors.

The civic uses—the US Post Office, Holly Township and Village of Holly offices—are important to the downtown. Other public uses including the historic museum and historic train depot also contribute to downtown.

Off-street parking is conveniently located in the rear of Saginaw Street buildings.

The zoning ordinance recognizes the importance of pedestrian-oriented retail and food-related businesses downtown.

While not typically considered an ideal downtown use, the auto repair shop seems busy and draws visitors downtown.

Benchmark Successful downtowns have a good variety of pedestrian-oriented uses that generate pedestrian traffic throughout the day and week. The ground floor of most downtown buildings should be a mix of retail uses that serve the nearby population as well as act as destinations, drawing visitors from the region.

What Is Not Working 7

The municipal offices, while ideally located downtown, occupy two of the most important ground floor spaces where more active uses could be located.

The southwest corner of Maple and Saginaw is underdeveloped, and its use as a vehicle storage lot is inappropriate in the downtown.

Drive up services within downtown, such as the party store at the northeast corner of Saginaw and Maple, are automobile-oriented uses and do not belong at the main gateway to downtown.

Front yard parking on Saginaw north of Maple detracts from downtown and creates breaks in the streetscape that discourage pedestrian exploration.

There are several downtown uses that appear to be vacant due to sporadic hours of operation; these uses may not be conducive to the downtown environment.

The zoning ordinance appears to be overly restrictive in the list of uses that require special approval. Many of those uses are acceptable and desirable downtown, when located above the ground floor.

It may be burdensome to apply for and administer outdoor café permits on an annual basis; this could be handled through site plan review.

There are minimal upper floor residential units within the downtown.

48 | NEXTSTEPS for downtown

The historic depot is a significant resource that could serve as a facility for a variety of uses closer to the downtown area (above and below).

Streetscape Parking Buildings

Next Steps Short‐term (Year 1 ‐ 2) Perform a market analysis to help assess the role of downtown in the area and region. Review the zoning ordinance to ensure all uses and standards are appropriately identified. Develop a recruitment and retention program based on the market analysis and zoning review. Explore options for municipal offices, including combining into one building and/or vacating the ground floor of existing buildings to allow for additional business use.

Circulation

Merchants should consider collectively extending hours to accommodate shoppers and diners as well as to encourage an active downtown throughout the evenings and weekends.

Signs

Encourage merchants to develop creative cross promotions including non-traditional business such as the auto repair garage.

Mid‐ to Long‐term (Year 3+) Encourage redevelopment of upper floors for residential units. Look for opportunities to acquire property for more appropriate redevelopment.

As new public uses are discussed (a library, recreation center, senior center, etc.), focus on downtown locations. Consider how uses may develop with a public/private partnership.

Land Use

Pursue acquisition and development of triangle piece of land east of Broad for public use. Relocate the historic depot to this parcel.

Best Practices

Best Practice References

8 12 19 23 25 Holly, Michigan | 49

50 | NEXTSTEPS for downtown

The list below is just a sample of many available resources for downtowns.

Environmental and Recreation

Main Street Oakland County Planning & Economic Development Services tel: 248.858.2033 www.mainstreetoaklandcounty.com

Arbor Day Foundation: Tree City USA tel: 1.888.448.7337 www.arborday.org/programs/treeCityUSA

National Main Street Center tel: 202.588.6000 800.944.6847 www.mainstreet.org

Governor’s Council on Fitness, Health & Sports www.michiganfitness.org

Historic Preservation

Transportation Resources

National Trust for Historic Preservation Midwest Office Tel: 312.939.5547 www.preservationnation.org/

Complete Streets www.completestreets.org

PreserveNet www.preservenet.cornell.edu

Planning

Michigan Department of Transportation www.michigan.gov/mdot Michigan Safe Routes to School www.saferoutesmichigan.org Pedestrian and Bicycle Information Center www.pedbikeinfo.org Promoting Active Communities Program www.mihealthtools.org/communities US Department of Transportation Federal Highway Administration Bicycle & Pedestrian Program www.fhwa.dot.gov/environment/bikeped

Land Use

Michigan Association of Planning tel: 734.913.2000 www.planningmi.org

League of Michigan Bicyclists tel: 517.334.9100 www.lmb.org/

Signs

American Planning Association tel: 312.431.9100 www.planning.org Small Town & Rural Planning Division http://www.planning.org/divisions/smalltown/ index.htm

Bicycle Friendly America Program: www.bikeleague.org/programs

Circulation

Michigan State Historic Preservation Office www.michigan.gov/shpo tel: 517.373.1630

Buildings

Michigan Historic Preservation Network tel: 517.371.8080 www.mhpn.org

Southeast Michigan Council of Governments (SEMCOG) tel: 313.961.4266 Low Impact Development Resources www.semcog.org/LowImpactDevelopment

Parking

Downtown Revitalization

Streetscape

RESOURCES

Best Practices

Holly, Michigan | 51

Birchler Arroyo Associates, Inc. 28021 Southfield Road, Lathrup Village, MI 48076 248.423.1776 phone | 248.423.1793 fax www.birchlerarroyo.com | www.nextstepsfordowntown.com

First Edition

Contents best practices for downtown

1. Green Roofs in Parking Lots 2. Quality Building Signs 3. Eye‐Catching Window Displays 4. Directories and Kiosks 5. Coordinated Seasonal Decorations 6. Banners 7. Mast Arm Traffic Signals 8. Rear Building Facades 9. Dedicated Convenience Parking 10. Public Art 11. Interactive Public Art 12. Outdoor Dining 13. Uniform Newspaper Racks 14. Attractive Bicycle Racks 15. Rain Gardens 16. Sidewalk Opening Treatments 17. Quality Building Materials 18. Transparent Storefronts 19. Historic Buildings 20. Transit Stops 21. Mid‐Block Pedestrian Connections 22. Attractive Service Areas 23. Inviting Alleys 24. Public Plazas 25. Farmers’ Markets 26. Public Parking Signs 27. Parking Lot Screening 28. Pedestrian Lighting 29. Clearly Defined Pedestrian Crossings 30. Neighborhood Connections 31. Flowers 32. Planters

Best Practices for Downtown

Green Roofs in Parking Lots plantings where they are least expected

Example Green roof over dumpster enclosure Grand Haven, Michigan

Benefits = = = = =

Manages stormwater Reduces impervious surfaces Reduces heat island effect Enhances aesthetics Improves the environment

The desire to reduce stormwater runoff and provide an improved view for upper floor tenants and residents downtown led the City of Grand Haven, Michigan to build a green roof over its trash and recycling enclosure. This system is similar to green roofs being built on buildings throughout the country. Grand Haven’s green roof is approximately 1,500 square feet and it was built in 2007. This system has numerous potential applications downtown, including functioning as a carport structure to shield parked cars from the elements. This could be a way of generating revenue from office tenants desiring protected parking spaces or it could provide a premium space location available to all on a first come – first served basis. On a larger scale, green roofs over a meaningful percentage of a surface parking lot could serve a significant role in managing stormwater runoff and could reduce the urban heat island effect by preventing the sun from warming the pavement.

Best Practices for Downtown

Quality Building Signs set the stage for what is in store

Examples Ride Boutique, Brighton, Michigan (left) Dahlia Lounge, Seattle, Washington (below)

Benefits

Building signs convey a great deal of information to downtown visitors. Appropriate signage signals optimism about a business and the future of downtown. Signs highlight the downtown offering of quality goods and services, illustrate an attention to detail, and contribute to community character. Properly designed, a wall sign should project a positive impression about the business conducted within the building. A good sign is one that is eye-catching, easy to read and made of quality materials. A great sign is one that reflects the goods and/or services provided, complements the building, adds to the character of downtown, and fits in with neighboring buildings.

Best Practices for Downtown

Creates a positive image of the business

= =

Builds community character Adds interest to the street

Eye‐Catching Window Displays let the products do the talking

Examples Marta’s Loft, Holly, Michigan (right) Selo/Shevel Gallery, Ann Arbor, Michigan (below)

Benefits =

Encourages window shopping and draws people down the street

Creates a positive image of the business

= =

Builds community character Helps downtown look fresh and dynamic

Window displays are 24-hour a day advertising for downtowns. Not only do they reflect the goods/services offered within the store, they give pedestrians something to do while they walk down the street. Window displays should be well-thought out and changed regularly to provide interest for downtown visitors. Window displays are a visitor’s first impression when they decide whether or not to step inside the business. Windows should not be covered in signs announcing what is offered within—let the products do the talking. Effective window displays are simple, clear, well-lit, fresh, and eyecatching.

Best Practices for Downtown

Directories and Kiosks help visitors get around town

Examples City of Marshall, Michigan (far left) City of Holland, Michigan (near left) City of Detroit, Michigan (below)

Benefits

A pedestrian-friendly downtown is one that is easy to navigate. Downtown maps and directories can play an important role in a downtown’s overall wayfinding system. Directories can be as simple as a map and listing of businesses, parking lots, public spaces and landmarks in a downtown, as advanced as a touch screen kiosk with WiFi access, a manned information or concierge booth, or anything in between. Whatever their form, directories and kiosks help pedestrians find their destinations and highlight all that downtown has to offer. They also inform visitors of businesses that may not be as visible as those on “Main Street.” In addition to wayfinding, downtown directories and kiosks can be used for advertising upcoming events or featuring local artists. Space can even be available for marketing and advertising by downtown businesses. These structures can also serve as landmarks themselves and provide an opportunity for downtown expression as public art or unique street furniture.

Best Practices for Downtown

Provides wayfinding for pedestrians

Encourages visitors to walk further and explore

Provides opportunities for marketing and advertising of local events and businesses

Coordinated Seasonal Decorations create a festive atmosphere

Example Big Bright Light Show Rochester, Michigan

Benefits = = =

Builds a festive atmosphere

Keeps downtown fresh and current with seasons

Creates a destination Encourages visitors to stay longer

Seasonal decorations can tap into a feeling of excitement about seasons and holidays and encourage visitors to stay longer and walk further. When coordinated throughout the downtown, seasonal decorations can have an impressive impact. For example, the City of Rochester’s Big Bright Light Show, which drapes individual storefronts with colored lights, transforms downtown Rochester into an evening holiday attraction every December. Seasonal decorations that become a destination for shoppers, diners, and families often translate into dollars for local businesses. Decorations do not have to be such a grand scale to be effective. For example, embellishing lampposts with scarecrows decorated by merchants or illuminating sidewalks with jack-o-lanterns carved by local residents can create interest and entice pedestrians to walk further down the street.

Best Practices for Downtown

Banners adorn downtown lampposts

Examples Zeeland, Michigan (left) Rochester, Michigan (below)

Benefits

Attractive banners can enhance a downtown streetscape by adding color and interest for both pedestrians and motorists. Their consistent design and placement can help unify a downtown, solidify its boundaries, and strengthen its identity. Banners can be uniform or varied; however, too much variation can detract from or clutter the streetscape. Banner color, size, shape, and content should be deliberate, and variations should be meaningful. For example, different colors can be used to mark different seasons or themes or to identify distinct districts or streets. Banners can also be used to advertise special events or festivals and may even be a part of an overall wayfinding system for the downtown.

Best Practices for Downtown

= =

Adds interest to streetscape

Provides opportunities for advertising downtown events

Solidifies downtown boundaries

Strengthens downtown identity and brand

Mast Arm Traffic Signals make use of extra space

Example Birmingham, Michigan (right)

Benefits = =

Enhances aesthetics Eliminates unsightly overhead lines

Traffic signals are critical for regulating traffic at major intersections within a downtown, and they can be designed to be attractive and integrated with the urban fabric. There are many options to traditional span wire when hanging signals. Traffic signals can be mounted to mast-arms, which themselves can have a decorative appearance. In addition, removing wires provides a much cleaner look, and the signal poles can be used to attach decorative banners.

Best Practices for Downtown

Rear Building Facades make the backdoor as inviting as the front

Examples The Italian Dish, Birmingham, Michigan (left) Rochester Chop House, Rochester, Michigan (below)

Benefits

The rear façade of a downtown building can have exposure to pedestrian and vehicular traffic that ranges from modest to significant. Although it may have similar customer exposure as a front façade, it is quite often not treated with the same level of design or given equal attention to maintenance. Many customers may never discover the rear façade, but it may be that the ones that patronize the business most frequently are taking advantage of the more convenient parking behind the building. The Italian Dish’s rear façade in Birmingham, Michigan provides an attractive customer entrance with pedestrian-oriented elements such as awnings and a small business sign. Seasonal flowers provide a simple, but elegant touch to an area that is in close proximity to public and private parking garages. The red brick wall screens mechanical equipment from the view of shoppers and upper-floor office tenants. The Rochester Chop House in Rochester, Michigan also does an excellent job announcing the rear building entrance with attractive signage, pedestrian-scale lighting, menu board, landscaping, and protection from inclement weather.

Best Practices for Downtown

Draws customers from nearby parking area

Announces that the business welcomes customers at all entrances

Provides opportunities for secondary signage

Frequent shoppers feel they have their own private entrance

Increases cleanliness behind buildings

Dedicated Convenience Parking the downtown “drive‐thru”

Example Holland, Michigan

Benefits =

Provides convenient parking for carry-out businesses

Caters to high turnover businesses that bring “regulars” into town on a consistent schedule

Downtown Holland, Michigan features convenience parking dedicated to high-turnover restaurants. Located near rear entrances and away from pedestrian traffic, this allows businesses to cater to take-out customers in a downtown setting without a drivethrough window. Short-term spaces should be marked with easy to read signage and/ or pavement markings.

Best Practices for Downtown

Public Art an engaging outdoor gallery

Examples Saugatuck, Michigan (left) Mizner Park, Florida (below)

Benefits = = =

Public art adds another dimension to the sense of place for downtown. It provokes thought and conversation. Downtown art pieces can also function as landmarks for wayfinding. Placed at key locations throughout downtown, a self-guided tour map can introduce art loving visitors to dining and shopping opportunities along the tour. Locate public art in places that are highly visible to discourage vandalism. Set aside certain public art locations to feature revolving works of art to generate interest and excitement when new works arrive. Encourage local artists to participate. Allow some art to be interactive and be used as street furniture or for children to play upon.

Best Practices for Downtown

Generates visual interest Serves as wayfinding markers Communicates a sense of culture

Interactive Public Art let children play

Example University Village, Seattle, Washington

Benefits =

Enhances the pedestrian experience

Encourages visitors to stay longer

Provides interest for younger people

Allow some art to be interactive and be used as street furniture or for children to play upon. Interactive public art serves as a unique play space for young children, helping to hold their interest in the downtown experience. They provide older visitors with an engaging activity to view while enjoying a restful moment from the day’s shopping. The entertainment opportunity allows parents to enjoy downtown knowing their children will look forward to the attractions.

Best Practices for Downtown

Outdoor Dining meet and eat with eyes on the street

Examples Midtown Grille, Marshall, Michigan (left) The Daily Grind, Tecumseh, Michigan (below)

Benefits

Outdoor dining provide a great opportunity for downtown visitors and businesses. Diners are able to enjoy dining “al fresco” and watching people go by. Passersby on the sidewalks can enjoy the smells and sights of food—tempting them to perhaps stop and enjoy a meal as well. Outdoor dining can be as simple as a bench or a few chairs, and outdoor cafes can take place on public property, with appropriate, but manageable municipal requirements for safety and convenience of nearby businesses. Allow outdoor dining to encroach the public sidewalk, provided sufficient passing space is available. Make sidewalks wider on the “sunny” side of the street to maximize the outdoor dining season in cool climates. Where possible, keep the servers out of the flow of pedestrian traffic. It is ok to make pedestrian traffic flow around an outdoor dining area, but they should not have to dodge around a server with a heavy tray of dishes. Outdoor dining barriers/fencing should be made of quality materials – no white plastic chain roping. In cooler climates, allow heaters to be used on chilly days or in the mornings or evenings. Consider limiting the amount of advertising on patio umbrellas. Furnishings can be as simple as plastic patio chairs; however, when they fade, crack or look dingy, they should be replaced. Furnishings can be chained/secured overnight and on days with inclement weather. Otherwise, they should be stored inside. Locate trash receptacles nearby and make sure they are emptied regularly. Use receptacles with lids or covers to prevent birds from scavenging near diners.

Best Practices for Downtown

Increases activity in public spaces

Expands seating area for restaurants

Uniform Newspaper Racks a place for the news that f its

Examples Sunny Isles Beach, Florida (right) Birmingham, Michigan (below top) Northville, Michigan (below bottom)

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Reduces visual clutter Establishes strong identity at key locations

The placement of newspaper racks downtown is a common occurrence, but many communities have a wide range of styles, colors, and sizes along with random placement that often detracts from an otherwise high-quality visual environment. A solution to this aesthetic challenge is the adoption of a uniform style, color and installation for the downtown area (or entire community). The cities of Northville and Birmingham, Michigan identified appropriate news rack locations and adopted both a newspaper rack type and color (left). Another example, from Sunny Isles Beach, Florida (above), represents not only a uniform style and color, but also a strategic placement in front of a landscaped area.

Best Practices for Downtown

Attractive Bicycle Racks a welcome sign for bicycles

Examples Birmingham, Michigan (left) Fremont neighborhood, Seattle, Washington (below)

Benefits

Creating a welcoming environment for cyclists, whether they are serious riders, commuters or recreational riders, makes downtown more attractive and can reduce motorized traffic congestion and parking needs. The most important amenity cyclists of all ages need is a place to lock up a bicycle. Bicycle racks should be located in an area that is visible to the public to raise awareness of the opportunity to cycle into downtown, as well as for safety and security. Use interesting bike racks to enhance the streetscape. Be careful about selecting bike racks that are too abstract as they often go unused if their purpose is unclear. To encourage serious commuters, the community or individual businesses may want to consider bike lockers in strategic locations for added security.

Best Practices for Downtown

Encourages non-motorized transportation

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Enhances aesthetics

Attracts cyclists downtown and to local businesses

Prevents bikes from being locked up to trees and light poles

Rain Gardens infrastructure that looks good

Example Lansing, Michigan

Benefits = = = =

Manages stormwater Reduces impervious surfaces Enhances aesthetics Improves the environment

decorative fence curb

sediment trap

gutter

top soil

pipe

No longer limited to growing vegetables and flowers, gardens are now being engineered to help improve water quality. Rain garden technology, also called bioretention, is the use of planting systems for natural filtration of storm water. Rain garden design can be incorporated even into the most urban areas. The City of Lansing, Michigan has constructed rain gardens along Michigan Avenue as part of their GoGreen initiative. Untreated stormwater that used to flow directly into storm drains and then into the river is now directed into rain gardens. These engineered bioretention areas use soils and native plants to remove trash, automotive contaminants and other pollutants from the water. The system is also connected to underground pipes that carry the now treated water to the natural hydrologic system.

Best Practices for Downtown

Sidewalk Opening Treatments opportunities for art are everywhere

Examples Dearborn, Michigan (left) Marshall, Michigan (below)

Benefits = =

A quality streetscape is comprised of many elements, and one that is often overlooked is the area where street trees are planted or similar openings in paved surfaces are necessary to provide water for surface plantings. A haphazard approach to this challenge can lead to an inconsistent appearance that negatively impacts an otherwise attractive pedestrian area. One size does not fit all in the case of sidewalk openings. One community may choose or develop a tree grate standard, like the one shown from Dearborn, Michigan, that reflects a sophisticated urban setting. A smaller town in a more rural area may choose something more casual or whimsical, such as the example shown from Marshall, Michigan. Regardless of the community character desired, proper implementation must be preceded by planning and consideration of the desired aesthetic impact of the overall streetscape.

Best Practices for Downtown

Adds interest to the streetscape Builds community character

Quality Building Materials build it to last

Examples Baltimore, Maryland (right) Los Gatos, California (below)

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Enhances aesthetics Increases durability Conveys a sense of downtown pride

The type and quality of materials used in downtown buildings contributes to the overall character of the downtown. Natural materials such as wood, brick, glass and stone have the ability to convey a sense of the organic way a downtown has evolved. High-quality accent materials that make an appearance at the ground level add to the feeling of attention to detail and appeal to pedestrians. Preserve and restore original building materials on historic buildings whenever possible. Consider proportion of materials on a building; try using one main material for the bulk of the building and enhancing that material through the use of complementary materials. Use high-quality materials at the pedestrian level that contribute to interest on the street. Use a variety of colors and materials that complement existing nearby structures. Unique building lighting and door hardware adds interest at the street level. Use materials that fit with the architectural style of the building and with the setting of downtown.

Best Practices for Downtown

Transparent Storefronts an invitation to come inside

Examples Rebecca Moss, Georgetown, Washington, D.C. (left) Godiva, Georgetown, Washington, D.C. (below)

Benefits

Businesses that are located on the ground floor in a downtown, pedestrian-oriented setting should engage the public and create visual interest. The concept is two-fold: 1) provide a continuous line of shops, restaurants, and other venues that capture the attention of the strolling pedestrian, and 2) generate interest in products and services that attract shoppers into local stores. A key method to accomplish this is to provide large expanses of clear glass at the pedestrian level. For shops offering products for sale, attractive simple displays should be placed behind the storefront glass and changes frequently. Another approach to transparent ground-floor facades is to project the display window from the traditional plane of the build-to line. This is similar to permitting the encroachment of outdoor dining into the public sidewalk in order to generate street activity and interest. The photo to the right shows how a simple projection of a display window by approximately two feet provides a display area that is clearly visible to passing pedestrians.

Best Practices for Downtown

Provides free 24-hour advertising for merchants

Enhances the pedestrian experience

Historic Buildings be proud of your heritage

Examples Historic Fire Station, Adrian, Michigan (right) Historic Train Depot, Holly, Michigan (below)

Benefits = =

Enhances community character

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Reflects community values

Provides opportunities for storytelling Promotes “green” building

Historic buildings are snapshots of a city’s heritage. Since downtowns often contain many of these structures, they can be the stewards of a community’s history and culture. Historic areas that are preserved and maintained help sustain a quality of life that is difficult to create in new commercial developments. They also help to define a sense of place for residents and the community as a whole. Preserving historic buildings is not only beneficial to downtown revitalization but to the sustainability of the larger community. Rather than being seen as relics of the past, historic buildings can showcase unique materials and building techniques rarely seen today. In addition to preserving the past, historic preservation helps to create a sustainable present. Maintaining historic buildings means not having to use natural resources and energy to build new ones. It also means less waste going into the landfill from demolition of existing buildings. Restoring historic buildings gives local contractors the opportunity to repair and renovate, rather than building new and relying on products mass-produced elsewhere.

Best Practices for Downtown

Transit Stops unique places to reflect community character

Examples Holland, Michigan (left) Philadelphia, Pennsylvania (below)

Benefits

Transit is attracting more attention as the cost of automobile ownership rises. Many downtowns are located on bus routes or utilize local shuttle services. To make transit options more viable, locations should be convenient and easy to find. Amenities that support and encourage transit opportunities include benches, trash receptacles, and shelters. Locate transit stops in a visible place near parking facilities for vehicles and bicycles. Locate transit stops near employment and/or residential uses. Include transit and wayfinding maps at transit stops. Use attractive designs, materials and colors for transit shelters that complement the downtown. Light transit stops for safety and visibility. Keep shelters open or at least ensure the back wall of the shelter is glass to minimize blocking views. Work with business owners to limit conflicts between transit shelters and businesses. Promote transit opportunities in the downtown area for residents, employers and out-of-town visitors. Encourage local businesses to be aware of transit opportunities.

Best Practices for Downtown

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Enhances aesthetics

Demonstrates public commitment to transit

Protects transit patrons from the weather

Mid‐Block Pedestrian Connections increase access to “main street”

Examples Fort Collins, Colorado (right) Kalamazoo, Michigan (below top) Saugatuck, Michigan (below bottom)

Benefits =

Increases convenience to parking areas

Entices visitors by providing a glimpse of “main street”

Provides unique retail opportunities

The design of a healthy downtown area typically includes several key elements including an urban streetscape. This streetscape is the focus of pedestrian activity – but often has limited on-street parking. Off-street parking lots are typically located behind “Main Street” buildings. Successful downtown areas incorporate pedestrian design elements to enhance the pedestrian experience and provide a linkage from off-street parking to the commercial core. Mid-block pedestrian connections are often provided to promote convenient parking / shopping connections or access to hidden gems such as restaurants and smaller shops that may not be able to afford “Main Street” rent prices but desire a downtown presence.

Best Practices for Downtown

Attractive Service Areas attention to detail pays off

Examples Royal Park Hotel, Rochester, Michigan (left) Birmingham, Michigan (below)

Benefits = =

Service areas such as loading spaces, equipment storage and trash/ recycling areas are often overlooked as a critical component to as successful downtown area. Proper placement and screening of these areas can add value and improve the environment for downtown businesses and visitors. Service areas should be screened with materials that complement their surroundings. The wooden gate used to screen the loading area at the Royal Park Hotel in Rochester, Michigan is a significant architectural feature for the building. Sustainable materials such as the brick wall in Birmingham, Michigan can be used to hide electrical equipment while not detracting from the overall appearance of the downtown. Decorative finials and planters can also be added to soften the look of service area screening.

Best Practices for Downtown

Enhances aesthetics Reflects community character

Inviting Alleys made for more than delivery trucks

Example Cady’s Alley, Georgetown, Washington, D.C. (right and below)

Benefits = = =

Increases retail exposure Projects a safer image Draws customers to secondary retail locations

The traditional urban pattern often includes a rear alley that provides an alternative pedestrian pathway and functions as a service entrance for many shops and businesses. This rear façade area may also be highly visible to large off-street parking lots located behind downtown buildings. Good design can incorporate streetscape, lighting, and other elements that welcome the pedestrian, while preserving the service function of the alley. Cady’s Alley in the Georgetown area of Washington, DC is an excellent example of how a service area can be welcoming to pedestrians. This alley has become the location for many home furnishing stores, dining, and offices. Alleys can be a great place to experiment with colors and materials that reflect adjacent uses, making each one a unique place. This variety on treatments can intrigue visitors and ass to their sense of discovery.

Best Practices for Downtown

Public Plazas open spaces with a purpose

Examples Kalamazoo, Michigan (left) Baltimore, Maryland (below top) Northville, Michigan (below bottom)

Benefits

Plazas are great flexible space for downtown. Shoppers needing a rest and employees who need a break in the fresh air can use space within a plaza. Plazas can also function as event space. For example, small plazas can be used intimate concerts, wine tastings, book signings or events for small children. Larger plazas can be used for concerts, food festivals and art fairs. Plazas can be created in a variety of ways. Historically, space for plazas or squares was set aside as a downtown developed. Today, utilizing the space between buildings, perhaps where a building used to stand, is a great way to create a plaza, and these spaces can provide a connection between Main Street and either parallel streets or rear parking lots. Locate seating opportunities in a way that allows people to see and be seen. Provide shady and sunny options. Use a variety of materials, colors and textures to create a space that is interesting even when the plaza is empty. Trash and recycling receptacles should be located near seating and be maintained regularly. Keep plazas neat and tidy; use easy-to-maintain landscaping. Plan for areas that could be used for passive use as well as for events and activities of all sizes. Plazas should fir the scale of downtown.

Best Practices for Downtown

Provides flexible space for events and public gatherings

Provides opportunities for rest and interaction

Farmers’ Markets bring the country’s bounty to the people

Examples Rochester, Michigan (right) Freemont neighborhood, Seattle, Washington (below top) Frankenmuth, Michigan (below bottom)

Benefits =

Supports local farmers, artists and artisans

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Draws people into downtown Generates activity and excitement

A Farmers’ Market provides fresh produce in urban areas, where the farmer and the consumer can interact one-on-one. Farmers’ Markets often include local artists and artisans, as well as food and beverages from local restaurants. Parking lots are typically well suited to host Farmers’ Markets. Farmers can pull up their trucks and easily display products offered for sale. Placing this activity in close proximity to “Main Street” creates synergy and pedestrian traffic. This type of activity typically takes place only one or two days a week during the local growing season, but it brings people into downtown and it generates seasonal excitement.

Best Practices for Downtown

Public Parking Signs make parking easy to f ind

Example Tecumseh, Michigan (left)

Benefits

Whether parking signage stands alone or is part of a comprehensive wayfinding system within a downtown, it should be clear where the public is able to find parking. As visitors drive through town, especially for the first time, they are trying to figure out where to go first, where to park, and what streets they should be following. A sign identifying parking locations is a way of welcoming new visitors downtown. In many downtowns, there is a perceived parking problem. More often than not, the problem is that people simply cannot find parking in convenient locations. When parking locations are clearly identified, this can counter a perception of a lack of parking and help people realize that there are convenient places to park. Successful downtowns rely on a combination of free and paid parking to balance the needs of short-term visitors and those who wish to stay longer. Many use parking meters for on-street spaces, limiting the time permitted in these convenient locations. Clearly marked free parking in lots or decks provide an incentive for off-street parking and encourage visitors to stay longer.

Best Practices for Downtown

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Makes finding parking easy

Welcomes new visitors downtown

Helps counter the perception of a parking problem

Parking Lot Screening separate cars from people

Examples Royal Oak, Michigan (right) Tecumseh, Michigan (below)

Benefits = =

Enhances aesthetics Provides safety barrier between vehicles and pedestrians

Off-street parking lots in downtown settings are often necessary, but the proper placement and screening of these lots - as viewed from the public right-of-way - is critical to promoting the overall walkable downtown concept. Typically, off-street parking lots are screened by landscaping, walls, fences or a combination. The City of Tecumseh, Michigan successfully uses a combination of a low brick wall and landscaping to effectively screen a parking lot while promoting walkability. The low brick wall is particularly effective when there is no room for landscaping. The idea is not to fully block the entire parked vehicle from view, but rather to screen the bottom half of the vehicle, including tires, and clearly define an edge separating a purely pedestrian area – the sidewalk – from a place where both vehicles and pedestrians often compete for the same space (e.g., parking aisles).

Best Practices for Downtown

Pedestrian Lighting light the way for people

Examples Baltimore, Maryland (left) University Village, Seattle, Washington (below)

Benefits

In a pedestrian environment, it is critical that the streetscape be designed at a human scale, and lighting is an important part of creating a safe and comfortable night-time setting in a downtown area. Too often, lighting designed to illuminate streets for vehicular traffic is the primary source for adjacent pedestrian area. By carefully selecting a lighting standard and applying it across an entire downtown district, the community accomplishes the goals of safety, comfort, and establishment of community character elements. Some character element may be thematic, others may have a more basic objective: quality, aesthetics, function, and durability.

Best Practices for Downtown

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Enhances the streetscape

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Increases safety

Contributes to downtown identity Helps define downtown boundaries

Clearly Defined Pedestrian Crossings get to the other side safely

Examples Zeeland, Michigan (right) Farmington, Michigan (below top) Ann Arbor, Michigan (below bottom)

Benefits = =

Increases safety for pedestrians Slows vehicle traffic

Clearly-defined and well-planned pedestrian crossings enhance downtown safety and direct pedestrian movements to appropriate locations. The preferred location for pedestrian crossings is at signalized intersections, where separate crossing indicators can inform pedestrians of how many seconds remain for safe crossing. Some communities have designated mid-block, unsignalized crossings. Pedestrian crossings can be differentiated from the street by using brick pavers, paint or reflective striping. Traffic calming measures such as curb extensions (bulb-outs) and pedestrian-refuge islands can be effective in slowing traffic and making the pedestrian crossing experience more pleasant and effective.

Best Practices for Downtown

Neighborhood Connections it’s about community

Examples Howell, Michigan (left) Auburn Hills, Michigan (below)

Benefits

It is essential that downtown be easily accessible from its surrounding neighborhoods. Residents are patrons of downtown businesses, support local planning efforts and act as ambassadors to downtown. Linkages reinforce the identity of downtown for residents. An active pedestrian environment gives a sense of activity and security for residents, business owners and visitors alike. There are often barriers that prevent residents from efficiently and safely accessing downtown. Downtowns may be separated from the neighborhoods by deficient sidewalks, highways, railroads, waterways, or unattractive uses. Efforts should be made to identify possible barriers and make plans for improvement. Provide multiple options for neighborhood residents to access downtown. Enhance the transition from downtown into neighborhoods with compatible uses, lighting and landscaping. Install and maintain in good repair sidewalks from neighborhoods to downtown. Implement traffic calming strategies on neighborhood streets that lead into and out of downtown to limit speeds, noise and excessive cut-through traffic.

Best Practices for Downtown

Gives residents a feeling of ownership of downtown

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Encourages civic pride Supports downtown access for all ages

Flowers add color to the street

Examples Adrian, Michigan (right) Holland, Michigan (below top) Tecumseh, Michigan (below bottom)

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Enhances aesthetics Adds sights and smells to the streetscape

Thriving colorful flowers say so much about a downtown and can bring a space to life. Maintained flowerbeds show that there are people downtown who care. They can also break up the hardness of a streetscape. Flowers add sights and smells to the downtown that attract people of all ages. Plan out flowerbeds for appropriate sun and water to ensure their maintenance and even blooming. Locate street furniture, including benches and trash receptacles, nearby to provide a downtown oasis. Where possible, change flowers seasonally to create a sense of connection to the environment and to suggest a sense of freshness to downtown.

Best Practices for Downtown

Planters soften the sidewalk

Examples Uptown Coffeehouse, Howell, Michigan (left) Birmingham, Michigan (below top) Frankenmuth, Michigan (below bottom)

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Planters and container gardens offer an easy way to add the vibrancy of flowers to the street in places where streetscape or builtin flower beds are not possible. Containers come in all shapes and sizes and can be located at intersections and pedestrian crosswalks or hung from lightposts. Merchants often use flower containers at the entrance to their stores to welcome patrons. Some communities, like Birmingham, Michigan create a signature container that reinforces the streetscape and the identity of the downtown. All containers should be well-maintained and planted appropriately for sun and water. When mixing varieties, choose complementary colors, textures and shapes. Take the opportunity to plant flowers appropriate to the season to keep containers and downtown looking fresh.

Best Practices for Downtown

Enhances aesthetics Adds interest to the streetscape

Birchler Arroyo Associates, Inc. 28021 Southfield Road, Lathrup Village, MI 48076 248.423.1776 phone | 248.423.1793 fax www.birchlerarroyo.com | www.nextstepsfordowntown.com