DRAFT_Brazil Downtown Revitalization Plan by RATIO Community Collaborate

BRAZIL, INDIANA

City of Brazil

Downtown Revitalization Plan Draft: July 2016

Acknowledgments

Preface

This plan was made possible in part by federal Community Development Block Grant (CDBG) dollars distributed through the Indiana Office of Community and Rural Affairs (OCRA). The City of Brazil provided matching funds.

Steering Committee Members

Thank You

- Brad Emmert

- Mayor Brian Wyndham

- Kelly Market

- Teresa Glenn, Planning and Zoning Administrator

- Luke Moody

- Brazil City Council

- Nick French

- Teresa Glenn

City officials decided to coordinate this effort with the onset of an already-planned project to reconstruct the National Avenue streetscape.

- Amy Hensler

- Brazil Main Street Committee

- Mayor Brian Wyndham

- Robert Hosteller

- Community Stakeholders

- Shane Litz

- Toni Carter

- Brazil Downtown Revitalization Steering Committee

- Traci Orman

- Zac Chambers

2 | Downtown Revitalization Plan

Prepared By - RATIO Architects, Inc. - DLZ

In 2016, the City of Brazil and Main Street Association began seeking ways to revitalize National Avenue (U.S. 40) and the surrounding downtown.

This opportunity allowed the community to take a comprehensive approach and develop a Downtown Revitalization Plan that would broadly address issues of preservation, urban design, and economic development and specifically identify projects, tools and strategies for creating a vibrant downtown. The implementation-focused Plan details strategies to complete identified revitalization projects, provides a design vision for the proposed Jackson Street Trail and Alabama Festival Street, outlines steps for establishing a facade grant and preservation loan program, and helps develop an understanding of historic preservation design guidelines. Elected officials, a steering committee, and dozens of citizens provided broad representation and input into the Plan.

DRAFT: July 2016

TABLE OF CONTENTS

Chapter 4: Implementation Project Needs.......................................... 72 Project Needs Matrix............................... 73 Project Descriptions Summary .............. 74 Implementation Schedule...................... 78

History...................................................... 16 Historic Resources Map ......................... 17 Land Use Map......................................... 18 Downtown Development Context........... 19 Vacant Properties Map........................... 20 A Walkable Neighborhood...................... 21 100% Intersection Map.......................... 22 Downtown TIF District Map .................... 23 Parking Amenities Map.......................... 24 Demographics and Market Trends ........ 25

Chapter 2: Analysis

Purpose and Approach............................. 6 Downtown Study Area Map...................... 7 Community Involvement........................... 9 Workshop Results................................... 10

Facade Improvement Zoning Map......... 49 Guidelines for Historic ................................ Buildings/Districts................................. 50 Downtown Streetscape ............................... Improvements Map.....................................60 National Avenue Improvements............. 61 Alabama Street Enhancements............. 62 Jackson Street Multi-Use Trail................ 64 Parking Coordination and ........................... Management .......................................... 65 Downtown Streetscape Enhancements.66 Other Revitalization Programs................ 68

Chapter 1: Introduction

Chapter 3: Development Context

Development Context Map .................... 37 Gateways and Wayfinding ...................... 40 Gateways and Wayfinding Map.............. 42 Revitalization Sites Map......................... 43 Upper Floor Revitalization...................... 44 Vacant Upper Floors Map ...................... 45 Infill Development................................... 46 Vacant Properties Map........................... 47 Facade Grant/Loan Renovation ................. Program................................................... 48

ÂŠ RATIO Architects Inc. 2016

Appendix Facade Grant Program Overview .......... 82 Informational Resources........................ 88 Financial Resources ............................... 88

NOTE: The graphics contained within this document, including illustrative plans, sketches, photographs, etc., are intended to portray design intent and not final architecture, site, or streetscape design. This plan is not intended to be used as a construction document. Brazil, Indiana | 3

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Chapter 1:

Introduction

Introduction Purpose and Approach

By making responsible public investments to organize public parking, improve streetscape, improve gateway and wayfinding signage, and enhance public gathering spaces, the City can encourage new businesses and residents to invest and live in Downtown Brazil. These public improvements will attract a larger market to support not just Mariano’s restaurant and the Alabama Bar & Grill, but other growing downtown businesses as well. The City needs to begin immediately upgrading the public face of downtown with parking and streetscape improvements beyond the National Avenue (U.S. 40) upgrades, and adding defined public gathering space’s for events and festivals. It is around these new and improved downtown public areas that new private investment will most likely occur.

The Downtown Revitalization Plan is an essential component to realize the City’s vision for enhanced quality of life and a connected, authentic downtown. A healthy downtown supports businesses, visitors, and residents, all of whom are invested in downtown Brazil. The Downtown Revitalization Plan will be incorporated into the new Comprehensive Plan, currently in progress. In addition, the Plan satisfies a step in Brazil’s eligibility to obtain streetscape, historic preservation, façade renovation, and other economic development funding offered by the Indiana Main Street Program and the Indiana Office of Community and Rural Affairs (OCRA). Projects highlighted within this plan may also fold into an OCRA Stellar Communities Application in the event the City wishes to pursue such future funding assistance.

The downtown study area has many significant and contributing historic buildings which gives Downtown Brazil its authentic and rich historical character and charm. With continued commercial, visitor and residential development in and around downtown Brazil, more business customers and event attendees will be coming to downtown venues. With much of the downtown in a Tax Increment District, it is important to attract private investment that improves downtown real property and grows TIF District increment (deferred tax dollars) over time.

Brazil has an opportunity to expand its downtown into a true destination with improved public space. However, historic building renovations that are necessary to maintain and enhance its historical character. As discussed later in the Plan, it is critical for the City to make the types of investments that will attract new private investment to grow its budding destination markets for restaurants and entertainment. These investments have the potential to make Downtown Brazil one of the more notable destinations in West Central Indiana.

Brazil’s Downtown Today 6 | Downtown Revitalization Plan

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Downtown Study Area Map

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Brazil Public Input Word Map

8 | Downtown Revitalization Plan

DRAFT: July 2016

Community Involvement Community Workshop

Community Engagement

Steering Committee

Council Meeting

On July 13, 2016, a public hearing before the Brazil City Council was held to hear comments and approve Brazil’s Downtown Revitalization Plan. XX members of the public attended this meeting. Questions and comments from the City Council were xx. Questions and comments from community members were xx

The preparation of this Downtown Revitalization Plan included an extensive effort to gather public input, including stakeholder interviews and a public workshop. The Brazil Main Street organization served as the Steering Committee for this project. They provided feedback throughout the planning process, helped with community outreach and confirmed the vision and priorities identified in the Plan.

A community workshop held on March 29, 2016 drew more than 50 individuals who provided comment and feedback on various downtown development themes and project concepts. Activities included selecting preferences from placemaking boards, idea mapping, and project concept voting exercises. This well-attended event illustrates the community’s commitment to the planning process and its support of downtown revitalization efforts.

The City of Brazil is in the process of preparing a new Comprehensive Plan. The Downtown Revitalization Plan and Comprehensive Plan will work together to provide complimentary guidance for Downtown Brazil’s future revitalization.

Ongoing Planning Efforts

Downtown Revitalization Plan Visioning Workshop Tuesday, March 29th 5:30pm-7:30pm Renaissance Community Event Center 101 W National Avenue Brazil, IN 47834 The City of Brazil is preparing a Downtown Revitalization Plan and we want you to be involved as we work to envision an economically vibrant and active downtown. Stop in at any time to participate in a number of activities designed to generate ideas for the future of Brazil’s Downtown. Please follow this process on the Brazil Downtown Revitalization Plan Website: http://tinyurl.com/brazildrp Refreshments will be served and families are welcome. Please contact Teresa Glenn, City of Brazil Planning and Zoning Administrator if you have questions at teresag@brazil.in.gov or 812-446-0050.

This committee comprised of engaged community and business leaders and guided the process to ensure a sound representation of the community’s vision and goals. The committee met several times to engage in ideas for downtown improvements and refine the planning team’s concepts. These individuals and the Main Street organization should be commended for their outstanding involvement throughout the planning process. It will be critical that these individuals remain involved to support the implementation of the projects and programs prioritized in the Downtown Revitalization Plan with local elected and appointed officials.

ENVISIONING DOWNTOWN

Brazil, Indiana | 9

Workshop Results

needed.

and striping

The “Envision Downtown Brazil Revitalized” workshop was held at the Renaissance Reception and Conference Center in downtown Brazil.

- The benefits of redevelopment partnerships (public/private) and grant dollars

Presentation Highlights:

The downtown inventory and analysis was introduced and explained.

Physical conditions are summarized with inventory mapping contained within this document. This mapping was presented to the public at the workshop.

- National Avenue (U.S. 40) in Brazil as a catalyst for downtown revitalization

RATIO conducted a series of exercises to engage the public in conversation with their neighbors and to gather community priorities for downtown.

Exercise One: “One thing that would improve downtown”

- Strategies for linking residential neighborhoods to downtown properties

Exercises:

Project milestones and critical dates of completion were presented to the workshop participants. It was discussed that in previous planning efforts, the City focused on visioning rather than implementation. It was discussed that the Plan would address the following elements:

- Upgrades to other downtown streets (Jackson Street and Alabama Street) that strengthen downtown and spur redevelopment

- The impact of approximately 70-100 new housing units located downtown in vacant upper floors - Attraction and retention of businesses

- Strengthening a downtown business location strategy by better understanding market dynamics and traffic counts

- The opportunity to locate a community gathering space downtown and where potential locations might be - The importance of gateway and wayfinding signage - The importance of public parking lot maintenance 10 | Downtown Revitalization Plan

- More retail shops, specialty shops, and quality local restaurants (for both a family and night out) are needed in downtown.

Each workshop attendee was given a blank notecard and asked to “identify one thing that could be improved downtown.” Results are summarized below: - Parking lot improvements are needed to make downtown shopping more attractive, and to provide better access to businesses and other services. Public parking lots need to be clearly identified, paved, patched and striped.

- Community involvement in downtown is necessary to ensure the capacity of existing organizations to help downtown succeed. - Users need to be found for vacant buildings and investors for intensive rehabilitations of downtown commercial properties. - Absentee landlords need to be dealt with by a clear and concise code enforcement process to mitigate violations of City Code. - A community gathering space downtown is needed. - Jackson Street needs to be improved to be accessible for users of all ages and abilities. - A focus on the arts and providing a community showcase for arts and entertainment is an integral part of a thriving downtown. - A Visitors Bureau is needed. - A trail is needed to connect downtown to neighborhoods and parks to the north and south.

- Façade improvements are needed with a focus on broken and boarded up windows, signage, and repairing other condition issues. Grants or loan programs could help defray the cost of making improvements. Also, assistance in helping property owners to apply for these programs is DRAFT: July 2016

- Pedestrian connectivity through a multi-use path should be a top priority. - Downtown’s identity needs to be strengthened and connected by streetscape, façade improvements and infill development. - Residents would like to see a festival street and farmers market downtown.

Exercise Three: “Mapping downtown”

When asked what streets need improvements, an overwhelming majority of residents said that Jackson Street should have the brick paving restored and have an asphalt multi-use path on the side as part of a downtown trail network. Other residents indicated that removing one-way streets is a priority.

Each table was provided a large-scale map of Downtown Brazil and asked to work in groups.

Attendees were also asked to indicate what sites they would like developed or redeveloped. Nearly every group indicated that infill was a priority, as was maximizing the use of upper-floor spaces. All groups indicated that they would like restaurants. A key need of downtown is a gathering space. Attendees indicated that Alabama Street, the west side of the courthouse, the location of the vacant MAB Paint Store, the old junior high gym, vacant property on the north side of National Avenue near the Brazil Historical Society, and the Brazil Historical Society could all be gathering spaces downtown.

Overwhelmingly, the public focused on three key items:

Each workshop attendee was given a downtown preference survey to complete.

Attendees were asked to mark areas or features to protect. Respondents indicated historic buildings, features, and murals were all priorities for protection.

Exercise Two: “Downtown preferences”

Attendees were asked first to engage in drawing the boundary of downtown. Results varied, but many people suggested that the historic neighborhood to the north of downtown, the former junior high that is being converted to apartments to the north, the existing senior apartments just south of Jackson Street, and commercial businesses to the east and west of the current downtown boundaries are significant influencers. The downtown boundary was revised based on input from this exercise.

Lastly residents mapped where they thought infrastructure gaps were present (sidewalks, ramps etc.) A priority was the installation of ADA accessible ramps and signaled crosswalks throughout downtown. One representative from each table spent a few minutes highlighting the findings.

Public Workshop © RATIO Architects Inc. 2016

Brazil, Indiana | 11

Workshop Images

Public Workshop 12 | Downtown Revitalization Plan

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Chapter 2:

Analysis

History

Since the 1960s decline in the coal and brick industries, Brazil has struggled to maintain the vibrancy of downtown. Many buildings have fallen into disrepair and have been demolished over the years. However, what exists is a fairly intact historic district that has great authenticity and ample opportunities for historically sensitive adaptive re-use projects.

In 1858, the discovery of coal outside of Brazil established a strong industrial and commercial base that caused the City to grow. In 1866 the City of Brazil was officially incorporated. Also, in 1866, street lighting was installed with electricity provided by the Brazil Electric Company. In 1891, the Indiana Paving Company started producing bricks in Brazil. This was the beginning of a long history of brick production in clay-rich Clay County. In 1893, National Avenue was paved in brick. With the paving of National Avenue and availability of electrical power came the interurban railroad. The interurban was an electrified streetcar. The interurban railroad provided fast and efficient connectivity between communities until the early 20th Century.

The Brazil Downtown Revitalization Plan emphasizes the history of Brazil and the National Road in promoting the improvement of downtown following a new streetscape on the National Road/National Avenue/U.S. 40. Improvements to downtown’s historic character, authentic historical elements and adaptive re-use of the historic structures are important elements of the plan.

This section focuses primarily on the evaluation and review of circulation, aesthetics, and adaptive re-use. There are opportunities to improve the safety of the area, the vibrancy of businesses, availability of homes, strengthen business redevelopment potential, and improve quality of life and place.

and National Avenue where the a bank building now stands. In 1844, Owen Thorpe purchased a tract of land bound by Meridian and Factory Streets and the Vandalia Railroad and Morton Street. The City was then laid out in 28 lots beginning at Meridian Street and National Avenue and extending as far east as Walnut Street. The northern boundary was Church Street, and the southern boundary was Jefferson Street.

Introduction

The history of Brazil’s downtown starts in 1832, prior to the establishment of the City in 1866.

The construction of the National Road laid the groundwork for a major trading post and post office in the region. Brazil’s name was suggested by “Yankee Bill” Stewart because of the prominence of Brazil, South America, and because it would be the only Brazil Post Office in the nation. In 1838, Samuel Campbell built the first cabin in what would become Downtown Brazil just north of National Avenue. Brazil’s first hotel and tavern were constructed in 1840. The Kitley Hotel stood at the corner of Meridian 16 | Downtown Revitalization Plan

Many of the buildings downtown were constructed of Brazil-made bricks. Many of these buildings remain and are considered significant historical structures. These remaining buildings exist as the historic portion of Brazil’s Downtown, which is on the National Register of Historic Places.

Brazil’s Downtown Circa 1900 DRAFT: July 2016

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Downtown Brazil has a number of outstanding buildings and opportunities for redevelopment that would help transform it into a great place to live, work, and play. While there are a significant number of upper floor vacancies, the storefront level has more businesses than one may first anticipate upon visiting Brazil. Like many small cities, one of the biggest redevelopment goals for Brazil is to renovate currently vacant upper floors into residential apartments. As the table to the right indicates, Brazil has more than 120,000 SF of vacant upper floor space in its downtown. This liability has the potential to be reused for residential apartments numbering between 74 and 113 apartments. This would generate approximately $8.5 to $11.3 million dollars in new investment and potentially add 150 new residents to downtown. These residents would shop for many of their goods and services at downtown businesses and contribute to the renewed vibrancy of the district.

Downtown Development Potential Inventory

Downtown Development Context

Costs

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10,291,500

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Source: RATIO

ÂŠ RATIO Architects Inc. 2016

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A Walkable Neighborhood

One of the great benefits of Brazilâ&#x20AC;&#x2122;s downtown is its walkability. People who live downtown can walk to nearly all of their essential needs such as a grocery, pharmacy, restaurants, and related retail businesses. The Walk Score below illustrates the attractiveness of downtown Brazil as a walkable neighborhood. While there remains a large amount of upper floor space that could be renovated as downtown residential apartments, Brazil has attracted new workforce housing multi-family development using Low Income Housing Tax Credits. This development will add XX units to downtown. This marks the first significant apartment development in the City of Brazil since 2011.

New Downtown Sidewalks

Downtown Walk Score

Source: www.walkscore.com ÂŠ RATIO Architects Inc. 2016

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Railroad 100% intersections represent locations where the most people pass by in a small geographic area. These intersections Rhave idge high viability and easy access which helps to attract businesses. Whether people pass by on foot, by bike, or in a car, these locations are important for retail and restaurants who rely on people entering their businesses. Besides the importance of 100% intersections for businesses, these locations are an important opportunity to brand geographic locations like a downtown or commercial corridor. Therefore, 100% intersections should be used as a focal point to welcome visitors and shoppers to a specific area. Streetscape and other public areas should reflect the â&#x20AC;&#x153;brandâ&#x20AC;? with appropriate lighting and other sidewalk features that communicate a special location. Maple

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Downtown TIF District Map

TIF District Boundary

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NTS ÂŠ RATIO Architects Inc. 2016

Downtown TIF District The City of Brazilâ&#x20AC;&#x2122;s TIF district includes a fair amount of downtown within its boundary. This should aid future redevelopment projects and capture future increases in property taxes from these projects that would help with public improvements to sustain long-term economic growth and redevelopment. Residential properties within this boundary have been removed from the TIF, but there are 197 commercial and industrial properties within the TIF that generate a yearly increment. The Brazil Downtown TIF District generates an estimated $20,000 $25,000 annually in increment that could be used for projects within the downtown.

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The Parking Amenities Map presents a picture of the large scale of downtown parking that exists. It also illustrates how the downtown has adequate parking spaces, but the parking needs wayfinding and signage, so motorists understand where public parking is located.

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Markets

Demographics and Market Trends

Residents

The three major markets for downtown Brazil represent a relatively strong set of markets. Residential growth is slowly occurring and is one of the few Cityâ&#x20AC;&#x2122;s that is growing in West Central Indiana. Employment has stabilized post-Great Recession, and more employees are finding work with Brazilâ&#x20AC;&#x2122;s major industries. Finally, the visitor market is relatively robust located between Indianapolis and Terre Haute. With the continued planning and development of downtown events, the visitor market should continue to grow as well.

When reviewing the strengths and weaknesses of downtown markets, it is important to understand the trends of three individual markets that use downtown nearly every day: local residents, commuting employees, and visitors.

ÂŠ RATIO Architects Inc. 2016

Employees

PLACEMAKING

Visitors

Placemaking Economics - RATIO

Brazil, Indiana | 25

Brazil Markets Converge

Visitors Market

Employment Market

Residential Market (Single Family and Multi-Family)

Retail/Dining/Entertainment

26 | Downtown Revitalization Plan

Brazil Destination/Brand

DRAFT: July 2016

Population Trends

Brazil has shown some population growth since the end of the Great Recession. It is one of the few bright spots in West Central Indiana that is increasing in population.

Population Growth Rate 2010-2014 4.0

3.0

1.5 1.0

0.0 -0.5

0.5

2.0

Percent Change

2.5

0.5

3.3

3.5

0.3

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-0.9

-1.2

-1.5 Brazil city, Indiana

Clay County, Indiana

1.7

Vigo County, Indiana

Putnam County, Indiana

-0.7 Parke County, Indiana

Indiana

UNITED STATES

Source: American Community Survey ÂŠ RATIO Architects Inc. 2016

Brazil, Indiana | 27

Residential Trends

While it has experienced modest growth since 2010, the City of Brazil has not experienced much new residential development. This is especially true for multifamily residential development (apartments). There is a pending downtown apartment development using Low Income Housing Tax Credits to create affordable workforce housing apartments. While this is good news, Brazilâ&#x20AC;&#x2122;s average monthly rent point and monthly $/SF rent is well below the rule of thumb $1.00/SF level, generally regarded to be high enough to support market rate, privately developed apartments without any assistance from the public sector. A number of quality developers have been interested in creating more residential housing units in and around downtown Brazil; the City will need to use its TIF capacity to support projects that demonstrate a high likelihood of benefiting downtown businesses and generating future TIF proceeds that would support other public improvements in the downtown area. Incentives should be used to support developers who desire to add more apartment units in the downtown.

BRAZIL, IN - Residential Units 40 35 30 24 24

24 18

20 15

5 0 2006

2007

2008

8 0

2009

2010 SFR

2011

2012

2013

2014

MFR

Source: American Community Survey/ Local Data

28 | Downtown Revitalization Plan

DRAFT: July 2016

Rental Trends

As indicated below, Brazil’s average monthly rent makes it financially infeasible for a private developer to create new and /or renovate existing space for use as market rate housing. Brazil’s average monthly rent is about $0.71/SF, well below the $1.00/SF rule of thumb for private market rate development. Therefore, it is critical that Brazil look to use its TIF incentives and possible state tax credits and grant programs to further its downtown apartment development.

$ Rent/SF for 900 SF Apartment

$1.20

$0.71

$0.60

$0.76

$0.76 $0.64

$0.40

$0.20

$0.75

$0.82

$0.80

$1.00

$1.02

$Brazil city, Indiana

Clay County, Indiana

Vigo County, Indiana

Putnam County, Indiana

Parke County, Indiana

Indiana

UNITED STATES

Source: American Community Survey

Brazil, Indiana | 29

Brazilâ&#x20AC;&#x2122;s Workforce

Brazilâ&#x20AC;&#x2122;s workforce and labor market has been fairly steady since the Great Recession, but the workforce has experienced real wage losses. As Brazil is not home to many college educated adults, it must rely on being a great place for working families to live. The loss of real wages over the past decade has created an economic struggle for some families in Brazil, as the poverty rate is highest in the City than in other nearby West Central Indiana communities.

Bachelor's degree or higher, percent of persons age 25 years+, 20102014 35.0

30.0 25.0

15.5

14.2

17.1 14.3

13.1

10.0

5.0 0.0

23.6

21.6

20.0 15.0

29.3

Brazil city, Indiana

Clay County, Indiana

Vigo County, Putnam Parke County, Indiana County, Indiana Indiana

Regional Market

Indiana

UNITED STATES

Source: American Community Survey

30 | Downtown Revitalization Plan

DRAFT: July 2016

Wage Trends

The low percentage of college graduates within the City has limited the options for growth in Brazil. Many workers commute to Terre Haute, Greencastle, and the Indianapolis metropolitan area for work. The graph below is indicative of the income challenges that many Brazil families experience every day. This is further illustrated by the high poverty rate for the community. While the Brazil economy has stabilized and is beginning to Pre- & Post- Recession Hourly Wage Impact by gain jobs again, many of those jobs are not at the same wage Industry levels as before the Great Recession. Therefore, Brazil needs to provide affordable housing options for its workforce if it is to Chg Hrly Wages 06-12 Chg Adjusted Inflation Hlry Rate 06-12 continue to grow in population. This impacts the type of retail and products/services provided in downtown that must be of a $6.00 more modest nature to fit the price points of these new lower wage jobs. $4.00

$2.00 $0.00

Printing & Publishing

Mining

Transportation Equipment Mfg

Computer & Electronic Product Mfg

Machinery Mfg

Fabricated Metal Product Mfg

Manufacturing Supercluster

Transportation & Logistics

Information Technology &…

Education & Knowledge Creation

Defense & Security

Chemicals & Chemical Based Products

Business & Financial Services

Biomedical/Biotechnical (Life Sciences)

Arts, Entertainment, Recreation & Vistor…

Agribusiness, Food Processing &…

Advanced Materials

($8.00)

Total All Industries

($6.00)

Forest & Wood Products

($4.00)

Energy (Fossil & Renewable)

($2.00)

Brazil, Indiana | 31

Community Wealth Because Brazil has a relatively high poverty rate and an aging population downtown housing options would benefit many of these families, as many essential items are available in downtown. Residents would not need to own a personal vehicle to access these essential items if they live downtown.

2010 Persons in poverty, percent 2010 Persons in poverty, percent

35 35

29.3

Percent Percent

20.2

20 14.5

14.5

10 10 5

17.5

13.5

17.1 17.1

15.2 15.2

14.8 14.8

13.5

17.5

5 0 0

Brazil city, Indiana Brazil city, Indiana

Source: American Community Survey 32 | Downtown Revitalization Plan

Clay County, Indiana Clay County, Indiana

Vigo County, Indiana Vigo County, Indiana

Putnam County, Indiana Putnam County, Indiana

Parke County, Indiana Parke County, Indiana

Regional Market Regional Market

Indiana Indiana

UNITED STATES UNITED STATES

DRAFT: July 2016

Physical Summary

This loss of real wages and income levels has limited Brazil’s economic options; however, the City’s relatively walkable downtown can serve many residents, employees and visitors with its high level of convenience. In summary, Brazil has the following existing market conditions:

While Brazil has experienced some economic challenges, it has secured final funding for major street upgrades to US 40, to conclude by the end of 2016. This should set the stage for further public and private funding in downtown.

- Employment is steady but with real wage loses since Great Recession - Visitor / tourism growth shows potential

- Public gathering place along Alabama Street on the west side of the Clay County Courthouse - Facade improvements to historic downtown buildings - R esidential upper floor renovations to downtown buildings, which could generate significant apartment development over a number of years

- Downtown housing redevelopment must be at a price point that is affordable. Low Income Housing Tax Credit projects will serve many of the new workforce households with gross household incomes below $50,000 per year.

- Greenway trail extension along Jackson Street and connectivity to neighborhoods and parks besides Jackson Street.

- Incomes are moderate and employment has been steady

Other physical space needs are:

- Residential growth is moderate but could use more apartments

Market Summary

- With a more moderate price point for goods and services, downtown retail must find a product mix that meets the means of a growing number of moderate income households in and around downtown Brazil.

Brazil, Indiana | 33

PAGE LEFT INTENTIONALLY BLANK

Chapter 3:

Development Context

Development Context Introduction

Brazil has taken a major step forward with the development of this plan. It has organized a Main Street organization and it is beginning to put the pieces together to begin the â&#x20AC;&#x153;Placemaking Cycle.â&#x20AC;? It is now important to highlight the critical next steps in the revitalization of downtown Brazil. What do the pieces of the redevelopment picture look like, and what is the development context to attract private and public sector investment in downtown for sustained long-term economic growth and redevelopment?

Placemaking Cycle - RATIO

36 | Downtown Revitalization Plan

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R The Development Context Map presents locations of redevelopment projects that will strengthen the core of downtown Brazil and attract new private investment, Darley Railroad employment, and residents. These include the soon-to-be-completed US 40 / National Avenue Reconstruction Project, planned walking and biking trails to City parks, and the Ridge proposed Jackson Street Greenway Trail from Depot St. to Vandalia Avenue. One of the existing challenges for Brazil is that the City has no central gathering place for events in downtown. Alabama Street has often been used as a makeshift location; it keeps events off National Avenue while providing a safe and inviting place. The Development Context Map identifies how Alabama Street could be made into a festival street that would remain open during non-event days, but could be easily transformed into an event street for weekly or seasonal events.

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Almost home

Letâ&#x20AC;&#x2122;s stop downtown

Local and regional franchise businesses bring the authenticity and local economic support that will make the downtown a destination place for customers; they also generally need more financial support from local communities. The City and Main Street committee should 38 | Downtown Revitalization Plan

come together to market, organize and promote downtown events, such as summer music on Alabama Street, Taste of Brazil, music festivals, beer/wine festivals, etc. Brazilâ&#x20AC;&#x2122;s peer communities have seen success in attracting these types of businesses and events to their downtown.

The benefits of attracting local businesses as well as independent retailers equates to a larger return to the local economy than chains.

DRAFT: July 2016

T F A R D Noblesville, IN Â© RATIO Architects Inc. 2016

Franklin, IN

Greencastle, IN Brazil, Indiana | 39

Gateways & Wayfinding

F A

A second component of the signage program is wayfinding signage to help visitors locate free parking throughout downtown. Several gateway and wayfinding signage examples are provided to the right. Gateway and wayfinding signage should be of sufficient scale so they are easily viewed by passengers of automobiles and pedestrians.

Brazil has a highly walkable, highly trafficked downtown that is located primarily along National Avenue/U.S. 40. One of the most important improvements that the City can make in coordination with the Main Street organization and area businesses is to create and implement a gateways and wayfinding plan for downtown. The City has already generated success with several popular murals that welcome people into the downtown. This could be complimented by signage with attractive landscaping that welcomes people into Brazilâ&#x20AC;&#x2122;s freshly improved center.

The design and location of gateway and wayfinding elements should reflect the unique aspects of Brazil and concisely inform and guide motorists and pedestrians to the numerous attractions throughout the community.

The areas identified are targeted for signage installation, see map on Page 44.

Gateway Signage Precedents 40 | Downtown Revitalization Plan

DRAFT: July 2016

Wayfinding Considerations

Maintenance

When any signage is installed, maintenance is a factor. Design of the sign and surrounding landscape should take into account the fiscal and staffing ability to maintain the signage. Maintenance should be included as a line item within the yearly public works budget and the task should be assigned as mowing is done.

The City should work with a professional to develop gateway and wayfinding signage. The City should work with private property owners and INDOT as necessary to make gateway improvements that blend with their recent and ongoing streetscape improvements to the National Avenue. The City should use gateway locations identified in this downtown planning process, and should seek grant assistance and private financing where these gateway projects may be included with larger projects where practical. The City should hire a consultant to begin design and construction of the National Avenue and State Road 59 gateway projects in 2016 for completion in 2017.

- Provide a minimum amount of information on a sign. - Any mapping included on the sign should be a simplified version of the actual city map. - Present information logically. - Use fonts and graphic elements that are easy to read. Bold colors and simple text are encouraged. - Place so that the view of the sign is not obstructed by other elements.

- The overall system must be cohesive.

Implementation

Wayfinding includes all of the ways in which people orient themselves and navigate through space. One effective method of doing this is by implementing a wayfinding system. Wayfinding Signage Best Practices:

The use of welcome signs is probably one of the most common ways to identify a community gateway. There are many innovative ways to create signs so that they can serve as public art and be reflective of the area. Landscape treatments along a roadway, located at intersections, or within medians or roundabouts can be used to designate special areas of arrival. Landscaping may also be used to enhance and frame views, as well as screen unsightly or unwanted areas.

- Signage should be located ahead of where turns need to be made.

Gateway features can delineate and announce one’s arrival into a region, city, neighborhood, or unique public place. Community gateways not only shape one’s first impression, but also reflect and strengthen the unique features and values of the community.

- Be sure that no matter where signs are mounted, they have font sizes and information that are appropriate to the mounting height.

Gateways Considerations

Existing Brazil Mural Gateway Signage

Wayfinding Signage Precedents Brazil, Indiana | 41

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Redevelopment of dilapidated, vacant Darley or abandoned real estate is often a critical issue for Railroad communities. These properties often cause blight and influence surrounding real estate Ridgein neighborhoods or along corridors. The in a negative way, preventing new investment associated costs to redevelop these pieces of real estate often exceed the market return on investment (ROI) due to the costs of environmental remediation for brownfields, the need for building structure compliance with modern codes, the age of existing mechanical systems, and the property constraints of urban real estate. These properties are often in older sections of a community that continue to experience disinvestment and have aging infrastructure. Generally redevelopment requires the local jurisdiction to proactively intervene to assist potential developers and assume a portion of the risk. This is where the Brazil Redevelopment Commission comes into play. Maple Cass

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Implementation

F Upper Floor Residential Opportunity Sites

The City and/or its economic development partner organization is eligible to apply for $400,000 from OCRA and USDA Rural Development to develop a GAP Financing Program. The application should be completed in 2017, and the program should be operational to make loans no later than the beginning of 2018.

A number of vacant and/or underutilized historic properties line National Avenue, accounting for roughly 100,000 SF of vacant and/or underused upper floor space in downtown. While these spaces represent liabilities in their current state, they also represent redevelopment opportunities. Because the market return for rent per SF is low and the cost of renovation are high, often a financial gap must be bridged to enable building owners and developers to redevelop these upper floor spaces. The City of Brazil, Brazil Main Street, and local bankers should work together using the steps included in this Plan to create a GAP financing program to aid in the redevelopment of private property in Downtown Brazil.

Upper Floor Building Revitalization

Downtown Apartment Precedents 44 | Downtown Revitalization Plan

DRAFT: July 2016

Vacant Upper Floors Map

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The City of Brazil, Brazil Main Street, and their economic development partners should work with private developers to prepare plans for the redevelopment of vacant properties in downtown Brazil. This may require the City use TIF District proceeds in conjunction with private investment to close the financing GAP to secure a reasonable return on private investment.

Implementation

The first issue of infill and downtown redevelopment is to assemble and control the land. The private sector often does this or is assisted by the City. The City of Brazil has limited staff; therefore, the private sector should complete the assembly of property in most cases. Due to a modest rent per square foot market in downtown Brazil, it will likely be necessary to provide public underwriting of some aspect of the redevelopment project. The City should be prepared to use TIF funds as an incentive to support private redevelopment. A financial development gap will be filled by TIF funds or other redevelopment incentives that would allow the project to move forward. In general, the City should have provided no more than 20% of the total project costs. The exception to this rule of thumb would be to support major, transformational downtown redevelopment projects.

There are several examples of smaller project types that are ripe for public-private partnerships. These include:

Unlocking the value of land: Local and state governments have significant real estate holdings that are often underutilized. Particularly in areas with increasing density, these real estate holdings can be leveraged to replace aging libraries, public safety facilities, and parking while at the same time generating increased tax revenues from multi-use projects. Developers are often willing to donate private land if it speeds up the delivery of needed infrastructure.

Outsourced maintenance and operations: Often seen as the pioneer of public-private partnerships, state and local public works agencies can use P3s to enhance performance, improve reliability and reduce costs (e.g. toll roads).

A Public-Private Partnership may be a good opportunity to pair local funds with investors and/or stakeholders to make a project a reality.

P3s Ideal for Local Government

Communities sometimes lose part of their built urban fabric due to fire, extreme weather, or neglect. When structures disappear, they leave a “missing tooth” or a gap between remaining structures. These gaps are best filled with structures that are built to the back of the sidewalk, even and compatible with remaining structures. This means rebuilding at the property setback line and not providing parking in front, a sure way to kill a streetscape.

long-term operating agreements. The governing body should take an active role in educating the public about the costs and benefits of a proposed project.

Infill Development

The term “Public-Private Partnership” (P3) traditionally refers to projects that involve the use of public resources or financing capabilities to promote local private economic development. In those arrangements, the public entity typically provides some combination of tax incentives, public land or other assets, infrastructure investments or financing methods. The private entity makes capital investments, commits to providing jobs, contributes development expertise and assumes financial risk.

These “partnerships” (which typically are not partnerships legally) can have short life spans covering only the construction period for the project, or longer life spans covering debt repayment or 46 | Downtown Revitalization Plan

Regulatory Compliance Some infrastructure projects are driven not just by need, but by mandate. Either development is occurring, or more commonly, new rules and regulations require system upgrades that need to be accomplished quickly or else governments face stiff penalties. The P3 approach can meet these challenges in an innovative way without the need for a permanent staff augmentation by the owner.

DRAFT: July 2016

Vacant Properties Map

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Façade Grant / Loan Renovation Program

See examples and resources in the Appendix starting on page 82.

F Existing Downtown Facades

Implementation

The following pages include guidelines for facade rehabilitation that follow recommendations provided for the Secretary of the Interior’s Standards for Rehabilitation.

With many historic buildings lining National Ave, many of the facades are in need of significant renovation. The program will award grants and/or loans to building owners to complete façade renovations to protect and enhance the buildings as the primary historical assets of National Avenue and Downtown Brazil. Brazil Main Street will work with the City to secure funding and manage this program with support from Historic Landmarks of Indiana and the National Trust for Historic Places.

Funding may be available from OCRA and USDA Rural Development Services that would support private sector investment and leverage local financial loans as may be appropriate to complete façade renovations. The application should be made in 2016 or 2017, with implementation beginning in 2017-2018. The City of Brazil also should update its Zoning Ordinance to include a downtown overlay with both infill development standards and facade standards for Downtown Brazil to protect the authentic district that exists.

Historic Images of Downtown Brazil 48 | Downtown Revitalization Plan

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Rehabilitation Standards

- The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

”Rehabilitation” is the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. ”Restoration” is the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period.

The limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other coderequired work to make properties functional is appropriate within a restoration project. 50 | Downtown Revitalization Plan

- A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

In order to be eligible for Federal and State tax credits, grants, or special low-interest loans available through other funding sources, rehabilitation projects must comply with the Secretary of the Interior’s “Standards for Rehabilitation,” listed below. The Standards include ten basic principles created to help preserve the distinctive character of a historic building and its site, while allowing for reasonable change to meet compatible new uses.

“Preservation” is the act or process of applying measures to sustain the existing form, integrity and materials of an historic property. Work, including preliminary measures to protect and stabilize the property, generally focuses upon the ongoing maintenance and repair of historic materials and features rather than extensive replacement and new construction. New exterior additions are not within the scope of this treatment; however, the limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other coderequired work to make properties functional is appropriate within a preservation project.

The Secretary of the Interior’s “Standards for Rehabilitation”:

Before any further discussion of preservation issues, it is important to know there are standards for four distinct but interrelated approaches to the treatment of historic properties: preservation, rehabilitation, restoration, and reconstruction.

“Reconstruction” means the act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving site, landscape, building, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location.

Guidelines for Historic Buildings/ Districts

The Standards apply to the interior and exterior of historic buildings of all periods, styles, types, materials, and sizes. These Standards also encompass related landscape features and the building’s site and environment as well as attached, adjacent, or related new construction. The Standards are applied in a reasonable manner, taking into consideration economic and technical feasibility.

- Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. - Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. - Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved. - Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. - Chemical or physical treatments, such as

DRAFT: July 2016

-N ew additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

The upper facade typically has several identical windows arranged in even horizontal rows. Windows still make up the majority of the facade.

Storefront

Typically 80-90 percent transparent. Structural beam spans the opening supporting the upper facade. This is sometimes exposed, and sometimes hidden with the decorative cornice.

-N ew additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Upper Facade

- S ignificant archaeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

Cornice

The cornice provides a “visual termination” to the building. Cornice materials might be sculpted wood, brick, stone, pressed metal or terracotta.

sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

Lintel Sash Window Mullion Window Sill

Decorative Cornice (sometimes inc sign panel)

Transom Display Window Pilaster Recessed Double Doors Kickplate or Bulkhead

Anatomy of a Building Facade (Images Courtesy of the National Main Street Center - National Trust for Historic Preservation)

When discussing rehabilitation projects, it is important to know the terms for the different elements that make up the facade of a historic building. The graphic to the right summarizes and describes the various components of a typical building facade. For additional information on rehabilitation standards contact the Technical Preservation Services of the National Park Service at: (202) 513-7270. Information can also be obtained from the TPS’ website at http://www2. cr.nps.gov/tps.

Brazil, Indiana | 51

Filling in Display Windows, Transoms or The maintenance and remodeling of historic buildings Doors Common Problems or Issues

Before

The Role of Signage

Perhaps the most obvious attempt to make downtowns look like suburban malls, “slipcovers” were usually metal or exterior insulation panels placed over existing facades to create one massive cohesive appearance.

False Historical Themes Attempts have been made time and again to try and create interest in buildings or streetscapes by assigning them an arbitrary time period and basing improvement efforts on that theme. Buildings and sites should be restored to the period of significance for that building or place.

Historic Preservation Plan For

Slipcovers

This building’s facade was concealed by a slipcover, large wooden canopy, and artificial stone veneer. Uncovering the windows, brick facade, and architectural features made the building more inviting and desirable for business.

Downtown Union City Boarded or in-filled windows result in fewer “eyes on the

street,” remove important details from the facade, and give the appearance that the upper floors are vacant.

Downsized windows, in-filled storefronts, a wooden canopy, and an inappropriate paint scheme give this building a neglected, uninviting appearance. The appearance of a building’s facade can impact perceptions Prepared by: of its business tenants. Preservation Design Studio Graduate Program in Historic Preservation Department of Architecture Ball State University

The pattern of openings in a facade is a critical component of the building design. Filling in these spaces creates a monolithic street environment, making the street feel unsafe and unwelcoming.

can often lead to inappropriate results. Several practices were widespread enough throughout the country that the National Trust published them as the six most common design problems for downtown buildings. The following is an overview of those issues along with photographs of relevant examples.

After

Ground Floor Separation From Upper Facade During the last half of the twentieth century many building owners installed large contemporary metal awnings and canopies at the first floor level, covering up windows and historic features. We know now that historic facades are meant to be appreciated as a single composition and that awnings and canopies should be carefully designed to provide shade and shelter without harming the building’s character.

Much of this document is designed to reinforce downtown Brazil’s identity as a unique, historic and memorable place. Signage is one component of the environment that can quickly convey a suburban or urban setting depending on its design. Signage serves three primary purposes: - Identify a business - Promote merchandise or a service - Attract customers inside

This section provides guidance for the use of sign forms and materials that enhance the visual quality and create an exciting atmosphere downtown. The intent of these recommendations is to promote creativity and originality within a framework that helps avoid common problems. The five most common types of signs used in downtown Brazil include: - Awning sign - Flush mounted wall sign - Blade sign - Projecting sign - Window sign

DRAFT: July 2016

52 | Downtown Revitalization Plan Fall 2003

Signage Placement and Size

- Under the storefront cornice

New signs on historic buildings should be designed to enhance, yet be somewhat secondary in nature to the building façade. The arrangement and size of windows, the division of the façade, and the form at the base of the building will all suggest logical places for signs. When considering the design and placement of building signage, determine what the existing façade is suggesting, how the sign should appear, and where it should be placed.

- Painted on the storefront glass

- On the awning valance or return - On the canopy fascia

- The most common problem related to signage in any given urban district is that it is too big, too bold, and too brash. It is important to remember the entire building is a sign. The appearance of the building can be more effective advertising than the sign itself. A well-maintained facade free from inappropriate alterations can draw attention to the building and to the businesses that occupy it.

Many downtown destinations would benefit from projecting signs on buildings, or A-frame (sandwich board) signs on sidewalks. These examples are better suited for the pedestrian and urban street traffic as they are perpendicular to the travelway. Temporary / movable plastic signs on trailers should not be used in the context of an urban downtown.

Appropriate Example

Inappropriate Example Placement of Building Signage

Generally, signage on historic buildings should not be placed on the roof or above the first floor. Historically the most common locations for signage on buildings were:

- Projecting from the building at the first floor

Another way to help determine the style, size and shape, or the placement of signage, is by reviewing historic photos of Brazil. Applicants can review old photos of buildings to determine where signage has been placed historically. The Clay County Historical Museum has an extensive photo archive that is available online, including many photographs of downtown buildings.

- On the side of the building

Flush Mounted Sign

Projecting Sign

Blade Sign

Awning Sign Brazil, Indiana | 53

- Indirect light fixtures are more accessible and therefore easier to replace than internally-mounted tubes.

- Indirect lighting is more consistent with the way signage was illuminated historically.

The use of individual letters mounted to the panel over the storefront is an attractive, appropriate way to incorporate signage on a historic building. Indirect illumination is another appropriate detail that provides added detail to the overall storefront composition.

There are generally two ways of illuminating signs â&#x20AC;&#x201C; internally, or indirectly. Internally-lit signs have the light source contained within the sign, whereas indirectly-lit signs are illuminated with an external light source. Internally-illuminated signs are not appropriate in an urban environment like Brazilâ&#x20AC;&#x2122;s historic downtown; indirect lighting should be the preferred method. When illuminating a sign, it is important that the indirect light source is always directed downward and not upward on the sign, and the light should be placed to avoid glare. Additional reasons why signs should be illuminated with an indirect light source include:

Signage Lighting

This is an excellent hanging sign that has been conceived as a cohesive sculptural form. The colors are a simple four-tone palette, the message is concise, and it includes a nice graphic. It is indirectly illuminated, and placed sensitively on the building.

- Indirect lighting is more urban in character than internally illuminated signage.

- Indirect lighting tends to suggest a more human scale.

- Specific design features of signs can be highlighted with spot-lighting.

Restoration of historic painted wall signs can draw attention to a building. Compatible contemporary painted wall signage could be considered for buildings that are already painted.

- More creative sign forms can be achieved when the limitations imposed by internal illumination do not need to be considered. Examples depicted at right demonstrate precedents of appropriate signage based on the issues discussed previously.

54 | Downtown Revitalization Plan

This inviting storefront features a flush-mounted sign, a projecting sign using a symbol rather than lettering, and an A-frame (sandwich board) sign on the sidewalk

Temporary vinyl signs are discouraged and should only be used until permanent signage can be installed. Refer to the cityâ&#x20AC;&#x2122;s zoning ordinance for specifics on the amount of time allowed temporary signs can be up.

DRAFT: July 2016

Awnings

After World War II, fixed aluminum awnings became fashionable. Fixed aluminum awnings are not appropriate for most urban commercial buildings.

The awnings at left are too small and are mounted at an arbitrary height; the domed awning over the door is an inappropriate style for a downtown building. The awning at right is too large and covers up large portions of the facade.

Awnings on north and east elevations are less critical for shading but can offer shelter to pedestrians. In the late nineteenth and early twentieth centuries, awnings often featured colorful stripes, logos, and lettering, serving as a form of signage. These awnings were often retractable, and could be rolled up on overcast days or in the winter, when additional daylight and heat gain were desirable.

Storefront awnings serve two primary functions: to shade the storefront and sidewalk and to provide pedestrians with some shelter from the elements. Awnings on south and west elevations are most critical for shading, reducing glare, heat gain (thereby saving on cooling costs), and preventing the fading of interior materials and goods in window displays.

In the past, awnings provided shade, shelter, and signage.

ÂŠ RATIO Architects Inc. 2016

Wood, asphalt shingle or metal pent roofs and quarter-round plastic awnings are inappropriate for downtown buildings.

Brazil, Indiana | 55

Storefronts

Mixed-use development is strongly encouraged within the historic district. Mixed-use refers to incorporating different uses or activities within a single building or site. This was the historic pattern of development in downtown Brazil, with retail space on the first floor and office, residential, or entertainment uses on the upper floors. Several downtown buildings contain residential uses above street-level retail or office uses while many upper floors remain vacant. An appropriate mix of uses can result in several objectives for a vibrant downtown. Housing above retail can ensure there is life on the street and lights in the windows after retail or commercial establishments close.

In-filled storefronts with small windows can make a building seem gloomy and uninviting. Elements of the historic storefront may be concealed underneath.

In providing daylight and catering to pedestrians, historic storefronts fulfill present-day standards for desirable downtown commercial space. Wherever possible, historic storefronts should be retained and restored. The storefronts that have suffered unsympathetic alterations tend to be uninviting and often provide little daylight to the interior. This can make these commercial spaces undesirable for tenants. Such storefronts should be renovated to match the downtownâ&#x20AC;&#x2122;s character and promote business activity.

Well-maintained historic storefronts with recessed entries, transoms, and large display windows seem bright and inviting.

After World War II, many storefronts were covered over with brick, wood or metal siding, or other unsympathetic materials. These alterations detract from the historic character of Brazil and are not inviting to pedestrians. In many cases, elements of the historic storefronts may be concealed under these later treatments.

Mixed-Use

Historic storefronts featured large areas of glass to provide daylight to the interior of the store as well as space for window displays. Storefronts often feature wood or metal windows, recessed entries, and transoms. Many transoms feature prismatic glass tile, which was designed to project light deep into the store. These storefronts were designed to attract pedestrians with their large window displays and inviting entrances.

A useful guide, Preservation Brief 11: Rehabilitating Historic Storefronts is available from the National Park Service (http://www.nps.gov/history/hps/TPS/ briefs/presbhom.htm). Compatible new storefront featuring original iron columns, recessed entry, transoms, and display windows.

56 | Downtown Revitalization Plan

Compatible new storefront featuring recessed entry, transoms, and display windows.

DRAFT: July 2016

Historic windows were designed to provide daylight and fresh air to the interior of the building. In later years, many windows were boarded up or reduced in size. Wherever possible, historic windows should be retained and restored. Adding storm windows to historic windows will make them as efficient as most replacement windows while also increasing the life of the window.

Downsizing windows—installing a smaller window and filling in part of the opening around it— dramatically decreases the energy efficiency of the window opening by providing many opportunities for air infiltration, and mars the exterior appearance of the building. Replacement windows should always fill the entire opening and should match the style of the original windows. For additional information refer to Preservation Brief 9: The Repair of Historic Wooden Windows from the National Park Service (www.nps.gov/history/hps/TPS/briefs/presbhom. htm).

Masonry

Sandblasting and inappropriate tuckpointing can permanently damage brick, causing deterioration. Masonry should always be cleaned using the gentlest means possible.

The majority of the buildings in Downtown Brazil are of brick masonry construction. Some buildings feature stone accents, and several feature a historic stucco finish in imitation of stone. Historic masonry can be very durable if properly maintained. Improper maintenance can permanently damage the masonry and may lead to deterioration.

Left: Windows should fill the entire opening. Right: Inappropriate infill with siding and downsized window units.

Windows

Many brick masonry buildings in Brazil retain a historic stucco finish in imitation of stone. This contributes to the unique historic character of Brazil’s downtown.

Brick should never be sandblasted. When brick is baked, it develops a tough outer-skin (think of a loaf of bread and its crust). Sandblasting removes this durable surface and exposes the soft inner core of the brick, leading to deterioration. Damage from sandblasting is permanent and cannot be reversed. If a building has been previously sandblasted, measures can be taken to seal the brick to slow deterioration. The National Park Service provides Windows help define the character of a building. Historic windows should be repaired and retained wherever possible. Preservation Briefs which give details on the proper The addition of storm windows will dramatically increase the maintenance of historic masonry. These include efficiency of single-glazed windows. Preservation Brief 2: Re-pointing Mortar Joints in Historic Masonry Buildings and Preservation Brief 6: Dangers of Abrasive Cleaning to Historic Buildings (www.nps.gov/history/hps/TPS/briefs/presbhom. htm). © RATIO Architects Inc. 2016

Brazil, Indiana | 57

F Yes

The manner in which parking and buildings are arranged on a site distinguishes urban places from suburban areas. Suburban development typically results in parking being located in front of buildings. While this may be convenient for drivers, it is not an arrangement that places importance on the quality of the pedestrian space in front of, or around, the buildings. In traditional downtowns, buildings are typically located adjacent to the sidewalk. This relationship tends to create a more human-scaled 58 | Downtown Revitalization Plan

National Main Street Center

Buildings in traditional downtowns share a similar height. Infill construction should respect this. A new facade that is too high or low can interrupt this consistent quality.

National Main Street Center

Building Placement

Compatible infill construction matches the scale, setbacks, and material palette of its context, blending into the urban fabric.

What is good infill design? Since a good infill design responds to its surroundings, it is difficult to develop specific guidelines that can be universally applied. However, there are several general concepts that should govern the visual relationship between a new infill building and its neighbors. Each site has unique design challenges and opportunities. The following section explores a number of design issues that should be considered to ensure a new building fits within Brazil’s downtown urban fabric.

There are several parking lots or vacant areas in the downtown - both within the historic district as well as just outside the boundaries - that could be redeveloped with new buildings. Because this type of construction fills a “hole” in the built environment, it is often referred to as infill construction. The proper design and placement of a new building presents a variety of challenges within the context of a historic downtown such as Brazil’s. A new building should be designed to look appropriate and compatible with surrounding (older) buildings, yet reflect today’s contemporary use of materials and programmatic requirements.

and interactive street (when the buildings have been designed with human scale in mind). In downtown Brazil, consideration should be given to locating parking in a manner that emphasizes the importance of pedestrian circulation. The most effective way of achieving this is by placing most, if not all parking, at the rear of the building. If certain site conditions do not allow for this arrangement, some parking can be placed beside a building as long as it is properly screened from public view. National Main Street Center

New Infill Construction

A new building should reflect the characteristic rhythm The composition of facades on infill development should be comprised in a similar manner to those facades on adjacent or of the facades along the street. If the site is large, the mass of the facade can be divided into a number of nearby buildings. small bays. DRAFT: July 2016

The roof line or building cornice should be similar to those on adjacent structures. The proportion (relationship between height and width) of existing facades should also be respected.

From an urban design standpoint, the facade or front of a new building is one of the most important components of infill development within a downtown setting. To a large degree, the design of an infill façade should be an outgrowth of its surroundings. If the design of the new façade is based on those of its neighbors, it is sure to be compatible. It should be authentic and should not copy or replicate older facades. In fact, falsely replicating historic features can ultimately detract from the character of the historic district by compromising what is truly authentic and historic.

The goal of new architecture in the historic district is to utilize high quality materials, particularly at the pedestrian level. The term “high quality materials” often refers to brick, limestone, granite, terra-cotta and glass in new architecture. Wood and cast iron elements may be appropriate in some instances, particularly when a new building needs to complement an adjacent historic structure. As noted earlier, it is important to create authentic facades utilizing durable materials. One way to achieve this is by avoiding any material that is fabricated to look like another material (i.e., pre-cast panels made to look like brick, vinyl imitation stone).

R D

National Main Street Center

Building Materials

The relationship of building facades along streets should be consistent with those of neighboring buildings. Maintaining this consistency helps to “frame” the outdoor room of the downtown and enhances the pedestrian experience along sidewalks.

Transparency When a significant amount of visibility into and out of buildings is desired, particularly at street/sidewalk level, glass is encouraged as a primary component. Not only will this create a more attractive building storefront, the adjacent sidewalk can become a more comfortable and attractive public setting as well. © RATIO Architects Inc. 2016

Seeing the activities inside a building, and viewing street life from within a building, creates a dynamic and exciting environment that distinguishes the downtown from suburban areas. Pedestrians are more likely to enter a business they are visiting for the first time if they are able to see in. If it is a restaurant, they can get answers to the usual questions as they consider entering: Is it crowded? What’s the character like? Is it smoky? Are there children? Retail establishments rely heavily on the attraction that results from a potential customer viewing merchandise in the window.

No No

National Main Street Center

Building Facades

Yes

In spite of the logic behind the benefits of transparency between the inside and out, windows all too often are removed from historic structures. They are often reduced in size, shaded with blinds, or heavily tinted. Windows in new buildings are also often specified with little regard to how the design may affect the quality of the street. The cumulative effect of several buildings in a block that have done this is a dead street that feels unsafe and uninviting. The nighttime appearance of the downtown will also benefit from clear glass at the first floor elevation. Not only will views into the buildings be highlighted, ambient light from inside the buildings will spill onto the sidewalks. This can make sidewalks feel safer and reduces the need to use pole lights for sidewalk illumination. For these reasons, large amounts of clear glass as a first floor component of buildings in the historic district is strongly encouraged. Existing businesses are encouraged to open the shades and remove tinted applications wherever possible.

Brazil, Indiana | 59

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The Downtown Streetscape Enhancements Map illustrates how previous, current and future pedestrian improvements can ease pedestrian movement in and through downtown Brazil. It should be noted that significant greenway trails that can accommodate both pedestrians and bicyclists often increase adjacent property values and attract private investment in the vicinity of these trail amenities.

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DRAFT: July 2016

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60 | Downtown Revitalization Plan

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National Avenue Improvements

INDOT is currently completing the construction of a new streetscape as well as new stormwater infrastructure along National Avenue in Brazil’s Downtown. The opportunity provided by the significant face-lift for the City’s principal arterial and gateway into Downtown cannot be underestimated. This gives Downtown Brazil a fresh face and provides renewed energy to revitalize its downtown. While construction is nearly complete, the City may want to consider further downtown streetscape improvements to National Avenue such as planters, benches, trash and recycling receptacles and outdoor dining areas for restaurants and bars.

Brazil, Indiana | 61

ve. nal A o i t a N

Alabama Street Enhancements Located on the west side of the Clay County Courthouse, Alabama Street has been a favorite location to hold community events from festivals to concerts. This end of downtown also hosts important anchor businesses that are critical to the revitalization of downtown. This space will support the communityâ&#x20AC;&#x2122;s need for a gathering place and provide an opportunity for enhanced restaurant and entertainment investment along this portion of the downtown corridor.

Implementation

H. Alabama St.

The City of Brazil will lead this project while coordinating with the Brazil Main Street organization on programming elements. This Plan provides precedents and a design vision for this festival street, but the City should hire an urban design and landscape architectural consultant to prepare construction drawings for this project. The City should work with the MPO and with OCRA to identify potential grant funding sources to complete this project. This could also be funded by a combination of city road improvement funds, county funds, TE funds, and TIF dollars. This project should begin design in 2017 for construction completion in 2018.

The Downtown Revitalization Plan calls for this street to be enhanced to provide a venue for downtown events of all kinds and magnitudes. This may include a City and County partnership to also activate the west courthouse lawn.

t. son S Jack

NTS

62 | Downtown Revitalization Plan

DRAFT: July 2016

Precedent Images D.

ÂŠ RATIO Architects Inc. 2016

Brazil, Indiana | 63

Jackson Street Multi-Use Trail This multi-use trail will provide a safe, ADA accessible, convenient, and attractive trail for pedestrians and cyclists of all ages and abilities. This project will enhance anGap already very walkable downtown and Closing the Between the Historic provide access downtownCore to parks and from Downtown andfrom Commercial neighborhoods north and south to downtown. This trail will also serve as an accessible seniors Pedestrian Connectivity on SRroute 144 for from the to reach essential services downtown. Historic Downtown to SR 135.

The City will begin this effort in 2016 and complete greenway trail improvements to Jackson Street by the end of 2017, allowing time to secure additional funding to complete the section to its parks for design and construction in 2017 through 2019.

Additional, trail improvements and extension from this planned SR 144 greenway trail will be important to consider because these future extensions have the potential of connecting thousands more Bargersville residents to the downtown and SR 135 area from the residential neighborhoods north of Whiteland Road.

Trailhead Design Precedent

very strong pedestrian / bike link from the older downtown area to the SR 135 creating a strong economic bust to businesses in both submarkets. It would also ease the movement of people in and around the SR 144/135 intersection along SR 135, and as importantly back into the older Economic connectivity vibrancy is the often related The design consultantand should refer to design vision downtown destination marketplace. It would also directly to physicalincluded connectivity pedestrians. and precedents in the for Downtown Revitalization complement the anticipated new Sports Complex A strong pedestrian linkconstruction between thedocuments. older Plan when developing The to be located just south of SR 144 along SR 135. downtown destination morepaving and trail should a minimummarket of 10’ and widethe asphalt auto-oriented Corridor will economically be located toSR the135 south of Jackson Street, separated strengthen both submarkets for local businesses. from the street by a landscaped buffer. ADA approved Bargersville received anbeINDOT greenway trail ramps and has signage should located at each road intersection. grant that will develop a trail from the northwest side of downtown running along SR 144. Once, it Implementation reaches downtown then the trail is planned to turn south along Main Street before turning east on The City of Brazil has secured INDOT grant funding Harriman Avenue.

for this project, and will manage the project. Design underway, with completion anticipatedofbystrong the end Theis Town is focusing on the importance of 2017. This represents the initial stage of a physical connectivity and would like to have project that will connect Forest Park (south Downtown) pedestrian access and movement onofboth sides of to Hendricks Park (north of downtown). SR 144 from Harriman Avenue intersection to SR In conjunction with this Downtown Revitalization 135.

Plan, the City of Brazil will seek additional funding for

This cross SRgreenway 144 and adding 5 thewould futureinclude extension of its trails toaconnect foot sidewalk along the north edge of SR 144 to downtown to its two major parks north and south of the thedowntown SR 135 intersection. willresearch create aSafe strong area. The CityThis should Routes pedestrian link especially living To Schools (TAP) funding for andthe theresidents Recreational Trails in Grant the neighborhoods north of SR 144 between Program (Indiana DNR). Harriman St. and SR 135. Furthermore, the Town understands that multi-use trails will increase pedestrian use, biking use, and general health and wellness opportunities for their citizens and visitors. The Town would like to add a ten 64 multi-purpose | Downtown Revitalization Plan Harriman Avenue foot trail from to the SR 135 Corridor. This would create a

Jackson Street Trail Cross Section

22’ Road Width 50’ ROW Along SR 144

DRAFT: July 2016

Parking Coordination and Management

The City of Brazil should create an action plan to prioritize parking lot improvements. Parking lot improvements will enhance the safety and appearance of publicly owned parking lots downtown (please see the parking lot inventory on page 24).

Implementation

Parking lot edge treatments for public lots and other high visibility areas can provide safety and comfort for pedestrians and establish a definite barrier. Screen parking areas, loading, and service facilities from residences and local streets by utilizing landscaping, walls, or buildings. Materials for screening parking can include shrubs, trees, masonry walls or decorative metal fences combined with landscaping. Encourage natural stormwater solutions such as vegetated swales and pervious pavement for parking lots where possible.

Enhancements to Consider

Parking Lots in Brazil Today

The City should hire an urban design consultant to design appropriate wayfinding signage that will help business patrons and visitors find public lots downtown. The City will coordinate improvements with other public works projects, and communicate the need for improvements with other downtown parking lot owners to optimize parking lot use in both public and private surface lots. The City will use the parking inventory generated in the preparation of this plan to begin this coordination effort in 2016.

Precedent Images: Parking Lot Edge Treatments ÂŠ RATIO Architects Inc. 2016

Brazil, Indiana | 65

Furnishings

Special Paving

The City’s network of streets represents the largest collection of “public places” in the community, and the design of public spaces affects their success. While ample streetscape improvements are in the process of being completed on National Avenue, the public input process has identified several additional priorities for physical enhancement. These recommendations for additional streetscape improvements could extend the charm of National Avenue and provide additional gathering spaces for community events.

Seating, planters, waste receptacles, and other streetscape furnishings should complement each other in design and fit the community’s personality. Planters will be more durable when created from cast stone, concrete, or cut stone. Some furnishings should be placed with consideration for pedestrian movements. A few furnishing styles preferred by the community are shown below.

Paving that is a color, texture, or scale different from concrete or asphalt can be used to denote crosswalks and special places. The use of distinctive materials can make pedestrian travel ways more noticeable to motorists. Since Brazil has a rich history as a major brick manufacturing center, brick pavers may be an appropriate choice for areas deserving special attention.

- Benches and seating

- Street trees

The style and placement of street furnishings have a significant impact on the function and visual quality of the urban environment. Below is a list of some amenities that the City may want to consider including in future construction projects on key streets such as Jackson Street and Alabama Street.

The City’s streets should be treated as safe and attractive public settings for all users whether motorized or non-motorized. The fundamental goal of all public spaces is to provide an inviting environment that attracts people. If such a place not only attracts people but draws them back on a consistent basis, it can be considered successful.

Downtown Streetscape Enhancements

- Landscaping and planters - Street lights - Sidewalk cafes

- Public art and/or water features Further recommendations for consideration are included to the right and on the following page. Streetscape Furnishings Precedent Images 66 | Downtown Revitalization Plan

Streetscape Pavers Precedent Images DRAFT: July 2016

Street Trees

Sustainability / Green Infrastructure

Vertical elements like street trees, building facades, and street lights tend to provide a greater impact to the streetscape than flat work such as pavement. Since National Avenue has newly installed acorntype streetlights, the City should specify similar lights throughout the rest of downtown when a streetscape project is designed.

Street trees are one of the most noticeable streetscape elements; they can unify a streetscape, complement buildings or screen uninspired architecture, and they significantly improve the quality of urban spaces by providing shade in the summer and color in the fall. Trees should be appropriate for urban settings. Species native to Indiana are likely to be more disease resistant and to adapt more readily to the heat, cold and water of their surroundings, thereby reducing long-term maintenance costs for replacement. Providing a proper amount of soil will increase the potential for survival and long-term health.

There are opportunities to incorporate sustainability principles into a revitalized downtown. Parking lots with permeable pavement surfaces, bioswales between parking bays, and curbside rain gardens are methods to divert stormwater runoff into natural filtration systems, reducing the amount of stormwater runoff entering the system. The use of native plant species increases plant survival and minimizes maintenance. LED lamps in new light fixtures greatly reduce the Cityâ&#x20AC;&#x2122;s cost for electricity.

Street Lights

Acorn-Type Streetlight in Downtown Brazil ÂŠ RATIO Architects Inc. 2016

Landscape Precedents

Green Infrastructure Precedents Brazil, Indiana | 67

Other Revitalization Programs Business Incubation Program

Two-Way Downtown Streets

The City of Brazil, Brazil Main Street, and the Chamber of Commerce should work to fund a Technical Assistance Program for current and prospective downtown investors and property owners. Using the steps included in this Downtown Revitalization Plan, the program should provide financial assistance to aid in paying for professional service fees for the following: economic development feasibility studies (TIF, Tax Credits, proformas and business plans), structural/ mechanical systems analysis, and preservation studies.

The City of Brazil, Brazil Main Street, Department of Veterans Affairs and the Chamber of Commerce should work to fund a Business Incubation Program for current and prospective downtown entrepreneurs. Using the steps outlined in this Downtown Revitalization Plan, this program can provide assistance in attracting and relocating businesses to appropriate spaces downtown, providing rental assistance for upstart businesses, and assisting veterans in starting small businesses downtown.

The City of Brazil has several one-way streets throughout downtown. Decades of study show that one-way streets create access concerns, which result in decreased property values. Using the recommendations included in the Downtown Revitalization Plan, the City should work with its MPO to vet recommendations against traffic counts and access concerns. The City should also amend the city transportation policies to eliminate downtown one-way streets where practicable.

Implementation

Technical Assistance Program

Implementation

The importance of a business incubator would be to provide new start-up businesses with working space, administrative assistance such as printing and copying needs, conference room space, and other elements integral to the function of a small business. Often the rent is lower as well. By providing space where start-ups can work, the business incubator would provide a unique business space for collaboration and the exchange of ideas. Many business incubators also offer, through the Chamber of Commerce or other like business organizations, senior business leaders who are available to mentor start-up businesses regarding their financial and business management efforts. There are several excellent locations in downtown Brazil for a business incubator.

With the significant historical and underused downtown buildings, Brazil has many redevelopment opportunities. It will be important to have added capacity to the Cityâ&#x20AC;&#x2122;s existing staff to assist with the redevelopment details of these project opportunities. The technical assistance advisory role would provide a financial review of projects and provide assistance on how best to package financial assistance to downtown property owners, developers, and businesses. For example, this would be critical on how best to use TIF funds to assist private redevelopment projects. The expertise the technical assistance advisor would provide would be a detailed analysis of project financials, much like the City may use outside legal counsel to assist with their legal affairs.

68 | Downtown Revitalization Plan

Implementation The importance of turning one-way streets into two-way streets is first and foremost safety of both drivers and pedestrians. Second, this change also allows motorists to approach businesses from two different directions, improving visibility for downtown businesses. Third, two-way streets tend to calm the flow of traffic as vehicles will drive more slowly on a two-way street. Fourth, it is much easier for pedestrians to cross twoway streets than broader one-way streets. Therefore, Brazil should review its existing one-way streets to determine if safety, business visibility, and traffic flow may be improved by transitioning them to two-way streets.

DRAFT: July 2016

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Brazil, Indiana | 69

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Chapter 4:

Implementation

Implementation Project Needs

The Downtown Revitalization Plan priority needs outlined in the development context section are: Destination Venues (DV)

In order to attract and retain customers for downtown businesses, it is critical that Brazil has a public and private anchor. The restaurants and bars of Mariano’s and the Alabama Street Bar & Grill provide an excellent foundation in which to continue to develop other downtown destination restaurants and businesses. Brazil needs to create an authentic sense of place for public gathering and community identity. Residential Development (RD)

The primary means to expand a growing everyday customer base for downtown businesses is with residential growth in and around downtown, within walking distance to downtown businesses and venues. This will take advantage of Brazil’s very walkable downtown grid that currently supports many residents. Visitor Impact (VI)

Public Realm Upgrades (PR)

Visitors to the Alabama Street Bar & Grill and Mariano’s will come back to downtown Brazil if there are other points of interest. Otherwise, these visitors may go to other communities for additional amenities and entertainment. The goal is to capture visitor spending at the Alabama Street Bar & Grill and Mariano’s and spread it further around downtown to other local businesses. At this time, visitors may be only coming to downtown to these destination markets. It would be important to retain and attract businesses within walking distance of these two iconic downtown venues from the Courthouse block west to Depot Street.

5. Connectivity

Brazil has a strong grid street system. This makes the downtown very walkable and convenient for residents and visitors. Unfortunately, parking is not very organized, and people parking their vehicles are unsure which parking lot is public and which is private. While major upgrades have been completed to National Avenue, it will be important to continue to make improvements to side streets to make the entire downtown a walkable, convenient and pleasant place to move about.

It is very important that Brazil continues to implement and expand its efforts to promote connectivity within downtown and to surrounding neighborhoods and major City parks. By making these physical connections, residents and visitors will be more likely to visit downtown and frequent downtown businesses. 6.

Business Incentives (BI)

While Brazil does not have a large downtown, it has many fine business establishments that serve visitors and residents. It still suffers from some first-floor vacancies and/or underutilized retail spaces. Much of this space should be made available for additional retail businesses. This increase in the number of venues catering to visitors and residents would complement existing downtown businesses.

72 | Downtown Revitalization Plan

DRAFT: July 2016

Project Needs Matrix Needs

Categories

Needs Projects / Programs

PRU

Jackson Street Multi-use Trail Project Alabama Street and Courthouse Gathering Space Project

Extend Greenway Trails and Sidewalk Improvements to Connect City Parks to Downtown Project Upper Floor Building Renovations for Residential Reuse Projects Downtown Technical Assistance Program Business Incubation Program Parking Lot Upgrades and Wayfinding Projects

Gateway Enhancements Projects

Façade Grant / Loan Renovation Program

Infill Downtown Redevelopment Project Coordination

Two Way Downtown Streets Projects

Brazil, Indiana | 73

Project Descriptions Summary

Project Entities: City of Brazil (Lead), Brazil Main Street, Residential Neighborhoods Project Estimated Budget: $750,000 - $1,000,000

In conjunction with this Downtown Revitalization Plan, the City of Brazil will seek additional funding for the future extension of its city greenway trails to connect downtown to its two major parks north and south of the downtown area. This project is an initial stage of a project that will connect Forest Park (south of downtown) to Hendricks Park (north of downtown). Also, this project will enhance an already very walkable downtown and provide access from downtown to parks and from neighborhoods north and south to downtown. The City should research Safe Routes to Schools (TAP) funding and the Recreational Trails Grant Program (Indiana DNR). The City will begin this effort in 2016 and complete greenway trail improvements to Jackson Street by the end of 2017. This will allow time for the City to secure additional funding to complete section to its parks for design and construction in 2017 through 2019.

This multi-use trail will provide a safe, ADA accessible, convenient, and attractive trail for pedestrians and cyclists of all ages and abilities. This path should be a minimum of 10’ wide asphalt paving and be located to the south of Jackson Street. It should be separated from the street by a landscaped buffer. ADA approved ramps and signage should be located at each road intersection. This trail will serve as an accessible route for seniors to reach essential services downtown. The City of Brazil has secured INDOT grant funding for this project, and the City will be managing this project. Design and construction are underway. The design consultant should consult with the design vision and precedents included within the Downtown Revitalization Plan when developing construction documents. The project should be completed by the end of 2017.

74 | Downtown Revitalization Plan

Alabama Street and Courthouse Gathering Space Project Project Entities: City of Brazil (Lead), Brazil Main Street, Clay County, Downtown Businesses, and Event Planners

Project Estimated Budget: $200,000 - $400,000

Project Entities: City of Brazil (Lead), Brazil Main Street

Extend Greenway Trails and Sidewalk Improvements to Connect City Parks to Downtown Project

Jackson Street Multi-Use Trail Project

Project Budget: $500,000 – 650,000 Located on the west side of the Clay County Courthouse, Alabama Street has been a favorite location to hold community events from festivals to concerts. This portion of downtown also hosts important anchor businesses that are critical to the revitalization of downtown. This space will support the community’s need for a gathering space and provide an opportunity for enhanced restaurant and entertainment investment along this portion of the downtown corridor. The Downtown Revitalization Plan calls for this street to be enhanced to provide a venue for formal to informal minor and major downtown events. This may include a city/county partnership also to activate the west courthouse lawn. The City of Brazil will lead this project while coordinating with the Brazil Main Street Program on the programming elements. This Plan provides precedents and a design vision for this festival street. The City should hire an Urban Design and Landscape Architectural consultant to prepare design drawings and construction documents for this project. The City should work with the MPO and with OCRA to identify potential grant funding sources to complete this project. This could be funded by a combination of road improvement funds, County funds, INDOT Transportation Enhancement grant, OCRA grants, and TIF funds. This project should begin design in 2017 for construction completion in 2018.

DRAFT: July 2016

Upper Floor Building Renovations for Residential Reuse Projects

Façade Grant / Loan Renovation Program Downtown Technical Assistance Project Entities: City of Brazil (Lead), Brazil Main Street, Program (TAP)

Project Entities: Brazil Main Street (lead), Local Banks, City of Brazil, and WCEDD

WCEDD

With many historic buildings lining the historic National Avenue, many of the facades are in need of significant renovation. The program will make grant and/or loans to building owners to complete façade renovations to protect and enhance the buildings as the primary historical assets of the historic National Avenue in Downtown Brazil. Brazil Main Street Program will work with the City of Brazil to secure funding and manage this program with program support from Historic Landmarks of Indiana and the National Trust for Historic Places. Funding may be available from OCRA and USDA Rural Development Services that would support private sector investment and leverage local financial loans as may be appropriate to complete façade renovations. The application should be made in 2016 or 2017 with implementation beginning in 2017 - 2018.

Brazil has a significant number of vacant and/or underutilized historic properties that line National Avenue. These properties account for roughly 100,000 SF of vacant and/or underused upper floor space in downtown. While these spaces represent liabilities in their current state, the same upper floor spaces also represent redevelopment opportunities. Because the market return for rent per SF is low and the cost of renovation high, there is often a financial gap that needs to be bridged to enable building owners and developers to redevelop these upper floor spaces. The City of Brazil, Brazil Main Street, and local bankers should work together using the steps included within this Downtown Revitalization Plan to create a GAP financing program to aid in the redevelopment of private property in Downtown Brazil. The City and/ or its economic development partner organization should apply for $400,000 from OCRA and USDA Rural Development to develop a GAP Financing Program. The application should be completed in 2017, and the program should be operational to make loans no later than the beginning of 2018.

Project Estimated Budget: $100,000 - $150,000

Project Entities: City of Brazil (Lead), Brazil Main Street, Redevelopment Consultant, WCEDD Project Estimated Budget: $25,000 - $35,000 The City of Brazil, Main Street, and the Chamber of Commerce should work to fund a Technical Assistance Program for current and prospective downtown investors and property owners. Using the steps included within this Downtown Revitalization Plan the program should provide financial assistance to aid in paying for professional service fees for the following; economic development feasibility studies (TIF, Tax Credits, proformas and business plans), structural/mechanical systems analysis, and preservation studies. This downtown TAP is essential to provide funding entities the necessary documentation to secure project financing (grants, loans, and tax credits) to complete downtown redevelopment projects.

See examples and resources in the Appendix starting on page 82.

Brazil, Indiana | 75

Business Incubation Program

Gateway Enhancements Projects

Project Estimated Budget: $25,000 - $45,000

Project Estimated Budget: $250,000 - $300,000

Project Estimated Budget: $50,000 - $75,000

The City of Brazil, Main Street, Department of Veterans Affairs and the Chamber of Commerce should work to fund a Business Incubation Program for current and prospective downtown entrepreneurs. Using the steps outlined in this Downtown Revitalization Plan, this program can provide assistance in attracting and relocating businesses to appropriate spaces downtown, providing rental assistance for upstart businesses, and assist veterans to start small businesses downtown.

The City of Brazil should create an action plan and prioritize parking lot improvements. Parking lot improvements will improve the safety and appearance of publicly owned parking lots downtown. Also, the City should hire an urban design consultant to design appropriate wayfinding signage that will help business patrons and visitors find public lots downtown. The City should coordinate improvements with other public works projects, and work to communicate the need for improvements with other downtown parking lot owners to optimize parking lot use in both public and private surface lots. The City will use the parking inventory generated in the preparation of this plan to begin this coordination effort in 2016.

Project Entities: City of Brazil (Lead), Brazil Main Street

Project Entities: City of Brazil (Lead), Brazil Main Street, INDOT

This plan identifies several gateway intersection leading into and through downtown Brazil. The City should hire an urban design consultant to use the precedents included within this Downtown Revitalization Plan to develop gateway signage. The City will work with private property owners and INDOT as necessary to make gateway improvements that blend with their recent and ongoing streetscape improvements to the National Avenue. The City should use gateway locations identified in this downtown planning process. The City should seek grant assistance and private financing where these gateway projects may be included with larger projects for funding, design, and construction where practicable. The City should hire a consultant to begin design and construction of National Avenue and State Road 59 Gateway project in 2016 for completion in 2017.

Project Entities: City of Brazil (Lead), Brazil Main Street, Brazil Chamber of Commerce, WCEDD

Parking Lot Upgrades and Wayfinding Projects

76 | Downtown Revitalization Plan

DRAFT: July 2016

The City of Brazil has several one-way streets throughout downtown. Decades of the study show that one-way streets create access concerns which result in decreased property values. Using the recommendations included in this Plan, the city should work with West Central Economic Development District to vet recommendations against traffic counts and access concerns. The City should also amend the city transportation policies to eliminate downtown one-way streets where practicable.

The City of Brazil, Brazil Main Street, and West Central Economic Development District will work together to coordinate infill redevelopment opportunities with private developers to prepare plans for the redevelopment of vacant properties in and about downtown Brazil. This may require the City use its TIF District proceeds in conjunction with private investment to close the financing GAP to secure a reasonable return on private investment to occur.

Project Budget: $10,000 - $15,000

Project Budget: $10,000 - $20,000

Project Entities: City of Brazil (Lead), Brazil Main Street, Downtown Business and Residents, INDOT

Project Entities: City of Brazil (Lead), Brazil Main Street, WCEDD, private developers, property owners and local banks

Two-Way Downtown Streets Projects

Infill Downtown Redevelopment Project Coordination

ÂŠ RATIO Architects Inc. 2016

Brazil, Indiana | 77

Implementation Schedule

Projects / Programs

2016

2018

2019

2020

Jackson Street Multi-use Trail Project

2017

Extend Greenway Trails and Sidewalk Improvements to Connect City Parks to Downtown Project Alabama Street and Courthouse Gathering Space Project Faรงade Grant / Loan Renovation Program

Business Incubation Program

Downtown Technical Assistance Program

Upper Floor Building Renovations for Residential Reuse Projects

Parking Lot Upgrades and Wayfinding Projects Gateway Enhancements Projects

Infill Downtown Redevelopment Project Coordination Two Way Downtown Streets Projects

78 | Downtown Revitalization Plan

DRAFT: July 2016

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Appendix

Program Objectives

The City of Noblesville’s Façade Improvement Grant Program has the following objectives.

- Stimulate downtown investment through preservation, rehabilitation and restoration of historic commercial buildings by offering financial and limited technical assistance for façade improvements;

- Maintain and expand the contribution of the Central Business District to the economy by providing a pleasing and aesthetically acceptable downtown that attracts new businesses and consumers; - Promote architectural appreciation through maintenance and rehabilitation of historic 82 | Downtown Revitalization Plan

Program Objectives

To participate in the Façade Improvement Grant Program, an eligible property must: - Be located within the downtown boundary.

- Have commercial activity as its primary purpose - Not be delinquent in property taxes, City liens or fines

The City of Noblesville’s Façade Improvement Grant Program is designed to stimulate downtown investment, maintain and expand the economic contribution of the Central Business District, promote architectural appreciation and initiate aesthetic improvements in downtown Noblesville. The program is administered by the City’s Department of Economic Development whose staff members will work directly with applicants during the grant application process. All completed applications will be reviewed by a five-member Façade Grant Review Committee before being approved for funding.

Funding is available for a range of small projects including but not limited to the restoration, repair and/or removal of outdated and inappropriate exterior fixtures – to include signage, awnings and lighting – and replacement of said with appropriate styles. Primary (front- facing) facades, double facades on corner buildings, and facades that are clearly visible from the public right of way are eligible for funding. Total project costs must meet or exceed $1,000 (for a minimum grant of $500) to be considered for funding. Each business/building owner may apply and receive funding up to two times a year or until the maximum match has been reached, whichever comes first. Potential applicants may apply for funding each year. All improvements must comply with local and state ordinances and codes as well as follow the Secretary of the Interior’s Standards for the Rehabilitation of Historic Buildings.

Program Example: Noblesville, IN

- Initiate aesthetic improvements by helping to offset the cost of rehabilitation of an existing façade or creation of a façade that is architecturally consistent with the downtown.

The following information is an excerpt of the Noblesville, IN Facade Grant Program. This is designed to be a case study that the City of Brazil can use while developing its programs for downtown.

downtown properties using practices that conserve the existing building stock and encourage the maintenance of historic or distinct architectural features; and to

Facade Grant Program Overview

Funding

The City of Noblesville offers three different grants to assist commercial property and business owners in the Central Business District. Available funding includes a Small Projects Grant, a Substantial Façade Improvement Grant and an Architectural Design Assistance Grant.

Small Projects Grant A 50% reimbursement of total approved actual project costs up to a maximum of $2,500 per business/building owner ($5,000 total project cost). This grant is available to property and business owners with street-level businesses with a storefront presence. Tenants must provide written permission of building owners.

Façade Improvement Grant A 50% reimbursement of total approved project costs up to a maximum of $25,000 per building ($50,000 total project cost). This grant is available to both building and business owners (tenants) for permanent aesthetic exterior improvements, exterior rehabilitation and/or extensive restoration of significant portions of a building’s facade. Tenants must provide written permission of building owners. Eligible work may include window and door repair, cornice repair, exterior surface cleaning and painting, masonry repair, and other substantial improvements. Primary (front-facing) facades, double facades on corner buildings, and facades which are clearly visible from the public right of way are eligible for funding. Total project costs must meet or exceed $5,000 (for a minimum grant of $2,500) to be considered for funding. Each building may receive DRAFT: July 2016

Example Program Guidelines

Eligible Improvements and Expenses The following information demonstrates eligible improvements and expenses required for all grants within the City of Noblesville’s program.

Small Projects Grant

The following example guidelines are applied by the City of Noblesville in its program.

- Signage - The restoration of historic signs and the design, construction and installation of new signs approved by the City and in conformance with the City’s sign ordinance and the Municipal Code. May also include the removal of non-conforming or unused signs.

- Start of Work: Work related to a Façade Improvement Grant cannot begin until authorized by the Program Administrator. Funds spent before grant approval do not qualify as matching funds and are not eligible for reimbursement. - Distribution of Grant Money: Funds will be allocated on a first come first serve basis according to the date of application and subject to the availability of budgeted funds. - Changes to Project Plans: Any unapproved changes to project plans will void the grant and result in nonpayment of funds. If recipient decides to change the project after approval, they must immediately contact the Department of Economic Development for additional project review. Funding awards cannot be increased after notification of the initial award. © RATIO Architects Inc. 2016

if they are part of a larger design scheme. - Other Small Projects – Miscellaneous small projects that fall beneath the funding limit of $5,000 may include window and door repair or replacement, exterior surface cleaning and painting, and small detail work.

A 100% reimbursable grant up to $500 per project available for the cost of professional design services associated with the rehabilitation of commercial building exteriors. To receive reimbursement, the design must be used in an actual project. May be used in conjunction with either the Small Projects Grant or the Substantial Façade Improvement Grant.

Architectural Design Assistance

- Ownership of Property: If the applicant is not the owner of the building, written consent detailing the intended improvements must be obtained from the legal owner and submitted with the application. No grants will be awarded to government-owned properties. Non-profit organizations are not excluded from applying for grant funds; however, priority will be given to privately-owned commercial or mixed-use buildings.

funding only once a year. All improvements must comply with local and state ordinances and codes as well as follow the Secretary of the Interior’s Standards for Rehabilitation for the Rehabilitation of Historic Buildings.

- Awnings – Canvas awnings with or without signage. Also includes canopies, marquees, and railings where historically and/or architecturally appropriate. May also include the removal of nonconforming or unused awnings and canopies. - Lighting – Restoration, replacement, or new construction of historically and/or architecturally sensitive decorative lighting fixtures for the exterior of the building. - Hardscapes – Hardscapes such as trellis work and fixtures permanently adhered to the façade of the building may be considered on a case by case basis

Façade Improvement Grant - Doors and Windows – Repair, restoration, replacement and installation of doors and windows, frames, railings, sills, glazing or glass, including storefront display windows. Restoration or reconstruction of original storefront entrance, as well as original window openings, is encouraged. - Exterior Wall Finishes – Cleaning, repairing or repainting building exterior surfaces, including brick, stone, wood, cast iron, tile, stucco or other similar exterior finishes and decorative treatments. All exterior wall finishes and improvements will be compatible to the architectural style of the building, and color schemes shall accent the building and harmonize with adjacent buildings. - Cornices and Decorative Detailing – Repairing or replacing cornices and other decorative detailing. - Hardscapes – Hardscapes such as trellis work and fixtures permanently adhered to the façade of the building may be considered on a case by case basis if they are part of a larger design scheme. - Roof and Chimney Repairs – Such repairs may only be eligible for funding when façade work is included in the project proposal and performed concurrently. Roof and chimney costs may not exceed 25% of the total project cost. Brazil, Indiana | 83

- Other Repairs – Repairs and other exterior improvements that may improve the aesthetic quality and historic integrity of the building.

Architectural Design Assistance

The following process is representative of what the City of Noblesville uses for its program. - Pre-Application Meeting: All potential applicants are required to meet with the Program Administrator prior to application submission. - Application Submission: In addition to the completed Façade Improvement Grant Application, all applications must include: a. Current photographs of the property to

84 | Downtown Revitalization Plan

- Application Deadline: To be considered for review at the next monthly meeting of the Grant Review Committee all application materials, completed in full, should be received by the last Friday of the previous month.

Example Application Process

c. Written description of current condition of the building including any significant maintenance issues.

d. Detailed project plans and specifications, including a written description of improvements to be made indicating project materials, finishes and colors to be used. e. Samples of all materials and surface applications to be used in the rehabilitation (i.e. paint, awning color/ material, and any other finishes or treatments). Samples can usually be obtained from the manufacturer, distributor or retailer.

- Design fees, concept drawings, façade drawings, floor plans, specifications and professional consultation by a licensed architect or design professional.

b. Historic photographs of the property to be improved, when available.

- Signage, Awnings & Lighting – See the Small Projects Grant for more details. The total cost of improvements for signage, awnings and lighting together may not exceed $5,000 (the limit for the Small Projects Grant). The balance of the cost of improvements must be applied to other portions of the façade(s), roof and chimneys, and/or structural reinforcement.

estimates/bids in writing for all eligible improvements for which the applicant is not doing the work.

be improved (at least one photograph per façade).

- Structural Reinforcement – As necessary to rehabilitate the façade(s) and/or roof and chimneys. Costs associated with structural reinforcement may not exceed 25% of the total project cost.

f. Copies of receipts or other documentation showing personal property, business property and real estate taxes paid in full is required to be eligible for program funding and is to be submitted with completed application. If unable to provide receipts, documentation may be obtained by the applicant from the Hamilton g. Bid/Estimate Summary Sheet and two preliminary construction or contractor cost estimates/bids in writing, itemized for each portion of the project. Or: Itemized cost estimate for work to be completed by applicant; and, Bid/Estimate Summary Sheet with two additional cost

Example Grant Timeline 1. Application Received: Department of Economic Development receives completed application and all supplemental materials by the applicable due date. 2. Design Review: Application is evaluated by the Façade Grant Review Committee. See above (Eligible Improvements & Expenses) for more information. 3. Design Approval: The Façade Grant Review Committee may approve or deny portions of any application and accept the altered project without resubmission. 4. Notification of Award: Grant recipients will be notified approximately 30 days after the application deadline. 5. Façade Improvement Agreement Signed: A Façade Improvement Agreement is signed by the City and the grant recipient to verify the approved Scope of Work and reimbursement amount. 6. Maintenance Agreement Signed: Grant recipient signs a Maintenance Agreement consenting to maintain the improved property for 2 years from the date of receipt of grant funding. DRAFT: July 2016

City of Noblesville

9. Work Completed: All façade improvements must be completed within 6 to 12 months of project approval, depending on the project/grant size. A 6 month extension may be granted with demonstrated hardship.

Small Projects Substantial Façade Improvement Architectural Design Assistance Estimated total project cost: $

11. S ubmission of Final Documentation: “After” photos and paid invoices itemizing all eligible costs are submitted to the Department of Economic Development for verification by the Program Administrator.

12. R eimbursement: After all work has been completed, funds will be disbursed. Funds may be disbursed in phases depending upon project cost and funding circumstances. These factors will be analyzed, administered on a case by case basis and incorporated into the Façade Improvement Agreement. Source: City of Noblesville, IN © RATIO Architects Inc. 2016

Amount requested: $

Address of property to be improved:

Applicant/Owner Information

Applicant Name:

Applicant Mailing Address: Home Phone:

Daytime Phone:

Mobile Phone:

Fax:

E-mail Address:

Do you own or lease the property?

Own

Lease

Property Owner Name:

10. I nspection: All façade improvements must be inspected by the Program Administrator and certified building inspectors to verify work has been completed according to the Façade Improvement Agreement.

Grant that you are seeking (check all that apply):

8. Work Commences: All façade improvements must be started within 60 days of project approval.

FAÇADE IMPROVEMENT GRANT APPLICATION

7. Grant Program Recognition: Upon notification of receipt of the grant, each building/business owner is required to display a sign, provided by the City, stating the project is partially funded by a grant from the City’s Façade Improvement Grant Program. This sign shall be displayed in a prominent location on or near the front façade of the project building during the duration of construction and for three (3) months after project completion.

Façade Improvement Program

(if different from Applicant) Owner Mailing Address: Property Owner Home Phone:

Property Owner Daytime Phone:

Property Owner Mobile Phone:

Property Owner Fax:

E-mail Address: Property Information Date of Construction: Is this building located on a corner?

Number of Stories: Yes

Is this property listed on the National Register of Historic Places (either individually or as a contributing building in a National Register District)?

Yes

Unsure

Source: City of Noblesville, IN 18

Brazil, Indiana | 85

City of Noblesville

Façade Improvement Program

City of Noblesville

Is this property located in a local historic district or conservation district? Yes

BID/ESTIMATE SUMMARY SHEET

Unsure

Is the first floor of the building currently occupied?

Yes

Note: Please attach all bids/estimates to this application. This form is a summary sheet

Name of Business:

only and may not serve as a substitute for actual preliminary cost estimate

Retail

Service

Daytime Phone of Business:

Professional

Other:____________

(signage, exterior painting, window repair, etc.).

Evening Phone of Business/Owner:

Are any upper stories currently occupied?

Yes

Address of property to be improved:

Name of Business(es) or Occupant(s): Retail

Service

Itemized Description of Work:

Professional

Residential

Type:

documentation. The bids should be itemized for each portion of the improvement project

Type:

Façade Improvement Program

Other:____________

Evening Phone of Business(es) or

Occupant(s):

Daytime Phone of Business(es) or

I understand that the Façade Improvement Grant must be used for the project described in this application and that the Grant Review Committee must review the application and approve it prior to beginning construction. I understand that failure to comply with the approved application may result in losing my eligibility to receive funds.

I acknowledge that the City of Noblesville Department of Economic Development is obligated only to administer the grant procedures and is not liable to the applicant, owner or third parties for any obligations or claims of any nature growing out of, arising out of or otherwise related to the project or application undertaken by the applicant and/or owner.

Bid #1 Submitted by:

Amount: $

Bid #2 Submitted by:

Amount: $

Itemized Description of Work: Bid #1 Submitted by:

Amount: $

Bid #2 Submitted by:

Amount: $

Itemized Description of Work: Bid #1 Submitted by:

Amount: $

Bid #2 Submitted by:

Amount: $

Date:

Signature of Applicant(s):

Itemized Description of Work:

As the legal owner of the above property, I hereby grant authorization to complete the facade improvements indicated on this application. Signature of Property Owner(s):

Date:

Bid #1 Submitted by:

Amount: $

Bid #2 Submitted by:

Amount: $

Please CIRCLE which bid you prefer for each description of work listed above. Please include a Grant Application Checklist and all required supplemental materials when submitting this application to the Department of Economic Development. Applications will not be considered complete until all required materials have been submitted.

Note: Proof of payment (invoices and receipts) and at least one “after” picture are required for reimbursement after project completion.

Source: City of Noblesville, IN 86 | Downtown Revitalization Plan

DRAFT: July 2016

City of Noblesville

Façade Improvement Program

City of Noblesville

FAÇADE MAINTENANCE AGREEMENT CITY OF NOBLESVILLE, INDIANA

FAÇADE IMPROVEMENT AGREEMENT CITY OF NOBLESVILLE, INDIANA

______________________________, Property Owner, and the City of Noblesville, Indiana.

Summarize or attach Approved Scope of Work:

Whereas, the City of Noblesville has made available funds for façade grants, and

Whereas, the property owner receiving grant funds will, after completion of the project, assume manner satisfactory to the City of Noblesville.

Address of property to be improved:

This covenant made this ____ day of __________, 20____, by and between ____________

the total cost of the continued maintenance, repair and administration of the property in a

Façade Improvement Program

Whereas, a grant in the amount of $______________ has been awarded to _______________

_____________________________ for the property located at __________________________ __________________________________________________________; Now therefore, the Property Owner agrees to the following provisions:

Date project to be started by:

Date project to be completed by:

successors in interest to repair, maintain and administer the features, materials, appearance,

Maximum amount of reimbursement:

No receipts accepted for reimbursement after:

workmanship, and environment of the premises in the state of repair and condition as at the

Any unapproved changes to project plans as stated above in the Scope of Work will void the

time of completion of the grant-assisted work. Nothing in this agreement shall prohibit the owner

grant and result in nonpayment of funds. If changes to the Scope of Work are necessary, it is

from seeking financial assistance from any source available to him.

the responsibility of the Grant Recipient to immediately contact the Department of Economic

For a period of two years after grantee receives grant funds there shall run with the land, a

covenant, in favor and enforceable by the City of Noblesville, requiring the owner and any

Development for additional project review before continuing with the project. Funding awards

In the event of a violation of any covenant or restriction herein, the City of Noblesville, shall have

cannot be increased after notification of the initial award, regardless of approved change in

available all legal and equitable remedies to enforce the owner’s obligations hereunder.

Scope of Work. Work completed prior to grant approval is not eligible for funding.

Name of Property Owner:

Date:

Signature of Property Owner:

Date:

Name of Property Owner:

Date:

Signature of Property Owner:

Date:

City of Noblesville, Indiana

Date:

Reimbursement will occur after project completion and upon submission of appropriate forms and documents as outlined in the guidelines. All required permits are the responsibility of the owner/applicant. Signature of Grant Recipient:

Date:

City of Noblesville, Indiana:

Date:

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Example Historic Preservation Commission Whitestown, IN. http://www.whitestown.in.gov/vertical/ sites/%7BB8BE8AC3-9DE8-4247-BCB01173F48CC7C3%7D/uploads/Whitestown_Historic_ Preservation_Commission_Description_and_ Roster_2016.pdf Example Preservation Ordinance and Information Greensburg, IN.

The following section summarizes the most common funding sources for historic preservation projects. Schedules and general requirements for acquiring the funds should be confirmed with the funding agency as these items tend to change from year to year. This is a very simple overview; the process of obtaining loans and grants can be complicated, and space does not permit a detailed description of each opportunity.

http://indiamond6.ulib.iupui.edu/cdm/ref/collection/ IHSSI/id/20252 The Indiana Division of Historic Preservation and Archaeology offers online info about Certified Local Government (CLG) status: http://www.in.gov/dnr/ historic/3681.htm

The Indiana Landmarks website contains an entire page of links to valuable preservation resources : http://www.indianalandmarks.org/Resources/Pages/ default.aspx National Alliance of Preservation Commissions offers on-line publications and resources,including design guidelines used by commissions from coast to coast: http//napc.uga.edu

http://www.cityofgreensburg.com/historic.html

Clay County Indiana, Interim Report - Indiana Historic Sites and Structures Inventory

http://www.indianalandmarks.org/ SiteCollectionDocuments/PreservComms_12.pdf

Financial Resources

The Role of A Local Preservation Commission Indiana Landmarks.

Informational Resources

Example Historic Preservation Ordinances

Example Historic Preservation Ordinance Kendallville, IN.

http://www.kendallville-in.org/Ordinances/GO%20 1157.pdf

Model Ordinance for Historic Preservation - Indiana. http://balancedgrowth.ohio.gov/Portals/0/BLLUP/ Toolkit/historic1.pdf

National Trust for Historic Preservationâ&#x20AC;&#x2122;s website contains a great deal of helpful information on commissions and design guidelines: http://www. preservationnation.org/resources/faq/historicdistricts/how-do-you-create-a-historic.html Preservation and Property Values in Indiana, a report from Indiana Landmarks: http://www. indianalandmarks.org/SiteCollectionDocuments/ Publication%20PDFs/pvlr.pdf The Technical Preservation Services section of the National Park Service website contains links to the Secretary of the Interior Standards for Rehabilitation and other helpful information: https://www.nps.gov/tps/standards.htm

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Various Grants Offered by OCRA (Office of Community and Rural Affairs) The Community Development Division receives both federal and state funds and distributes these funds to municipalities, and in some cases non-profit organizations. http://www.in.gov/ocra/2371.htm

Indiana Division of Historic Preservation & Archaeology (DHPA) Historic Preservation Fund (HPF) Local governments and non-profit organizations can apply to the Division for financial assistance to maintain, restore, and document historic properties. The Division, through the State Historic Preservation Review Board, awards matching grants of federal funding each January. http://www.in.gov/dnr/historic/3671.htm#hpf

Place Based Investment Fund The Place Based Investment Fund (PBIF) is a competitive grant program that assists Indiana communities in their local efforts to become even DRAFT: July 2016

Indiana Land and Water Conservation Fund The LWCF is a matching assistance program that provides grants for 50% of the cost for the acquisition and/ or development of outdoor recreation sites and facilities.

Both the federal government and the state of Indiana offer a Rehabilitation Investment Tax Credit (RITC) equaling 20% of rehabilitation costs for qualified work at income-producing properties that are certified historic buildings

http://www.in.gov/dnr/outdoor/4071.htm

http://www.in.gov/dnr/historic/3680.htm

OCRA Downtown Revitalization Implementation Funding

Historic Renovation Grant Program

Planning and Construction grants are funded with Federal Community Development Block Grant (CDBG) dollars from the U.S. Department of Housing and Urban Development (HUD). The goal of the program is to encourage communities to plan for longterm community development. Community leaders can apply for projects relating to such issues as infrastructure, downtown revitalization, and community facilities. Construction grant award ceiling is $400,000 for construction.

This program is available only to the local governments designated by the DHPA as having certified local preservation planning programs. A CLG is a city or town that has decided to have an intensive local preservation program that enacts a special historic preservation ordinance, enforces that ordinance through a local preservation commission and meets minimum standards for CLG’s as determined by the DHPA.

http://www.in.gov/ocra/pbif.htm

Certified Local Government Grant Program

http://www.in.gov/ocra/2371.htm

http://www.in.gov/dnr/historic/3681.htm

RECREATIONAL TRAILS PROGRAM

The Recreational Trails Program is a matching assistance program that provides funding for the acquisition and/or development of multi-use recreational trail projects. This grant is administered through the IN-DNR. http://www.in.gov/dnr/outdoor/4101.htm

OCRA Downtown Enhancement Grant The Downtown Enhancement Grant program is designed to foster innovative approaches to activities, which support and promote community based planning, pre-development, and research initiatives. The goal of these projects is to improve the quality of life and opportunities for increasing private investment and employment in Indiana Main Street (IMS) communities. http://www.in.gov/ocra/2362.htm

IDNR Investment Tax Credit Program

greater places to visit, live and work. PBIF is a collaborative effort between the Indiana Office of Community and Rural Affairs (OCRA) and the Indiana Office of Tourism Development (IOTD). The objective of the fund is to encourage community partnerships as they work together towards a unique crowd gathering project. Community partnerships are vital for the success of the application and project.

This grant preserves and rehabilitates historic properties in order to further incentivize downtown economic development http://www.in.gov/ocra/hrgp.htm

Stellar Communities Program The Stellar Communities Designation Program is a multi-agency partnership designed to recognize Indiana’s smaller communities that have identified comprehensive community and economic development projects and activities as well as next steps and key partnerships. http://www.in.gov/ocra/2601.htm

USDA Rural Development Grant and Loan Programs The USDA Rural Development Grant and Loan Programs are available to small towns in rural areas of Indiana. http://www.rd.usda.gov/programs-services/allprograms

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Indiana Humanities Council

http://www.ihc4u.org

http://www.in.gov/dnr/outdoor/4071.htm http://www.in.gov/idem/nps/3431.htm

The Indiana Humanities Council strengthens communities through targeted initiatives in leadership, education, and culture.

http://www.mortonarb.org/trees-plants/tree-andplant-advice/help-pests/coping-emerald-ash-borer

Partners In Preservation Program

http://in.gov/idem/cleanwater/2454.htm http://trade.railstotrails.org/state_profile?state_ id=17 http://www.in.gov/idem/nps/3388.htm

Indiana Landmarksâ&#x20AC;&#x2122; Partners in Preservation National Register Program provides assistance to list properties in the National Register of Historic Places.

http://subaru-sia.wix.com/sia-foundation#!apply/ ckmr

http://www.in.gov/dnr/historic/3675.htm.

http://in.gov/idem/cleanwater/2453.htm

http://www.gannettfoundation.org/contacts.htm

http://www.epa.gov/brownfields/grant_info/

Hazard Mitigation - Voluntary Acquisition http://www.in.gov/arts/culturaldistricts.htm Program

The federal government offers a Rehabilitation Investment Tax Credit (RITC) that permits owners and some lessees of historic buildings to take an income tax credit on the cost of rehabilitating buildings for industrial, commercial or rental residential use. The historic rehabilitation tax credit (20%) is available for buildings listed in the National Register of Historic Places which, after rehabilitation, are used for commercial or residential rental use. A certified historic structure is one listed individually in the National Register of Historic Places, or contributing to a National Register listed Historic District. The non-historic tax credit (10%) applies to any pre-1936 building used for commercial but not residential rental purposes. The work does not have to be reviewed for the 10% credit. Neither credit is available for private, owner-occupied residences. The owner of the restored building must maintain ownership for at least five years in order to avoid having the tax credit rescinded by the federal government.

http://www.in.gov/legislative/ic/code/title6/ar1.1/ ch12.html.

REHABILITATION INVESTMENT TAX CREDIT (RITC)

https://www.nps.gov/tps/tax-incentives.htm

Rehabilitation Tax Deduction

Taxpayers undertaking rehabilitation of historic structures are eligible for a tax deduction if the work has increased the assessed value of the building. Typically, it is a 50% deduction of the increase in property tax resulting from the rehabilitation to a maximum deduction of $300,000. This deduction is applied for through the office of the auditor in the county in which the property is located.

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Across the nation, more and more flood-inundated communities are choosing property acquisition as a hazard mitigation option. http://www.fema.gov/application-developmentprocess/hazard-mitigation-assistance-propertyacquisition-buyouts

Additional Resources https://www.hudexchange.info/onecpd/assets/File/ CDBG-DR-Housing-Voluntary-Property-AcquisitionProgram-Slides.pdf https://www.hudexchange.info/programs/bedi/ http://www.epa.gov/brownfields/areawide_grants. htm DRAFT: July 2016

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