MCCOMB BETTER BLOCK PROJECT
Prepared For: McComb Main Street Association 109 Main Street . P O Box 802 McComb Mississippi . 39649 Prepeared By: Bradley Davis @bradedavis
Table of Contents What is McComb Better Block? Placemaking Principles. Main Street Today and Tomorrow. The Idea Workshop. Placemaking Tool Kit.
What is McComb Better Block? The McComb Better Block Project is dedicated to improving McComb one block at a time. Too often, we think ‘I can’t improve that street’, ‘someone else will improve that building‘, or ‘we don’t have enough money to do that.’ But change and positive improvements happen every day. Some times the changes are so subtle that we don’t recognize them, while other changes are at a scale that we often have little control over. The McComb Better Block Project is focused on creating those small-scale, incremental changes that we can all image and build. For the project’s first effort, we are focused on the heart of McComb – Main Street. Our first step is focused on re-imagining Main Street as a more vibrant community destination. Today, Main Street is rough around the edges and in need of new life and activity. We held a workshop to image what could be and developed a tool kit to build our vision. We invite you to join the conversation and help create a McComb we all love and cherish, one block at a time. - McComb Main Street Association
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Why Build a Better Block? e.g. Tactical Urbanism, Pop-Up Urbanism, Guerilla Urbanism, City Repair, D.I.Y Urbanism The Build a Better Block idea is part of a larger movement across the country to create more engaging, fulfilling and vibrant community destinations. For now, the movement has been tagged as Tactical Urbanism. What does that mean, you say? The definition of tactical is “of or relating to small-scale actions serving a larger purpose.” Urbanism broadly defined is “the character of city life.” Combined, tactical urbanism represents an inexpensive way to improve the quality of life in a community. It is an approach to community building that uses short-term, low cost actions to create long-term, high value change. The Build a Better Block model is based on the idea that improving the livability of our neighborhoods, cities and regions commonly starts at the street, block or building scale. However, often times development is completed at a scale for which residents have little control or that are often conceived for interested disconnected from their own. The Build a Better Block model and the Tactical Urbanism approach to community building offers the following strategies:
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A deliberate, phased approach to instigating change;
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The offering of local solutions for local planning challenges;
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Short-term commitment and realistic expectations;
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Low-risks, with a possibility of high reward; and
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The development of social capital between citizens and the building of organizational capacity between publicprivate institutions, non-profits, and their constituents. 2
Placemaking Principles Placemaking is creating communities for people. Places nourish the soul, provide opportunity to participate in community life and socialize with others, create economic value and respect the environment. Additionally, placemaking is a process of having a conversation, sharing ideas and collaborating to create meaningful, positive community change.
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Placemaking Principles. Creating places for people. 1. You (the community) are the expert.
The people who use a particular space know its history and day to day function best. They can also provide important insight in to how to address issues and improve a place. Having those who use the a place involved in the placemaking process is essential for the area’s long term success.
2. You are creating a place, not a design.
A design is something to aspire to or guide a particular process. A place requires more than physical design to be loved and engaging. Maintenance, economic opportunity, addressing access and management are just some of the additional elements that make placemaking a process just as much as a project.
6. Develop a vision.
Having a collective vision to work towards means a lot. It helps everyone do their individual part so that the pieces add up to the whole. Plus, it gives something for people to invest in - money, time, etc.
7. Form supports function.
Even though you are creating a place, not a design, design still matters. You can’t have a walkable main street without sidewalks. Likewise, people often think about how to use a space only after it is designed. Thinking about the details on the front end can save a lot of money and disappointment at the back end.
8. Cross pollinate. 3. You can’t do it alone.
The saying ‘it takes a village’ is applicable to this principle. So many elements of a place are supported and reinforced by a web of connections and interdependency. Placemaking requires collaboration with individuals, organizations, government and private interests to succeed.
Co-locating supporting elements can build synergy. A bench and a trash can by themselves can be lonely elements. However, if they are placed next to a bus stop, suddenly you have a clean and more dignified place to rest while waiting for the bus.
9. Cheap and quick can have an impact. 4. People will always say it can’t be done.
There are naysayers in an community. Most often saying ‘no’ is a way of saying we’ve never done something that way or skepticism about change. Illustrating the positive benefits of proactive change and having meaningful conversations can usually overcome the skeptics.
Simple actions like planting fresh flowers or some fresh paint can be a quick win or way to test new ideas. If it works, the action can inform longer-term planning. Also, little visual improvements can show people care about a place and that someone is doing something to improve it.
10. Money is never the issue. 5. You can see a lot by observing.
People are incredibly responsive to their physical surroundings. Watching how people use a space (or not use a space) can guide a lot of decisions about needed changes or improvements.
A lack of funding is often used as an excuse not to do something. No doubt money for public space improvements can be limited. However, if a place is cherished and people care about improving it, people can work collaboratively and creatively to find solutions. The will to improve a place is more often the issue. If there is a will, there is a way.
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Placemaking Examples. People are infinitely unique and creative in how they approach tactical urbanism and placemaking. Below is a snapshot of ways people are using their creative power to test ideas, collaborate and create more inviting places.
Park(ing) Day
Parklets
Pavement to Plazas
Chair Bombing
Open Streets
Public Markets
Street Music
Food Trucks/Carts
International day devoted to re-purposing on-street parking spaces as park space.
Closing all or a portion of a street can provide safe and engaging space for walking, biking and social activities. The vibrancy of these events allows the community to experience the public realm in a different way and engage in healthy activities.
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The San Francisco Parklet program allows business owners to convert on-street parking to mini-parks. Basically a more permanent version of Park(ing) Day.
Local markets can provide inexpensive outlets for local goods, activate public space and serve as a destination to socialize and interact with others.
The New York City Department of Transportation works with local business and neighborhood groups to convert excess street space into accessible plazas.
People playing music in public places naturally attracts a crowd and provides entertainment for passers-by to enjoy.
Placing chairs in public spaces where none currently exist, such as at bus stops or along a street, can provide a needed place to rest or enjoy watching people.
Street food, such as food trucks, can serve as small business incubators, expand dinning options in a community, and activate otherwise empty public spaces.
What makes a vibrant Main Street? “ What attracts people most, it would appear, is other people.” - William Whyte Protection from the elements • Wind • Rain • Cold • Heat
Slow Speeds • Increased comfort • Increased safety
Opportunities to stand and linger • Supports for standing • Attractive, inviting edges
Sense of security • Eyes on the street • Overlapping functions day and night • Good lighting
Lots of destinations, Lots of activity • Mix of uses • Mix of activities
Safe from traffic • Protection for pedestrians • Eliminate fear of traffic
Opportunity to see • Interesting views or things to see • Reasonable viewing distances • Unhindered sight lines
Short distances • Convenience • Access • Proximity
Opportunity to walk • Room for walking • No obstacles • Good surfaces • interesting facades • Accessible for everyone
Opportunity to talk and listen • Low noise levels • Street furniture that invites conversation
Positive sensory experiences • Trees, plants, water • Good design and details • Good materials
Opportunity to sit • Zones for sitting • Benches for resting • People watching
Opportunity to enjoy outdoors • Fresh air • Sun and shade • Natural elements
“ It is difficult to design a space that will not attract people. What is remarkable is how often this has been accomplished.” - William Whyte 6
Main Street Today and Tomorrow
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725
55+
25 or less
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10
15
8
8
14
27%
73%
55%
45%
Total width in feet of Main Street
Design speed for existing travel lanes (They are wider than standard interstate highway lanes!)
Width of existing travel lanes along Main Street
Width of existing angled parking bays
Length of Main Street in feet
Recommended design speed for a typical downtown Main Street
Recommended travel lane width for a typical downtown Main Street
Width of a parallel parking space
Extra street space if travel lanes are reduced to 10 Extra street space on-street parking changes to feet parallel parking
% of existing space dedicated to pedestrians along % of existing space dedicated to cars along Main Main Street Street
% of space dedicated to pedestrians along Main Street if extra right of way is reallocated
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% of space dedicated to cars along Main Street if extra right of way is reallocated
> Main Street Today.
> Main Street Tomorrow?
Building Zone
Pedestrian Zone
Curb Zone
Parking Zone
Throughway Zone 8
The Idea Workshop On Monday February 12, 2012, the McComb Main Street Association hosted an evening workshop to ask the question ‘how would you re-image Main Street?’ The response was overwhelming, with close to 100 people turning out to share their ideas and celebrate the opportunities in downtown McComb. With the input collected that evening, the McComb community has a new set of ideas and tools to create downtown McComb’s next chapter - one that is vibrant, prosperous and people-centered. 9
> What does your Main Street have?
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Ideas worth sharing. In addition to asking the question, ‘what does your Main Street have?,’ workshop participants were asked a series of questions to delve deeper into what makes Main Street McComb so special, and how it can be improved. Below is collection of the shared ideas. What do you like best about Main Street?
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The historic stuff
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“Hidden” architecture and restorations already completed
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Apartments
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Mixed use possibilities with lower rents that other local retail venues
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The historic stuff
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I enjoy the potential Main Street has, I also enjoy the buildings and historical significance of main street.
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I like how the buildings have character.
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I like the plain historic look.
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I would like for an artist square
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Trains
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Beautiful tile work
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The architecture, the tracks and trains.
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The depot museum (close to Main St.)
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I like the tall buildings
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It has a historic, gracious energy as a frame or infrastructure with a blank slate of possibility for the design.
How would you re-imagine Main Street? •
Celebration of youth entrepreneurship.
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Changing themes or concepts as approved to one concept
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Movie theater
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Vintage shop
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Bakery coffee shop
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Art/photography studio
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Canvas awnings outside eateries
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Try to erase the flea market-thrift store mentality for Main Street
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Open greenspace park – sit and read, play guitar, pet a dog, eat your lunch
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Developed walking street like riverwalk with parks, etc.
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Food store
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Blues club
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List things that you would do to improve Main Street that could be done right away and that would not cost a lot. •
Place info in welcome centers
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Bar (old time like cheers) or biscuit and blues
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Place signs on i-55
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Sandwich shops
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Pop up shops and street films
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Slam poetry reading/creative writing classes
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Outdoor spaces – what about the possibility of rooftop spaces?
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Return to a “two way street”
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Paint
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Trader joe’s grocery store chain – healthy foods at bargain prices
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Bars with cool bands
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Paint a blues theme on the walls!
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Outdoor/sidewalk market with fresh flowers, plants and local produce (locally grown)
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Thursday night “bike night”
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Security
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Saturday car show
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Better grocery stores
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Paintings on the buildings
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Café shops
Destroy old buildings that can’t be rehabbed and cut the weeds – spray round up to control grasses
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Barber shop
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News stand and book store
More unique events like noon tunes and farmers market to draw in crowds
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Bakery
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Seafood café
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Nail salon
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More green
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Coffee shop
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Outdoor musicians
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Boutiques (local crafts and gifts especially)
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Book store and yarn show with outdoor area for reading and knitting
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Testing New Ideas. One of the goals for the Idea Workshop was to show how simple changes, such as sidewalk seating or new plantings can improve the character of a block. The before and after images were taken during the Idea Workshop and show how one street corner in downtown McComb was transformed in a matter of minutes.
> Re-Imaging Front Street.
Before
> Re-Imaging 114 Main Street.
After
Before
After
Before
After 14
Placemaking Tool Kit. This tool kit is included to guide temporary and built improvements in downtown McComb. The guidelines are geared towards traditional Main Street conditions, where builds are oriented to serve pedestrians window shopping or walking to other downtown destinations. In practice, the tool kit should be used to guide day-to-day decisions about managing downtown McComb and serve as a resource to guide creative placemaking. 15
start projects with people and > Always the human dimension in mind. In a downtown, the streets, public spaces and buildings should be designed for people. They should support activity, businesses and socializing because these community elements support bottom lines, community health and everyone’s sense of place.
.
t Main S
d Railroa Blvd.
.
St Front
y St.
wa Broad
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> Activate the Street. In a downtown setting, people are attracted to other people. people feel unsafe and uninviting.
Places with activity feel safe and exciting. Places without
To create activity along a street, a few elements are required. For one, people need a reason to be there. Whether to shop, socialize, conduct business or reside, people need something that attracts them to downtown. Once downtown, it is the elements along a street that create activity. Active store fronts are one element that creates activity. People also need elements that invite them to linger or talk with other people. These elements can include outdoor seating, plants or on-street parking for cars and bikes. Below is a simple equation that can be applied to almost any downtown setting to create activity, support businesses and attract people.
people
green material
furniture
+
+
creative elements
+
? [ insert your idea here ]
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activity
=
> The Human Dimension of Buildings. Less Human Scale.
The facades of buildings should be scaled to support the human dimension. The height and width of buildings should be designed with this principle in mind. Additionally, building elements, such as windows, store fronts, and materials, such as glass and brick, should be used to break up the facade of buildings.
More Human Scale. 18
> Managing Historic Facades. Most historic commercial buildings have a ground floor store front with upper stories for offices or housing. The buildings are often build to the sidewalk and attached to adjacent buildings, which creates a compact and walkable development pattern. It also creates a visually appealing environment because of the architectural quality and variety. Overtime, buildings need regular maintenance or improvements to adapt to new uses or accommodate normal wear and tear. Historic buildings should be treated with respect, and new or replacement materials should match the original selections for a building. Additionally, architectural changes should respect the original architectural style and form of a building. In some cases, inappropriate materials or architectural elements are used to save money or incorporate new architectural styles. This type of approach often leads to building problems or incompatible architectural styles. Additionally, insensitive changes can erode the quality of community character in a downtown. Below are some recommendations to help guide decision making about historic buildings in downtown McComb.
MCCOMB’S BEST
MCCOMB’S BEST
Inappropriate materials and facade design
Restore and respect traditional storefronts
If a historic building is covered with inappropriate substitute materials or architectural elements, how should it be treated?
How should historic facades be maintained or improved?
1. Before removing inappropriate materials or architectural elements, conduct pictorial research to identify the original design features of a building. 2. Remove any materials or other elements that have been added to cover the original facade. 3. Inappropriate materials or architectural elements should be removed sensitively.
1. Restore as many original elements as possible, including materials, doors, windows and decorative architectural elements. 2. When designing new elements, conform to the architecture and materials of the original facade. 3. Do not restore or add faux architectural materials or designs. This approach creates false historical appearances and people can recognize inauthentic design. 4. Maintain paint on wood surfaces and use appropriate paint placement to enhance the configuration and design of a building.
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> Managing Awning Types Awnings are an important part of a downtown environment. They offer people shade and protection from the elements. They also give businesses additional advertising space and the opportunity to create visual interest along a street. Installed correctly, they can add value to businesses, enhance the pedestrian experience and improve to the overall visual quality of a downtown. However when installed incorrectly or with inappropriately materials, awnings can degrade the overall quality of buildings and a downtown. Part of creating a vibrant and attractive downtown environment is managing awnings. As general rules, awnings or canopies should be designed to fit the width and shape of the store front or window that they cover. They should be designed to allow appropriate clearance above the sidewalk and should not interfere with architectural elements. Fabric is the traditional material for awnings and should be used. Metal, wood and plastic treatments on awnings should be avoided. Below is a description of the general types of awnings and canopies found in a downtown. They should be used to guide the maintenance of existing awnings and the design and installation of new awnings.
Curved Awning.
Curved, or boxed, awnings are appropriate for non-historic buildings or new commercial buildings. They are a contemporary facade treatment.
Sloped Awning.
Sloped awnings, both fixed and retractable, are the traditional awning type in historic downtowns. They are appropriate for residential and commercial settings. Fabric should be used as the material of choice. Plastic, metal or wood awning treatments should be discouraged.
Canopy.
Canopies are a traditional treatment on commercial buildings. When they are installed correctly, they allow additional light through transom windows or additional visibility for signs or unique architectural elements. And just like awnings, they provide additional protection from the elements for pedestrians.
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> Managing Sign Types. Signage is one of the most important elements in a downtown environment. It can be used to attract customers, help visitors identify individual buildings from a distance and define the character of a downtown. However, signage that is not managed correctly can create visual clutter and diminish the visual quality of a downtown. There always need to be a balance between calling attention to individual businesses and the overall image of the downtown. Below is a general description of sign types commonly found in a downtown, along with general guidelines for their placement and use.
Blade Sign.
Blade signs hang from a building and allow pedestrians to identify a store from a distance. They should be placed either above a door or at the edge of a building, such as on a party wall. Additionally, they should not protrude excessively from the building and should allow an appropriate amount of clearance above pedestrians.
Awning Sign.
Awning signs are screened onto the fabric of an awning. They should be placed either along the vertical, hanging element of an awning or the sloping element of the awning. Signs on awnings should not be located on both the sloping and vertical elements of an awning.
Flat Sign.
Flat signs should be placed within the sign band above a store front. Additionally, they should be placed so that they do not cover or obstruct other architectural elements. Signs should not be painted and should be fixed to the building.
Window, Pier or Door Signs.
Window or door signs are placed on the glass portions of these facade features. Pier signs are plaque-like, an are often placed on columns or structural elements of storefronts. These signs should not cover an entire window and should not clutter storefronts with excessive advertising.
Sidewalk or Sandwich Sign.
Sidewalk, or sandwich signs, are temporary signs placed along a sidewalk to highlight specials or sales at particular businesses. They should only be out during business hours. Additionally, they should be placed either adjacent to a building or along the curb. The placement should not obstruct people walking along the sidewalk. 21
> Example 1: Restaurant Retrofit. Challenges. •
Wood, which weathers poorly as a facade material, has been used to cover original storefront elements.
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Shop windows have been diminished, which reduces the transparency of the facade and the visibility of activity inside the building.
Opportunities. •
Remove wood facade covering and restore original facade.
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Add transom windows above the existing window displays to increase light inside the buildings and the visibility of the buildings interior from the sidewalk.
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Restaurant.
For a restaurant, add outdoor seating and plants to soften the sidewalk and make it comfortable for dining.
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> Example 2: Office Automation. Challenges. •
A metal mansard roof, which does not fit appropriately above the storefront, has been installed.
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Metal, instead of fabric, has been used as an awning material.
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Because the metal awning has been placed over the sign band and does not have a place for sign graphics, the business sign has been inappropriately placed on the upper facade of this building.
Opportunities.
Office Automation
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Remove the metal awning and repair the sign band.
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Place business signs in the sign band and highlight them with down-lighting.
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Differentiate the different building entrances.
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Improve the curb appeal of the storefront with benches and plants.
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Repair original materials and architectural elements if possible.
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If new materials are needed, make sure they are appropriate for the original architecture and materials of the facade.
> Example 3: Twice is Nice. Challenges. •
The canopy dominates the facade and is not in scale with the buildings facade.
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The poles that provide structural support for the canopy create an obstacle for pedestrians.
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The varying storefront windows make it difficult for pedestrians to window shop because they diminish visibility.
Opportunities. •
Remove the canopy and restore the sign band.
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Add lighting to highlight the storefront and building facade at night.
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Redesign the storefront to create a consistent storefront window.
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Coordinate facade painting and materials to create a consistent and unified facade.
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Twice is Nice.
Add plants and unique pots to highlight the business entrance or the edge of the property; it also improves the curb appeal and sidewalk comfort for pedestrians. 24
Acknowledgements
Consultant Bradley Davis @bradedavis davisbe150@gmail.com
Inspiration This project was inspired by the great work started in Dallas and the original better block project. http://betterblock.org/
Works Cited Pg. 2: Tactical Urbanism: Volume 2. Lydon, M., Bartman, D., Garcia, T., Preston, R. and R. Woudstra. Accessed May 12, 2012. http://issuu.com/streetplanscollaborative/docs/tactical_urbanism_vol_2_final Pg. 4: Eleven Principles for Creating Great Community Places. Project for Public Spaces. Accessed May 12, 2012. http:// www.pps.org/reference/11steps/
Photo Credits All photos Š Bradley Davis unless noted below. Pg. 5: Park(ing) Day - flickr.com: Sustainable Flatbush Pg. 5: Parklets - Pavement to Parks: http://sfpavementtoparks.sfplanning.org/22nd_street_parklet.html Pg. 5: Pavements to Plazas Pg. 5: Chair Bombing - flickr.com: strfsh Pg. 5: Open Streets - Sunday Streets Missoula: http://www.sundaystreetsmissoula.org/ Pg. 5: Street Music - Derek Olson Photography: http://www.derekolsonphotography.com/asheville-street-musiciansperformers/ Pg. 8: Photo Center Left - Fortworthology: http://fortworthology.com/2010/09/17/another-better-block-in-oak-cliff/ Pg. 8: Photo Center Right - CoolTown Studios: http://www.cooltownstudios.com/2010/04/27/crowdsourced-street-tobecome-permanent Pg. 17: Activity - flickr.com: Sustainable Flatbush Pg. 17: Cafe Dining (Left) Pavement to Parks: http://sfpavementtoparks.sfplanning.org/22nd_street_parklet.html Pg. 17: Cafe Dining (Right) flickr.com: nycstreets 25
Special Thanks To the McComb community. Without your history, presence and ambition for the future, this project would not have been possible.
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MCCOMB BETTER BLOCK PROJECT
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