La Porte City, Iowa Downtown Revitalization Plan Adopted September 10, 2013
City Council
Mayor Rick Lubben, Todd Butler, Sarah Craft, Mike Johnson, Kathy Norris, Kim Ortiz
Steering Committee
Jim Bader, Joel Bishop, Jaimie Bucknell, Michelle Bush, Sarah Craft, Susan Deaton, Lesa Foss, Shelly Hopkins, Jen Howard, Mike Johnson, John McDermott, Shawn Melert, Teresa Meyer, Vi Neil, Dave Neil, Nancy Olson, Melissa Sauer, Jane Whittlesey
City Staff
Jane Whittlesey (City Clerk), Sam Weich (Public Works Dir)
MSA Professional Services, Inc. Chris Janson, AICP, Shawn O’Shea, Jacob Huck, P.E.
Introduction p. 2-3 Existing Conditions p. 4-13 Urban Design p. 14-17 Revitalization Plan p. 18-23 Implementation p. 24-26
Introduction
T
his Downtown Development Plan of La Porte City, Iowa sets forth long and short range recommendations for the future growth and development of the downtown and the maintenance of and enhancements to the existing image and character of La Porte City. The Downtown Development Plan is a guide for physical improvement and development of the downtown. If the plan is utilized fully, it will assist La Porte City in preserving and protecting important existing features and resources, coordinated new growth and development, and establishing a strong, positive community image.
La Porte City’s downtown district is in a period of transition. Historically, the downtown has been the commercial center of the community; however it has lost some of its economic vitality due to sluggish economic times, retiring small business owners, and a more competitive retail markets in Waterloo and Cedar Falls, IA 15 miles to the north and Cedar Rapids to the south. The downtown continues to struggle due to loss of businesses, conflicting land uses (i.e. warehousing vs. services/retail, etc.), deteriorating infrastructure, aging or functionally obsolete buildings, and a general lack of a unified theme and pedestrian amenities. Vision Statement Downtown La Porte City is a vibrant place that is well defined and distinctive from other parts of the community. A diverse business mix is thriving and profitable. The downtown district is a destination that visitors find reasons to linger and explore. Goal 1 Reestablish an identity for the downtown and enhance the existing business climate. • Create and maintain standards and limitations for development within the downtown. • Encourage the rehabilitation of existing structures to be consistent with the downtown character.
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• Establish a plan for future improvement to the downtown (Master/Concept Plan). • Provide a good way-finding system for downtown residents, customers, employees and visitors.
Goal 2 Attract and retain businesses that strengthen and diversify the local economy. • Seek local and regional businesses that utilize the resident labor force. • Develop a long-term strategy to promote sustainable economic growth in the City, especially for the downtown area. • Encourage and market development that will make the downtown in La Porte City a destination for the community and the surrounding area.
Planning Process This Plan was discussed and developed over four Steering Committee meetings between February and August 2013. All meetings were public meetings and traditionally noticed as such.
Project outline: February 2013 Steering Committee Meeting #1 Issue Identification and Visioning March 2013 Public Meeting #1 Stakeholder Interviews and Issue Identification and Visioning April 2013 Steering Committee Meeting #2 Existing Conditions and Public Input Review June 2013 Steering Committee Meeting #3 Redevelopment Concept Planning and Action Plan Review July 2013 Public Meeting #2 Design Workshop/Charrette on Redevelopment Concept August 2013 Steering Committee Meeting #4 Review of Redevelopment Concept and Action Plan October 2013 Plan Commission Recommendation and Council Adoption
La Porte City Downtown Revitalization Plan
Introduction
Project Milestones included:
March 2013
Public Meeting #1 Issue Identification and Visioning
September 2013 October 2013
Planning & Zoning Commission Recommendation
Public Meeting #2 Design Workshop/Charrette on Redevelopment Concept
July 2013
City Council Adoption
Downtown Planning Area
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Existing Conditions
SWOT Analysis On February 6th, 2013 Steering Committee members took part in a SWOT exercise. On March 6th, 2013, residents, business owners and community leaders took part in a similar SWOT exercise. These two sessions and a series of stakeholder interviews were used to gather opinions on issues and opportunities for downtown La Porte City. The information gathered was divided into four categories: Strengths - characteristics that give La Porte City an advantage over others. Weaknesses - characteristics that place La Porte City at a disadvantage relative to others. Opportunities - elements the City could exploit to advantage the community. Threats - elements in the environment that could cause trouble for the community in the future. Strengths -Historic Buildings -Bike Trial/Gazebo -Museum -Business Proximity -218 Through Traffic -Existing Businesses -Brick Streets -Compact Business District -Bakery -City Owned Utilities -Local Phone Company -Active Groups & Clubs Weaknesses -Lack of Indoor Recreation Space -Downtown High Curb Height -No Kid Friendly Meeting Site -Aging Infrastructure -Buildings in Disrepair -Vacant Properties -Empty Downtown Lots -Lack of “Buy Local” -Brick Streets Disrepair/Maintenance
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Opportunities -Lighting/Music -Pedestrian Bridge Over Dam -WiFi on Main Street -Curb Appeal -Uniformity -Tuck Pointing -Main Street Restaurants -Main Street Round-a-Bout -Improve on Existing Farmers Market -Improve on “Family’ Festivals -School Growth Opportunities (Great Facilities) -Regular Railroad Access & Proximity to Highway -Bedroom Community for Waterloo/Cedar Falls -Apartments Above Buildings in Downtown -Green Space Downtown -Historic Buildings -Connecting Bike Trail with Downtown Threats -Retro Fitting Old Buildings Difficult for New Biz -Aging Population -Hopeless/Negative Attitude -Proximity to Waterloo/Cedar Falls -Rent Costs Too High (Rent Costs = Waterloo/CF) -High Utility Costs (Due to Aging Infrastructure) -Flooding
La Porte City Downtown Revitalization Plan
Existing Conditions
Urban Context Many factors can influence how citizens perceive the downtown in their community. These factors combine to create the urban fabric, which can be simplified into three categories: districts, streets, parcels and buildings. Studying the existing urban context provides insight on what properties are assets to enhance versus those that are strong candidates for redevelopment in order to revitalize the downtown.
District A District is a cohesive area with an identifiable character. Building uses, types and styles establish the overall character of this area. La Porte City’s downtown district has a good mix of uses (i.e. residential, retail, office, civic and public); however, there are several sites that are vacant lots, or have vacant buildings. Disadvantages of this district are the lack of dining options and the underutilization of commercial space (i.e. storefronts used for storage/warehousing). Strengths of the downtown come from the public and civic buildings, which provides strong anchors to the downtown. Also many of the civic buildings, such as City Hall, have been revitalized to a historic context. This revitalization effort should continue throughout the downtown to preserve the viable historic architecture of many of the buildings in downtown La Porte City.
Existing Land Use
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Parking Public/Civic
Medium Density Residential
Restaurant/Bar
Low Density Residential
Retail
Mixed Use
Storage/Warehouse
Professional/Office
Utility
Park/Open Space
Vacant
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Existing Conditions Continued
Streets A street is a public thoroughfare, but it is also a public space that evokes a feeling. The streetscape is simply the landscape of the street it can be barren or inviting. Common streetscape improvements include features that break up the harsh hardscape that exists within a downtown (i.e. trees, shrubs, benches, planters, crosswalks, fountains, and special light fixtures). La Porte City has a currently has many brick streets that bring a nice aesthetic look to the downtown but many need to be rehabilitated. Additionally, the high costs associated with maintaining and upgrading the public infrastructure beneath these historic brick streets, is a constant issue for the community. Recent improvements include the addition of decorative street lighting on Commercial Street as well as benches and waste receptacles.
Buildings & Parcels Individual parcels/buildings can have a lasting impression on a person’s perception of an area, both positively and negatively. For instance, a building could be so well-designed, unique, or historically significant that it is the first thing someone thinks of when someone mentions the La Porte City. Examples of a parcel/building that can leave a negative impression would be a poorly designed or empty public space, a rundown/ falling apart building, and a large vacant parcel.
Building Conditions In general, buildings within the downtown are in fair to good condition. There are a few sites that are vacant or have dilapidated buildings that would likely cost more to update than to tear down. Below are some examples of vacant or dilapidated buildings in Downtown La Porte City.
Based on the current street conditions, the following statements can be made:
Weaknesses • Missing sidewalks/walkway, or blocked by vehicle parking • Curb height downtown is too high • No separation between sidewalk and private drive/parking • Most intersections lack ADA compliant ramps • Some missing marked crosswalks • Light poles are not pedestrian-friendly and some are showing age (i.e. rust/corrosion) • Street markings are fading • No consistent streetscape theme (i.e. decorative lighting, decorative paving) Strengths • Most of the sidewalks in the downtown are sufficiently wider than the standard 5-foot sidewalk • Aesthetics of historic brick streets • On-street parking availability • Historic Architecture
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La Porte City Downtown Revitalization Plan
SidewalkConditions None Excellent
Existing Conditions
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Good Fair Poor
Building Conditions Excellent
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Good Fair Poor No Building
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Existing Conditions Continued
Historic Buildings
Public Buildings
Destination Businesses
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Eyesores
Property Assessments Land and improvement (building) values are assessed annually and provide an objective evaluation of the state of properties within the city; with the exception of tax exempt properties for which no data exists. The map below illustrates the ratio of improvement value to land value that is more, or almost as, valuable as the improvements (0-1.9). There are two important trends that are evident: • Overall there are significant number of parcels contributing significantly to the tax base (5.0 or more-green and blue). • There are a number of parcels that are strong candidates for redevelopment/reinvestment (as they are not contributing significantly to the tax base) with a high concentration on or near Sycamore St.
Building/Site Significance The following text and map illustrate the strengths and weaknesses in the downtown.
• Historic Buildings provide a sense of history and can have a positive influence on the downtown overall character/image (if buildings are maintained properly and keep their historic elements visible to the public eye). There are a significant number of properties with historic character on Main Street but most need significant face-lifts. The Syndicate Block on the 200 Block of Main Street is on the National Historic Places Registry. • Public Building/Uses bring residents and activity to the downtown. They also can be catalysts for redevelopment (if built and maintained with quality materials and design). • “Destination” Businesses bring residents and visitors to the downtown (e.g. Thriftway, Cedar Valley Bank & Trust, La Porte City Bakery, Double Lung Archery, etc.). • Eyesores are buildings/sites that stand out because they are in disrepair, vacant or are incompatible with the surrounding neighborhood/district. La Porte City Downtown Revitalization Plan
Existing Conditions
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Retail Market Analysis
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he retail analysis is based on three trade areas: 5-minute, 20-mintue and 40-minute drive times from downtown La Porte City. The 5-minute travel time encompasses the entire La Porte City community, while the 20-minute drive time includes the City of Waterloo. The 40-minute travel time reaches the City of Cedar Falls to the north and the outskirts of the City of Cedar Rapids to the south.
some indicators do not account for outside factors. An example of this is the leakage of the group Music Stores. The need for a standing music store may not be as needed as it once was because of things like iTunes and digital buying and selling of music. Site Map
La Porte City, IA Drivetime: 5, 20, 40 Minutes
The table (on the right) summarizes the supply vs. demand for various retail categories. Demand is the expected amount spent by consumers at retail establishments and supply estimates sales to consumers by establishment. The Retail Gap represents the difference between retail potential and retail sales. The Leakage/Surplus Factor represents a snapshot of retail opportunity (supply vs. demand), ranging from +100 (total leakage) to -100 (total surplus). A positive value indicates there is more demand than supply in the area (i.e. consumers are “leaking” outside the trade area to acquire good and services). A negative value indicates there is a surplus of retail services (i.e. consumers are drawn in from outside the trade area and demand within the trade area is being met). This summary indicates many industry groups and sub sectors that are “leaking” from La Porte City into larger metro communities such as Waterloo, Iowa.
40 min 20 min 5 min
According to this analysis the greatest retail opportunities in La Porte City are: • General Merchandise Stores • Specialty Food Stores • Gasoline Stations • Food Services & Drinking Establishments • A Consignment Store or Boutique Store could cover Shoes, Jewelry, Luggage, and Leather Goods, Books, Periodicals, and Music
These indicators are good measures of the retail gap in the community of La Porte City, however
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Latitude: 42.31441 Longitude: -92.19235
Retail Market (Industry 5-min Drive Summary) Time
©2013 Esri
20-min Drive Time
Retail Trade (NAICS 44-45) Demand $14,898,711 $323,984,761 Supply $9,469,333 $666,236,498 Made with Esri Business Analyst www.esri.com/ba 800-447-9778 Try it Now! Retail Gap $5,429,379 ($342,251,737) Surplus/Leakage Factor 22.3 -34.6 Number of Businesses 18 324 Food and Drink (NAICS 722) Demand $2,436,708 $51,566,888 Supply $1,019,387 $323,984,761 Retail Gap $1,417,322 ($17,714,777) Surplus/Leakage Factor 41 -34.6 Number of Businesses 6 121 Retail Trade and Food & Drink (NAICS 44-45, 722) Demand $17,335,419 $375,551,649 Supply $10,488,719 $735,518,163 Retail Gap $6,846,700 ($359,966,514) Surplus/Leakage Factor 24.6 -32.4 Number of Businesses 23 445
40-min Drive time $1,630,691,202 January 31, 2013 $2,204,394,606 ($573,703,405) Page 1 of 1 -15 1,238 $257,227,899 $234,793,721 $22,434,177 4.6 470 $1,887,919,100 $2,439,188,328 ($551,269,277) -12.7 1,707
La Porte City Downtown Revitalization Plan
Existing Conditions
Retail MarketPlace Profile
Below is the leakage/surplus with in La Porte City, IA represented by the 5-minute drive for the indusLa Porte City, IA try sub-sector and more detailed group. There are substantial opportunities, especially those near42.31441 or at Drive Time: 5 minutes Latitude: 100+. Longitude: -92.19235 Leakage/Surplus Factor by Industry Subsector Motor Vehicle & Parts Dealers Furniture & Home Furnishings Stores Electronics & Appliance Stores Bldg Materials, Garden Equip. & Supply Stores Food & Beverage Stores Health & Personal Care Stores Gasoline Stations Clothing and Clothing Accessories Stores Sporting Goods, Hobby, Book, and Music Stores General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Food Services & Drinking Places -20
-10
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30 40 50 Leakage/Surplus Factor
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Leakage/Surplus Factor by Industry Group Automobile Dealers Other Motor Vehicle Dealers Auto Parts, Accessories, and Tire Stores Furniture Stores Home Furnishings Stores Electronics & Appliance Stores Building Material and Supplies Dealers Lawn and Garden Equipment and Supplies Stores Grocery Stores Specialty Food Stores Beer, Wine, and Liquor Stores Health & Personal Care Stores Gasoline Stations Clothing Stores Shoe Stores Jewelry, Luggage, and Leather Goods Stores Book, Periodical, and Music Stores Department Stores (Excluding Leased Depts.) Other General Merchandise Stores Florists Office Supplies, Stationery, and Gift Stores Used Merchandise Stores Other Miscellaneous Store Retailers Electronic Shopping and Mail-Order Houses Vending Machine Operators Direct Selling Establishments Full-Service Restaurants Limited-Service Eating Places Special Food Services Drinking Places (Alcoholic Beverages) -70
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Parking Study
The availability of parking can leave a lasting impression on how people view, or how often they visit a downtown. Convenient parking is considered a sign of welcome. Parking that is difficult to find, inadequate, or inconvenient will frustrate users and can make people reluctant to visit a particular location. In order to understand the existing parking inventory within Downtown La Porte City, a parking study was conducted. The purpose of the study was to observe current utilization of existing parking spaces within the downtown and to identify specific issues and opportunities related to existing parking infrastructure. Methodology The occupancy of parking spaces was documented by observing the number of occupied parking spaces during what is considered the peak period for parking demand within the planning area. This peak period was determined to be on weekdays during normal business hours, and to minimize the impact of weather and seasonal variation, occupancy observations were conducted during good weather conditions. Although parking occupancy observations were conducted during a weekday peak periods, it should be acknowledged that other land uses have different peak parking times (see peak parking table). For example a block with a popular bar may experience a peak parking period during Friday or Saturday evenings, while the rest of the planning area has relatively low occupancy rates.
Parking occupancy refers to the accumulation of parking over the course of the day. Occupancy during peak periods is the primary measure of parking usage and the need for additional parking. Occupancy rates at or close 100 percent are generally considered undesirable because motorists must hunt for available parking and/or may be tempted to park illegally or not stop at all. Thus when evaluating parking we look at the
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“effective” supply instead of the full supply. The effective supply is the maximum number of parking spaces that can realistically be used within a given district. An effective supply “cushion” can help protect against inevitable loss of spaces resulting from temporary disturbances such as construction, mis-parked cars, etc. Parking supply is considered “effective” when approximately 75% of the parking spaces are occupied.
Inventory On Friday, March 15, 2013, between 11:301:30pm, MSA counted all marked and unmarked parking spaces within the downtown (see page 3 for planning area map). In total, the downtown can potentially park approximately 279 vehicles at one time. The only public parking lot in the downtown is at the corner of Main Street and Locust Street. The majority of Main Street have 2 hour angled parking and 15 minute angled parking in front of the bank at the 300 Block.
Results Parking supply is not an issue for downtown La Porte City, as only 13% of the spaces were occupied at the time of the study (37 out of 279 spaces). The block with the most occupied on-street parking spaces at the time of the study was on Main Street between Commercial Street and Chestnut Street. Based on feedback received on the street during the analysis, the most common complaint was the ability to park right next to or adjacent from their destination. Since the downtown has a sufficient number of parking spaces for current and future development, strategies should be focused on way-finding signage (to direct users to available parking). Enforcement of the 2 hour and 15 minute limits will assist in reducing congestion in these areas at peak times.
La Porte City Downtown Revitalization Plan
Existing Conditions
Area of Downtown Parking Utilization Percent
North Side South Side Available Spots Total Spaces 100 Block 200 Block 300 Block 400 Block 500 Block
Locust Street
Commercial Street
Chestnut Street
Sycamore Street
3rd Street
Downtown
Parking Utilization
Off-Street
Main Street On-Street
On-Street
On-Street
On-Street
On-Street
On-Street
Utilization (Ave. %)
Downtown Total
11% 25
32% 16% 74
17% 0% 13 15 17% 0% -
0% 0% 46 46 0% 0% -
20% 26% 36 40 7% 47% -
16% 25% 25 31 8% 11% -
9% 0% 23 24 4% -
16% 11% 242 279 7% 4% 15% 17% 14%
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123 13% 0% -
0% 7% 58% 11% 14%
13% -
Peak Parking Table Weekday Banks and public services Professional offices Park and ride facilities Schools, daycare centers Factories/distribution centers
Evening Auditoriums Bars and meeting halls Hotels Restaurants Theaters
Weekend Religious institutions Parks Shops and malls
Source: Victorian Transportation Policy Institute 2007: Parking Management Strategies, Evaluation Planning
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Urban Design
A major step in revitalizing the downtown is to make public improvements that show residents and businesses owners that the City is taking the initiative in revitalizing the area. These improvements also help to create a district identity for the downtown, which separates it from other areas within La Porte City. When planning for road (re)construction, the guidelines and recommendations discussed below should be considered.
The design of streets directly affects the quality of life in a community. A well designed streetscape incorporates crosswalks, sidewalks, light fixtures, trees, planters, trash receptacles, banners/flags, benches and green spaces within the public right of way. There is no single component that will meet the preceding goals, but a balanced mix of these components can lead to a successful revitalization of the downtown. Guidelines in this section are intended to assist in the design reconstruction of streets. In general, a “friendly” street has features that provide safety, comfort, and mobility. Examples of these features are described and illustrated on the following pages. 1) Good Sight Distance • limit obstructions at crossings (newspaper/advertising & electric boxes, over-grown vegetation, etc.)
Safety
2) Separation & Buffering from Other Modes of Travel • wide sidewalks • parking areas • sidewalk terrace • limit curb-cuts 3) Pedestrian Visibility • adequate lighting
4) Adequate Height Clearance • well maintained landscaping • adequate awning heights
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Limit Crossing Distance provide bump outs reduce corner radii provide refuge medians at pedestrian crossings La Porte City Downtown Revitalization Plan
Mobility
1) Clear Path • no obstructions within areas of travel
Urban Design
2) Accessible to All Citizens • ADA-compliant sidewalks and building entrances
3) Clear Connections • pedestrian pathways to building entrances
1) Human Scale • establish a 1:3-1:2 street width to building ratio
Comfort
2) Soften the Urban Hardscape • add planters, street trees, landscaped spaces, etc.
3) Buildings Designed with Pedestrian-Friendly Features • awnings, large and clear windows on the ground-floor, building entrances, view of products/activities, etc. 4) Limit Automobile/Truck Traffic Issues • lower vehicle speed limits • provide traffic calming devices
5) Provide Pedestrian Amenities • add benches, tables and chairs, bike racks, etc. 6) Well-maintained Infrastructure • well-maintained sidewalks, streets, street fixtures, and street trees MSA Professional Services Inc.
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Urban Design Continued
Streetscaping Gallery
The images below illustrate the variety of streetscaping elements that can be incorporated in Downtown La Porte City. See the Master Plan and Implementation sections for more specific recommendations.
Gateway Signage with Message Board
Brick Street with Concrete Parking Spaces
Farmers Market Block
Pocket Park Across from City Hall
Streetscape Layout Street Light Concept Continued from Commercial Street Project Street Trees to Soften the Street Edge
Awnings to Create a Sense of Safety, Comfort and Mobility
Benches Pushed to Street Edge Standard Curb Height of 6�
Sidewalk Paved Angled Parking with Spaces Streetscape Elements Stormwater Filtration/Detention Area
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Brick Street
Paved Angled Parking Spaces
Sidewalk Clear of Obstructions Stormwater Filtration/Detention Area
La Porte City Downtown Revitalization Plan
Syndicate Block
Streetscape
Urban Design
Development provides the City with economic stability and provides goods, services and jobs for its residents. However, too often buildings are designed without significant consideration to its neighboring parcels and overall effect on the area. To ensure high-quality and long-lasting projects the following guidelines will provide assistance in guiding future (re)development in the downtown, including major facade improvements: • Relationship to the Street: Design the building such that the primary building façade is orientated towards the street. Provide a public entrance on the primary façade.
• Architectural Character: Design the building using architectural elements that provides visual interest and human scale that relates to the surrounding neighborhood context and the City’s overall character.
• Building Materials: Use high-quality, long-lasting finish materials such as kiln-fired brick, stucco, and wood. All exposed sides of the building should have similar or complementary materials as used on the front façade. • Building Projections: Canopies and awnings should be provided along facades that give access to the building. • Signage: Use pedestrian-scaled sign types: building-mounted, window, projecting, monument, and awning. Signs should not be excessive in height or square footage. • Parking: Fit the parking below the building or place it on the side/back of the building, wherever feasible. Provide shared parking and access between properties to minimize the number of curb cuts. Provide vegetative buffers between pedestrian circulation routes and vehicular parking/circulation. Access drive lanes should have adequate throat depths to allow for proper vehicle stacking.
• Landscaping and Lighting: Provide generous landscaping, with an emphasis on native plant species. Landscaping should be placed along street frontages, between incompatible land uses, along parking areas, and in islands of larger parking lots. Exterior lights should be full-cut-off fixtures that are directed towards the ground to minimize glare and light pollution. • Stormwater: Use rain gardens and bio-retention basins on-site (i.e. in parking islands) in order to filter pollutants and infiltrate runoff, wherever feasible. • Service Areas: Trash and recycling containers/dumpsters, street-level mechanical, rooftop mechanical, outdoor storage, and loading docks should be located or screened so that they are not visible from a public street. Screening should be compatible with building architecture and other site features.
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Revitalization Plan Reinvestment Opportunities
Within the downtown area there are several parcels that offer significant opportunities for redevelopment. Parcels that are strong candidates for redevelopment are either vacant or are for sale, have low improvement value (relative to land value), have buildings that are in poor condition, or have uses that are ill-suited for a downtown environment. Figure 4.8 illustrates reinvestment opportunities within the downtown area.
• Use firms that specialize in historic preservation when cleaning and repairing the facade (contractors) and for wholesale recreation of historic elements (architects). • If restoration is not feasible, new elements should be designed that replicate or are at least consistent with the character, materials and design of the original building.
• Red/Pink parcels are the most viable for redevelopment, as they do not have structures (bright red) or they are currently for sale (dark red).
• Building owners are encouraged to use a “historic“ color for the primary facade color. Many of the major paint manufactures such as Pratt & Lambert, Benjamin Moore, Sherwin Williams publish “historic color” sample charts which are available at paint dealers.
• Yellow parcels are less viable for redevelopment due to stronger values, but are candidates for reinvestment to improve poor exterior conditions.
• Architectural details should not be obscured or covered up by siding, awnings or signage.
• Orange parcels are viable for redevelopment due to low values, but they are not for sale and they are not vacant.
Historic Facade Improvements
The City’s historic buildings represent an earlier era of economic vibrancy, and their preservation is both dependent upon and necessary to continued economic success in the downtown area. The City should preserve this architecture heritage, and help owners protect and restore these buildings over time. There should be a clear policy in place to establish a process by which alternatives to demolition can be sought for buildings that are deemed “historically significant” (see map on p. 9). Below are a sample of recommendations that may help guide restoration/recreation of historical facades:
• Previously obscured design details should be revealed and restored, whenever feasible.
• Chemical or physical treatments, such as sandblasting, to existing painted brick or stone is strongly discourage. If necessary, surface cleaning shall use the gentlest means possible. TRADITIONAL FACADE COMPONENTS
• Consult the Secretary of Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings (Revised 1990). Page 18
La Porte City Downtown Revitalization Plan
Master Plan
Retrofit Example
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Reinvestment Opportunities Flood Prone Property For Sale Vacant/Parking Low Value & Poor Bld Condition Low Property Value Poor Building Condition Rail Road
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Revitalization Plan Continued
Gateway/Downtown Sign 1 at the Corner of Main and Commercial Street
Creation of Farmers Market/Event Square (Gate2 way to Downtown La Porte City)
Retail Space that could be 3 a Good Place for an Eatery or Coffee Shop Pocket Park with Murals
4 that Represent La Porte
Band shell/Event Park for 5 Festivals (i.e. Blue Grass Music Festival) Revitalization and Expan-
6 sion of Existing Trail
Empty Lot in Prime Loca7 tion in Downtown for New Business Opportunity
St rcia l Com me
Revitalize Brick Streets
10 with Paved Parking Spaces
Loc u
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Redevelopment or Rein-
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Replace Curb and Gutter with Standard Curb Height 11 and Greenway for Street Trees and Traffic Buffer
Revitalize Syndicate Block 12 Building for New Retail Businesses Page 20
La Porte City Downtown Revitalization Plan
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Prime Location for Reinvestment or Redevelop13 ment (Gateway to Downtown La Porte City) Reinvestment or Redevel-
14 opment Site
Empty Lot for New Busi-
15 ness/Investment
Reinvestment Opportunity
16 for Cafe or Restaurant
Redevelopment or Rein-
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Redevelopment or Rein-
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Reinvestment Opportunity
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Vegetation Screen to Im-
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Potential Locations Way-Finding Signage
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Walnut St
Sycamore St
Recommended New Tree Locations Existing Trees Locations in La Porte City
Top Priority Redevelopment Sites High Priority Redevelopment Sites Opportunity ment Sites
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Revitalization Plan Continued 1
The Existing Cedar Valley Nature Trail
5 Street Share Designated Bike Path
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Need for Pedestrian Street/Railroad Crossing
6 Path
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Need for Pedestrian Street Crossing/Pedestrian Railroad Crossing
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Trail through Band shell/Event Park
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Revitalization of Existing La Porte City
Pocket Park Destination Site to Drive Downtown Patronage
Market/Event Square Destination Site to
8 Drive Downtown Patronage
La Porte City Downtown Revitalization Plan
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Recommended
Zoning Changes
The C-1 Zoning District should be expanded to include all commercial buildings in the Downtown Corridor of La Porte City. The R-1 addition is for residential property that is outside of the Downtown Corridor and not likely to change to commercial property in the future.
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Implementation Goals and Objectives
This section seeks to provide recommendations for the redevelopment of both private and public properties with the goal of creating a more vibrant and sustainable downtown. This section contains a compilation of the goals and objectives along with specific development sites of interest. Since many of the recommendations rely on coordination with the private market it is likely that the full breadth of this Plan’s vision will take many years to achieve.
Way-finding Signage
Apply for 2014 CDBG Façade Grant with IEDA to Address Façade Issues on Main Street and the Surrounding Area.
Parking and drive lanes should be separated from the public sidewalk to make it safer for pedestrians using the sidewalk network. This action will also help to beautify the downtown urban landscape.
The City should approach property owners to identify interested participants for the 2014 facade program. The deadline for application is January 2014 so this should be a priority for the City so if awarded construction can take place in 2015.
Time frame: Short Term (2013)
Move Farmers Market from Park to Main Street Explore Changing/Extending Hours for a Trial Period to Assess Impact. Farmers Market should be moved to the corner of Main Street and Commercial Street to get more visibility. Farmers Market hours and days of the week should be addressed as well to determine the best time and day of the week.
Time frame: Short Term (2013-2014)
Creation of a More Robust Capital Improvements Plan to Prioritize Major Projects and Organize Financing for a Planned Best Funding Plan Available in the Time line of the Project. The City should work to create a Capital Improvements Plan to address and prioritize the funding of major improvement projects. This CIP should include all funding available and
any major capital projects that will take place in the next 5-10 years. Time frame: Short Term (ongoing)
Creation of La Porte City Revitalization Action Committee to Fund Raise and Organize Preservation and Revitalization Efforts. The City should promote and advocate for the creation of a City Revitalization Action Committee that will be responsible for organizing and prioritizing revitalization efforts.
Time frame: Short (ongoing)
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Way-finding signage should be developed through identifiable colors and images as they relate to different areas of town. These signs should be placed along the most traveled roadways/areas of town to help guide visitors and community members to areas of interest in the City.
Time frame: Mid Term (2013-2015)
Gateway/Downtown Signage at the Corner of Main Street and Commercial Street.
Time frame: Mid Term (2013-2015)
Revitalization of Brick Streets on Main with Paved Parking Areas and a Reduced Curb Height and Replacement of Aging Underground Utility Infrastructure. The City should work with an engineer to have a full engineering study of the replacement of the brick street, raising of the street to reduce curb height and paving of the parking areas. From that study the cost of design and construction can be determined. Available funding and federal programs should be reviewed to get a comprehensive and complete understanding and plan for the implementation of this project. This project should coincide with the created Capital Improvements Plan.
Time frame: Long Term (2014-2019)
Vegetation Plantings on Main Street to Soften Street Edge and Improve Pedestrian Walkability. Parking and drive lanes should be separated from the public sidewalk to make it safer for pedestrians using the sidewalk network. This action will also help to beautify the downtown urban landscape. This project can be addressed on a similar time line to the street project to reduce overall costs and implement a complete vision.
Time frame: Long Term (2014-2019)
Revitalization and Extension of Bike Trail.
The City’s bike trail should be revitalized to extend out to the Cedar Valley Nature Trail. This will allow access for bikers to and from the downtown creating more pedestrian traffic for La Porte City business owners in the downtown.
Time frame: Mid Term (2014-2015)
La Porte City Downtown Revitalization Plan
Implementation
Implementation
Development Sites
Top Priority Sites
These sites have significant marketability and sit along the two major roadways in La Porte City. The City should actively market these sites and encourage development of a signature “gateway” that help market the downtown and help to create a destination for people from outside of the community. • Farmers Market Relocation to Corner of Main Street and Commercial Street. • Gateway/Downtown Signage for Historic Downtown Entrance • Pocket Park and Bike Parking for Downtown Pedestrians
High Priority Sites These sites currently have high potential for redevelopment, as they are vacant or being used for parking/storage. In some cases a larger project may be possible if adjacent parcels that have low property value ratios and/or poor building conditions are purchased. • Band Shell/Event Park Development for Festivals/Ice Rink for Winter Activities • Revitalization and Expansion of Existing Trail from Downtown to Cedar Valley Nature Trail • Vacant Lot Development on Main Street for New Business Opportunity • Vacant Lot Development on Chestnut Street for New Business Opportunity
Redevelopment or Reinvestment Sites These sites have potential for redevelopment (or at least reinvestment), as they have low property value ratios and/or poor building conditions (see page 9). The City may supplement private financing through the use of revolving loan funds, façade/site improvement grants, or developer incentives.
Comprehensive Plan Update The City should look at an update to the comprehensive plan as a next step in the revitalization process. The last comprehensive plan was completed November 15, 1993. This revitalization study and the changes in the community since the last comprehensive plan should be incorporated in to a new comprehensive planning process. An emphasis on housing needs and the community as a whole will be essential to the success of any future planning efforts made in La Porte City.
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