Independence Downtown Revitalization Plan 2021
Downtown Master Plan City of Independence
The City of Independence gratefully acknowledges the important contributions and guidance provided by the following: Project Team Al Roder George Lake Lisa Kremer Nikki Barth The Master Plan Steering Committee: Heather Federspiel Steve Ohl Julie Schawarting Casey Allen Tabra Stelter Kriss McGraw Judy Olsen Le Ann Harrison Crystal Blin Casey Stoner Shelly Whited Zach Boss Deb Hanna Todd Sherrets
Prepared By:
Shawn O’Shea, AICP Claire Michelson Jim Holz, AICP (515) 964-1920 | www.msa-ps.com
Adopted:
2 | Independence Downtown Revitalization Plan
Table of Contents Chapter 1: Introduction Introduction 4 Planning Process 5 Project Area 6 Existing Plans 7 Chapter 2: Public Engagement Engagement Methods 10 SWOT Analysis 11 Community Survey 13 Crowdsource Map 16 Community Open House 17 Chapter 3: Existing Conditions Analysis Independence at a Glance 18 Land Use 19 Buildings and Parcels 20 Building Significance 21 Retail Market Analysis 22 Chapter 4: Urban Design Streetscape Guidelines 26 Development Guidelines 28 Revitalization Plan Downtown Independence 30 Wapsipinicon River 32 River to 3rd Ave. East 34 3rd Ave. to 4th Ave. 36 4th Ave. to 5th Ave. 38 5th Ave. to 6th Ave. 40
Action and Implementation Plan Roles and Responsibilities 42 Utilization of Existing Tools 44 Potential Funding Sources 45 Action Plan 46 Appendix A: Complete Public Input Data Independence Downtown Survey Results Crowdsource Map Results Appendix B: Plan Maps Land Use Map Building Conditions Map Building Significance Map
3 | Downtown Independence
Introduction
Independence Downtown Vision Statement
“A meeting place and the center of community social life with a mix of eateries, retail, cultural and recreational spaces.”
The City of Independence, Iowa is a growing community with small town appeal and many conveniences of a larger city, much of this attributing to the downtown area. The estimated 2018 population was 6,073. Independence is located in Northeast Iowa off of Highway 20 and is within easy driving distance of Waterloo, Cedar Falls and Cedar Rapids. The City is bisected by the Wapsipinicon River. The downtown is located on both sides of the river which provides scenic views. Independence’s downtown central business area is located in the heart of the community and has historically been the economic hub of the city. Today, the downtown is at a turning point as Independence continues to grow. The City has done previous efforts for continuous investment in the downtown. The intent of the Revitalization Plan for Downtown Independence is to focus on expanding those previous efforts to improve business opportunities, attract additional amenities, and improve aesthetics as the area continues to attract residential growth, commercial investment, strategic employers, institutional assets and retail development. Ultimately, this document is a “living guide” to continually assist the City of Independence and other partner entities as they move forward with development and improvements within Downtown Independence. The plan represents the City’s best effort to address current issues and anticipate future needs as it relates to the downtown; however, it can and should be amended from time to time, if conditions warrant. Within this document you will find: • Collaboration with the community and stakeholders
• A unified vision and goals for revitalizing Downtown Independence • Economic trends and growth potential
• Recommended policies to support retail growth, attract more amenities, reinvest in properties, create walkable livable spaces, and implementation of collaborative ideas and public/private partnerships
• A strategy which identifies projects, champions and potential funding sources 4 | Independence Downtown Revitalization Plan
Planning Process The ideas, policies and actions of this downtown plan support the community’s vision for the future of Downtown Independence and address any barriers to realizing this vision. Elements of the plan have been crafted from individual participant’s ideas, discussions and debates among Committee members and the past experiences/planning efforts of the community as a whole. This input allows us to construct underlying themes as a frame for the plan, and provides information on what specific issues and ideas are most important to Independence’s citizens, business owners and leaders. This foundation ensures that the plan is not just a hollow document, but a guide for future decisions in Independence that are in line with the community’s ideals. From this foundation, Downtown Independence will continue to grow and thrive. This Plan was discussed and developed over three Steering Committee Meetings between September 2020 and March 2021. There were two community City of Independence public input sessions as well. Nov. 2, 2020
PROJECT UPDATE
2020 PROJECT UPDATE
City of Independence Nov. 2, 2020
Schedule July-Aug
Schedule July-Aug
September December September December January 2021 January February February March March April April
-Stakeholder Interviews -Existing Conditions Analysis -Stakeholder Interviews -Public Meeting #1: Issue Identification and Visioning -Existing Conditions -Start Online SurveyAnalysis -Public Meeting #1: Issue -Open Crowdsource Map Identification and Visioning -Start Online Survey Steering Committee Meeting #1: Existing Conditions and Public Input Review -Open Crowdsource Map Draft Downtown Revitalization Plan sent to Committee for individual Steering Committee Meeting #1: Existing Conditions andMembers Public Input Review review and comments Draft Downtown Revitalization Plan sent to Committee Members for individual Steering Committee Meeting #2: Review of Redevelopment Concept Planning and review and comments Action Plan Review Meeting Steering Committee Meeting #2: Review of Redevelopment Concept Planning and -Public Meeting #2:Meeting Design Workshop/Charrette on Redevelopment Concept/Pop Action Plan Review Up Meeting -Public Meeting #2: Design Workshop/Charrette on Redevelopment Concept/Pop Steering Committee Meeting #3: Review and Discussion of Public Open House and Up Meeting Online Feedback Steering Committee Meeting #3: Review and Discussion of Public Open House and Planning and Zoning Commission Recommendation and Council Adoption Online Feedback Planning and Zoning Commission Recommendation and Council Adoption
5 | Downtown Independence
Project Area As defined by this Plan, “Downtown Independence” is framed by 3rd Street NE, 6th Avenue NE, 2nd Street SE and 3rd Avenue SW. This district is primarily a commercial core surrounded by residential property, potential patrons in the downtown district. 1st Street E is the main corridor with the rest of downtown surrounding.
6 | Independence Downtown Revitalization Plan
Existing Plans There have been many planning efforts over the last two decades that address the Downtown in some way. The documents from these planning efforts are acknowledged here. This section highlights the importance of each plan to the Independence Downtown Revitalization Planning Process. Our analysis included gathering critical information from the existing plans for collaboration of this plan.
Comprehensive Plan Update 2015 The comprehensive plan for a community is a blueprint for the city’s future growth. It presents a vision for the future along with long-range goals and objectives. Comprehensive plans ensure that future land use and growth is consistent with the vision the citizens of the city have on important issues. Comprehensive plans cover all major aspects of a city, including those important to a downtown revitalization plan: community character, downtown, land use and economic development. The comprehensive plan identified maintaining existing character and beautifying main street as two key issues and opportunities but did not provide policy or action. This plan will expand on those issues and provide specific goals and policies to enhance and revitalize downtown. The economic development chapter of the plan provides policy ideas for economic development strategies that are further explored in this plan and updated with new trends and market analysis that we are seeing. This section specifically mentions “encouraging development, retention, and expansion of locally owned businesses, encouraging infill and revitalization, and maintaining, developing downtown as the central community activity center and expanding the Independence economic base”. All of those policies are a great base for the City to continue efforts for the downtown.
7 | Downtown Independence
Existing Plans Downtown Assessment 2010 In 2010, the City had a small downtown assessment performed. It asked residents and students specifically to provide one word descriptions of downtown. The most popular descriptions were historic, potential and rundown. All of the responses from students were negative. The summary of this activity came out to five points essentially saying that the downtown’s vitality affects the entire community. The resources are there, so Independence must focus on the existing assets, capitalize on those, and understand that it is an incremental process. This plan will lay those assets out and provide action steps to reach the downtown’s full potential.
SWOT and Action Plan 2018 In April of 2018, the City participated in a SWOT and Action Plan, facilitated by hue.life. The categories for this activity were Economic Outlook, Upkeep, City Promotion, Services and Entertainment, and Community Negativity. Each of the main categories had the same three sub topics; current reality, 1st year accomplishments, and success indicators. Groups came up with the current reality of the main categories and from there brainstormed what accomplishments should occur by the first year, and from there what was the measure of success by topic. Many of the topics were about economic development, community character and the downtown area. A community coordinated action calendar was created in this process for April 2018 - March 2019. The actions were assigned a champion and then a month that they were to be done.
8 | Independence Downtown Revitalization Plan
Branding Update 2016 The City of Independence did a branding update in 2016. This is important to the downtown revitalization plan because the community character and identity of the downtown are essential to continued and future success. This study explored what defines Independence and how Independence can create a better experience for residents, businesses and visitors. An extensive amount of research and public engagement went into this process. Much of the feedback about downtown Independence has been consistent with the previous plans as well as our own engagement tools throughout this process. Important feedback was that 86.2% of residents make an effort to shop local, and that 78% of respondents would spend more money in Independence if there was better shopping variety. Another stark statistic was that half of the business owners surveyed believed that the City is not on the right track and there is a divide between age groups and what they want to see in the community. The update suggested aesthetic improvement with community art projects and increasing seating in downtown as well as cleaning up vacant storefronts. Working to revitalize the downtown area was a way to create the brand of Independence.
Iowa Living Roadways This plan by the Independence Visioning Committee focused on beautification of the landscape along Highway 150 and 20. The area affecting downtown, suggested that signage incorporate the patriotic theme into the gateway, way-finding signage and add metal letters with simple font to the front facade of the Wapsipinicon Mill. The plan also suggested a trail extension along the portion of the river in front of downtown. The existing parking area would be redesigned so that the trail would be adjacent to commercial properties that would provide shade. It was suggested that the historic storefronts should follow the Main Street Program philosophy and continue the historic character with more modern businesses. 9 | Downtown Independence
Public Engagement
Engagement Methods An effective stakeholder engagement process is the foundation to a successful plan. This plan was created through the feedback received from a variety of interest groups through a variety of mediums.
PUBLIC MEETING
08.18.2020 TIME 7:00PM to 8:00PM Junior Senior High School Auditorium LOCATION 700 20th Ave SW INDEPENDENCE DOWNTOWN PLAN The consulting firm MSA Professional Services Inc. has been hired by the City of Independence to complete all aspects of a downtown revitalization plan. MSA will be facilitating the first of two public meetings at the Junior Senior High Auditorium on August 18th at 7:00pm. Please join us to give your input and insight regarding the issues and opportunities that you see in downtown Independence today and in the future. If you are not able to attend this meeting in person but would still like to participate there will be a Facebook Live Stream through the Independence Chamber Facebook Page. Community Input is Needed! For more information on this process and project updates please visit the Independence Downtown Plan Website at:
www.independencedowntownplan.wordpress.com Due to COVID-19 please follow social distancing measures. Masks are recommended and will be available, as will hand sanitizer.
10 | Independence Downtown Revitalization Plan
SWOT Analysis The SWOT analysis activity took place at the public input workshop on August 18th which also took comments from the online audience through Facebook Live. A SWOT was also done by the Steering Committee on September 10th. This exercise helps determine the current issues and opportunities pertaining to the downtown. The results from the exercise are below.
Strengths Characteristics that give Independence’s Downtown an advantage over others. Weaknesses Characteristics that place Independence’s Downtown at a disadvantage relative to others. Opportunities Elements Independence could build upon to advance the downtown area. Threats Elements in the environment or community that have/could hinder revitalization. In response to the COVID-19 outbreak of 2020, MSA, along with the City of Independence, the Independence Chamber of Commerce and the Buchanan County Economic Development, took measures to keep staff and the public safe while allowing for the essential feedback and engagement needed for this planning process. Seats at the public meeting were taped off to ensure social distancing, masks and hand sanitizer were provided. The meeting was on live stream with the Chamber’s Facebook page so those not able or comfortable attending the meeting could still participate in the SWOT and meeting discussions.
11 | Downtown Independence
SWOT Analysis helpful
harmful
internal
STRENGTHS
WEAKNESSES
external
Strengths
OPPORTUNITIES
THREATS
• Historic architecture • Historic Hwy 20 as “Main St.” • Wapsipinicon River • New streets, sidewalks and lighting • City’s Trail System • Farmer’s Market at Mill • “Underground Independence” – (There are underground tours in other cities; Seattle and Cincinnati popped up quickly. Could they create an Underground City Association to promote their tours nationally?) • IndyTel Broadband increasing fiber connections Opportunities • Brick facades beneath paint and other coverings • “Instagrammable” • Older business owners looking to sell • Upper story housing • Enticing farmer’s market attendees to the east side of the river
Threats • Lack of funding • Older business owners • Commercial vehicle traffic make parking difficult • eCommerce • Presence of older, unsightly streetlights still Weaknesses
• 4th of July festival brings 20-25k people to the
• Lack of available retail space
City annually
• Too many service businesses on “Main St.”
• Splashpad in the downtown (maybe near the east side of the river?) • eCommerce (ShopIowa.com) • Providing free wifi in the downtown • Dredge the river
12 | Independence Downtown Revitalization Plan
Community Survey A short survey was created to gauge community sentiment, perceptions, and habits regarding downtown. The following is a summary of key findings from the nearly 300 surveys collected. Other key findings are noted throughout the document.
As we look forward to the future with the vision of Downtown Independence, it is important that we acquire input from the community on what they hope to see in downtown past today.
13 | Downtown Independence
The survey assisted us in gauging how often people come to downtown for varying services. These were the key findings. The majority of respondents shop or dine in the downtown a couple of times per month. The majority of respondents do not work downtown but other places in Independence or surrounding communities.
14 | Independence Downtown Revitalization Plan
What attracts you to shop downtown? The majority agreed or strongly agreed with the statements below. This highest response was that they like shopping local, at independently owned stores, as well as the quality and uniqueness of the products and services.
Disadvantages of shopping or doing personal errands downtown. The most common responses were limited hours and poor selection of goods and services.
15 | Downtown Independence
Crowdsource Map Application Community Asset Malek Theater Restoration View of the River Old Mill Building 1st Street East as the heart of the historic District The Churches The Old Munson Library Buchanan County Courthouse Electric Car Plug Ins
Development Opportunity Building on the North corner of 1st Street East and 4th Ave NE The lot on the northern corner of 2nd Street SE and 4th Ave SE for potential fire station expansion Upper story apartments could be renovated for more desirable rentals Backs of buildings for outdoor dining along the river in the summers
Improvements Handicap Accessibility at the Post Office Pedestrian bridge over the river to connect the trail Property improvements along 1st Street E with maybe public art Create an downtown gateway Drive in parking instead of parallel Difficult to drive slow along 1st Street E Clean up the back of storefronts that are along the river
16 | Independence Downtown Revitalization Plan
Community Open House The meeting was setup as an in person Public Open House with an online link for those that could not make the meeting or didn’t feel comfortable due to the COVID-19 pandemic. The meeting was started with a brief presentation to discuss the process and the plan. After the presentation, stations with planning boards were setup around the room so participants could discuss and leave feedback on the boards. For those online, we recorded the meeting with Facebook Live and provided an online survey at the end of the presentation. In the online survey each page and question was the same boards the in person participants had at the Public Open House. There was a good turnout for the Public Open House (in person and online) held on February 25, 2021. At the meeting there were good questions, discussions and feedback. The Facebook Live video had over 25 people on during the meeting and has had three shares and 933 views since the meeting. There were 11 surveys completed online, with some in-depth feedback. The feedback was compiled from the meeting comments and online survey. The feedback was discussed at the third and final Steering Committee Meeting on March 24th to determine any additions or changes to the draft based on what we heard from the community.
PUBLIC OPEN HOUSE
02.25.2021 TIME 6:30PM to 7:30PM Heartland Acres Agribi�on Center LOCATION 2600 Swan Lake Blvd. INDEPENDENCE DOWNTOWN PLAN The consulting firm MSA Professional Services Inc. has been hired by the City of Independence to complete all aspects of a downtown revitalization plan. MSA will be facilitating the second of two public meetings at the Heartland Acres Argibition Center on February 25th at 6:30pm. Please join us to give your input and insight regarding the draft plan for the Independence Downtown Revitalization Plan. If you are not able to attend this meeting in person but would still like to participate there will be a Facebook Live Stream through the Independence Chamber Facebook Page. Community Input is Needed! For more information on this process and project updates please visit the Independence Downtown Plan Website at:
www.independencedowntownplan.wordpress.com Due to COVID-19 please follow social distancing measures. Masks are recommended and will be available, as will hand sanitizer.
17 | Downtown Independence
Existing Conditions
The Existing Conditions Section is a summary of current conditions and recent trends in downtown Independence and the community as a whole, based on the best available data. The purpose of this section is to enable informed choices about the future of the City. Independence’s downtown reflects ebbs and flows of economic times and the boom-and-bust cycles so common in Iowa towns and urban centers. And while the downtown’s buildings certainly show the wear and tear of over 140 years in some cases, they also reflect the important local history of the community. There are integrity issues, but standing on the sidewalk and looking up and down the streets one can still feel a sense of history. A sense of being in a particular time and place.
18 | Independence Downtown Revitalization Plan
Independence at a Glance
Print Date: 8/12/2020
Land Use The City of Independence desires a mixed-use downtown district consisting of retail, service, office, civic, and residential uses. Building uses, types and styles establish the overall character of this area. The City is looking for the downtown area to become a historic district, as historic Highway 20 runs Land Use Map through the middle of downtown. The heart of downtown features historic architecture with buildings Downtown Independence that should be preserved and maintained in their present form, with adaptations as necessary for future generations. Around the historic core of 1st Street E, in every direction are sites CITY that could OF INDEPENDENCE BUCHANAN COUNTY, IOWA be redeveloped with new structures and configurations in the coming years. Disadvantages of this district are the current appearance of some businesses and the lack of available retail/commercial Use space on the ground level. Strengths of the downtown are the unique character with Land historic Automotive Landthat Useprovide Map strong architecture, Wapsipinicon River access and the diversity of businesses anchors Industrial to the Independence economy. Many of the business owners say that they have loyal customers that Low Density Residential Downtown Independence Medium Density Residential come from surrounding areas to shop their products as well as local residents. The river and past Mixed Use CITY OF INDEPENDENCE revitalization work that has been done will help the effort continue throughout the downtown to Park BUCHANAN COUNTY, IOWA preserve the historic character and continue the economic drive of the downtown. Professional/Office Public/Civic/Religous
Printed By: soshea, File: C:\Users\soshea\Desktop\Shawn Independence Work Folder\GIS\Maps\Independence Land Use Map.mxd
Land Use
Public Parking
Automotive
Restaurant/Bar
Industrial
Retail
Low Density Residential
Service
Medium Density Residential
Utility
Mixed Use
Vacant
Park
Warehouse/Storage
Professional/Office
Downtown Boundary
Public/Civic/Religous Public Parking
Data Sources: Buchanan County GIS Base Map Data, Bing Aerial
Restaurant/Bar Retail
0
Service Utility
125
250 Feet
Vacant Warehouse/Storage Downtown Boundary
Data Sources: Buchanan County GIS Base Map Data, Bing Aerial
0
125
250 Feet
Larger Map Located in Appendix B 19 | Downtown Independence
Buildings and 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 Independence. Examples of a parcel/building that can leave a negative impression would be a poorly designed or empty public space, a dilapidated building, and a large vacant parcel. Independence has a wealth of historic buildings that bring character to the downtown and stories that are important to the City and community members to have remembrance of in the future. Tying the history into the future vision is essential. Many buildings are in good condition in the downtown area, but it is important to know where improvements could be made.
Building Conditions
Larger Map Located in Appendix B
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Print Date: 12/9/2020
Building Significance
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Build
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P
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Building Significance Map Downtown Independence CITY OF INDEPENDENCE BUCHANAN COUNTY, IOWA
Building Significance
Larger Map Located in Appendix B
Regional Reach Public/Civic/Religous
Destination Business • Historic Buildings provide a sense of history and can have a positive National Historic Registry influence on the downtown overall character/image (if buildings are Historic Building maintained properly and keep their historic elements visible to the Historic Destination Business public eye). There are a significant number of properties with historic Downtown Boundary character on both 1st Street and 2nd Ave NE, but most need significant face-lifts. • Public/Civic/Religious bring residents and activity to the downtown. They also can be catalysts for redevelopment (if built and maintained with quality materials and design). • Destination Business bring residents and visitors to the downtown on a daily basis (i.e. post office, banks, restaurants etc.). • Regional Reach are businesses with a well known presence well beyond the city limits with a large customer base. These businesses have a strong online presence that bring customers 0 125 250 into Independence from areas outside of the community. These are often customers seeingFeet Independence for the first time. Regional Reach businesses are important because they can help market the community to are larger audience reaching further out (i.e. Dunlap Motors). • Historic Destination Business are buildings/sites that stand out because they have the historic character that makes downtown Independence unique and are frequented by residents and visitors on a regular basis. Data Sources: Buchanan County GIS Base Map Data, Bing Aerial
21 | Downtown Independence
Data Sour
Retail Market Analysis ESRI’s Retail MarketPlace data was used to measure retail activity by trade area and to compare retail sales to consumer spending by NAICS industry classification. The retail marketplace analysis is based on three trade areas: 5-minute, 30-minute and 45-minute drive times from the middle of Downtown Independence. The 5-minute travel time encompasses the entire community of Independence, while the 30-minute drive time includes part of the City of Waterloo and other nearby rural communities. The 45-minute travel time reaches two of the region’s larger metros, Cedar Falls/Waterloo and the north part of the Cedar Rapids area. Based on this analysis, there are some areas of the retail market that have a local demand (customers spending money on that type of retail) that is not met in the area and leaking to other areas outside of Independence (customers going to other areas to spend money on retail). There is an estimated $15 Million in retail trade and food & drink that is being spent by area residents outside of the City of Independence. Some examples of retail that is in short supply in the City of Independence are: •Furniture Stores •General Merchandise Stores •Miscellaneous Retail Stores (i.e. florist, office supply etc.)
22 | Independence Downtown Revitalization Plan
The table (on the right) summarizes the supply vs. demand for various retail categories. The Retail Gap represents the difference between retail potential and retail sales. The Leakage/Surplus Factor presents 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 goods 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)
5 minute Drive Time
Retail Market (Industry Summary)
30 minute Drive Time
45 minute Drive Time
Retail Trade (NAICS 44-45) Demand (Retail Potential)
$69,471,963
$702,709,007
$3,581,859,826
Supply (Retail Sales)
$55,503,500
1,028,571,515
$4,383,848,961
Retail Gap
$13,968,463
-$325,862,508
-$801,989,135
11.5
-18.8
-10.1
36
354
2,979
$64,661,436
$346,833,443
Leakage/Surplus Factor Number of Businesses
Food and Drink (NAICS 722) Demand (Retail Potential)
$6,502,958
Supply (Retail Sales)
$5,337,352
$73,802,667
$380,849,270
Retail Gap
$1,165,606
--$9,141,231
-$34,015,827
Leakage/Surplus Factor
9.8
-6.6
-4.7
Number of Businesses
13
145
656
Retail Trade and Food & Drink (NAICS 44-45, 722) Demand (Retail Potential)
$75,974,921
$767,370,443
$3,928,693,269
Supply (Retail Sales)
$60,840,851 $1,102,374,181
$4,764,698,231
Retail Gap
$15,134,070
$335,003,738
11.1
-17.9
-9.6
49
574
2,285
Leakage/Surplus Factor Number of Businesses
-$836,004,962
The graphs below indicate mismatches between supply and demand for retail industry sub sectors within Independence. As shown below there are only a few industry types that are being met. Those that are met have great opportunity to expand and get closer to 100 percent.
23 | Downtown Independence
Retail Market Analysis
24 | Independence Downtown Revitalization Plan
Spending Habits There are three main tapestries or groups of consumers that are spending money in the Independence area. The top tapestry segments of Middle Constants, Rustbelt Traditions, and Heartland Communities make up the majority of the consumer groups in the Independence area. These groups are anticipated to grow in the area, of note is the median age looks to be dropping with a younger demographic moving into the area and a median Household Income anticipated to rise from $59,603 to $68,000 over a five year period. As shown below, consumers in Independence in each category are high in the spending potential index, 100 is the high end of the index and all but one category for Independence is 80 and above. This means that consumers are buying products consistently in all categories and will continue to do so in the future.
25 | Downtown Independence
Urban Design
Streetscape Guidelines A major step in moving Downtown Independence forward is to make public improvements that show residents and business owners that the City is taking the initiative in revitalizing the area. Independence has done some recent streetscape improvements in the downtown. These improvements -- which include ADA accessible sidewalks and ramps, ornamental pedestrian lighting, and planters on the sidewalk -- have helped to create an identity for the downtown, which incorporates the river and buildings that run along it. 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 proceeding goals, but a balanced mix of these components can lead to the continued successful revitalization of the downtown. Guidelines in this section are intended to assist in the design reconstruction of those streets which have not yet received improvements, and reinforce the good design standards set by the most recent changes.
Pedestrian Environment
Commercial areas that are “friendly” to both vehicles and pedestrians have proven to be highly successful. This is even more apparent in downtown districts, as foot traffic is just as important as vehicle traffic. In general, a “friendly” street has features that provide mobility, safety, and comfort. Examples of these features are described and illustrated on the following pages.
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SAFETY
Good sight distance
» Limit obstructions at crossing (newspaper/advertising & electrical boxes, over vegetation, etc.)
Pedestrian visibility
» Minimum adequate lighting
Adequate height clearance
» Well maintained landscaping
Separation & buffering from » Adequate awning heights Limit crossing distances other modes of travel » Wide sidewalks » Parking areas
» Sidewalk terrace » Limit curb-cuts
COMFORT
At human scale
» Establish a 1:3 - 1:2 street width to building height ratio
Soften the urban hardscape » Add planters, street trees, landscaped spaces, etc.
Buildings designed with pedestrian friendly features » Awnings, large and clear windows (70% of ground floor), building entrances, view of products/activities, etc.
MOBILITY Clear path
» No obstructions within areas of travel
Accessible to all citizens
» Provide bump outs
» Reduce corner radii
» Provide refuge medians at pedestrian crossings
Limit automobile/truck traffic issues
» Lower vehicle speed limits » Provide traffic calming devices
Provide pedestrian amenities
» Add benches, table and chairs, bike racks, etc.
Well-maintained infrastructure
» Well-maintained sidewalks, streets, street fixtures, and street trees
Clear connections
» Pedestrian pathways to building entrances
» ADA-compliant sidewalks and building entrances
27 | Downtown Independence
Development Guideline Considerations Design Guidelines for Buildings and Sites This plan recommends the adoption of more detailed design guidelines for the downtown area. These pages present the basic categories that should be addressed by any such guidelines and some specific sample guidelines to inform the development of adopted standards. • Street Relationship: Design the building such that the primary building façade is orientated towards the street and built to the front property line. Minor setbacks may be allowed if space created provides an outdoor seating area, a hardscape plaza, or similar pedestrian space. Provide a public entrance on the primary façade.
Portion of the building is set back from the street, allowing extra room for a larger pedestrian zone.
• Lighting: Pick fixtures that complement the character of the building. Illuminate parking lots and pedestrian walkways uniformly and to the minimum level necessary to ensure safety. Lighting should be energy efficient and should render colors as accurately as possible. Preferred light types include: LED, fluorescent, and high-pressure sodium.
• Landscaping: 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. • Stormwater: Use rain gardens and bioretention basins on-site (i.e. in parking islands) in order to filter pollutants and infiltrate runoff, wherever feasible. Consider using permeable surfaces, pervious asphalt, pervious concrete, and/or special paving blocks.
28 | Independence Downtown Revitalization Plan
Building #1 Building #2
• Parking: Place parking on the side or 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.
Examples of full cutoff fixtures that minimize glare and light pollution.
An example of parking being shared between two developments with parking limited to the side or rear yards (no front yard parking).
Trees and shrubs within and around parking areas greatly improve the aesthetic appearance and overall pedestrian experience.
Examples of permeable surfaces.
• 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.
• Scale&Articulation: Design the building using architectural elements that provides visual interest and human scale that relates to the surrounding neighborhood context and the downtown’s overall character. • Windows, Doors & Garages: Buildings should activate the street by providing significant visibility through the street-level facade to activities/displays within the building. Clearly define door entryways and design garage doors to be screened from street view (i.e. not on street facade, landscaping, walls), to the greatest extent possible. • 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. • Colors & Materials: Use high-quality, longlasting finish materials such as kiln-fired brick, stucco, and wood. All exposed sides of the building should have similar or complementary materials and paint colors as used on the front façade.
Example of a building facade screening rooftop mechanical from ground view.
Desired verticallyproportioned buildings.
An example of large windows providing significant visibility into the building.
A good example of mounted awnings placed below the horizontal expression line.
Free-standing and roof signs are not conducive for a downtown, pedestrian-friendly district. Examples of secondary facades continuing the design quality, material palette, and color palette of the primary facade.
29 | Downtown Independence
Revitalization Plan
Downtown Independence 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, and individual parcels & 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. A District is a cohesive area with an identifiable character. Building uses, types and styles establish the overall character of this area. Independence’s downtown district has a good mix of uses (i.e. residential, retail, office, civic and public). Disadvantages of this district include the building conditions for many of the buildings are in fair condition or below, flood prone areas, and lack of available commercial space. Strengths of the downtown come from the diversity of businesses and the historic context that still embodies downtown Independence, which provides strong anchors to the downtown. A few of the downtown buildings have been revitalized. This revitalization effort should continue throughout the downtown to preserve the viable historic architecture of many of the buildings in downtown Independence. The River is a unique and important feature in the downtown that should be utilized to the fullest extent possible to bring new traffic from the community and visitors from outside the community.
Flood Prone Areas
One of the single biggest challenges in Downtown Independence is the area that is located closest to the Wapsipinicon River. Properties along the river are either in the 500 year floodplain, 100 year floodplain or the floodway, “shown on the map” to the right. These areas limit the potential use going forward as well as any funding available for structures such as CDBG grants. These areas do provide great views and access to the river which can make these areas prime for recreation and outdoor activities, providing a unique experience to both residents and visitors alike. 30 | Independence Downtown Revitalization Plan
Project Area
31 | Downtown Independence
Wapsipinicon River Potential River Dredging
Park/River Edge Enhancements Kayak Launch/Landing
Parking Lot
Destination Site
Enhanced Green Space
Redevelopment Opportunity
Potential Removal of Low Head Dam River Overlook
Potential Rapids Feature
Elkader, IA Whitewater Feature Case Study
32 | Independence Downtown Revitalization Plan
Enhance Parks and Add New Features Along River The area of town North of the downtown contains Bathing Beach Park, Riverwalk Park, and Teacher’s Park. These park spaces are well utilized especially for special events such as Independence 4th of July Celebration. The proximity to the River and the downtown makes this location ideal for a unique concept that would establish a destination spot that would bring in new people to the community and into the downtown to reestablish a flourishing business environment. There are many enhancements that could improve this already well loved location. Some suggestions: fitness trail, campsites, river access improvements, extending River Walk Trail, update/new play equipment and feature.
Enhanced Green Space
Along the river there are many spots that could benefit from some landscaping, an overlook concept to enhance the experience for those that want to enjoy the views and scenery. Some of the buildings to the north of 1st Street (redevelopment area flood prone) could either be revitalized with a use more compatible with the vision of this area or demolished if they are beyond the point of repair or incompatible with the future use of the land.
Removal of Dam for Rapids Feature and River Dredging The removal of the low-head dam could make way for the opportunity to create a whitewater feature. This amenity would attract a new interest to the area from participants to spectators. This has been very successful in Elkader, IA. In 2008, the Turkey River surged over its banks and into Elkader’s Main Street, flooding downtown businesses and about 30 homes. Fast forward six years: now the community offers an attractive new Founders’ Park, a whitewater feature that is gaining national recognition and newly updated downtown façades. Dredging the River north of the Train Bridge to make that area navigable for boaters was also suggested to improve the River amenity.
33 | Downtown Independence
River to 3rd Ave. East North
Kayak Launch/Landing
Redevelopment Area (flood prone)
Park/River Edge Enhancements Parking Lot
Enhanced Green Space
Continue to Support the Theater and Other Historic Preservation Efforts in the Downtown
Redevelopment Opportunity
River Overlook
Historic Theater
Potential Removal of Low Head Dam Potential Rapids Feature
Low Income Housing Tax Credits and/or Upper Story Housing Program Potential
Street Trees in Planter Boxes
100yr Floodplain Edge
Addition of Charging Stations
In 100 Year Floodplain and Not CDBG Eligible
Facade Rehab Candidates Either CDBG or Local Program
South Existing Dam Potential Rapids Feature
Enhanced Green Space With Play Area Low Income Housing Tax Credits and/or Upper Story Housing Program Potential
Potential Kayak Launch/Landing
Facade Rehab Candidates Either CDBG or Local Program
Street Trees in Planter Boxes
In 100 Year Floodplain and Not CDBG Eligible
100yr Floodplain Edge
Window in Sidewalk to See Through to Underground Independence
34 | Independence Downtown Revitalization Plan
Floodway Edge
Planters and Trees
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. Tree planters placed along the street edge will help to soften the downtown edge, while keeping vegetation back far enough from the intersection to not cause a safety issue.
Enhanced Green Space with Play Area A river walk to the south and an enhanced river edge would benefit the area south of 1st Street. A green space with a playground would be a welcome attraction for parents that are spending an afternoon with children shopping stores in the downtown. The image to the right is an example of a riverside park that could have similar elements as the proposed improvements in the revitalization plan.
Window in Sidewalk to Underground The City of Independence has a hidden secret that most people don’t know about. The original downtown is underneath the current infrastructure in downtown Independence. Pedestrians are walking on top of the City’s history everyday. Designing a window into this piece of history would be a great way to create a unique feature and build interest in the historic Independence Underground.
35 | Downtown Independence
3rd Ave. to 4th Ave. North Low Income Housing Tax Credits and/or Upper Story Housing Program Potential
Redevelopment Underway!
Facade Rehab Candidates Either CDBG or Local Program Street Trees in Planter Boxes
Addition of Charging Stations
South Downtown Gateway Feature
Future Fire Station Expansion
Low Income Housing Tax Credits and/or Upper Story Housing Program Potential Facade Rehab Candidates Either CDBG or Local Program Street Trees in Planter Boxes
Improved Green Space to Soften Edges
36 | Independence Downtown Revitalization Plan
Community Informational Kiosk, Shade Structure, Pedestrian Amenities
Pedestrian Amenities
Awnings and street trees can be a good way to get some reprieve from heat and sun, give a softer feel to the street edge, and create a safe comforting feel for pedestrians. The downtown area should have a few locations per block for pedestrians to sit. Bike racks should be available at each block so they can be properly secured before entering downtown establishments.
Facade Rehabilitation
Priority rehabilitation should focus on buildings that have a facade that is in fair to poor condition and has at least some historical elements visible on the building. These buildings, if revitalized could contribute to the overall historic feel of the downtown and have a substantial impact on the sense of history and overall look of the downtown. Rehabilitation on buildings that have a facade that is in fair to poor condition but no significant historic elements visible is still of high importance. The revitalization of these facades will positively impact the overall image of Downtown Independence. See Building Conditions Map on page 20.
Charging Stations
Electric and Hybrid vehicles (or EV) are becoming increasingly more prevalent in our society. Bringing more charging stations into the downtown can help meet the needs of EV owners, while at the same time potentially introducing new patrons to the downtown area and improving pride and loyalty in the community. There are many programs in place than assist with the installation costs of new charging stations.
37 | Downtown Independence
4th Ave. to 5th Ave. North Vegetation Screening
Replace Old Sign With Monument Style Sign New Retail Coming Soon
Remove Pole Mount Signs
Improved Green Space to Soften Edges
South
Potential Redevelopment Site
Replace Old Sign With Monument Style Sign
38 | Independence Downtown Revitalization Plan
Pedestrian Crossing Improvement at Highway 150 Intersection
Monument Signage
There is an opportunity to improve the look and feel of the commercial areas of Independence by transitioning from pole mount signs to monument signs constructed with quality materials and surrounded by landscaping. This action will help to beautify the downtown urban landscape.
Redevelopment Coming Soon
There is an empty lot north of the redemption center on 4th Ave. NE. There are plans for a Scooter’s Coffee to be built here, which will be a nice addition to the downtown area.
Potential Redevelopment Opportunity (Former American Legion) The former American Legion on 4th St SE is in Stressed Condition according to the windshield survey, see Building Conditions Map page 20. This building has historic bones and is located across the street from City Hall. This would be a great opportunity to revitalize a building with historic roots in a prominent location.
39 | Downtown Independence
5th Ave. to 6th Ave. North Vegetation Screening
Replace Old Sign With Monument Style Sign
Replace Old Sign With Monument Style Sign
South
Replace Old Sign With Monument Style Sign
Improved Green Space Matching Up with Eastern Blocks to Soften Edges
40 | Independence Downtown Revitalization Plan
Improved Green Space to Soften Edges
Green Space and Vegetation Buffers Street trees come in many forms and can be a good way to get some reprieve from heat and sun, give a softer feel to the street edge, and create a natural canopy for pedestrians. A landscape buffer to partially obscure views of parking while retaining visual connections to maintain personal safety. To the right is an example of a landscape buffer at the corner of 5th Ave NE and 2nd St NE.
Neighboring Green Space
Downtown Independence currently has a hard concrete edge. To soften that edge the use of vegetation can go a long way to improve the feel and look of the downtown. The residential areas that surround the commercial district in Independence have a good mix of softscape (i.e. vegetation) and hardscape (i.e. concrete), this mix could be replicated in some of the commercial district as illustrated in the Revitalization Plan.
41 | Downtown Independence
Action Plan
Action Plan The Action Plan is designed as a guide to help City officials, downtown leaders, and developers prioritize investment within Downtown Independence. The desired vision for this area cannot be created over night. However, by incrementally implementing the recommendations within this plan Downtown Independence can achieve the desired outcomes set forth in this redevelopment plan.
Roles and Responsibility
Responsibility for implementing this plan lies primarily with the Planning Commission, City Council and City Staff. City Council City Council sets priorities, controls budgets and tax rates, and often has the final say on key aspects of public and private development projects. The value and legitimacy of this plan is directly related to the degree to which Council members are aware of the plan and expect City actions to be consistent with this plan. Each Council member should have a copy of this plan and should be familiar with the major goals and objectives described herein. City Council should expect and require that staff recommendations and actions both reference and remain consistent with this plan. Planning & Zoning Commission Land use and development recommendations are a core component of this plan, and the Planning & Zoning Commission has a major role in guiding those decisions. Commission members shall each have of a copy of this plan and shall be familiar with its content. It is generally the responsibility of the Commission to determine whether proposed projects are consistent with this plan, and to make decisions and recommendations that are consistent with this plan. In cases where actions that are inconsistent with this plan are deemed to be in the best interest of the City, the Commission should initiate efforts to amend the plan to better reflect City interests. 42 | Independence Downtown Revitalization Plan
City Staff City staff have a significant influence on the selection and completion of all kinds of capital and operational projects. It is imperative that individuals in key roles know about, support, and actively work to implement the various strategies and actions in this plan. Specifically, the following people should consult and reference the comprehensive plan during goal setting and budgeting processes, during planning for major public projects, and in the review of private development projects: • City Administrator • Parks Director • Street Superintendent These key staff members are expected to know and track the various goals, objectives, strategies and actions laid out in this plan, and to reference that content as appropriate in communications with residents and elected and appointed officials. All other staff should also be aware of the plan and the connections between the plan and City projects. The purpose of this extra effort is to strengthen staff recommendations and reinforce the plan as a relevant tool integral to City functions. Education and Advocacy Implementation of this plan also depends, to a great degree, on the actions and decisions of entities other than City government. Some responsible parties that the City of Independence does not control or direct include, but are not limited to: • Buchanan County Economic Development • Independence Chamber of Commerce • Buchanan County • Property Owners • Iowa Department of Transportation • Army Corps of Engineers • Iowa Department of Natural Resources It is necessary to persuade these entities to be active partners in the implementation of the goals, objectives, and strategies of this plan. The following City activities can support this effort: • Share this plan with each organization, including a memo highlighting sections of the plan that anticipate collaboration between the City and the organization. • Take the lead role in establishing a collaboration • Know and communicate the intent of relevant objectives and strategies - partner organizations need to understand and buy in to the rationale before they will act.
43 | Downtown Independence
Utilization of Existing Tools
Many of the strategies identified in this plan presume the use of existing City ordinances and programs. The City’s key implementation tools include: Operational Tools • Annual Goal-Setting Process • Annual Budget Process • Capital Improvement Plan Regulatory Tools • Land Use Regulations (includes landscape and architectural regulations) • Site Design Standards • Historic Preservation Ordinance • Building and Housing Codes Funding tools • Tax Abatement • Tax Incremental Financing (TIF) Districts • State and Federal Grant Programs • Storm Water Utility (Recommended)
44 | Independence Downtown Revitalization Plan
Potential Funding Sources
There are five broad funding sources available to help offset costs to complete the projects listed in this Plan, as described below. • General Municipal Funding – It is assumed that some general municipal funds/borrowing will be required to assist with the completion of projects or as a matching source for state or federal grants (e.g. wayfinding, signage, or streetscaping projects). • Special Assessments – Particular projects that benefit individual properties (e.g. water, sewer, or sidewalk installations) could be funded through special assessments whereby the City recoups initial design and construction costs through increased real estate taxes on those properties for a set period of time. • Private Donations, Developers/Impact Fees – Some of the wayfinding projects (e.g. gateway signs) could be partially or fully funded through private donations or public fund raising. Funding for other infrastructure projects can also be offset by using funds from impact fees the City collects as part of the approval of new development in the corridor. • State and Federal Grants – There are many different state or federal grants that may be able to offset the costs of some of the identified projects. Only those programs most likely to award funding to Independence are listed. • Tax Increment Financing (TIF) – Tax increment financing (TIF) is a program where the additional taxes generated from development in a TIF district would go towards specified public improvements in a community. This program helps waylay the impacts of new development on a community while improving the attractiveness of the City. Independence has designated areas of the town as an Urban Renewal Area and created a TIF District.
45 | Downtown Independence
Land Use & Development Recommendation Explore the establishment of Downtown Historic Design Guidelines Market potential redevelopment sites to developers Explore establishing a downtown redevelopment group Review and update sign ordinance in the downtown Leverage and market Historic Highway 20 Explore updating/enhancing campgrounds in the City of Independence Add charging stations in the downtown
Streetscape & Beautification Recommendation Install semi permanent planters Create an incentive program to improve landscaping and convert to monument signs Implement a River Front Master Plan Improve aesthetics and utilization of the back of storefronts that are along the river Encourage/Incentivize when appropriate to use rear of buildings for outdoor dining along the river in the summers Install more benches and bike racks in the downtown to make downtown inviting to pedestrians Implement a Park Enhancement Master Plan for Bathing Beach Park, Riverwalk Park, and Teacher’s Park Area (Could be in conjunction with River Front Master Plan) Repaint the murals on the west side of the buildings facing the River Establish Limited Time Parking at various spots in the downtown to encourage longer term parking in the rear of buildings
46 | Independence Downtown Revitalization Plan
Target Completion Year
Responsible Parties
Potential Funding Sources
2022
Chamber, Property Owner, City
ongoing
property owner, Downtown Redevelopment Group
IEDA Downtown programs, TIF, Private Donations
2021
Chamber
Private Donations
2021
City
2022
City, Chamber/BCEDC
2021
City/Chamber
2023
City/Chamber/BCEDC
Biden American Jobs Act/Tesla Program
Target Completion Year
Responsible Parties
Potential Funding Sources
2025
City
Trees Forever/Keep Iowa Beautiful, TIF, Private Donations, Private Foundations/Charities
2023
City
TIF
2022
City, Hired Consultant
CAT/RECAT, Boat Access Grants, TIF, Private Donations, Private Foundations
2021
Property Owners
TIF, Keep Iowa Beautiful, Private Donations, Private Foundations/Charities
2021
Property Owners
TIF, Private donations/foundations/charities
2023
City
TIF, Private Donations and Private Foundations/Charities
2023
City. Hired Consultant
CAT/RECAT, Boat Access Grants, TIF, Private Donations, Private Foundations
2024
City, Chamber
U of I Public Art Program/TIF
2021
City
47 | Downtown Independence
Infrastructure Recommendation Apply for CDBG Owner Occupied Housing Rehab for neighborhoods adjacent to downtown Encourage existing downtown property owners to explore HOME grant applications for upper story rehab Apply for CDBG Façade Grant Apply for a Catalyst Grant for King’s Hall Building on corner of 1st Street East and 4th Ave NE Create a Gateway to the Downtown Continue to support revitalization efforts of Malek Theater Explore installing a “window” in the sidewalk to display Independence Underground Feasibility study for removing low head dam for whitewater feature (could be part of river master plan) ADA Improvements at Post Office Establish free WiFi and speakers in the downtown Continue to add trail that connect the downtown to other parts of the community and beyond
Programming Recommendation Assist business owners get an online presence for their business Coordinate Shop Iowa with local retailers Enhance the local façade grant program Market and assist business owners to get on National Registry of Historic Places Apply to make downtown Independence Historic District on National Registry of Historic Places Leverage social media such as Instagram to boost marketing efforts Plan downtown events (i.e. sidewalk sales) with sporting calendars and other events in the community Market existing businesses with owners looking to sell/retire to universities and entrepreneurial groups Explore moving Farmers Market closer to downtown core Increase festivals and identify a coordinator/champion for this task Apply for Main Street Status Create a streamlined communication method for people to get involved in volunteer/revitalization efforts
48 | Independence Downtown Revitalization Plan
Target Completion Year
Responsible Parties
Potential Funding Sources
2021
City, Owners
CDBG through IEDA
2021
Property Owners
HOME funds through IFA
2021
City, Owners
CDBG through IEDA
2021
City, Owners
State Catalyst Grant through IEDA
2026
City
TIF, Private Donations and Private Foundations/Charities
ongoing
City, Malek Group
TIF, State Historic Preservation Grants, Historic Tax Credits
2021
City
TIF, Private Donations and Private Foundations/Charities
2023
City, Hired Consultant
DNR
2021
City
2021
City, IndyTel
IEDA Rural Innovation Grant, IndyTel
ongoing
City
TIF, Private Donations and Private Foundations/Charities
Target Completion Year
Responsible Parties
Potential Funding Sources
Ongoing
Chamber/BCEDC
Ongoing
Chamber/BCEDC
2023
City
Ongoing
Chamber/BCEDC
2023
Chamber/BCEDC
Ongoing
Chamber/BCEDC
Ongoing
Owners/Chamber
Ongoing
Chamber/BCEDC
2021
Chamber/BCEDC
TIF and private donations
2023
Chamber/BCEDC
TIF and private donations
2023
City/Chamber
TIF and private donations
2022
City/Chamber
TIF and private donations
TIF and private donations
49 | Downtown Independence
Appendix
Appendix The Appendix of this plan contain the full public input data compiled through this planning process. It also contains the full size maps for Land Use, Building Conditions, Building Significance and Property Value Ratios. Appendix A: Complete Public Input Data Community Survey Results Appendix B: Plan Maps Land Use Map Building Conditions Map Building Significance Map Property Value Ratio Map
50 | Independence Downtown Revitalization Plan
51 | Downtown Independence
Appendix A
Complete Public Input Data
• Independence Downtown Survey Results • Crowdsource Map Results
52 | Independence Downtown Revitalization Plan
Independence Downtown SurveyDowntown Results Independence Survey Q1 Please offer a word or phrase that you use to describe downtown Independence today. Answered: 242
Skipped: 43
Independence Downtown Survey
Q2 How often do you come to downtown Independence for the following? Answered: Downtown 282 Skipped: 3 Independence Survey 5 OR MORE TIMES PER WEEK
2 - 4 TIMES PER WEEK
1 - 2 TIMES PER WEEK
1 - 2 TIMES PER MONTH
COUPLE OF TIMES PER YEAR
RARELY/NEVER
TOTAL
Non-grocery retail shopping
3.55% 10
4.96% 14
11.70% 33
40.07% 113
27.66% 78
12.06% 34
282
Restaurant/Cafe
1.43% 4
4.64% 13
23.21% 65
50.36% 141
15.71% 44
4.64% 13
280
Non-grocery 0.00% retail shopping 0
1.79% 5
4.30% 12
20.43% 57
31.90% 89
41.58% 116
279
1.08% 3
3.24% 9
3.96% 11
40.65% 113
22.30% 62
28.78% 80
278
1.82% 5
1.82% 5
5.09% 14
21.82% 60
32.73% 90
36.73% 101
275
14.49% 40
3.26% 9
2.90% 8
3.62% 10
6.16% 17
69.57% 192
276
0.36% 1
0.36% 1
3.96% 11
16.91% 47
56.12% 156
22.30% 62
278
0.00% 0
1.45% 4
16.30% 45
5.43% 15
7.61% 21
69.20% 191
276
3.80% 7
3.80% 7
8. 15% 15
15.22% 28
14.13% 26
54.89% 101
184
Tavern/Bar Personal Care Professional Services Work Events Church Other
Restaurant/Cafe
53 | Downtown Independence
Independence Downtown Survey
Q3 What of the following ATTRACTS you to SHOP downtown? Please 0% 10% 20% 30% 60% 70% 80% 90% 100% respond to 40% each50%listed below. Strongly disagree STRONGLY DISAGREE
Answered: 280 Skipped: 5 Disagree Neutral Agree
Strongly agree
DISAGREE
NEUTRAL
AGREE
STRONGLY AGREE
TOTAL
WEIGHTED AVERAGE
1.43% 4
3.23% 9
20.07% 56
53.76% 150
21.51% 60
279
3.91
2.15% 6
7.53% 21
40.14% 112
41.94% 117
8.24% 23
279
3.47
5.76% 16
21.58% 60
29.86% 83
33.81% 94
8.99% 25
278
3.19
0.72% 2
3.58% 10
23.30% 65
55.56% 155
16.85% 47
279
3.84
Ability to walk to multiple businesses
0.36% 1
2.87% 8
12.19% 34
51.97% 145
32.62% 91
279
4.14
Friendly service
0.00% 0
1.79% 5
10.39% 29
42.29% 118
45.52% 127
279
4.32
Independently owned stores over chains (buy local)
0.00% 0
1.44% 4
9.03% 25
37.91% 105
51.62% 143
277
4.40
Shopping after 5pm on weekdays
8.24% 23
16.85% 47
40.50% 113
25.09% 70
9.32% 26
279
3.10
1.80% 5
5.76% 16
34.17% 95
42.81% 119
15.47% 43
278
3.64
5.00% 14
17.14% 48
22.50% 63
40.71% 114
14.64% 41
280
3.43
Safety (personal, pedestrian, and transportation)
0.36% 1
5.38% 15
24.01% 67
47.67% 133
22.58% 63
279
3.87
Know the store employees/owner
2.16% 6
5.40% 15
20.50% 57
42.09% 117
29.86% 83
278
3.92
2.30% 2
2.30% 2
83.91% 73
3.45% 3
8.05% 7
87
3.13
Convenient Location Fair prices Convenient Location Selection of goods/services
Quality of products and services
Fair prices Shopping on weekends
Convenient parking
Other (specify below)
Selection of goods/services
18 / 55
Quality of products and...
54 | Independence Downtown Revitalization Plan
15 / 55
Independence Downtown Survey
Q4 What are the major DISADVANTAGES of shopping or doing personal errands in the downtown? (Check all that apply) Answered: 269
Skipped: 16
Poor appearance Poor selection of... High prices
Lack of parking Traffic congestion Limited hours Unfriendly/poor service Inconvenient location 0%
10%
20%
30%
40%
50%
60%
70%
80%
90% 100%
ANSWER CHOICES
RESPONSES
Poor appearance
45.35%
122
Poor selection of goods/services
53.16%
143
High prices
27.51%
74
Lack of parking
32.34%
87
Traffic congestion
21.19%
57
Limited hours
54.65%
147
Unfriendly/poor service
2.97%
8
Inconvenient location
5.58%
15
Total Respondents: 269
20 / 55
55 | Downtown Independence
In a private driveway or...
Independence Downtown Survey
Other (please specify)
Q5 Where do you typically park when you drive to downtown? (select one) 0%
10%
Independence Downtown Survey Answered: 282 50% Skipped: 3 70% 30% 40% 60%
20%
ANSWER CHOICES
80%
90% 100%
RESPONSES
On the street Q6 How far do you typically have to park from63.12% your downtown On the street destinations? (select one)
In a private driveway or parking lot
Answered: 282
Other (please specify)In a private
Skipped: 3
driveway or...
178
26.60%
75
10.28%
29
TOTAL
282 Near entry Other (please specify) Within 1/2 block 0%
10%
20%
30%
40%
50%
60%
70%
1/2 - 1 block away
ANSWER CHOICES
Independence Downtown Survey
1 - 2 blocks away
On the street
In a private driveway or parking lot
80%
90% 100%
RESPONSES 63.12%
178
26.60%
75
Q6 How far do you typically have to park from10.28% your downtown blocks away destinations? (select one)
More than 2 Other (please specify)
TOTAL
0%
ANSWER CHOICES
10%
20%
Answered: Skipped: 30% 40%282 50% 60%3
Within 1/2 block
1/2 - 1 block away 1 - 2 blocks away
1/2 - 1 block away
More than 2 blocks away TOTAL
80%
282
90% 100%
RESPONSES
Near entry
Near entry Within 1/2 block
70%
29
22 / 55
1 - 2 blocks away
14.54%
41
38.30%
108
36.52%
103
9.22%
26
1.42%
4 282
More than 2 blocks away 0%
10%
20%
30%
40%
50%
60%
70%
80%
90% 100%
ANSWER CHOICES
RESPONSES
Near entry
14.54%
41
Within 1/2 block
38.30%
108
36.52%
103
1 - 2 blocks away
9.22%
26
More than 2 blocks away
1.42%
4
1/2 - 1 block away
56 | Independence Downtown Revitalization Plan
22 / 55
Independence Downtown Survey
Q7 Please check up to FOUR changes that are necessary for downtown merchants to get more of your business. Answered: 281
Skipped: 4
Independence Downtown Survey Greater ANSWER CHOICESvariety of...
RESPONSES
Greater variety of Better stores/establishments quality
75.80%
213
of... Better quality of merchandise/services
10.68%
30
Better Better selection of merchandise/services selection of...
43.77%
123
Better atmosphere/aesthetics Better A greater feeling atmosphere/a... of safety
39.86%
112
1.78%
5
Improved parking
25.98%
73
13.52%
38
Improved Improved facilities for pedestrians parking
7.47%
21
Improved facilities for bikers Reduced traffic... More places to eat
5.34%
15
50.89%
143
29.54%
83
21.35%
60
Improved Better customer service facilities f...
3.20%
9
Evening store hours More places to eat More advertising
37.01%
104
13.17%
37
Other (please specify) More special
9.96%
28
A greater feeling of... Reduced traffic congestion
More special events Improved facilities f... More competitive pricing
Total Respondents: 281 events More competitive... Better customer... Evening store hours More advertising Other (please specify) 0%
10%
20%
30%
40%
50%
26 / 55
60%
70%
80%
90% 100%
57 | Downtown Independence
Independence Downtown Survey
Survey Results
Q8 Name a community comparable to Independence that you feel has a vibrant and attractive downtown provide Independenceand Downtown Surveyreasons why you like it. Answered: 198
Skipped: 87
Q9 Please rank the following scenarios for the future of the downtown area based on how appealing they are to you. (1 being most appealing) Answered: 280
Skipped: 5
A robust employment... A mixed residential...
Independence Downtown Survey
A meeting place and th... A destination
Q9 Please rank the following scenarios for the future of the downtown area retail cente... based on how appealing they are to you. (1 being most appealing) Unchanged, very similar...
Answered: 280 0
1
2
3
A robust employment...
4
5
1
6
7
8
9
10
2
3
4
5
9.36% 25
14.98% 40
27.72% 74
34.46% 92
12.31% 32
16.54% 43
28.46% 74
42.32% 113
34.08% 91
33.94% 93 3.64% 10 4
A robust employment center, featuring more office space A mixed and service businesses that serve a daytime population. residential... A mixed residential district, featuring new apartments, condos, and townhouses that appeal to a wide variety of A meeting residents from recent grads to retirees. place and th... A meeting place and the center of community social life with a mix of coffee shops, brew pubs, cultural and A destination recreational spaces. retail cente... A destination retail center attracting visitors from throughout the region with a mix of retailers that focus on a specific niche(s). Unchanged, very similar... Unchanged, very similar to how the downtown appears today. 0 1 2 3
Skipped: 5
TOTAL
SCORE
13.48% 36
267
2.72
28.46% 74
14.23% 37
260
2.84
14.23% 38
6.74% 18
2.62% 7
267
4.07
28.10% 77
18.61% 51
14.60% 40
4.74% 13
274
3.72
6.91% 19 5 6
11.27% 31 7
14.91% 41 8
63.27% 174 9 10
275
1.73
TOTAL
SCORE
1
2
3
4
5
A robust employment center, featuring more office space and service businesses that serve a daytime population.
9.36% 25
14.98% 40
27.72% 74
34.46% 92
13.48% 36
267
2.72
A mixed residential district, featuring new apartments, condos, and townhouses that appeal to a wide variety of residents from recent grads to retirees.
12.31% 32
16.54% 43
28.46% 74
28.46% 74
14.23% 37
260
2.84
A meeting place and the center of community social life with a mix of coffee shops, brew pubs, cultural and recreational spaces. Downtown Revitalization Plan 58 | Independence
42.32% 113
34.08% 91
14.23% 38
6.74% 18
2.62% 7
267
4.07
A destination retail center attracting visitors from
33.94%
28.10%
18.61%
14.60%
4.74%
30 / 55
Independence Downtown Survey
Q10 What will downtown Independence look like about 25 years from now? Use your own word or phrase to describe what you envision for the area. Answered: 194
40 / 55
Skipped: 91
59 | Downtown Independence
Independence Downtown Survey 0%
10%
20%
30%
40%
50%
60%
70%
80%
90% 100%
Q11 Please indicate whereDowntown you liveSurvey and where you work. Independence In the downtown study area Elsewhere in the City of Independence Answered: 266 Skipped: 19 Outside the City of Independence IN THE DOWNTOWN STUDY AREA Live Live
Work
Male
Q12 What is your gender? OUTSIDE THE CITY OF
2.63% 7
ELSEWHERE IN THE CITY OF INDEPENDENCE Answered: 264 Skipped: 21 67.67% 180
18.34% 42
45.85% 105
TOTAL
INDEPENDENCE
29.70% 79
266
35.81% 82
229
Independence Downtown Survey
Independence Downtown Survey
Q13 What is your age? Q12 What gender? Answered:is 266your Skipped: 19
Female
Work
0%
10%
20%
30% 40%264 50% 60%21 70% Answered: Skipped:
80%
90% 100%
Under 18
ANSWER CHOICES Male Female TOTAL
RESPONSES Male 18-24 0%
26.89% 10%
20%
30%
40%
50%
71
60% 70% 73.11%
80%
90% 100%
193 264
25-44
In the downtown study area
Elsewhere in the City of Independence
Female Outside the City of Independence 51 / 55 45-64
IN THE DOWNTOWN STUDY AREA Live
0% 10% 65 & Older 2.63%
7
18.34% 0% 10% 42
Work ANSWER CHOICES Male
Independence Downtown Survey
ELSEWHERE IN THE CITY OF INDEPENDENCE 20%
30%
40%
50%
20%
80%
45.85% RESPONSES80% Answered: Skipped: 30% 40%266 50% 60%19 70% 105 26.89%
Under 18 TOTAL 18-24
25-44 45-64
70%
Q13 What is your age?
ANSWER CHOICES Female Under 18
18-24
60%
67.67% 180
OUTSIDE THE CITY OF INDEPENDENCE
25-44
65 & Older
90% 100%
90% 100%
TOTAL 29.70% 79 35.81% 82
266 229 71
73.11% RESPONSES
193
0.00%
0 264
4.51%
12
44.36%
118
33.46%
89
17.67%
47
TOTAL
266 45-64
65 & Older
0%
10%
20%
30%
60 | Independence Downtown Revitalization Plan
40%
50%
51 / 55
60%
70%
80%
90% 100%
Independence Downtown Survey
10% 20% 30% 40% 50% 60% 90% 100% Q14 By0%age, how many people live in70% your80%household?
none
1
NONE Under 10 years 10-17 18-24
Under 10 years
25-44 45-64 65 & older
10-17
2
Answered: 266 Skipped: 19 3 4 or more
1
2
3
4 OR MORE
TOTAL
60.19% 127
18.01% 38
13.74% 29
6.64% 14
1.42% 3
211
59.90% 115
21.88% 42
13.54% 26
4.17% 8
0.52% 1
192
72.57% 127
18.29% 32
8.00% 14
1.14% 2
0.00% 0
175
37.25% 76
19.12% 39
43.63% 89
0.00% 0
0.00% 0
204
46.52% 87
20.86% 39
32.62% 61
0.00% 0
0.00% 0
187
63.98% 103
15.53% 25
19.88% 32
0.62% 1
0.00% 0
161
55 / 55
18-24
25-44
54 / 55
61 | Downtown Independence
Appendix B
Plan Maps • Land Use Map • Building Conditions Map • Building Significance Map
62 | Independence Downtown Revitalization Plan
