Encourage a mix of uses which are not duplicative of existing development on the west side of Evansville. As more residential use is developed in the study area, commercial and office uses will follow. The key is to manage the mix, intensity and location of both commercial and office development to minimize congestion and safety issues and limit land use conflicts. During the planning process, many residents expressed concerns that University Parkway could become another Burkhardt Road with large box, strip, suburban development like the east side Walmart commercial area. This is not desired or needed in the area and should be avoided for University Parkway. The overlay district, plus design guidelines contained within this plan, if implemented, will manage this. • Using the overlay zone, prohibit large format, big-box retailers unless they serve as an anchor that will contain small restaurants, shops, and services. Because of the Use and Development Commitments for Majestic Place adopted on May 3, 2013, some big-box could potentially be developed on the C-2 and C-4 parcels. The Use and Development Commitments of Majestic Place did not limit big box uses so department stores, supermarkets, smaller scale retail, and restaurants are permitted. The development conditions for the C-2 parcel detail an open-air, retail structure designed to facilitate local vendors in a farmers-market type atmosphere. • Using the overlay district, change residential standards to permit housing to be located on the second floor, adjacent to, or attached to commercial uses. This would be appropriate along Roesner Road in Majestic Place. Apartments could be located over retail, which would support a more walkable environment.
In the southwest corner of the area that is zoned R-3, a mix of residential use is permitted. It could include apartments, townhomes, condominiums, and single-family homes. These mixed residential zones provide new housing typologies for existing and new residents while preserving the existing natural areas and agricultural land along the corridor. It also potentially allows someone who has lived in the area to age in place and not leave the social community they have developed. Appropriate types of housing in these areas could include: -
Row House
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Low-Rise Apartment
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Small Mixed use
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Stacked Flat
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Walk-up Apartment
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Zero-lot-line Patio Homes
Expand the Tax Increment Financing District. The current TIF district is narrow and misses key opportunities in the southern half of the corridor, some of which are designated by the Comprehensive Plan for commercial, mixed use and industrial growth. It is recommended that the TIF district be expanded to include the commercial and mixed-use areas of Majestic Place as show on the Figure 4-1 The purpose of the expanded TIF district is to capture tax increments that would increase as development occurs. These captured taxes would assist in financing transportation, utility, and recreational improvements along the corridor.
The area west of Roesner Road and north of the main thoroughfare within Majestic Place would be appropriate for residential use. The current development commitments allow for apartments, if they are not student apartments, senior living community (55 and over), and single-family dwelling.
Figure 4-1
Proposed TIF Expansion Recommendations 48
