THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
THE CORE OF
GEORGETOWN
PLANMAKING WORKSHOP FALL 2016 | UNIVERSITY OF CINCINNATI
S C H O O L O F P L A N N I N G | S U P E R V I S O R S C O N R A D K I C K E R T - R YA N G E I S M A R
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
` 1 BACKGROUND 1.1 Introduction to the project 1.2 Introduction to Georgetown 1.3 Reimagining the core 1.4 Introducing the team
2 ANALYSIS
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2.1 Infrastructure 2.2 Built form and heritage 2.3 Natural and recreational amenities 2.4 Economy and market 2.5 Policies, plans and people
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DOWNTOWN CONCEPTS
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3.1 Team 1 3.2 Team 2 3.3 Team 3 3.4 Team 4 4.5 Team 5
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SITE VISIONS
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4.1 Downtown streetscape 4.2 North Water Street 4.3 Royal Spring Park 4.4 Georgetown College Connection 4.5 XXXXXXXX
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Students: Jennifer Bakes; Anthony Bridgewater, Michael Anthony; Tianyi Chen; Sunida Chinnawong; Amber David; Andres De Wet; Cheryl Ann Hardin; Sean Hare; Jalisa Harris; Aarika Itodo; Gargi Kadoo; Tiancheng Liang; Karyn Loughrin; Samantha McLean; Nathan Mertens; Alani Messa; Peishan Qu; Rosemarie Santos; Trevor Smith; Anna Snyder; Taylor Stephens; Yinan Wu; Alican Yildiz; Wen Zhang; Lu Zhao; Xing Zheng; Xun Zhou
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CONTRIBUTORS University of Cincinnati College of Design, Architecture, Art, and Planning School of Planning PLAN 7007 - Planmaking Workshop Fall 2016 Professor Conrad Kickert, Ph.D. Adjunct Instructor Ryan Geismar, PLA, ASLA, LEED-AP
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APPENDIX A CASE STUDIES
A1 Case study A A2 Case study B A3 Case study C A4 Case study D A5 Case study E
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image of choice to best reflect your site/section
THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
4.5 The Vibrant Revitalization of Georgetown The Vibrant Revitalized Georgetown is an engaging and inclusive city focused on sustainability, seamlessly tied to its core, connected to its historical character through balanced urban and rural living, sustained by thoughtful innovative practices.
4.5.1 Introduction The following analysis and proposed development reflect the vision stated above. It is the intention of this team to blend Georgetown’s past and future. The goal was to present an alternative but obtainable version of Georgetown. We hope to inspire residents to look beyond what is currently built and see what could be. Georgetown will change in the near future, decisions made now are critical for the successful growth of the city. After completing a site plan for the entire downtown area our team completed a detailed site plan for the area south of Main street and east of Broadway street. This quadrant of the city is a key connection between Main Street and Georgetown College. Our goals are to strengthen connections between the college and downtown, increase activities and spaces for people who are college-aged, and provide residential options and amenities not currently available in the market. While our team works to meet these goals, we strive to maintain the current character of Georgetown and address gaps in the market and gaps identified by community members.
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
4.5.2 REAL ESTATE ANALYSIS We identified key areas for development based on property values, delinquent taxes, and common property ownership. Properties with higher values tend to be surrounded by other high value properties and vise versa. Most high value properties reside along Main and Broadway Street, this is not surprising as it is the major commercial corridor. Parcels in the inner sections of blocks tend to have lower property values as do properties lining smaller streets. Two areas particularly good for development, solely based on property value, include the inner sections of the block between Broadway and Hamilton and portions of this block along College street. The second area is the group of properties east of Hamilton between Constitution and College streets. Suggested development was expanded beyond these two initial areas to create a more holistic development site. Figure 4.5.A: Property Values
E. Main Street
Lastly, properties with delinquent taxes were identified and properties sold in 2016. Delinquent taxes can be bought by third parties as long as they are registered with the State. Once bought delinquent taxes can be used in negotiation for selling the property or forcing foreclosure. There were three properties with delinquent taxes, one property which lies in one of the suggested development areas. A combination of this analysis, as well as conceptual diagramming, helped us decide which properties to suggest for redevelopment. The next section details these conceptual diagrams.
Figure 4.5.C: Properties Sold in 2016
E. Main Street
LEGEND
LEGEND
Sold in 2016
$400,000-$700,000
Constitution Street
> $700,0000
S. Mulberry Street
Constitution Street
$100,000-$400,000
Hamilton Street
$50,000-$100,000 S. Mulberry Street
Hamilton Street
< $50,000
E. College Street
E. College Street
Next, property ownership was analyzed to determine owners of multiple parcels. There are ten owners who possess two or more properties in the quadrant. Four key owners are James and Rosalie Calloway, Joe Worthington, Frank Mason Realtor, and Zion Baptist Church. These owners control approximately 25% of the parcels in the quadrant. A list of the 10 property owners can be found in the Owner ID table in Appendix 4.5.15. Figure 4.5.B: Property Ownership
E. Main Street
Figure 4.5.D: Delinquent Taxes
E. Main Street
LEGEND
Owner 1 Owner 2 LEGEND
2015 Tax Delinquent Property
Owner 6 Owner 7 Owner 8
Constitution Street
S. Mulberry Street
Constitution Street
Owner 5
Hamilton Street
Owner 4 S. Mulberry Street
Hamilton Street
Owner 3
Owner 9 E. College Street
6
Owner 10
E. College Street
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
4.5.3 CONCEPTUAL DIAGRAMMING
The softscape map shown in FIG 4.5.G is a general plan of all green spaces. The darker shades of green show our added softscape. Note that this is the conceptual diagram for our site plan.
LEGEND
Phase I
Constitution Street
S. Mulberry Street
Phase II Hamilton Street
The new circulation pattern is shown in FIG 4.5.F. The purple arrows represent the movement of motorized vehicles through the space. The thicker the arrows the more heavily trafficked those spaces will be. The smaller dashed lines represent predominantly pedestrian paths. The hatched zones on Mulberry and off of Broadway are shared spaces for both motor vehicles and pedestrians. The turquoise squares are elevated crosswalks. The large pink rectangles are all the refinished or additional parking lots.
Figure 4.5.E: Phase Development
E. Main Street
S. Broadway Street
Conceptual diagramming was used to determine new routes of circulation, land use, green space, public space, and target areas for development. The FIG 4.5.E shows phased development. The site plan presented later in this chapter focuses on Phase I. However, our team identified other potential areas for development if needed. Phase I is depicted in yellow. This phase closely aligns with our real estate analysis, focusing on the inner block between Broadway and Hamilton and the area between Constitution and College. Additionally, Mulberry is highlighted as it will be repurposed as a new shared commercial street. This will transform Mulberry from primarily a motorized vehicle street to a pedestrian thoroughfare connecting Georgetown College to Main Street.
E. College Street
Figure 4.5.F: Connectivity
E. Main Street
LEGEND Parking Lots Raised or Textured Crossings Pedestrian Paths
Constitution Street
S. Mulberry Street
Hamilton Street
S. Broadway Street
Shared Space
Vehicle Paths
E. College Street
Figure 4.5.G: Softscape
E. Main Street
LEGEND
Proposed Softscape
E. College Street
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Proposed Streetscape Softscape
Constitution Street
S. Mulberry Street
Hamilton Street
S. Broadway Street
Current Softscape
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
FIG 4.5.I SITE PLAN
4.5.4 SITE PLAN FIG 4.5.I represents our teamâ&#x20AC;&#x2122;s site plan for the southeastern quadrant of Georgetown. We have introduced 93,515 square feet of development and 139 parking spaces. We focused development in two areas identified as (1) the western Broadway development and (2) the eastern College Street development. Continuing in this chapter, you will find detailed interventions regarding residential, commercial, and retail mixes that we have introduced, as well as infrastructure improvements made to Mulberry Street and College Street. Lastly, whenever possible, each of our interventions embody principles in green infrastructure initiatives detailed in section 4.5.8. Found in Figure 4.5.H is a section cut out of this site plan that denotes human scale with the build environment and topography in our quadrant. Figure 4.5.H: Site Section
]
[
]
Hamilton Street
S. Mulberry Street
E. Main Street
Constitution Street
[
E. College Street Site Section Cut
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
4.5.5 W. BROADWAY DEVELOPMENT As seen in Fig 4.5.J, the southeastern quadrant of Georgetown has been redesigned to maximize the connection between Georgetown College and downtown, while providing new residential and commercial opportunities. Identified gaps in residential market include lack of multifamily and student housing. Moreover, alternative residential options are being proposed that diversify the current market. On the western half of this quadrant, we have introduced an unique mixture of public and private space with residential components visible from Broadway Street. This area offers 3,900 square feet of commercial space and a total of 24,450
4.5.6 E. COLLEGE STREET DEVELOPMENT square feet of residential space. In the center of this block is a new downtown urban park that offers hard and soft landscaping with additional outdoor seating for retail use. In the center of urban park there will be a sculpture playground. This will help meet the need of not only new but current residents. Currently, there are few active green spaces within downtown. Moving further east the space opens up into a large lawn. This space could be used for both passive and active recreation. The new mixed use commercial structure, as seen in FIG 4.5.J, offers six multifamily condostyle apartments with commercial retail on the ground floor. Additionally, five residential
FIG 4.5.J VISUALIZATION 1
townhomes are introduced in the center of this block offering a unique downtown living experience. All parking requirements were satisfied with respect to section 2.71 of the Georgetown Zoning Ordinance. In total, we offer 28 commercial parking spaces, one parking space per 150 square feet of commercial floor area plus one space for every truck operated by the business. Additionally, we offer 56 residential parking spaces, one and one-half parking spaces for each one bedroom unit, and two parking spaces for each two or more bedroom unit. Lastly, each townhomes accommodates parking with a ground floor built in garage.
On the eastern half of the quadrant, we focused on creating continuous retail and residential frontages along Mulberry Street and College Street. We have introduced 22,609 square feet of commercial space, 3,656 square feet of single family residential space, and 35,000 square feet of new student housing. As seen in FIG 4.5.K, at the intersection of Mulberry Street and College Street we have introduced a new mixed use commercial building geared towards off-campus student living. With this type of living, the commercial options are geared towards student needs and uses. It was identified through an interview with a representative from Georgetown College that
there is a lack of establishments, food and retail, geared toward college students. Many restaurants are not within a student’s budget and do not appeal to them. The intention of this new development is to provide space to fill this gap in the retail market . As a civic anchor for this corner we have introduced a public space that offers hard and soft landscaping, retail seating, and a place for public gathering. This space has many functions . It can be used as a skate park or an ice skating rink. Additionally, this place can be used tactically for Georgetown College art exhibits, music shows, and alternative meeting spaces for classes. Along Hamilton Street
FIG 4.5.K VISUALIZATION 2
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we have introduced five new single family houses that match the character and massing of other single family homes on Hamilton. Parking is satisfied by an uncovered space in the rear of the house. Along Mulberry Street we have introduced commercial and retail buildings providing a walkable connection directly to Main Street. All parking requirements were satisfied with respect to section 2.71 of the Georgetown Zoning Ordinance with 55 parking spaces and an additional 18 bicycle parking spaces.
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
4.5.7 INFRASTRUCTURE IMPROVEMENT STREETSCAPE Current Neighborhood Streets in downtown Georgetown mainly serve vehicular traffic, while being under utilized as spaces for leisure and recreation. Few physical measures are implemented to guarantee safety for pedestrian and cyclists on these streets. The streets should provide a pleasurable experience for people travelling using different modes of transportation, while connecting them with nearby services. Redesigning local streets can combine stormwater management features, curb extensions, vertical speed control elements, and bicycle facilities that encourage safe speeds and deter through traffic. Commercial Shared Space After transforming currently only residential spaces into commercial oriented areas, streets such as Mulberry and E Constitution have the potential to serve higher levels of pedestrian activity. Moreover, vehicle volumes will be reduced , thus creating the environment for a commercial shared street environment . Shared streets maintain access for vehicles operating at low speeds and are designed to permit easy loading and unloading for trucks at designated hours. They are designed to implicitly slow traffic speeds. They use pedestrian volumes, design, and other cues to slow or divert traffic. Following such principles, these streets will start serving not only as vehicular access, but focusing on creating a public space or a linear plaza, which allows slow-moving cars, bikes, and pedestrians to enjoy the commercial environment existing on the street at the same time. Commercial Shared Space
Curb-Gateway
Speed Table
Neighborhood Street
Mini Roundabout
Safety Measures 1. Curb extension Curb extensions visually and physically narrow the roadway, creating safer and shorter crossings for pedestrians while increasing the available space for street furniture, benches, plantings, and street trees. It decreases the overall width of the roadway and can serve as a visual cue to drivers that they are entering a neighborhood street or area while tightening intersection curb radii and encouraging slower turning speeds. Curb extensions filled with plants and vegetation could also serve as a sustainable stormwater management tool. Hardscapes, such as concrete and asphalt, prevent rainfall from being absorbed at the source. Increased stormwater flows and pollutants enter the subgrade pipe network, as a result burdening the municipal wastewater system or discharging into surface water bodies. For a city like Georgetown, whose drinking water source lies at the lowest point in downtown, polluted stormwater runoff could create huge problems. Sustainable stormwater management captures water closer to the source, reducing combined sewer overflows (CSOs), ponding, and roadway flooding. Rainwater becomes an asset, instead of an issue, to improve urban ecology, microclimates, air quality, and the aesthetic quality of the public realm. 2. Vertical speed control elements Speed tables are mid-block traffic calming devices that raise the entire wheelbase of a vehicle to reduce its traffic speed. Speed tables are longer than speed humps and flat-topped, with a height of 3â&#x20AC;&#x201C;4.5 inches and a length of 22 feet. Vehicle operating speeds for streets with speed tables range from 25â&#x20AC;&#x201C;45 mph, depending on the spacing. Speed tables may be used on collector streets and/or transit and emergency response routes. Where applied, speed tables may be designed as raised mid-block crossings, often in conjunction with curb extensions. Speed tables should be designed to the following criteria: (1) Slopes should not exceed 1:10 or be less steep than 1:25, (2) Side slopes on tapers should be no greater than 1:6, and (3) The vertical lip should be no more than a quarter-inch high. A Mini Roundabout is purposed for the intersection of College Street and Mulberry St. Mini roundabouts, also known as neighborhood traffic circles, lower speeds at minor intersection crossings and are an ideal treatment for uncontrolled intersections. It may be installed using simple markings or raised islands, but are best applied in conjunction with plantings that beautify the street and the surrounding neighborhood. For the intersection of College Street and Mulberry Street, a mini roundabout with plants and signage could also serve as a small landmark, creating a gateway for people entering the area from Georgetown College.
Source: Urban Street Design Guide, National Association of City Transportation Official
FIG 4.5.L VISUALIZATION 3
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FIG 4.5.M VISUALIZATION 4
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
4.5.8 GREEN INFRASTRUCTURE
4.5.9 CALCULATIONS AND COST
Throughout the site innovative green infrastructure was used to address issues associated with the urban environment. Green infrastructure helps to reduce polluted stormwater runoff, reduces the heat island effect and thus reduces building energy requirements for heating and cooling. Green infrastructure also improve aesthetics and biodiversity. Whenever possible permeable pavement was used for parking lots, sidewalks, and patio spaces. Permeable pavement allows for the infiltration of precipitation instead of running off. Specifically permeable pavers were used. Additionally, vegetated street bump outs can be used as rain gardens to catch runoff from the street. This will also increase the aesthetic of the street and make it a more pleasant place to walk. While the green space in the proposed civic space near Broadway Street also has stormwater management capacity. The other civic space, while heavily impermeable, uses trees in planters to absorb water, provide shade for pedestrians, and reduce the need to cool the adjacent building in the summer. Additionally, street trees are proposed along major streets, which would be planted in tree trenches.
93,515 SQUARE FOOTAGE
139
PARKING SPACES
TOTAL COST: $19 Million With the addition of 93,515 square feet of development and 139 parking spaces the total cost, without landscaping, comes to $18,212,659. The total cost of landscaping comes to a total of $807,425. This brings the total site plan interventions to $19,020,084. Photo Source: Phillywateshed.com
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In the following sections, we have provided two series of implementation strategies. FIG 4.5.N details the site plan implementation steps, coupled with strategic partners, a predicted time frame, the responsible party and the sub-costs associated with our site plan. FIG 4.5.O details our tactical interventions or â&#x20AC;&#x153;quick winsâ&#x20AC;? in this quadrant, followed by a photo series reference for each intervention.
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
FIG 4.5.N SITE PLAN IMPLEMENTATION Implementation
Project
Strategic Partners
COST
Steps
$7,942,419
1. Create a package detailing potential development, discuss development opportunities with current property owners 2. Create new plan for area, including areas for public/green space 3. Put proper zoning in place 4. Seek quality developer and give development package 5. Construction takes place 6. Host Ribbon cutting/celebration at the end of construction
Scott County Planning
College Street Development
Four new Residential buildings
Scott County/Georgetown Chamber of Commerce Property Owners: Frank Mason Realtor, Zion Baptist Church Property Developers: Retail, College/Student Living Local Real Estate Agents
One new mixed use building, one new residential building, five townhomes. Broadway Development New public space off Broadway with a plan ground and lawn for new residents
Mulberry Street
Transform Mulberry Street into a shared commercial space/street
Scott County Planning $10,493,870
Georgetown Parks and Recreation Department Property Developer: Residential, Retail, Commercial Local Real Estate Agents Georgetown Engineer Scott County Planning Georgetown Engineer
$81,850
Georgetown Public Works Scott County Planning
Single Family Homes on Hamilton
Add 5 single families
Property Developers: Residential Local Real Estate Agents Property Owners: Frank Mason Realtor
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Responsible Party
1-2 years
City of Georgetown
3-5 years
Scott County Planning
3-5 years 3-5 years 3-5 years 5-7 years
City of Georgetown + Scott County Planning City of Georgetown + Chamber of Commerce Developer City of Georgetown + Chamber of Commerce
1-2 years
Scott County Planning + Georgetown College
3-5 years
Scott County Planning
3-5 years
City of Georgetown + Chamber of Commerce
5. Developer is engaged, construction takes place
5-7 years
Developer
6. Have a welcoming event for new residents and patrons of the development
5-7 years
City of Georgetown + Chamber of Commerce
1. Create Street Design
1-2 years
Scott County Planning + Georgetown Engineer
1. Create a collective vision with Georgetown College. Create a development plan for Mulberry
Scott County/Georgetown Chamber of Commerce
Property Owners: City of Georgetown, Joe Worthington
Time
$853,560
2. Create a new plan for the area, including input about suggested development. Work closely with property owners. Ensure proper zoning is in place for new development 4. Seek quality developer and give development package. Help developer make local connections.
2. Host community meetings to gather input, change design if 3-5 years needed/move forward if supported 3. Implement street 3-5 years 4. Perform Routine Maintenance Reoccuring 1. Create a package for the properties to be divided for the 5 1-2 years new parcels 2. Find developer and give them the package, introduce them 1-2 years to the appropriate entities 3. If possible find buyers for the lots predevelopment (costume 3-5 years builds) 4. Construct houses, owners move in 5-7 years
Scott County Planning City of Georgetown + Georgetown Engineer Georgetown Public Works Scott County Planning Developer Developer + Local Real Estate Agent Developer
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
FIG 4.5.O TACTICAL INTERVENTIONS AND IMPLEMENTATION Category
Economic
Public Art
Street Makeover
Purpose To create unique or temporary retail space to spur interest in an underutilized space. Or to grant temporary space for retail that does not require a permeant store
To create interesting and attractive spaces
To create a temporary space for pedestrians only. This increases interaction between people and local businesses.
To direct people from one location to another and support alternative modes of transportation.
Public Space
To create space for people to interact with the earth, connect with each other, and grow their own food. To create activities in shared spaces for people to play, be entrained, interact, and create excitement/interest.
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Picture
Pop-Up Shops
A1, A2
Co-trading Space
A3
White Box Program
N/A
Sculpture parks Murals
B1 B2
Sticker 'Clings'
B3
Sculpture on Buildings
B4
Hanging Art/Lights
B5
Spray paint Weeds Green Graffiti
B6 B7
Pedestrian Street Only
C1
Temporary park or public space
C2
Different pavement
C3
Mini Parks called 'parklets'
C4
Spray painted icons or directions
C5
'Platte Plaza'
D1
'Street Seating'
D2
To create a place to gather or rest.
To Create temporary spaces for block parties and gatherings
Better Blocks
Examples
To promote learning in public space.
Student Block Parties
E1
Residential Block Parties Temporary structures for a market space Street Murals
E2 E3 E4
Boxed Gardens
E5
Community Garden
E6
Giant board games
E7
Temporary putt-putt Little Library
E8 E9
Potential Location Use currently empty retail space for temporary shops. These could be seasonal shops or to test out a new line of retail in the area. This could also help people to see the importance of having occupied stores compared to unoccupied stores. This is particularly important along Main Street. Some retails are too small to have their own stores, however, they could pool resources and have a shared retail space. There is currently empty retail space along Main Street and Broadway that could be used for this kind of activity. This is a program that helps people update spaces to attract new retail or commercial tenants. Similar to the other economic interventions these would be most effective along Main and Broadway to fill in the missing retail gaps and increase the diversity of offerings. Sculpture play ground is being purposed for Broadway public space. Additional sculptures could be added to the College public space or along Mulberry. Murals are a good way to attract attention to buildings that need to be redeveloped, or buildings with new functions and business. These could be painted or simply large sticker 'clings'. These could be used down Mulberry to guide people to or from Georgetown. These also could be used on the ground of the new public space to increase school pride and spirit. Large scale sculptures on buildings could act as landmark for an area or draw attention to alleys or other less legible spaces. Lights or other hanging art make a place feel more enclosed, which when done correctly, can increase people's ease. Lights or hanging art work could be placed in the Court Street alley way. This draws attention to public areas that have many weeds present or need some care. But at the same time creates visual interest. Dilapidated buildings along Mulberry needing attention While transitioning Mulberry Street to a shared commercial street, it could be temporarily a pedestrian only street. This would help people accumulate to the idea that it is a shared street. Also this would help attract students to the new business along Mulberry and help them recognize it as the primary path to Main Street. Using plastic lawn chairs and synthetic grass to make a public space for months when the weather is nice. The street running near the Broadway public space being purposed could be shut down during certain times of the year and the public space could be expanded temporarily. Create pedestrian crossing with either bricks or other materials to let motorists know they are in a shared space. This would be best used at the intersection of College and Mulberry Streets. Several of these could be places along Main Street to create more of a buffer between the street and the sidewalk. This could be done on Mulberry Street, College Street, Main Street, Broadway Street, and Court Street Alley. Directions to different locations and attractions could be spray painted on the ground, as well as stating that people should be aware of pedestrian or cyclist space. This is a temporary public plaza made out of palette. This tactic could be used for a temporary space on Constitution Street or on the 'green steps' on the corner of College and Mulberry. Create 'street seating' along places that don't currently have benches. These could be more temporary in nature and could be moved when necessary. These could be used along Main Street where there are a lack of benches, along Mulberry Street or some parts of College Street. Similar to street makeover, streets and sidewalks would be used as a temporary gathering space for people to gather. A block party could be held for welcoming new students to Georgetown, holidays and special holiday seasons, homecoming, and other school events. These could occur on Mulberry or Constitution. The Broadway public space could be used to host a block party for the new residents, which would include shutting down the street temporarily. The framers market could have several locations around town including either on Mulberry or in either of the proposed public spaces. These could be used to show where block parties take place. These could be places on Mulberry Street/on the corner of Mulberry and College Streets. These could be places along certain stretches of either College or Mulberry Streets as pedestrian buffers. Additionally it could be used in either of the purposed public spaces to demark pedestrian space or semi-public space. The 'green steps' on the corner of College and Mulberry streets could be repurposed as a community garden. The steps could be used as a terraced garden that is run by either students, residents of the surrounding communities, or the local churches. These giant games could be places in either purposed public space, in large parking lots during low use times, on Georgetown's campus, and on a temporary closed street. Examples of games include chess, checkers, and scramble. The games could appeal to both students and residents. The 'green steps' on the corner of College and Mulberry could be temporary used as a mini putt putt course or other under utilized space. Create small libraries that house a approximately 20 books or a movable magazine rack which can be set out on different days.
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
FIG 4.5.P TACTICAL PHOTO SERIES A A1
B1
FIG 4.5.Q TACTICAL PHOTO SERIES B
B2
A3
B4
B2
B2
B4
B3
B2
B2
B4 B3
B2
B5 B4
22
B2
B2
A2
B2 B2
B2
B1
B2
B2
B2
B2B2
B2 B1
B2
B1
B4
B4 B2
B5 B4
B4
B5
B
B5
B3
B6
B5 B5
B5
B6
B7
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
FIG 4.5.R TACTICAL PHOTO SERIES C C2 C1
4
C3 C2
C4
24
C2
C5
FIG 4.5.S TACTICAL PHOTO SERIES D C2 C3
D1
C4
C3
C5
D2
C3D1
D2
D2
D2
D2
C5
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
FIG 4.5.T TACTICAL PHOTO SERIES E
E6
E1
E2
E1 E1
E7
E3
E4
E5 E5
E5 E3 E1
E5
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E4 E6
E7
E9
E6
E8
E9
E8
E9
E2
E3
E7
E7
E2 E2
E6 E6
E3 E3
E7 E7
E4
E8 E8
E9 E9
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THE CORE OF GEORGETOWN | PLAN 7007 | FALL 2016
4.5.10 CONCLUSION In conclusion, redevelopment continues to shift to meet the rapidly changing tastes and needs of target markets. Found in our site plan, are our intentions to support this shift in lifestyle desires through residential mixed use commercial development. These emerging trends require new developments that are adaptable and flexible, which can stay relevant and retain their consumer base. Each of our interventions respects the historic character of Georgetown while filling the missing gaps in connection, economic diversification, and resiliency. 4.5.11 CASE STUDIES Finding the best locations for development and matching the appropriate type and size of development for the location are critical considerations. It important to keep in mind that successful projects share a number of common elements that include: • Population density • A critical mass of traffic • The presence of an established anchor for larger-scale developments • The developer had a deep understanding of the local market, recognizing local needs, and attracting tenants to fill those needs. • Amenities such as outdoor seating, public spaces and events that draw people to the development • Development appropriately scaled to the surrounding area • Favorable market conditions and high demand The following case studies allow for some guidance in support of our interventions found in this plan. 4.5.12 CASE STUDY Project: AF Bornot Dye Works City, State: Philadelphia, PA Relation to Georgetown site plan: The site is a seven parcel redevelopment mixed use project similar to our intention for the western half of our Southeastern quadrant. Project Summary: AF Bornot Dye Works is a loft apartment and retail project in central Philadelphia that involved the adaptive use and restoration of three timber and concrete factory buildings. Located along Fairmount Avenue, one mile north of Philadelphia’s City Hall. The four-story buildings include 17 rental residences on the upper levels and 13,210 square feet of retail space across two lower levels. The project developer was MMPartners. The $10.7 million development was funded through a combination of conventional loans, federal and state historic tax credits, city incentives, partner equity, and a $375,000 mezzanine loan from an online crowdfunding platform.
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4.5.13 CASE STUDY Project: Great Northern Town Center City, State: Helena, Montana Relation to Georgetown site plan: Interventions along College Street and Mulberry Street as well as leveraging a large scale investors, i.e. Georgetown College. Project Summary: This development is a revitalization project of an old rail yard on 11 acres in uptown Helena. The project features a mix of 120 residential unit, retail, office, restaurants, a hotel with conference facilities, and a science center. This project was unique in that the financing was made possible through a relationship with a local bank, Mountain West, which became the anchor tenant within the development. In addition to the favorable relationship with Mountain West, a key factor for the development was the strong partnerships in place between public and private stakeholders who worked together to see the development built. A takeaway from this project is that having an invested anchor tenant financially support the project is highly advantageous. This development also serves as an example of how revitalization projects can become mixed-use developments through strong partnerships and a shared vision among developers and the city. 4.5.14 CASE STUDY Project: Storrs Center City, State: Mansfield, Connecticut Relation to Georgetown site plan: Student focused housing development leveraging public and private funds while maintaining a small town character. Project Summary: Storrs Center created a new, mixed-use downtown for the town of Mansfield, Connecticut, replacing a small shopping center adjacent to the University of Connecticut. It’s 11 mixed-use buildings houses 626 rental apartments and 139,707 square feet of retail and office space. New retailers such as a supermarket, restaurants, a medical center, and a bookstore create an eclectic college-town atmosphere, while a half-acre town square and 20 acres of nature preserves provide places for gathering and recreation. The project was initiated by a partnership formed by the town, the university, and local business leaders. Master developer Leyland Alliance, together with apartment developer EdR (Education Realty Trust), built the $169 million retail and residential development, while the town used over $25 million in grants for on-site infrastructure and planning. 4.5.15 APPENDIX OWNER ID TABLE Owner Zion Baptist Church Calloway, James + Rosalie City Of Georgetown Cornett, Roy Farmers Bank and Trust Co Frank Mason Realtor Inc. Lankford, Bruce + Linda Mcknight Apartments LLC Smith, Doug + Doris Worthington, Joe
Owner ID 1 2 3 4 5 6 7 8 9 10
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