2004, 03-05 Special Joint Council/Planning Commission MeetingS �I & iie
,
CITY OF SPOKANE VALLEY
AGENDA
Joint City Council/
Planning Commission Meeting
Monday, March 15, 2004
6:00 p.m. — 8:00 p.m.
Spokane Valley Council Chambers
11707 E. Sprague Avenue, Spokane Valley, WA 99206
6:00 Vision Statement
• Develop/Merge Draft Vision Statement
Community' Participation in Comprehensive Plan:
7:00 Public Participation Program Timeline
• Marina present an update and overview of the City's public
participation program for the comprehensive plan
7:15 RUDAT and Consultant Charrette Comparison
• Scott and Greg present overview of the RUDAT and Charrette
processes including estimated time and cost; include potential
additional potential funding sources
• Direction on which process to proceed with
7:30 Community Survey
• Greg to give an update of the community survey project
7:45 Other Participation Opportunities
• Brainstorming session on other potential opportunities
loin CounctLP'lanning Commt.iston Micrtmg 03 -13-04
Spiian�
Val ley
Memorandum
From: Nina Regor, Deputy City Manager
CC: Marina Sukup, Community Development Director
Date: March 15, 2004
Re: Draft Vision Statements
Attachment
11707 E Sprague Ave Suite 106 • Spokane Valley WA 99206
509.921.1000 • Fax: 509.921.1008 • cityhall @spokanevalley.org
To: David Mercier, City Manager; Members of City Council; and Members of the Planning
Commission
On February 18 and 19, City Council and Planning Commission members met in small
groups to create draft vision statements for the community. The first item scheduled on
the March 15 joint meeting agenda is to either merge the three, or to select one as a single
draft vision to present to the community for input.
At the beginning of the meeting, we'll be handing out a dot and asking you to place it
beside the vision you'd most like to adopt, or to use as a base. Attached are the three
draft visions.
Thank you for your participation in the draft visioning process, and if you have any
questions or comments, please let me know. I can be reached at 688 -0183, or via c -mail
at nregoripokanevallev.org
Group A: Feb. 18.6 - 8 p.m.
CITY OF SPOKANE VALLEY
Draft Vision Statements
Attachment 1
We are stewards of a scenic and unique environment. To that end, we facilitate and enhance the
development of grecnways. We envision a community that is clean, safe and aesthetically
pleasing. We pursue a vibrant economy that includes an interdependence of residents,
businesses, visitors and surrounding communities, which contribute to our quality of life and
diversified activity centers. We seek a community inspired by individualism and united by a
spirit of teamwork.
Group B: Feb. 19. 4 — 6 p.m.
Spokane Valley: a community of opportunity where families can grow and play. and businesses
will flourish and prosper.
Group C: Feb. 19, 6 — 8 p.m. (Inspired by the Memphis Manifesto)
Our vision of this City incorporates the following principles:
• Encourage a diversified economic and residential base.
• identify the value our city adds to the region and focus on those assets where we can be
unique.
• Value risk - taking. Convert a "no" climate into a "yes" climate. invest in opportunity-
making, not just problem - solving.
• Cultivate and reward creativity. Tap into the creative talent, technology and energy of
our community.
• Preserve and incorporate our natural environment and resources in the development of
Spokane Valley.
• Collaborate to compete in a new way, and get everyone in the game.
• Every citizen takes responsibility for positive change in the city.
• The City accepts the responsibility for fostering creativity in the community.
BACKGROUND
A Public Participation Program is required
pursuant to RCW 36.70A the Growth
Management Act
WAC 365 - 195 - 600(2) recommends that
Program include a visioning process,
utilizing the Planning Commission in a key
role, and requires provisions for
communicating with the public and receiving
written comments in during the planning
process
Role of the Planning
Commission
-e Participate /listen at community workshops
Solicit and receive public comments at
Commission meetings
Hold public hearings on Draft Plan (required)
Recommend Draft Plan to Council
Role of Spokane Valley Community
• Early Involvement in Planning Process
Provide Staff, Planning Commission,
Council with Feedback through meetings,
written comments, etc.
• Participation in Events i.e. community
survey.
Role of the Council
Determine a draft "Vision"
0 Identify interested groups and stakeholders
Participate in community workshops
Solicit and receive public comments
Identify key resources
Hold public hearings (optional)
Approve the Plan
Planning Process — Bottom/Up
ouncil
(Enacts)
Planning
Commission
(Recommends)
Spokane Valley Community
Input (early & continuous)
Influences on the
Comprehensive Plan
Other
\ Groups
Citizens
City
Council
mprehens
Plan
ve
13usiness
Property
Owners
` Regional State
oordinatio fequireme s
Planning
ommissio
Task
J
F
M
A
M
J
J
A
S
0
N
D
Citizen Participation
3/25
4/21`
5/10*
Visioning Workshops
1/15
2/23
3/15
SEPA Compliance
Natural Environment
4/8
Housing
5/13
Private Utilities
5/27
Capital Facilities
6/10
Economic
Development
6/24
Land Use
7/8
Parks & Recreation
7/20
Transportation
8/12
Planning Commission
City Council
Community Survey
-Indicates Tentative Dates
-September - Planning Commission Workshop indicated in Yellow; October - Commission Public Hearings in Orange
Community Meeting Format
• Hours — 6:30 to 9 p.m.
• Locations — throughout City
• Open House 6:30 — 7:00
• Meeting start 7:00
• Overview of Planning Process
• Identify Comprehensive Plan Issues
• Small Group Break -out discussions
• Report back to Large Group
• Vote on Top Issues
• Announcements of Upcoming Comp Plan
Events
CITE' or.
VaHey
Memorandum
11707 E Sprague Ave Suite 106 } Spokane Valley WA 99206
509.921.1000 Fax: 509.921.1008 • cityha(C spokanevaLley,org
To: David Mercier, City Manager; Members of City Council; and Members of the Planning
Commission
From: Scott Kuhta, Long Range Planner; Greg McCormick, Long Range Planning Manager
CC: Marina Sukup, Community Development Director; Nina Regor, Deputy City Manager
Date: March 15, 2004
Re: I UDAT and Charrette Presentation
The City Council and Planning Commission have discussed the necessity to join transportation and
land use planning with regard to developing alternatives for the Couplet design. The Council and
Commission desire an analysis of the economic impacts and opportunities that result from the
Couplet alternatives. Public involvement has also been voiced as an important and necessary part of
the decision making process.
Attached is a Powerpoint presentation for the March 15, 2004, joint Council /Planning Commission
meeting. The presentation details two planning processes, the Charrette and the RMUDAT. Both
processes work on the principal that all issues are considered in relation to the whole, rather than
individual parts, with citizen participation a5 the core foundation.
Also attached are informational brochures an projects where a Charrette was used to develop
community supported plans. Please contact Scott Kuhta or Greg McCormick for more information
Attachments
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The struggling mall. in late 1998.
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The ('h.nanooga- Hamilton County Regional Planning Agency, at thc
direction of thc Mayor of the City of Chattanooga, commissioned a
planning study to revitalize an older suburb centered on thc L.astgate
Mall, a 1960s- vintage shopping mall. Through a collaboration of
public and private interests, including the mall owner, the community
chase Dover, Kohl it. Partners to facilitate the design and
implementation of a master redevelopment plan. Tlrc consensus plan is
rooted in a substantial reconfiguration of the mall property, infill
development within the surrounding surface parking arras, and new
development to reconnect the :hopping center to the surrounding
ncighhorhtxxl and nearby office park. The mall is now being
transformed into a real town center for thc Brainerd aura.
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IMP
Brainerd Tpwn Square
Osborne Office Park
Design for Change
Over Time
A network rk of interconnected
streets
at blocks
Buildings front streets & public
spier:. with parking in the rear
Special sites for civic buildings
Special public slta
Mixed -use building,
Pedestrian- frtcndly connect to
adjacent neighborhood areas
Grearoray cx1errds m major trail
Adaptable 10 future transit
oppc*1 i n ities
Approach:
Doves, Kehl & Partners conducted
n
week -lung public c!u rrettr insi the
vacant mail, with the participation of
over 3D171. local resuleniS. Plans wore
created had nn the advice and input
of avows, city officials,
retail experts and tnif`fc constdtnnts.
Gibbs Planning[ Group performed a
void analysis to determine untapped
market potentials and which new
tenant mixer would be MOM t
Gbitting Jackson performed o aiulti-
modal transportation antdysia
exumining nutcimobilc, trrtn,iit,
bicycle, and pedestrian opporrunitics_
An emphasis was placed diiHoe the
design process on creating rt plea that
amid be implemented its incremental
phases responding to market demand.
71u nueli is b be gradually replaced
with normal, time-tested mixed use
building types found in the heel
traditional] town CEnters.. Buildings
will he arranged to faire high quality,
reel I- tief?neei public streets, and spaces,
creating higher rmiei cstnic values.
Filch new piece slxauld odd to making
the picture more complete_
Today, the sin is r business way
7F
to restnre the economic engine
is to create a rr #t cliitilonal town canner.
Eastgate Town Center
1.oc.anon: Chattanooga, Tennessee
Sponsors; Clsett noagu -I fain i1ton County
Regional Planning Agency
C tat n lte Team_ Victor Diver, Joseph kohl, Robert
ray, ,huncs Dougherty. & Dorn
Gamon
Consufta ne
blotting inekson: Walter Kulataslt, Troy Russ, Tian
Palermo
Cai bha Planning Gomm: Robert Gibbs. Dana Linlc, A
Barbara Stahl hag
James Dougherty & Dora Grimm
Illustrations'.
Status
the muNter plan received inanssdtalt: acclnmra and
was adoptzd by the City in !WE_ Devekve3s, .
buii nes& owners and government oflicia.I5 promptly
bcgnn redevelopment futlowing the plate. Already,
construction is bung completed for the new town
cilium and three defining buildings. bits inrssec are
leasing storefront space on the square, and the snail
has re-leased ono of the empty deportment stares a u.
large telemarketing renter. In the first nine months,
the shopping center properties went from Isms than
25% teased to more than 90% lam . ' I?►c ptoperty
s }ax batpghi far arl tnsxima icly $30 million. then
eel inatrrai d after completion u r the master plain for
apanrocitvlatcly %57 ttgilfiorti —an nstcrrrishing
tunarrruutrd in only nine months. In July 199E, the
monthly journal of the titbit Land 'Institute
p extensive ooyernge describing this -led
success sorry. The plain and process liNtre wanly
sho wcasedd by the Tennessee chNotrrr of the American
Planning Association es a modei for other
crommunities,
t o w n p i :3 n n i n g
1 57!Sunk Drive Coral (1c. FL33k3
ref Oat) 666-u4+t6 rrtx '3(as1 6 66 da 360 http:Hwww liovorkohl roan
Turning the Mall Inside Out
A two —story uITh c building is created from the lsl HILi, waills of a
Farmer department stns_
Brainerd Town Squi;'..lre.1999
'Re signature public space. seen here at the ottisetof const*uction; the
square replaces part or the oversized parking lot, bringing the: ('own Center
up to Brainerd Road
Two Story Schlotsky's
Multi -story building help anclmr the sides of Brainerd. Trtwn Square.
E4us.incss in taller buildings benefit from greater visiliilit}.
A retail hybrid helps to . revitalize an inner- Suburban
ring in Chattanooga; Tennessee.
A retail :hybrid helps to revitalize an inner
ring in Chattanooga, Tennessee.
he :city of Cli'attanooga's
.most'i ecent-w ban revital --
izaiion project is not urban
at alt •Aftof -of sue
.cessful downtown iedevcl=
•opment along the - city's
204 -acre riverfront and ino-e- rec®tly in the
644•acrc southern end of them-n:01 business
district, Chattanooga has broadened its focus
with a project to revitalize foursquare miles
in.thc inner suburban ring anchored the
city's oldest suburban mnall, long in decline..
„ Eastgate'Mall opened 35 ymrs ago,
it drew shoppers. : sto and economic' vi=
•
from dowtitown•Chattnooga to the
developtngsuburbs. Ten vicars ago,'thelcy cle
oontinued'a4 the larger Hamilton Place mall
opened several- miles further: out;:dra�di'ng
economie vitality a way from Eastgate and
the surroundirig area. But lasts vie ar;:w th' a -
,nes mayor, and a new mall oWiicr the foe-
:_ tunes O'Eastgstes declining' mall and.sur,
�T.
• .RICHARD BAILEY
roundingsubuib begun to change. Now• "urban "redevelopment is
following in the aftermath of suburban sprawl..
Chattanooga's•Mayor Jon Kinsey, a real estate.developei before
his election last March, described Brainerd, the area surrounding
the declining Eastgate Mall, as "an older suburb with the sa mccon-
cerris as most downtoWns. We need to Make sure that •e.do some-
thing about our core ciry,"he stressed, "and Brainerd is clearly part
of our core city." After taking office last April, Mayor Kinsey re-
quested that the Chattanooga- l-lamilton County Regional Plan-
ning Agency develop .a plan to. revitalize Brainerd. Tlie Following
summer, the idea acquired reality and moiiientutn.+;hen' T &T
leased one of the mall's.fornner anchor store sitcs.for a calf center
and a new owner purchased the southern half of the mall - where
AT&T would be located. •
By fall; a consulting team had been selected for a planning st udy
to be managed by thc_region al. Plan ni agency.but :fun cled :pri
marily by the stakeholder group the agency The whin-
ningproposal was•submitted.by2+4ianmi -based Dater, Kuhl '& Part
ners Town Planning. The neia urbanist firm proposed creating a
multidisciplinary team that indudcd 1Valtei l ulasb, a .principal. of
Glatting Jacicsori - Kerchcr Anglin Lopez Reinhart m Orlando, to
oversee traffic planning and economic_planncr xtoliertGibbsof the-
Gibbs f'lanriing Group, based in.Birmingharn, Midiigan, to han- .
dle retail•planning; :Priiatesectof stakeholders funding 80.percent-
• of theitudy included 40- percent - leased Eastgate full) leased
Brainerd Village strip center next door, Osborne Office Park.adja-
Cent to the 'Hall, and other .businesses and banks in the area.
Designing iii ;Public
In January, after prdihiinari' field evaluation and market research,
a public design charrette•was held b the regional planning agency
that drew 300 residents and business owners to help create a new
vision for themall and the esurroun ding area. The heart of the week-
long, process was a six -hour "designing in,public" errent in- _ which
1.50 :community members gathered in an empty storefront inside
..
Chattanooga, Tennessee pities! suburban shopping center, Ea . . .
Mali, surrounded by an overstied parking lot with few trees.(leftl; will be
the anchor of a new reritalizattodproject 30 years,'a square will ,
be butt in. front of the.maU:(at`lower left of• the middle rendertn). The;
. mall aria be refaced and rtew bui fings"add'ed to c a main street:: es
square:shaped by new townhouses witJ be :constructed to the •
right of .the matt; and a new street will be cut through the mail linking. the.:
residential square with main street. is 50'years,the mall mill be replaced.;.
with traditional bunging types housing a variety of uses including retail,:
office, civic, and residential (below). •
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the mall alft.4breke i nto.grottpsto•create sopaitte•04 at the ditlAg;cifI1 . ii
• . .. Ovevthenext•few•days;elernents:ofthilatis ' • !,• - ..: •,..,'-. - ''•--. ' -
" combined to 'fo,:iiii'cornpoiite:d14.ft t'1.iff0erited at' e', i.t.' 'z `.':Thiii :Zoia.0:Ailleri of ii *ii hii
entfof the.,Neek tO,an audience Of out 2 . :20:h - lieiiiih•le‘iellOf paii•': 's idieds:of thOifigi4 Itroi 30 34.1e,diiic.ns A:,..iiiliFSiiciiv: tip .
• licipation :inthe charrette arid:Oaf pOSitive ernbtiCirs7SU r..: . .aitd•sa,Tear. the danin ap Saw,..,some real peo-
rounding the 'failed mall s'urpriied plannefsilocal`Officials' , and titall ple:COiiiing in Ntih 6 ci 'ghat' I - picked .tip on strini-the7eria6-
.. • • •
owneri. The eh arrette also_was in'cithei"'WaYs; :-: i t - ,',' ; 1,:,e . recalled. "And .the - was t h ere..I,L;cgati to c thatAhe II
Victor Dcivr,' Of bor er, KOhl`gt jii4itrieri, noted that thil&i.ii:, -',I1ir,A/aST011yhehitid his process. It is to a". cive.) ivei to .. •
created by 11. groups pf."citizeri:planners7'all. had a ProdevrelOpment.- haiie a' ci ty y behind you. .adds Harrower. '.' The citizent were behind '‘. • - ..,
theme. '!*They envisienied more develoinii fli.-, :1511ild in g: their \V-a,/ ' want. to tear it dOWn..-:Th ey acitia II sikt:efi us to re - , , ' ' • •
out.of the problern instead or cloNvnsi4.ng. that wis interesting.he4
• • , .... . ,. ..., ....• •.... ..---. . •. end ' *
■iye it: that Was vhat we Wanted to do:' „ •-• • •
, cause .in sofne Cannniutities,theteaction.to development 'is •,rri mu -;:..iy,draft y , ,, as Oresented ;in public e attlie lof the WeekdOng • : •
cooler. In tnityother- places; folk...,s' .haie givep On . the-,fd4:thii : .0i4i. eit ' .l
1 e CoPiuitanO
mak . ..
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, developme . nt can e ,things irttee qi have' adopted a nOt-`•in:. -,t 4t 0 . P imil t he ' cili ''
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. my-b ackym rd."( NI BY) . artittider b *saicL•f`We'rea..1.1c •• • 46.- ' s---\ - vb.4111 : : ski in:i=x-dia nte' he ` I i ii ''''''' as.'4 ! ill- "'''' tiat6 " . 'ix.
. tip . u-ith h'id'to be dbable. it had be ..'• • - -'' • . •
of that here, whiCh.sa)1,that al ize this 1 ' c has ici lie more . --•,- ..„. -•,',. ,.::•.-.• •• . . - •-• ... . . •.- - .. .... . ..,..-. ' • - .• .
. . •-i --. ••.--• Ie..' .ii- '..•-: - ,' -,.• .., i the We elts the PiaidwasPolished
like a - toWri, 'rather than lmS'like"siibwil ''.:-.,: ' - . •,' • • •• . -- - --- - ••• - • - • - - - - ••• • • •
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aen mare untisuailWat:th.4t ea lectati ' f - , ti - 1 • ld'b - ' E ; ° undin engincenng' aid UK reer.eState market-were c°n.. ..
Comp. lishecfroSeArarnati6illydiiiirigihe cla:riette paitietitarlii fiii ' C1 F -T • e l"'.. rh . . i° c11 ' iii
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dr aft,*but it gathered so:much - suppoii,;fr•Orniheicity:the :Mail:it • • , the new Mall • oii,iner: According •.to''.6iblii i-,;-::. • , - ' - - .... .:- • . , prosPective 1 tenants that the filial ;public presentation in fkin11,-.
czting happened • the Charretre.TheplanIkeptzc:rnng• ...
cr -- ,• - • e ' niade.stibn after 1-firrOwer'.itgrelopiCcitliieif;t.lieresteit:,thi.... mill ., ..
better and better design .stalitlirds,".he'.said.: y rieirelr: .. i :,, - ..---i ... -
. .. - . . ... .a second. transacttoinciticied`nat'Oni)% the'friiaiied45.10y4iii
seen that before-when:the,pianneitart _., cnv . ket „ lii,_ ,. ., ,..
the
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, -.:, ' • inriouncetnentc of the.first.pro)ects to implement plart„:
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developer :got niOtiy-,ated inti:saici-;thinitha. _ finiideAhi . •••::',.; ;7: ,. .. . •:•.: • . , - . .- - ,,..- • ,... ,..,., • : -- ••• : • •... • '. - .-. •-,-,:, -:- , ,
raite. the bar.• The iria)•c;r said'Sorri,e and ' ; ttie • - - '... '-i-!: ' -. '.. .-L, .. '.' ':,', . .‘..:' ' ,- • • ' . • ',- . • .. :
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all excited, ailatlie ' Ipn iii 64- corn" into itipo,■'cilliill: :siiai3es'Bfaiherd,FQ,
ia)..i.ji.lien'lea,ye...i4Othingi#Piteli4Ini:itijoSts.ajot Of.1nOtt.e.5;;'•r' fiont, has .i•eVerillMei
• . 0 tvnin g a" IiiVas' i "f61 '' al;the!Filareiiii34 - gni eh ati .. an W . '•.• .
• - : cx t i 'l-iarro•.■ter. siigge•st ed• Eaitga I e‘. as a t o ; bie.itripternented,..BrairierdTov0 .540 • : .
- , rieNr.'05,000.:squarenfoot.411.,CenterNeWY6,rtii4teby.:tip4qi
el-n.61161 'h1 fitill;.:ViiicliiiialilidA?'iPalie -.1--ilaiin"Zi;be7„-i-,6ire Cei1tei.7
. AT$gT..tiut:,,ahgn .11 iliiai li,ri)i,osecit il rinain-.eritr:ant,4,!0ctlem'a.)1. .,, • : . \ .,
-iease;' N elni Yoi1 life : AY for ''..2;iii.illkff:feiloratroi1 .01 - Oiiii§li.; . ,!: : f0,1y. - .Sligf.it'lgri)tpt...q**;01;47:t0t - i$.,fili*tlijCiiifrOf13 the ,, ' •;:,;
! ' iinchOr.siOie -iri -...Iord-,=Aiitit•Ork,'itteiOriiiisc.i.ticl4ties7,iri";`ai
paily iiot.C*iderz.ii,%iestifiei 11::* prop:045 arti*ei: itti -.:Twc? 0t14.,.. ihrcc ;sj?y:zInp39 cornni.1:9a),1? Bs , ,. • , .4
rntdv itsniblecl . a ii ' '. ..? ,. ;•'','''' - • ' ..• ::: - . "1
s t,;•e 6t th l;;4 .. :ki-ib,.•1 -i 4ii:-,, zi. 'Biaor4theihkk*!lii)tiiiii-"cle4ffitail=i-ilia&Ci,tiCkl:Ili6ii
. . • - - • PIT: J...„...i.... ,-,--:, '....- -,.... ''- ' - , _ ....-;,--- -.: . '.: €: i ....„; .. t :.1: - E , ::::': - ,'i . ' ',. i
.• . '
but alk 3iisCattSe'the:Piii 4a's 6 15 :
ottibringiiiiani, neW ia:tlie'in ' •' :'• : ':D=4) izi e ' nal Publ! •J'rgA41;
• , When iht., Maypi;tOr<1. ; ' 1.1 - , k - Otill'it■ : 1*t.:Kit4ek s - - - #00.1 1 - ecl t:11
- . the kin d of c6Mpte fienki ye' '.i- Oil 'Of:Ei kgaie had '...!5!.wll' ers ..i*iii.10 .1':99.-e...06tP 4,-.i`111:f.-°-'i'-iii164cin4tr1-.:0.;.-'''il4
• , ._ ... . t • , ... ;,,r , ;-_-...-1.1.• L 'ii - • - •-•- . 1••:i-Ir` 7that-heiivoileailiitli?eitVZOiitieitt bnildithei
- accor
., .. . ..,, er. vn own, at : 44 usias ez,...e...... .. . .., :. . .., „ , .... ,... > ..._
• . ' . - had:a-ptict gexiiylOjs:W))*.e. th,' il.'aii - d k11.1t,16 i.P lib... . :l... --k-
....... .
• • .
r • ;
Tenant mix plan for Brainerd Town
Center in Chattanooga, Tennessee.
tion would begin on three build-
ings along one sideof .the square..
Retail space in two of thcbuild-
ingsalready had been leased by
a.delicateSsen and a dry clearteri.
Urbanism and Economics
Gibbs sees theplanned conversion
of Eastgate from a mall to rart
a mixed-use town caner as an ex-.
ample of a new canary of shop-
ping oenter-r-a hybrid of a
street and a mall—that is begin::
..--
3 r .- ---4, :-
;-,.-:: r:-e Ct ntc;Carinncrcial
..........._.., - ,....; ;;,..7. :..... „, . , ,,,,,,,...,,...
-.4 1, t;
i=YP
Neighborhood K..11;iii
-tst
--*-
0 9........--=*- -_,
ning to be built in significant num- • ---:-:: ,,..„'
bcrs. "There is a huge.moientent --
lilt now in rent iling go back LA
to ma in street. Today all, the na- .
tional chains are looloing for spa:ce
on main street The shopping am .
tars arelearning fMni the citirs. ..-
.-:
For no because these hybrid. __....--_.;
main.streets or village shopping.
clevelopments.temain less 1.:01T1-,
j ( mon, they command . trade areas
two to two and a half tinies the' 5
north, said Gibbs:"We're'at the 1
very rip CFI' that ..,ayelenants are. p •
demanding that developer do it, • - . • ..
N;
•
and brokers arcsaying that ifs,Ot dOable,that no one Will siioti
But teriants.and developds are ignoringthern'and they're being leased,.
out."Under Gibbs 's influence, rather dn sirnpl. dthrnn thehig-
ly visible andsymbolic Braiiierd.Town Square as agreen spa ce sur
rounded by Mixed -Use buildingSi,the for five to seven
stores totaling 15 :006 to - 20,000 square feet: This Ievd ordetul en1erg
from Gibbs's 'Void analy potentiai retail ldeVelopnent in and
near the Mall :Based on the nurnherof botiebolds,in the trade area
typip.1 expenditure per household basedOil and cur-
rent pending in stares within the trade are4dibbSdeveldps eSti-
mate by retail category of spending that can neW si Ores.
Gibbs'noteS that preliminary in terVieilis and
• •
; •
.developers were eonSisfertdy negative abOirtilie'..are0 ithilitYfo Sup-
port 3 . new:developnent but that hiS' research 'stro noy, cginiiti - •
dieted thOsel;ieWS.....ige fOiindi'verV There is ,
solid neighborhotici;a mature resideitiarcortirniini; a lOioiof:
Ece:space; eXcellein Visibility, and Veltioular,eci.iii:All the eletrie'nfs .
you need for a goOd'steyi i+.'rere there: The:regiOn'lidd developed a' •
.
binsag; "
iinst the'area'th at t.s'as nottru e:" . ' '' ''''''`''. ... '''' '' . •
._. . „.. ,..„
.:•..,‘ -.- .--. , • .. - •
Even before 'redeVelcipinent, there w'efebiii, AltlitiUgh .
rhe 231'11 icy!' tcnants, some weii!Ver 1 1 3 ' Outlet
store !hart predated the new owners is:one �f the.eliain's,
pr-
formers , and a Goody's . discount . clothing store has been sticceSS*-
rub Both stores face min.:raid. Within Several ble.eks'of.rhe Mall
Gh ibis and Bcp nigait's restadrants;a Lexus dealership, Staples, and
other businesseis are doing well According to GibbS,
is here. The potential is:here:A lot Of are dorn ell he'rc .
iitst doesn't look like •: •
.•nie.plaresovetall retail Mix recommends a "taWn *Center corn
merdal" area around the new Brainerd Town Square deignitc.s s.
most of the northern haltof the •Mall 'and some neWliin)clingsin the
eastern parking lots as a "core retail" arca, whilernost,of the Southl.
crn end of theimtll is devoted tO o&s hi.tetaiid'redeati&al
VeiglilitirhoOd retail and services Will "occu p'y mo'u ofthe refaced 1,, of the mall, on -hoth 116 and south ends, as sell as
in are ofneWcoristructinn betWeen the mall and Brainerd gOad....
• !!"0 • •
. .
. .
CO ari'ecticini Within the Town Center,
buildirigaltraclitiatiaki_Own square,n47;f6 a itereo
typic.al suburliansstrici-CiatrirnerCial street is matched 6.'fariattier.
dramatic featu of Ole plan a rieW, road That cuts the.rnall in half
, i *
b n
and connects it with c fisting residential mnd
office development 6h either side with a.
proposed greenwa}-
As it cuts through the mall, the new road
will pass new outward - facing, neighborhood-
oriented retail stores : and a acw hotel with an
attached conference center butit in a fataner.
anchor store: At the mall's 'western edge ihe'; -
plan envisions 'a .second green stliiare sir -:.
rounded.°n three sides by new residentialde:. •
velopment built in a former mall parking aria•
next to existing liosnwar single - family hoes= •
ing. Immediately east of the mall building, in.
what is now parking, the road will pass
through new office buildings that �11.1 include
• a proposed transit transfer center,_then erite:.r:
the existing Osborne Office Park_ The plan.
proposes infill office buildings dose to.the new
road to define a boulevard -like passage, en-
couraging pedestrian and %•ehiculartraffic be=•
tween the mall and office, areas. Si riilar con-
nections are proposed between the ofce park.
and adjacent strip;commeraal development
• along Brainerd Road Xyhi1e the 100-percent
leas Brainerd Village currently t urns itsbac1
to the Osborne Office Park. the.to1,4m center-
plan proposes new pedestrian oaitriecuons and
a new road to pass through the back of the strip "
center and into the office park. • . " •
In addition to hurttanzing.ihe pedestrian=
' hostile.Brainerd Road arterial street, the plan is'
notable for ti hat- it.does uot,da in .terms of
transportrtion.piannirig. Tne stiidycalls for no
new •highv,•ay access for :the rrtali, despite local
conventional wisdom about -the nec i'l,fo , t ,
new interstate access from nearby ,f75 75 and I=
24. QEastgate is•anexample;ofthedeparture,
from allot±ing in in this case ma -:
jor irnetstate, to determine `•%ow a e onunuriit;
grows and re Gotilter, execu -.
Live director of the, regional pla.nriing-xgency'
'The community' said, and the market and ,
transportation analysis confii that acc
to 1 -75 Has neither ne nary nor deserablc ftir
: the success of the project,
What Happens Next ?r
With: strong public input, a visionatyplan has
.been created for •the futuceaow,-i center that
guides its physical design aiid. de- ,
velopment. •Partiierships'and: working rela -
tionships ha.'e been :estabhshicd lo'ca1
government off vials, planners, and business •
owners: The first projects to implemcrti the
sion have been, announced_ if all the pieces fall
into place, what happens avow and 'over the
next few ;t firs? • •
According to'Kulash, "With real'success it
Would look like a true town, no longerauto -•
domirated:Th ooverridurg pmpressiGnwculd •
na longer be tha of moving. and storing fau =•'
rnmobtics, wht� }t ti'is now
•
In five years •`the will be a very prof
itabl many strong
natianAl'and'local- t ante and potentially a
complemental} chcopping J 'tination .for •oat
of -ion n vision s t ROW, believes•
acres o €.asphalt biol en'up with plantings and
water features —a place built to hurnan`srale,
"Where people coitld spend Alit day and not be,
in car!!
Darer sees 1 years of sustained eaonornic• r v
development and a beautifid, livable ccirnmu '
nity,but.he cautions that the vtstonts lust the:
first stepin a long transformation. "We can'3,
predict everything that will happen 7 he vi;
;sign 'should alloi.:you tci ;do'anyt_hin a t airy
size and lams that yoiir•piece of ii ill fath'c;
'greater whble that we re',aiteriipting to build
overtime. A single properttowner, a 'mall de-
veloper, or a subdi ision developercan do that
with grit con becaux they oDnirot aU
of the land. Brit here, M�itlt ;a,variety of prop
erty owner's, small and large; the only.,com-
tnori'ma_nager of the whole.piocess is the com
munitj, the atv That's wby •tp e:city is involved
in the' plateriing,;beepusc-no one ?else -t rc?;
: spons'ble forkhe big picttirr'
The task inIthis suburban ar the sane-
one Qtattanooga is addressyng st xessaully it ::.
its datvntov�n: restonng'� lost center forthe
cornrmunni Thu pieces are there-- conimuni .
ty serl7ees, stores office s, hamrs nd walk ng
.,trails Under ibe thdane of the ne'plan ad
its stakeholders, thosepiece3 will be'pulled.to
"- gethcr to caeate a vital tot +m center.:
Repnnied unth peimtssnt from, end_ Iuty;1.998 '
published'b} UL1= iiie.iJrban Land institute
rt 1025 Thymas'Jef7ersun Street N A'; Suite SOOW
VI'astiin,tvn.D C'2fP007�5 ^Ql' i
Gibbs This designer label outlet mall built
downtown. n 1989 in:renoi•ated turn- of -thd
century warehouses attra shoppers from ;:isi
far aivay s tlinta
Hartvei.einustnn "a mall'that no ore wit
reall a here in another 12 moriilos ]ii,
five : -ears yoa'il see a ' astly different terrain `: r?. Ora N°roisBuWo, A iA1 ML st>3�]k tttu
Hedescribes' a.seenewrck oufdoor cafes streets :rots or a��NDE aY 7'i Cttiu +vooc�c ki t
that have sidewalks and grassy; mediate and six dr a?ncxEt: :vaD rut ri °or G�t�3 r��aarti . .
•
Ri(:EiARD i i 7NE.S>'tR_CFOR c SHE C}tn7-
f se .
1
... r.,.. . 5,.:..,. :•‘7,..4,----77.,....4: .. ---
.. . A:1,
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i,P.P. ...,:,
-,. - ; 0 .*' L°2743- ' -0'n.; -.,...."....C.";.:(„,,,r ,..;:
--..-V.--..,-4,_ 77:
. ":'"---, "
, •
>I..
F...&,. ,0 ";Nt. . , . .:
. :■ - .1 ' "''' A
"" ,,4,
v., • I -,
-:—.-*-z- ...v .r... ... r. :_, .,..-- s-.@
,...- -...i - 77 a--....., ---,--, ;",•?
. ",:, .. - _ ......4....^
' ,-_,Z. -#., ,7",w• ....--,,
- - Le'r e°;41'.. "'" ,7 i. -1 " 1 -1. t t-,
...,,'.,.7 1 - - , - 4 , •le- I.."- i:-:,..-,VA..g. :L ''-""' • "''''' 0 - : -,-_,;!;;-- - - ---
North Roan Street at Mockingbird Lane as it exists in 2000.
_
North Roan Street transformed into a Memorable,' walkable boulevard.
: . A " ' •_ -a .."-.. 7:4
.:.t. a .. ..-45....7.:1 "i . .r t 40?■ :'......;;::'
. ■
' • --' '''' - "?...:r. ; ' ".- ' ''''''
. -
.- ...
Jr .,; .1/ „...' • ■ -.
...f"-:44 - i:j....:••• ..c- -, --FY ''' ■
77 f .,,,,,c, ...: 1 , .. 7: i..„
The Master Plan, Connecting Johnson City, re-integrates land use an
transportation and explains how the two disciplines can work togcthe
The Plan places priority on complete neighborhoods as the increment ft
growth. The emphasis is on solid urban form and building community b
encouraging a more compact mix of uses in the neighborhoods. Streei
and roads are exarnined as pathways for people, not just cars. TN
approach abandons the road-widening, reactive planning cycle for a moi
deliberate, proactive one.
DOVER, KOHL & PARTNERS
1 own planning
After receiving a grant from the Transportation and Coinmunity an
System Preservation Program (TCSP), Johnson City began a process t
reintegatc land usc and transportation throughout the city. The city
about 55,000 residents, which sits at the edge of eastern Tennessee, in
long been a regional center for commerce and medical services. The di !
connect between transportation and land use, apparent in the post-wa
rapid growth, has been increasing steadily in Johnson City.
Coordinating Land Use and Transportation
r i
%e , r +- i ' p Ei . o dt n '
S � ( "' 4 4- - -`..? t? i'r `,p , ;_ y ' 1 � . ' -. A ik, z V� i
A new look for the former Armory site (above).
Aerials of existing
:onditions as well
3S new site plans
showing block sizes,
wilding locations,
and public spaces.
These plans illus-
trate ways for the
:ity of Johnson City
to connect land use
and transportation.
_ : �..��- '--��� �, mil•• -•_-•, '-, -.- -� -,-• �,� ..•.. �
at( l � - •
'�.r'• *. tr
•
: t
■Tew Neighborhoods are gown under a TND Code
Walkable
Streets
:ivic Buildings
rblic
teens
Edge - mainly residential in character
General - a mix of
residential types
r n ;�a�'�.• :714
R �
New neighborhoods are built according to urb
standards that regulate both the character of the street and
placement. The overall size is about a 1/4 mile radius (or
five minute walk). This allows many uses to be located
within walking distance of residences. Different areas in
the neighborhood are based on intensity. A mix of uses is
encouraged. Streets and blocks are scaled to facilitate
walking and biking. Buildings are oriented to the street,
with doors arid windows facing it. Public green space
serves as community gathering places. Special sites are
The approach used in Johnson City began
with a public process known as a "char -
rette." In February of 2006, Dover, K
& Partners along with Z1-IA and Glattin
Jackson, stayed on -site in Johnson City,` -'
meeting with community members, devel-
opers, and city staff.
This intense briefing session lasted over
week and during this time, the charrette
team was able to gain much local knowl-
edge. Initial ideas were presented at the
end of the week to the community. For the
next year, the team worked at their home
offices, refining ideas and concepts, even-
tually creating Connecting Johnson City:
the Land Use and Transportation Plan.
The images on these pages are excerpted
from that plan and comprise the basic con
cepts and ideas that form it The plan
seeks to reintegrate the often disconnected
land use and transportation with images,
site plans, and policy changes.
Redevelopment of key sites can be a cru-
cial first step. Real life, built examples
send a signal to the community that the
ideals that they helped create during the
charrette process will become reality. The
concepts for these specific areas can be
used as transferable prototypes
The Armory site (left) is located near a
medical center and the Veterans
Administration. The new site plan and ren
dering show how the concepts of mixed-
use and walkable streets can be applied to
a brownfield site.
Center - mix of uses
including housing an
neighborhood stores
Great Public Places
Streets Are Transformed
Fa'r
• ' y q t e. 9•: a • l 11 cY� '•
..�
•
Great public places, such as parks are pla7ns, are an important part of
civic life. Johnson Citians have a fair amount of community and
regional parks, but many residents do not have a small neighborhood
park within walking distance. New parks downtown (left) and as part
of the converted South Roan Shopping Center (above) are key.
Fi s % `, � ,4:..73 Walnut Street is
' r
^ .` 4 one of the oldest
streets in Johnson
e
4
City. Road widen -
ings solely aimed
at improving auto-
mobile traffic have
left this comer
devoid of any real
sense of place.
A modest step in
redevelopment can
begin by adding
on- street parking,
widening the side-
walks, and adding
street trees at the
sidewalk edge. But
this transportation
improvement is
only the first step.
When land use
changes by con-
structing buildings
at the street edge,
the long term view
shows a great
transformation of
the corner. Ground
floor retail adds to
the pedestrian
experience.
Johnson. City
Location:
Project Area:
Client:
Charrette Teani:
Status:
Johnson City, Tennessee
City limits
City of Johnson City
Vi Dover
Joseph Kohl
Sergio Vazquez
Carrie Osborne
James Dougherty
David Rodriguez
Shawn Seaman
Kevin Klinkcnburg
Derrick Smith
Steve Price
Walter Kulash
Jon Hoffman
Troy Russ
Doug Metzger
Donald Zuchelli
Subconsultants: • Glatting- Jackson
transportation planning
• ZHA •
economic analysis
• A +S Architecture
rendering
• UrbanAdvantage
imaging
The Master Plan Report, Connecting Johnson City, .
and preliminary framework for the Traditional •
Neighborhood Code were completed in Winter of .
2001. The next step will be a formal adoption by
the City of Johnson City.
DOVER, KOHL & PARTNERS
t o w n p l a n n i n g
1571 Sunset Drive Coral Gables, FL 33143
phone: 305- 666-0446 fax: 305 - 666 -0360 wwwdoverkohl.aom
A map of the city was created to show the existing settlement pattern.
Neighborhoods are shown in pale yellow, with their neighborhood centers shown
in red. Ridges and other natural areas are shown in dark green and green.
A new code based on traditional neighborhood principles will help insure the
quality of future development.