Chapter 2 Basic Framework

Transcription

1 CHAPTER 2 BASIC FRAMEWORK Chapter 2 Basic Framework The Downtown Master Plan is based on a framework of organizational concepts that should guide development in the area. All of the components of the plan build on these general precepts. This chapter presents a summary of all of the components of the plan in a basic framework. Note that the general concepts in this chapter are explained in more detail in subsequent chapters. For example, a recommendation is made to improve circulation and parking; specific means of implementing such parking improvements are then found in the parking and circulation chapter. A Vision for Downtown Downtown should remain the heart of the community, with an even more vigorous economy and diversity of offerings. It should be the center of specialty retail, dining and entertainment. In the business sector, it should maintain a key position in professional services and establish itself as a focus of high technology firms, especially innovative start-ups. Downtown should also strengthen its role as the center of government, with major concentrations of city and county offices as well as some state and even federal workers. In addition, it should be the cultural center of the city. Museums, galleries and performance venues should thrive here and a central library should continue to be a key activity center. Conferences should bring regional residents to downtown and festivals and outdoor markets should continue to add accent to daily life here. Downtown also should be a place for people to live. In that regard, new housing should be developed that caters to urban markets. How will the downtown appear? With the implementation of this plan, downtown will be an exciting, attractive place to work, live and visit. As one approaches the downtown, one sees established residential neighborhoods that are well maintained, and that are easily accessible to downtown. Within the downtown district itself, development along these established neighborhoods blends, with compatible buildings housing services for downtown residents. In some areas townhouses create a transitional edge between single-family homes and the commercial core. People of all ages are coming to the downtown for youth and senior centers, theaters, outdoor parks and plazas. Visitors find their way through a series of custom-designed signs. Outlying signs highlight entry into the city core. As one nears parking facilities, it is easy to find parking lots by following other specially illustrated signs. One can park in a landscaped lot that is screened from pedestrian view by storefronts and other buildings. Landscaped sidewalks invite pedestrians to walk comfortably for three to four blocks while they conduct their business, visit with friends and check out entertainment venues. Sidewalks are extended throughout the downtown and crosswalks with special decorative paving identify key intersections and enhance safety. At the western edge, a civic center includes a new city hall and a new library. The northern portion of Austin Avenue has redeveloped with a mix of retail, office and residential buildings. Within the historic district, buildings are restored to a functional beauty. Numerous institutional facilities provide services for those who live, work and visit downtown. In the southern portion of downtown, a mix of offices, retail and residential uses have filled out vacant lots and helped to create a pedestrianfriendly environment. page 29

2 City of Georgetown Downtown Master Plan In the core area, street level storefronts are occupied by specialty retail establishments, including clothing, gifts, galleries, housewares and furnishings. Restaurants, theaters and youth activity centers enliven this mix of customer-oriented activities. With more people living in the downtown itself, streets remain active into the evening, such that the area genuinely functions as a twenty-four hour place--business and cultural activity during the day and evening and residential throughout the night. City-wide residents and visitors enjoy using the downtown s evening business hours and entertainment venues. A Market Strategy The vision for a vital downtown is based on some key market-driven principles: Downtown continues to be a major employment hub and a center for civic and cultural activities. These provide opportunities for strengthening the core. This renaissance must concentrate on enhancing the core with a mix of uses, including high density residential, commercial and cultural attractions. Providing dining and entertainment uses for this group is a special priority. Clothing, groceries and personal services are also needed. The downtown revitalization strategy focuses on several key market segments: City Residents The spending power of many Georgetown residents is comparatively high. Taking advantage of this disposable income is important for downtown. Expanding the market of people that want to live in the core will help. Residents of Sun City and other established neighborhoods within the city itself are also part of the general market. Downtown Workers In addition, new venues are needed for innovative technology-based enterprises. Goods and services targeted at this group should be expanded. A special target group consists of government employees who work downtown. Providing coffee shops, cafes and personal services are among the uses that will appeal to this group. While this segment is well established, it does not patronize downtown businesses as much as it could. Regional Visitors Regional visitors with sufficient disposable income will come downtown for specialty retail, cultural attractions and special events if the setting is appealing. This includes those who come for performances and festivals as well as conferences. Businesses that cater to visitors also should be expanded. Heritage Tourism Heritage tourism, a growing national movement, includes travel to natural, historic and cultural attractions and focuses on historical authenticity, accessibility and local involvement. Heritage tourism balances visiting interesting places with preservation of history and the built environment. Georgetown is well positioned to expand its market to include those visitors interested in visiting an historic Texas city. Downtown, therefore, should be designed to appeal to this group. Gifts and other specialty retail, entertainment and exhibits should be available. Students Georgetown is home to the oldest chartered institution of higher learning in the state: Southwestern University. With an enrollment of 1,300 students, the university provides an opportunity for businesses to address their needs and interests. Other schools are nearby as well and should be considered. Expanding the dining and entertainment venues, as well as other goods and services that appeal to this group is a priority. Senior Citizens Services that cater to independent senior citizens who choose to live within walking distance of downtown are also encouraged. These include services such as cleaners, drugstores and restaurants, as well as cultural opportunities, community services, churches and medical practitioners. Living downtown could be a very attractive housing opportu- page 30

3 AUSTIN MAIN ST. AVE. CHURCH ST. HART ST. AUSTIN AVE MAIN ST. CHURCH ST. MYRTLE ST. ELM ST. Chapter 2 Basic Framework SAN GABRIEL VILLAGE BLVD. ROCK ST. Key: Close-in Gateway Courthouse Square SOUTH SAN GABRIEL RIVER Development Anchors Primary Circulation Axis MLK JR. BLVD. FOREST ST. Enhanced Pedestrian Core Downtown Overlay District Boundary W 3RD ST. MYRTLE ST. ELM ST. W 4TH ST. E 4TH ST. WEST STREET E 5TH ST. W 6TH ST. E 6TH ST. W 7TH ST. E 7TH ST. W 8TH ST. E 8TH ST. W 9TH ST. E 9TH ST. W 10TH ST. E 10TH ST. W 11TH ST. E 11TH ST. W. UNIVERSITY AVE Note: Building footprints are approximate in scale and location. They are included for illustrative purposes only. Winter & Company 775 Poplar Avenue Boulder, CO (303) with: Parshall + Associates Architects Bender Wells Clark Design North Georgetown, Texas Georgetown Downtown Master Plan Basic Framework Strategy Map #4 April 6, 2003 page 31

4 City of Georgetown Downtown Master Plan nity for this market segment that makes up nearly 18% of Georgetown s population. Urban Dwellers Nationally, cities of this size are demonstrating that approximately 4% to 6% of area residents would choose to live downtown if high quality housing is provided in an enriched environment with sufficient amenities. People considered empty nesters and young professionals are among those in this group that should be targeted to help enliven downtown. The Framework Strategy Downtown should be strengthened by providing safe connections for pedestrians, offering adequate parking for both local and tourist traffic, enhancing the visual character and encouraging development of key opportunity sites. All of this can and should be accomplished while respecting its heritage. Map #4 on the previous page illustrates this basic strategy. 1. Strengthen and expand the pedestrianoriented core. The traditional retail core has focused on the blocks facing the courthouse square. While enhancing the pedestrian environment throughout downtown is a general goal, a key concept is to expand the area in which the appeal to pedestrians is the strongest. Conceptually, the expanded pedestrian-oriented core would extend approximately an additional block in each direction. (This area is shown in a tan color on the map.) In some cases, specific existing developments and abutting land uses would modify the actual layout of this area, but diagrammatically, this should be considered to be a larger city center. 2. Frame the pedestrian-oriented core with four anchors of activity that will attract pedestrian circulation beyond the traditional retail center. At the northern edge of the pedestrian-oriented core lies the Draeger Property, which should develop with a mix of activities that will extend retail in this direction. A variety of private and public uses could be located here. (See discussion later in this chapter for this site as well as the other anchors.) At the western edge of the core, existing government facilities should be reconfigured and expanded into a Civic Center. This would include city offices, an events space, a new library and structured parking. Along the eastern edge, a collection of churches serves as an informal anchor. This could be supplemented with other cultural facilities. The old post office and Grace Heritage Center would be a part of this anchor as well. Finally, the southern edge should be defined by a mixed-use development that would include retail, office and residential. This could include the former Hewlett property and the county block. 3. Define the immediate entrances into downtown with signs and landscaping. Gateways should be established at key points along Austin Avenue. These are illustrated as red asterisks on Map #4. They would incorporate design elements that convey the theme for downtown and should fit within a hierarchy of wayfinding signs and landscapes. Other wayfinding signs and landscaping should be installed at key intersections. 4. Enhance the pedestrian experience by clearly identifying routes and minimizing the impact that automobile traffic has on the area. Pedestrian ways, trails and streets should be considered in a broader context. They are a means of circulation that strengthen business centers and link neighborhoods. Therefore, roadways, sidewalks and trails should be coordinated in a comprehensive system that assures continuity of circulation especially for pedestrians and bicyclists. Install streetscape improvements throughout the area. 5. Improve access for visitors by clearly identifying preferred auto routes that direct traffic to parking areas and avoid primary pedestrian routes. It is important for all users to know the most convenient route to their destination. Signs that identify these routes, as well as the location of parking lots and other regional attractions are necessary. A coordinated and attractive town-wide sign sys- page 32

5 Chapter 2 Basic Framework tem would greatly aid both downtown entities and other local facilities and attractions. 6. Bolster the mix of land uses and services to meet the needs of the primary markets using downtown. Providing an active environment for people to work, live and visit is no easy task. A diversity of employment opportunities should be provided to encourage a diversity of people, ages and income levels. Doing so means that a wide variety of personal services are necessary to meet the needs of these people. 7. Provide the management to maximize the benefits of the design improvements that are proposed. Establish a Retail Recruitment Program to target specific businesses and industries, and strengthen marketing and events programming. Implement a heritage tourism plan and facilitate compatible development projects. Downtown as a Destination Downtown Georgetown should retain its role as the community s center. Retail uses, government services, county offices, professional offices, cultural, art and entertainment facilities, support services, and residential uses should combine to create the mix that is downtown. Improved parking and pedestrian systems should support access to these features. According to a recent study by Economic Research Associates, downtown Georgetown should focus on providing and strengthening the following uses: Retail space Restaurants Theater or performance space Special markets for university students Apparel and accessory shops The study also noted that store hours of downtown businesses should be extended later into the evening and weekend. Land Use Strategy Many communities face conflicts between encouraging mixed-use developments downtown and their land use regulations. The City of Georgetown has had the foresight to provide such opportunities for mixed-use developments throughout the whole of downtown in its Unified Development Code. This plan builds on the concepts established in the UDC by including a number of character areas to help target investments into a series of neighborhoods that will strengthen each other. The character area strategy is discussed in Chapter 3. Mixed use development occurs in two forms: In the first, uses are mixed horizontally on a site; for example, a commercial building may be located at the front of a parcel, with a residential structure in the rear. This may also apply to a mix that oc- Expanded retail Those blocks that are focused on the courthouse square and make up the traditional core serve as a destination in their own right. However, expanding this area with high concentrations of specialty retail, dining and entertainment will help position the entire downtown as an exciting place distinct from regional suburban mall models. In the blocks surrounding the expanded pedestrian area, mixed-use development should also occur. This would include some additional retail but also professional offices and housing. In addition, a variety of housing products including apartments above commercial, townhouses and fourplex units should be built. Landscaped buffers and sidewalks should be extended throughout the downtown. page 33

6 City of Georgetown Downtown Master Plan curs across a set of individual properties, in which one is commercial while the other is residential. The second type of mixed use is vertical, in that two different uses are stacked, one on top of the other. The traditional commercial storefront, with retail at the street level and an apartment above, is an example. Both of these types of mixed-use projects may occur in the downtown study area. Key uses to be promoted are: Mixed use development, which incorporates housing with commercial Institutional uses, including city government and cultural venues Additional specialty retail, dining and services Professional offices, especially on second floor levels Arts and cultural facilities Urban Design Systems Urban design systems should be coordinated to achieve this plan s objectives. Among these are: circulation systems for pedestrians, bicyclists and automobiles, as well as street design, public information, parks and open space. The following basic urban design system improvements should be made: Enhance the pedestrian experience. Extend streetscape elements beyond the traditional core. Expand and enhance parks and open space in downtown. Balance auto circulation with other circulation and functional requirements for pedestrians. Improve the use of existing parking resources and develop new parking such that it will stimulate construction of other desired uses. Establish a cohesive wayfinding and signage system. Pedestrian Systems Pedestrians circulate throughout downtown using the grid of sidewalks that frame the city blocks. Streetscape enhancements, which are very successful, have been provided for the Town Square Historic District. The enhancements include decorative paving, ornamental street lights, benches, waste receptacles, signs and planting. Streetscape Elements While the pedestrian environment in the Town Square Historic District is quite successful, the surrounding blocks are left without a unique identity and have a difficult time competing with the square. Therefore, future improvements should occur in a systematic way. These landscape palette elements are organized in a hierarchical system in which the intensity of the landscape elements reflects the level of pedestrian use planned for each sidewalk. Included are additional landscaping and sign systems that expand the existing streetscape system and direct users to the retail core. These improved pedestrian connections also should link the downtown to nearby parking resources, the proposed government center and Southwestern University. In addition, some connections to regional trails are proposed that would link downtown to other amenities within the community. Parks and Open Space Public open spaces also serve a wide range of downtown users and should provide a diverse range of venues for activities, events and recreation. The downtown needs more of such park space in order to attract new residential and commercial uses. Pedestrian system enhancements should include: Improved connections from major pedestrian destinations to public parking. Enhanced streetscapes to link parks, plazas and other public open spaces. Streetscape enhancements throughout the retail core and to streets that connect the retail core with parks and other pedestrian generators. Enhanced connections between the downtown and Southwestern University. Enhanced pedestrian connections to residential and overnight accommodation establishments across the South San Gabriel River. Automobile Systems The character of the streets downtown greatly influences the type of development that will occur and therefore they should be planned to help cre- page 34

7 Chapter 2 Basic Framework ate distinct neighborhoods and not be perceived as throughways. That is, street designs should focus on improving access into the core, not through it. Austin Avenue is a key concern: it is both a state highway and a downtown street. It serves the role of bringing traffic into downtown as well as straight through it. These conflicting roles need to be addressed. Automobile system enhancements should include: Base street improvements on up-to-date data and coordinated circulation planning. Avoid widening any streets in the downtown. Instead, consider reducing street sections by widening sidewalks, adding parking or installing bicycle lanes. Provide pedestrian-controlled crosswalks at key intersections on primary pedestrian routes. Provide a coordinated sign system to direct traffic efficiently. Explore other options for handling highway traffic such that traffic volume increases on Austin Avenue are reduced. Parking Systems The City and County should coordinate a system of parking structures and surface lots within the downtown. These represent a major investment and it is important to maximize their benefits. In order to do so, these parking facilities should be managed in an aggressive program to promote high utilization rates. This includes physical improvements, in the parking facilities themselves, enhanced pedestrian connections to them, and ongoing marketing and promotions. Additional public parking facilities should be planned in conjunction with key development projects as well. While new parking structures are suggested as a part of this plan, there are a few basic principles to keep in mind. First, the City and County should actively manage current parking resources. Second, a clear understanding is needed of who the users are and of their needs. The actual demand for additional parking may be less than expected. Parking system enhancements should include: Enhance streetscape connections to parking facilities. Install additional landscaping in surface lots. Historic Resources Historic buildings are a major part of what makes downtown a unique destination. In fact, this genuine heritage is often what developers try to recreate in newer retail developments that compete with businesses downtown. Strengthening the role that these important buildings play is a fundamental part of the basic framework strategy. The historic courthouse located in the heart of downtown is a special asset to the community, and its preservation is critical. Williamson County should continue to rehabilitate it. Private rehabilitation efforts should also be continued. Owners are encouraged to follow City, State and Federal guidelines in order to be eligible for incentives. Existing building codes can have measurable impact on rehabilitation projects. When extensive rehabilitation work is planned for an older building, it may trigger code compliance actions that may increase costs and/or significantly alter the historic character of the building. Inroads have been made by city agencies around the country that address this issue. Many cities have adopted Guidelines for the Rehabilitation of Existing Buildings, formerly the Uniform Code for Building Conservation (UCBC). This document contains guidelines for preserving existing buildings while achieving appropriate levels of safety. It discusses repairs and alterations, change of occupancy, enforcement and permits, historic buildings, lifesafety requirements for existing high-rise buildings, accessibility, energy conservation, and more. It may be adopted as a code or used as a guideline. Historic preservation program enhancements should include: Develop a heritage tourism program. (See page 30.) Provide grants and loans for the rehabilitation of historic resources. Study the benefits of offering tax rebates for appropriate rehabilitation of historic buildings. Install interpretive markers throughout the downtown. Make use of special historic building code provisions that are available. page 35

8 AUSTIN MAIN ST. AVE. CHURCH ST. HART ST. AUSTIN AVE City of Georgetown Downtown Master Plan SAN GABRIEL VILLAGE BLVD. The River Place ROCK ST. Key: Primary Activity Center (Courthouse Square) Secondary Activity Center SOUTH SAN GABRIEL RIVER Support Area Downtown Overlay District Boundary Justice Center MLK JR. BLVD. W 3RD ST. FOREST ST. MYRTLE ST. Historic Williamson County Jail ELM ST. West Draeger Property/ Redevelopment Site W 4TH ST. WEST STREET W 6TH ST. E 5TH ST. E 6TH ST. E 4TH ST. Draeger Property/ Redevelopment Site N'hood Church Civic Center W 7TH ST. E 7TH ST. W 8TH ST. E 8TH ST. W 9TH ST. E 9TH ST. W 10TH ST. W 11TH ST. E 10TH ST. E 11TH ST. Former Hewlett Property Redevelopment Site W. UNIVERSITY AVE MAIN ST. CHURCH ST. ELM ST. County Academy Redevelopment Site MYRTLE ST Note: Building footprints are approximate in scale and location. They are included for illustrative purposes only. Winter & Company 775 Poplar Avenue Boulder, CO (303) with: Parshall + Associates Architects Bender Wells Clark Design North Georgetown, Texas Georgetown Downtown Master Plan Activity Center Concept Map #5 April 6, 2003 page 36

9 Chapter 2 Basic Framework Design Character Overall, buildings throughout downtown should have a sense of relatedness in their design character, while at the same time allowing room to express individual variations in details and styles. Within the historic district, buildings should more closely relate to the older traditional buildings. In Area 2, buildings should relate at a basic level, in terms of building to the street edge, being of a human scale and creating a pedestrian-friendly context, as stipulated in the Design Guidelines for the Downtown Overlay District. Activity Center Concept One special concept is to organize development around a series of activity centers. This is based in part on recognizing the function that the historic town square has played, in which the courthouse and its surrounding lawn have served as a generator of pedestrian traffic as well as a venue for events. The success of those blocks immediately on the town square is partly due to the focus of activity given the historic courthouse itself. The courthouse serves as a central anchor for wayfinding and community activities. Expanding this concept to the outlying blocks around the courthouse is the goal, in which a series of other activity centers is established, each with a distinct identity and unique combination of uses. Map #5 on the previous page illustrates this concept. Providing community focal points for development will strengthen the overall civic, cultural and business environment in downtown, and will also provide mini-destinations that help to reduce the scale of downtown into a series of small distances. These properties offer special opportunities for redevelopment designed to strengthen the downtown area. This will be accomplished, by: Increasing the level of commercial activities Creating a stronger sense of excitement and ambience and identity within the downtown Providing new land uses downtown (e.g., mixed use projects) Each activity center should include uses that will attract people to downtown and encourage pedestrian activity. They also should include opportunities for outdoor spaces where people can gather. The Activity Centers should be: 1. West Draeger Redevelopment Site Plaza 2. County Block Redevelopment Site Plaza 3. Civic Center Park and Festival Street 4. County Academy Redevelopment Site Plaza 6. East Neighborhood Churches Open Spaces 6. Main Draeger Redevelopment Site Corner Park and Plaza 7. Historic Williamson County Jail Park West Draeger Redevelopment Site Plaza This is an entire city block, located on the west edge of Rock Street, between 6th and 7th Streets. It is a good location for a professional offices on upper floors, with retail at the street level. The Williamson County Justice Center, which includes the Courthouse Annex, county jail and a parking garage, is already a destination for many residents and visitors with legal business. (Note: The West Draeger Redevelopment Site is in the foreground.) County Block, Former Hewlett Property Redevelopment Site Plaza This block is centered between Church and Main Streets, and 9th and 10th Streets. It was formerly known as the Hewlett property. A parking structure is conceived, which would be wrapped with retail uses at the street level. Offices and some page 37

10 City of Georgetown Downtown Master Plan residential space would be above. Along the Church Street edge, a row of townhouses would create a transition to the residential character of the adjacent neighborhood. A plaza could be incorporated in the development itself, or in the open space on the west side of the street. The potential Civic Center area The County property on Main Street, formerly the Hewlett site. Civic Center Park and Festival Street This site lies between Rock Street and Martin Luther King, and is centered along 8th Street. In the long term, this area should develop as a campus for city offices. The street would be designed as a flexible space, to be closed for festivals and markets, to complement activities around the courthouse square. A new library would serve as a focal point and a new parking structure would serve institutional as well as commercial uses nearby. A festival street along 8th Street would be landscaped to encourage pedestrian activity. The proposed Civic Center would include the Police Department facility. page 38

11 Chapter 2 Basic Framework Several simple metal buildings house a business incubator program. This program would be retained and improved in the Civic Center. County Academy Redevelopment Site Plaza This large parcel of land lies at the southern entry to downtown, at the northwest corner of Austin Avenue and University Avenue. It is well suited for a commercial development that sets the tone for expected development in the southern portion of Austin Avenue. In that regard, the street edge should be defined primarily by a storefront wall. A small entry plaza would be included. This gateway site should be just that: an important gateway into the downtown. This site should be redeveloped in a manner to provide an important visual link to help guide visitors towards the downtown. The use itself is not as important as the provision for landscaping and directional signage. The County Academy redevelopment site at Austin and University Avenues. East Neighborhood Churches Open Spaces The churches that are clustered in this area form an anchor for the eastern edge of the downtown. These uses would be enhanced with extension of sidewalks, redesign of some on-street parking and perhaps development of a small park. These facilities have some open space associated with them, which should be preserved to the extent feasible. The churches that are clustered in this area form an anchor for the eastern edge of the downtown. page 39

12 City of Georgetown Downtown Master Plan Main Draeger Redevelopment Site Park This set of four blocks lies between 5th and 6th Streets and is centered along Austin Avenue. The Draeger property has long served as a downtown car dealership. Most of the four blocks were used to house the many cars for sale. A few buildings for service and sales are also found here. A small park could be incorporated in future development. Historic Williamson County Jail Park The block containing the historic Williamson County Jail, built in 1888, offers an opportunity to build on the heritage tourism strategy. In its current use, interpretive exhibits could be developed to help explain the history of the property. A park space, extending to Austin Avenue, would help link it with the downtown and the river. The historic jail on Main Street could serve as an interpretive site for Georgetown. The blocks that comprise the Draeger property provide a special opportunity for coordinated development and for projects of a larger scale. page 40

13 New Downtown Development Prototypes In order to remain competitive, downtown should offer a range of building types that can help to establish a pedestrian-oriented environment and accommodate desired uses. This includes projects of moderately increased densities, of two to three stories (where view protection policies and the UDC Code permit). Recent trends in successful downtowns include mixed-use projects, which incorporate retail, professional offices and residential. These uses may be distributed horizontally across a property, or they may be stacked vertically. At present, Georgetown lacks these development prototypes. In fact, much of the real estate is low density and is auto-oriented. This diminishes the appeal of the area for more pedestrian-active uses. Development that helps to define the street edge with features that are appealing to pedestrians is a goal set forth in the Design Guidelines for the Downtown Overlay District. Other communities have demonstrated the success of such projects. One example is the evolution of double-fronted buildings that have a storefront on the street edge and a second entry facing to the interior of the block, where parking is located. Others include townhouses along edges that face residential neighborhoods. Chapter 2 Basic Framework Consider the evolution of the double-fronted commercial building that orients itself to both pedestrians walking on a sidewalk and to automobiles with parking and entrances located to the rear. Recent trends in successful downtowns include mixeduse projects, which incorporate retail, professional offices and residential. These uses may be distributed horizontally across a property, or they may be stacked vertically. page 41

14 City of Georgetown Downtown Master Plan This project reflects development on the edges of traditional downtowns, where the character has had more of an auto-orientation and communities are seeking to re-establish a sense of pedestrian scale. (Walnut Creek, CA) The projects presented on the following pages reflect recent development successes in other communities that can serve as models for new development in downtown Georgetown. Note that many of these also reflect a response to the local context in terms of building materials, scale and design character and that literal translation of some of these projects to Georgetown may not be appropriate. Each of these projects does, however, demonstrate principles of compatible infill that would apply when adapted to the local setting. Walkway through multifamily buildings to parking, which is located in the interior of the block (Boulder, CO) This new mixed use building has retail on the Main Street side and offices above. Residential units are located in the back, with parking tucked under and accessed from an alley. (Boulder, CO) An auto parking court, located in the interior of a multifamily residential development. page 42

15 Chapter 2 Basic Framework New Commercial Development In a Downtown Context These projects are of new commercial buildings that are constructed in the core of traditional downtowns and on the edges of these places. They reinterpret traditional design elements with a contemporary feel. In Danville, CA, a retail development is divided into modules to reflect the traditional scale of downtown. Parking is located behind and accessed from a side street. The buildings are double-fronted, with entrances opening onto the street and the parking area. All of the storefronts in this photo are part of one new development. Compare with the side view of the same project, below. A side view of the commercial project reveals parking located in the rear. Landscaping buffers the edge of the side street. New storefront with traditional display windows (Walnut Creek, CA) A modern interpretation of storefronts and awnings in Portland, ME page 43

16 City of Georgetown Downtown Master Plan New Commercial Development In a Downtown Context This project, in Grapevine, TX, actually combines a retrofit of a grocery store with a new doublefronted commercial building. The grocery was located at the rear of the site, with a field of parking in front. With a negotiated parking reduction, a new commercial building was constructed along the Main Street edge and the older building was remodeled for specialty retail and offices. The new double-fronted building aligns at the street edge. A small plaza is located at the corner. The entrance to the parking, which is accessed from a side street, is visible at the left and a portion of the remodeling original building is in the background. The remodeled older building is located behind the building shown above. A buffered parking area is located in the interior of the lot, between the two buildings. Shops on the Main street side, with offices above. page 44

17 Chapter 2 Basic Framework New Commercial Development In a Downtown Context This project, in Ogden, UT, is built on a corner lot at the edge of a historic district. The new building is positioned to face the street and align with other structures in the block. Parking is located in the rear, with other entrances facing it. The historic district context in Ogden. The new building aligns with others in the block. Parking is located in the rear. A canopy defines the entry. page 45

18 City of Georgetown Downtown Master Plan Mixed Use Development on the Edge of a Residential Neighborhood A mixed use project in Boulder, CO includes a two-story commercial component that faces the Main Street. Townhouses are located along the side street and are designed to reflect the scale and forms of traditional single family buildings in the neighborhood. The project is on a sloping site, which is used to conceal a lower level of parking. The commercial component is divided in modules that reflect the scale of traditional commercial buildings in the area. Retail is at the street level, with offices above. The commercial element is on the left; townhouses are on the right. Each townhouse has a private entry framed with a porch. An upper terrace provides private outdoor space for residents. Guest parking is at the upper terrace level. page 46

19 Chapter 2 Basic Framework Mixed Use Development on the Edge of a Residential Neighborhood Another mixed use project in Boulder, CO combines uses, but in separate structures. A building facing the Main Street contains commercial only, with retail below and offices above. Residential units are provided in terrace apartments, which relate to the single family houses on the flanking streets. In this mixed use development, multifamily units are located to the rear (left in the photo). Commercial uses are in the front building, which is divided into modules. A partial third floor is set back from the street to reduce the scale of the building. Multifamily residential faces the side street. Offices on the upper floors have a central entry with shared lobby. The storefronts reinterpret traditional elements in a contemporary manner. page 47

20 City of Georgetown Downtown Master Plan Mixed Use Development A mixed use development in Bloomington, Indiana illustrates how a relatively large building can be designed to fit into a traditional two-story downtown. The building is divided into three modules, which reflect the widths of traditional commercial buildings in the area. Retail uses are located at the street level, and offices are located on the second floor. Residential units are positioned on a third floor, which is partially set back from the front to reduce the perceived scale of the structure. This setback also provides a balcony for the residential units. page 48

21 Chapter 2 Basic Framework Mixed Use Development This mixed use project, which also is in Bloomington, IN, includes retail on the Main Street side, with offices at the street level on a secondary street. Residences are on the upper floors. The Omega Building in Bloomington, in context Changes in materials provide interest and reduce the scale of the building. Storefronts contribute to a pedestrian-orientation in the design. Residences are accessed from the side street. page 49

22 City of Georgetown Downtown Master Plan Mixed Use Development With Structured Parking In Boca Raton, Florida, a new mixed use development frames a parking structure with townhouses on one side and commercial on the other. A row of townhouses, on the left side of this photo, screens a parking structure (on the right). Secure, assigned parking spaces in the structure are provided to the townhouses. Each townhouse has a private entry with a small front yard. Retail space is located at the street level on the commercial side of the structure, with offices above. page 50