In the give-and-take of getting projects designed, financed, and approved, the famous refrain from the film Field of Dreams is heard often: if you build it, they will come. From the perspective of the public sector, however, it is probably more accurate to say If you don t plan for it, they probably won t build it (hence, no one will come). Source: Charles C. Bohl Placemaking, page 152 The public sector can use civic and cultural institutions as building blocks in the creation of places that are more than just urban-style shopping centers places that are in the heart and soul of an entire community. Source: Charles C. Bohl Placemaking, page 155 Chapter 6 Town Center Concept
Table of Contents Introduction...6-1 Programming & Site...6-3 Program... 6-3 Site Review & Analysis... 6-3 Town Center Features... 6-5 Features of Alternative Site #1... 6-5 Figure 6-1: Existing Alternative Site #1 (Right) & Town Center Example (Left)...6-5 Figure 6-2: Alternative Site #1 - Town Center Example with Land Use Images...6-6 Features of Alternative Site #2... 6-6 Figure 6-3: Existing Alternative Site #2 (Right) & Town Center Example (Left)...6-7 Figure 6-4: Alternative Site #2 - Town Center Example with Land Use Images...6-7 Town Center Policies...6-11 Page 6-i
{This page is left intentionally blank for two-sided printing.} Page 6-ii
Introduction As part of the Livability Strategy policies, it was recommended that the City of Heath create a focused Town Center concept. This concept would further the ideal of a location within Heath where people can meet, shop, recreate. Also, a Town Center would serve as the functional and identifiable center of the community. This is not a new goal for the City of Heath. In fact, there have been several planning efforts for various locations within the City that have the potential to serve as a Town Center site. One example is within the 2001 Comprehensive Plan. The Plan recommended the site surrounding the current City Hall location, with active play areas, the elementary school, and a park/open space area all in close proximity. This was one of the sites considered in the analysis discussed herein. The City currently has a Town Center Overlay zoning district over this area, the boundaries of which would have to be relocated if the City decides to go forward with the site recommended within this Town Center Concept. More recently, a site owned by the Heath Economic Development Town Center Location Recommended in the 2001 Comprehensive Plan Corporation, located behind the cemetery on Smirl Road, between the cemetery and the high school was proposed. The EDC created a concept plan for this site with the desired new programming elements. This was also a site considered in the analysis for this Town Center Concept document. 68% of the public said a City Center was important to the local quality of life. 17% of the public and 57% of the CPAC said that the need for a City center was the most critical issue facing Heath. Another element that reinforces the fact that a Town Center has been a desire for Heath and its citizenry is the visioning process that was undertaken as a foundational element for this 2008 Comprehensive Plan. The details of the results of the visioning process are outlined in detail in Chapter 2; however, results from both the public in general and the CPAC showed strong support for an identifiable town center for Heath. Page 6-1
This Town Center Concept chapter is intended to identify sites within Heath that are most appropriate for a Town Center development. New programming elements are then integrated into a concept for the sites. And finally, policies to further the creation of a Town Center in the near future, within the site that is ultimately chose, are outlined this will help City leaders to take the vision of a Town Center from concept to reality. Page 6-2
Programming & Site Program The Town Center should be at least 60 to 75 acres and should ideally include some of the following uses in a highly pedestrian-oriented environment: City Hall Library Retail (primarily neighborhood or village scale 50,000 to 100,000 s.f.) Offices (especially professional and medical) Cultural Arts (museum, performance venue, sculpture garden) Limited amount of residential (townhouse, small lot and lofts over the retail) Park and open space (with a possible amphitheater) Site Review & Analysis Initially, several sites throughout Heath were reviewed as possible sites for the Town Center. These included the site that was previously discussed within the City s 2001 Comprehensive Plan and the site that is currently jointly owned by the EDC. The following criteria was used to rate each site for its respective level of appropriateness. Visibility and Accessibility By Roads and Trails This included consideration of whether: There were adequately sized roadways leading to and from the site; The site would cause people to travel through Heath; and, The site was accessible to pedestrians according to the City s previously adopted Pathways Plan which outlines the locations of future trails. Ability to Enhance Civic Image This meant that the site would ideally be at a location that was highly visible to residents and visitors. Ability to Serve As a Community Meeting Place This included consideration of whether: The site was accessible specifically to the community of Heath; The size of the site itself was large enough to serve as a meeting place for special events; and, Page 6-3
Whether the site could be designed to provide such a meeting place in a unique way. Ability to Create Value for the Entire City Value in this context means both economic and livability/sustainability value. Economic in the sense that the site should be able to accommodate some retail development that would help balance the tax base in Heath, and provide some local services to residents; Livability/sustainability in the sense that the site should be able to provide for Heath what has been desired within the City for a long period of time a special place where civic, retail, and community purposes could come together with an emphasis on places to gather and an attractive pedestrian environment i.e. a place that would serve as the heart of the community for future generations. Ability to Be Buffered From Existing Single-Family Neighborhoods This was an important factor because there is generally a concern by residents when adjacent development might be a use nonresidential. Proactively considering buffering elements is effective in avoiding or minimizing concerns of neighboring residents in the future as the Town Center is established. Ability to Proceed with Acquisition and Development This factor related to the timing of creating a Town Center. Roadways (existing and future funded improvements), land ownership (such as the EDC), and existing and future trail connections were a few of the considerations. After much discussion at several different meetings of the Comprehensive Plan Advisory Committee (CPAC), it was determined that a site located at F.M. 740 and Smirl Road (bordered by White Road on the east) in the northern part of the City was one of the best sites. One of the major reasons for this choice is that this location represents a major entryway for visitors and residents into Heath. Also of primary importance is the policy of keeping traffic toward the perimeter of the City and deterring traffic from traveling through the City; this site location is in keeping with this policy, which is discussed further in the Transportation Strategy, Chapter 6. The other site that was ultimately chosen for consideration is located at FM 740/Laurence Drive and FM 550. One of the major reasons for this choice is that this location is in the heart of Heath, and would be equally accessible to all citizens. It is also at a major intersection, allowing for high visibility for retail uses and a new City Hall. Also, the topography of the site and the creeks that run through it provide interesting site features that would provide a unique foundation for a Town Center development. Therefore, in subsequent sections of this chapter, the term Town Center is intended to refer to such a development at one of these two locations. Page 6-4
Town Center Features Features of Alternative Site #1 This Town Center site option referred to for discussion purposes as Alternative Site #1 contains rolling topography with an existing pond, which could serve as a key feature that builds on the City s waterfront identity. This location, toward the northern part of the City, will experience the highest volumes of residents and visitors utilizing the surrounding roadways. This high traffic volume will, in turn, strengthen the retail portion of the Town Center. F.M. 740 is being redesigned to curve through the site and link directly to Laurence (the extension of F.M. 740). This will afford views into the Town Center site from both directions along F.M.740. This fact allows for the possibility of the City Hall being constructed so that it is a highly visible feature of the Town Center, thereby helping to enhance the City s image and to create an identifiable feature within Heath. Along with a view of the existing site, the concept for the Town Center at this location is shown in Figure 6-1 below. Key features of this concept include a large public green, a new City Hall, and an arts facility, all of which are adjacent to the existing pond; an amphitheater could also be incorporated in the green space surrounding the pond. Office and retail uses are focused along a pedestrian-friendly street which accesses the City Hall and public green. In addition, a mix of housing types (townhouse and small lot) transition to future housing to the north. Large estate lots are located adjacent to FM 740 and White Road to maintain the rural feel of the community as residents and visitors drive past. Figure 6-2 on the following page shows images and conceptual locations of the various recommended land uses that could be part of the Heath Town Center if this site location is chosen. Figure 6-1: Existing Alternative Site #1 (Right) & Town Center Example (Left) Page 6-5
Figure 6-2: Alternative Site #1 - Town Center Example with Land Use Images Features of Alternative Site #2 This Town Center site option referred to for discussion purposes as Alternative Site #2 contains varying topography and several creeks. These natural site features could allow certain structures within the Town Center, such as City Hall, to be visually enhanced by placing them at high elevations. This would also provide a natural transition to open space and civic gathering areas along the creeks at lower elevations. This location, in the central part of the City, will not only experience traffic from residents and visitors as they travel through this key local intersection, but it is also centrally located in terms of accessibility for Heath s citizens. Along with a view of the existing site, the concept for the Town Center at this location is shown in Figure 6-3 on the following page. Key features of this concept include a large public green that is central to the site. This is surrounded by a pedestrian-friendly street, townhomes, and single-family lots. A new City Hall is located prominently at the corner of the lot for maximum visibility of this important civic facility. Retail and office space are also provided near the intersection for high visibility. An arts facility is shown at the far end of the public green, allowing for easy access from City Hall and nearby homes. Parks and open space surround the site, providing great opportunity for unique trails and pedestrian access to the Town Center. Figure 6-4 (bottom of the next page) shows images and conceptual locations of the various recommended land uses that could be part of the Heath Town Center if this site location is chosen. Page 6-6
Figure 6-3: Existing Alternative Site #2 (Right) & Town Center Example (Left) Figure 6-4: Alternative Site #2 - Town Center Example with Land Use Images Page 6-7
Other images below and on the following pages also depict what Heath s Town Center could look like and the sense of community it could bring to Heath. These images are from various places around the world. They show elements of the built environment such as public buildings, gathering places, walkways, alleys, view corridors, and things that add visual interest (e.g., murals, planters along windows, etc.). Page 6-8
Page 6-9
It should be noted that this concept is preliminary. More detailed planning and analysis needs to occur at a later date. This should be pursued with participation from the property owners and/or developers of the chosen site. Page 6-10
Town Center Policies Recommended Policy 6.1: Program and fund capital improvements, including the purchase of property, that would assist in the creation of the Town Center. Assess what type of capital improvements need to be made in and surrounding the Town Center site. Example: Prioritize needed capital improvements, depending upon Haile Village Center the site chosen. Examples include the purchase of part (near Gainesville, FL) of the Town Center site, the realignment of F.M. 740, the realignment of F.M. 550, the construction of White Road, and the integration of pedestrian access. Recommended Policy 6.2: Work with the property owner and developers familiar with the market for town center development. Work with the property owner of the chosen site to ensure that the City s and owner s concepts are consistent and mutually beneficial. Discuss desired public amenities with the property owners. This suburban community in Florida had originally planned to have several centers for mixed uses; however the original plan for multiple centers was abandoned in favor of a single village center. The tenant mix at the Center defies conventional categories of shopping centers Shopping-center-type marketing is inconsistent with the kinds of businesses and customers that are drawn to the Village Center. While the retail and service shops do not rely primarily on drive-by customers, most of them do depend on business by both Haile Plantation residents and outside customers. The Meeting Hall, which terminates the view down Main Street at the Village Green, provides a key gathering space for both public and private events, including concerts, community celebrations, weddings, and receptions. Haile Village Center has provided the community with the type of special gathering place that is missing in many American suburbs. The Center has also enhanced property values and greatly contributed to the community s status as a desirable place to live. Source: Charles C. Bohl Placemaking, Haile Village Center (Case Study), pages 203-211 (primarily direct quotes) Page 6-11
Gather input from developers as to the general market for town center developments, such as the optimal balance of the various types of recommended land uses. Recommended Policy 6.3: Consider various financing mechanisms to help create the Town Center. Ensure that part of the detailed analysis of the chosen site that is done includes financing options. Promote to the property owners and developers that the City of Heath desires to be involved in the creation of the Town Center public participation can make a project of this type more attractive to the development community than it may otherwise be. Consider various types of public sector financing assistance, such as tax increment financing, municipal bonds, and capital improvements at a reduced cost or at no cost to the developer. Recommended Policy 6.4: Amend the current Town Center zoning district to conform to the new concepts provided for the chosen site. Alter the boundaries of the current Town Center Overlay District when the Town Center site is chosen. This Plan contemplates one Town Center site. When the Town Center site is determined, a Comprehensive Plan amendment should then be prepared to identify appropriate land uses for the alternate site. Incorporate the concepts discussed herein as requirements within this zoning district. Page 6-12