June 14th, 2017

Downtown Revitalization Plan

Primary Challenges: Economic Development

1. Competition from Kokomo.

Even steering committee members admitted they do most of their weekend shopping

and big nights out in Kokomo. Greentown won’t be able to match those metropolitan

areas for selection, so it must rely on niche shops.

2. Lack of regional shopping and tourism destinations.

Even small towns can compete for visitors if they off er a unique experience or a group of

specifi c shops. For instance, Nashville, IN, is nationally known for its quaint art galleries.

In a more recent example, Kirklin, IN is reinventing itself as a regional destination for

antiques. So far, Greentown has not put itself on the “must see” tourism map.

Primary Challenges: Economic Development

Chicken vs. Egg:

Where to start? People won’t come downtown in large numbers until there is a greater

variety of off erings, but shop owners are hesitant to open new businesses until downtown

pedestrian traffi c picks up. Breaking this deadlock takes a strategic, long-term plan.

Few Quick Fixes:

Downtown is very small with only a handful of buildings. Some buildings are available, but

many of them need considerable work, and business owners are likely to be hesitant about

taking a chance on a new store if they have to sink a lot of money into renovation just to

open their doors.

General Structural Issues & Observations

� A shortage of street accessory objects exists throughout the town

� Primary rights of way can accommodate tree beds and street appurtenances

� Several pedestrian street crossings are unprotected on Main Street where high volume

and fast moving traffi c pose risks to pedestrians

� The signalized intersection has pedestrian signals, however, for the volume of highway

traffi c passing through town, existing crosswalk pavement markings are minimal and not

visually apparent to most motorists

� Most crossings do not have ADA compliant curb ramps – the Town should strive to have

all sidewalks and ramps meet ADA requirements

� Sidewalk maintenance is an issue: for example, there are locations where pushed up

sidewalks present trip hazards

� There are areas within existing streets where water ponds following rain events which

allows freezing water to cause accelerated pavement failures

� Signs are needed along U.S. 35/SR 22/SR 19/Main Street to make visitors aware of the

Comet Trail, a local greenway that begins at Meridian Street and runs west through the

school property and then along the riparian corridor of Wildcat Creek

Primary Challenges: The Public Realm

Greentown Building Development Opportunity

Address Common Name Est. Construction Opportunity

Adaptive Reuse

Key Buildings

Primary Challenges: Buildings

As observed during the fi eld study, many historic buildings having pronounced exterior

details and signifi cant architectural importance. Several buildings have lost historic

features:

� second story windows

� awnings and facade detail

� improper façade materials

Storefront windows have been removed or are in need of upgrades.

Vacant and underutilized buildings exist with these needs:

� Structural issues

o roof framing

o masonry tuck pointing

� covered up or infi lled windows

Positive Indicators

� Local groups have a history of successful D-I-Y projects, such as acquiring and restoring

two buildings and converting them to the Greentown Historical Society and another

resident’s ongoing renovation of the old Star Theater.

� Entrepreneurs expressed interest in launching a new hardware store, reusing the Subway

after that restaurant leaves and other ventures.

� Recent infrastructure improvements in sewer and water capacity can pave the way for

residential and commercial growth.

Concerns

� Declining population and below-average income and education levels.

� A small downtown with limited buildings available. Some of the available buildings will

require renovation before they can be used.

� Loss of local business anchors such as Subway and the car dealership.

� The town government’s small discretionary budget for additional projects.

� Many communities immediately pursue OCRA construction grants to implement

downtown revitalization projects, but town offi cials will pursue OCRA grants for other

important projects. This will delay one key funding option for downtown work.

� “We need a simple plan in bite-sized pieces,” one steering committee member said.

� Because there is no immediate consensus on some regulatory steps such as creating

historic preservation regulations, further community discussion and education is needed

on these topics.

� Creative steps are necessary to keep the momentum going while additional funding

sources are explored.

Strategies

� Firm up partnerships with county wide organizations and other possible allies.

� Take road trips to similarly-sized Indiana towns which have made progress with their

revitalization eff orts.

� Lead community discussions on revitalization topics such as TIF districts and design

regulations.

� Form a local investment group.

� Create a TIF district.

� Bolster the existing grant program.

Catalyst Projects: Economic Development

� Gateways

� Pedestrian and Bicycle Corridors

� Meridian & Grant Streets parking lot

� Meridian Street Pocket Park with parking

� Renovated Plaza outside Town Hall

� Meridian Streetscape / Section

� Main Street / U.S. 35 Section

� Wayfi nding and Branding

Catalyst Projects: Public Realm

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The Comet Trail

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Grant Street

Walnut Street

Grant Street

SR 22/35

Uncle Tom Street

CR

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70

0 E

SR 22/35

Main Street (State Road 35)

Me

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Walnut Street

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Carter Street

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Str

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Ma

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CR E 50 S

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Holiday Drive

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Railroad

Railroad

Wildcat Creek

Ind

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a S

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Ho

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CR E 50 N

Wildcat Creek

Wildcat Creek

CR

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CR

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CR

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18

12

13

10

9

21

18

6

1 2

3

5

8

16

17

15

20

11

7

14

15

4

19

Greentown Commercial Historic District

Town Hall

Greentown Glass Museum

American Legion Post #317

Greentown Historical Society

Meridian Street Brick Road

Ma & Pa’s Diner

The Comet Trail

Eastern Elementary School

Eastern Junior / Senior High School

Greentown Public Library

Triangle Park

Kelly’s Ice Cream

First Farmers Bank & Trust

Brad Howell Ford Inc.

St. Joseph Clinic Property

Legend1

2

3

4

5

6

7

8

9

10

11

Graduate Park

Railroad

Blondies Cookies

Century Fields Retirement Community

Howard County 4-H Fairgrounds

17

18

12

13

14

19

20

15

21

15

16

Existing Parks

Potential Future Park

Potential Future Public Parking

Proposed Trail along Creek

Proposed Sidepath /Trail

Boat Launch

Proposed Gateway

Existing School

Property

Community

Garden

Boat Launch

E. Jr. / Sr. High School

Boat Launch

Water Utility

Town Property

Greentown Enlargement Map

0 500’ 1000’

Revitalization Plan - Trails and Gateways

Revitalization Plan - Downtown Pedestrian and Bicycle Corridors

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The Comet Trail

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Main Street (State Road 35)

Grant Street

Walnut Street

Grant Street

Uncle Tom Street

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Str

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Main Street (State Road 35)

Me

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Str

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Walnut Street

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Carter Street

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Holiday Drive

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RailroadRailroad

Wildcat Creek

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wa

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tre

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Ma

ple

Str

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W High School Rd

12

13

10

9

21

6

1

2

3

5

8

18

18

15

4

14

11

7

19

20

16

17

Greentown Commercial Historic District

Town Hall

Greentown Glass Museum

American Legion Post #317

Greentown Historical Society

Meridian Street Brick Road

Ma & Pa’s Diner

The Comet Trail

Eastern Elementary School

Eastern Junior / Senior High School

Greentown Public Library

Triangle Park

Kelly’s Ice Cream

First Farmers Bank & Trust

Legend

1

2

3

4

5

6

7

8

9

10

11

12

13

14

Brad Howell Ford Inc.

St. Joseph Clinic Property

Graduate Park

Railroad

Blondies Cookies

Century Fields Retirement Community

Howard County 4-H Fairgrounds

Proposed Sidepath / Trail

Potential Future Public Parking

Renovated Plaza

Existing Park

Cross Section Locations for

proposed Streetscape

15

16

17

18

19

20

21

Existing Parking:

Proposed Parking:

Public Parking - Greentown Commercial Historic District

107

122

B

0 200’ 400’

E

A

D

B

C

Catalyst Projects: North Meridian Streetscape and Pocket Park

Po c ke t Pa rk

Pub lic Pa rking (5 To ta l)

Pub lic Pa rking (12 To ta l)

• (2) Ac c e ssib le Pa rking

ME

RID

IAN

STR

EE

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North Meridian Streetscape Pocket Park

Catalyst Projects: Town Hall Renovated Plaza

MERIDIA N STREET

TO WN HA LL

Orna me nta l Tre e s

Existing Alle ywa y

Fla g Po le

Re lo c a tio n

Fla g Po le

Re lo c a tio n

Pla nte r

Orna me nta l Pla nting Be d

Circ ula r Be nc h

Stre e tsc a pe Be nc h

Re no va te d Wa te r Fe a ture

Wa ste / Re c yc ling Re c e pta c le

Pla za Pa ve r

Lig ht Fixture

Bic yc le Ra c k & Bo lla rd

Stre e t Tre e s &

Orna me nta l Pla nting

Exa mple

Bo lla rd

Catalyst Projects: South Meridian Streetscape

Stre e t Tre e s

Pla nting Be d

Sid e wa lk

Ang le Pa rking

Pla nting Be d

Stre e t Tre e s

Sid e wa lk

Sid e wa lk

Pa ra lle l Pa rking

MA IN STREET MA IN STREET

ME

RID

IAN

STR

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WA LNUT STREET WA LNUT STREET

ME

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SIDEWALK

12’

ANGLE PARKING

16’ 22’

TRAVEL LANES ANGLE PARKING

16’

SIDEWALK

12’

SIDEWALK

14’

LANDSCAPE

BED

5.5’

PARALLEL PARKING

8’1.5’

TRAVEL LANES

22’

PARALLEL PARKING

8’ 1.5’

SIDEWALK

14’

LANDSCAPE

BED

5.5’

EXIS

TIN

G C

ON

DIT

ION

SP

RO

PO

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DES

IGN

P

P P

P

Catalyst Projects: North Meridian Street Section

Pro

po

sed

E

xist

ing

P P

P P

SIDEWALK

13.5’

LANDSCAPE

BED

5’

PARALLEL PARKING

9’1.5’

TRAVEL LANES

24’

PARALLEL PARKING

9’ 1.5’

SIDEWALK

13.5’

LANDSCAPE

BED

5’

SIDEWALK

12’

PARALLEL PARKING

9’ 40’

TRAVEL LANES PARALLEL PARKING

9’

SIDEWALK

12’

EXIS

TIN

G C

ON

DIT

ION

SP

RO

PO

SED

DES

IGN

Catalyst Projects: Main Street Section

Pro

po

sed

E

xist

ing

Catalyst Projects: Wayfi nding and Branding

Gateway Concept

Existing Gateway

Gla ss Muse um Entry Arc h Gla ss Muse um Sig n

TOWN HALL RENOVATED PLAZA DESIGN CONCEPT

DESIGN (A) DESIGN (B)

DESIGN (C)

Catalyst Projects: Wayfi nding and Branding

Project Estimated Cost Notes

Street Reconstruction & Streetscape: Main Street (from mid-block alley to mid-block alley)

Includes intersection; does not include upgraded

Street Reconstruction & Streetscape: Meridian Street (does not include Town Hall plaza)

$1.0 - $1.5 million Includes new pavement, storm water utilities, deco-

signage, decorative planter fencing and landscape.

Town Hall Plaza $180 – $250k Includes decorative hardscape, new fountain basin with restoration of existing fountain sculpture, street appurtenances, lighting and landscape.

Town Pocket Park $100k - $150k Includes new sidewalk, parking lot, alley parking spaces, lighting, benches and landscape; cost does not include demolition of existing building.

Parking lot at SW corner of Meridian Street & Grant Street

Includes new aspha lt paving, striping, storm sewer, lighting and landscape screening.

Catalyst Projects: Public Realm Projects Cost Estimates

� Defi ne downtown design guidelines and review process.

� 113 North Meridian Street renovation.

� 119 North Meridian Street – I.O.O.F. renovation.

� 128 North Meridian Street – Star Theater renovation.

� 102 East Main Street renovation.

Catalyst Projects: Buildings

113 North Meridian Street - Facade 113 North Meridian Street - Concept Elevation

Catalyst Projects: 113 North Meridian Street

Catalyst Projects: 119 North Meridian Street - I.O.O.F

128 North Meridian Street - Facade 128 North Meridian Street - Concept Elevation

Catalyst Projects: 128 North Meridian Street - Star Theater

East Main Street - Historic Photo Corner of Meridian & Main Street - Facade

Catalyst Projects: 102 E. Main Street

Questions?