CITY OF TIPTONDowntown Revitalization PlanDowntown Revitalization Plan Steering Committee Meeting 3 | 14 February 2020
SB Research & Planning
AGENDA1. Welcome
2. Economic Development
3. Urban Design/Planning Projects
4. Architectural Projects
5. Next Steps
AGENDA1. Welcome
2. Economic Development
3. Urban Design/Planning Projects
4. Architectural Projects
5. Next Steps
Economic Vitality IndicatorsTopic Tipton, IN Comparison
Year/StateDifference
Population 5,1062010 Census
5,1512017 estimate
.8%Change ’10-‘17
Per capita income level
$25,652 Tipton 2017
$28,507 Indiana 2017 -11%
Educational attainment
87%H.S. Diploma or More
’17 Tipton
17%Bachelor's or More
’17 Tipton
89%H.S. Diploma or More
’17 Indiana
21%Bachelor's or More
’17 Indiana
-2
-4
Population Under Age 18/Over Age 65
- / 14%Tipton 2010
26% / 17%Tipton 2017
ECONOMIC DEVELOPMENT
Employment and Earnings by Industry, 2018
Industry Percent per County Average Earnings per JobManufacturing 27.8% $91,735Retail Trade 8.1% $31,380Construction 7.8% $51,383Health Care, Social Serv. 7.5% $46,313Professional, Tech. Serv 2.8% $54,859Tranportation, Warehousing 2.3% $37,994Wholesale Trade 2.1% $75,662Information 0.5% $41,943Other Private 16.2% $45,585
ECONOMIC DEVELOPMENT
Within a 10-minute drive of downtown
• 9,526 people live.• 4,564 people work during daylight hours.• There are 3,987 households.• Median household income is $51,944 (increases to $57,245 20
minutes out).• 34% of housing units were built prior to 1939 and 5% since 2000.• There are 74 food and drink businesses (which is 31% of all
businesses).
ECONOMIC DEVELOPMENT
Pedestrian and Vehicular Traffic• 1,222 people work within a 10-minute walk of downtown.
Walkability is a key quality of attraction for a small town.
• Traffic count at the intersection of Main and Jefferson streets –the heart of downtown. About 8,685 vehicles pass that spot daily, according to a 2019 INDOT report. While that is a considerable number of potential downtown customers driving by, traffic at that location has dropped over the years. There were 13,028 vehicles in 2015, records show.
ECONOMIC DEVELOPMENT
Retail Market Potential: 20-Mile Radius Retail Goods or Services Expected Number
of AdultsPercent
of AdultsBought any men's clothing in last 12 months 104,641 49.5%Bought any women's clothing in last 12 months 92,431 43.7%Bought clothing for child <13 years in last 6 months 61,258 29.0%Bought any shoes in last 12 months 112,892 53.4%Bought any fine jewelry in last 12 months 34,184 16.2%Spent $1,000-$1,499 on recent home computer 17,557 16.2%Attended a movie in last 6 months 124,390 58.9%Gambled at a casino in last 12 months 26,050 12.3%Used organic food in last 6 months 21,951 20.3%Used vitamin/dietary supplement in last 6 months 112,842 53.4%
ECONOMIC DEVELOPMENT
Restaurant Market Potential: 20-Mile Radius Retail Goods or Services Expected Number
of AdultsPercent
of AdultsWent to family restaurant/steak house in last 6 months 164,171 77.7%Went to family restaurant/steak house 4+ times/month 60,101 28.4%Spent at family restaurant/30 days: <$31 17,733 8.4%Spent at family restaurant/30 days: $31-50 22,393 10.6%Family restaurant/steak house last 6 months: breakfast 29,215 13.8%Family restaurant/steak house last 6 months: lunch 42,705 20.2%Family restaurant/steak house last 6 months: dinner 106,047 50.2%Family restaurant/steak house last 6 months: snack 3,205 1.5%Family restaurant/steak house last 6 months: weekday 68,667 32.5%Family restaurant/steak house last 6 months: weekend 94,345 44.7%Went to family restaurant/steak house 4+ times/mo 60,101 28.4%Went to fine dining restaurant last month 20,231 9.6%
ECONOMIC DEVELOPMENT
Market Segment: 20-Minute Drive
Market Segment Percent of Population
Salt of the Earth 20.6%
Heartland Communities 19.5%
Green Acres 17.5%
Total 57.60%
ECONOMIC DEVELOPMENT
ECONOMIC DEVELOPMENT
Downtown Revitalization Principles
#5: SWEETEN THE POT
The free market is already at work in Tipton – it’s done everything it wants to do.
If your downtown does not have all the businesses you want, then you have to adjust the market by changing the economics.
Alter the market incentives by offering subsidized buildings, rents, tax abatements or other support.
ECONOMIC DEVELOPMENT
Downtown Revitalization Principles
6# EXPECTATION MANAGEMENT
It took decades for most downtowns to sink into underutilization and it will take years to even partially restore them.
It is important to coldly study these conditions in order to not be discouraged. Simply realizing that it’s a long, steep hill – with guaranteed setbacks - can help the community settle in for the long haul.
ECONOMIC DEVELOPMENT
Commercial Development OpportunitiesMany new, small businesses are undercapitalized and lack a basic business plan. The same, unfortunately, is true for many existing businesses. For this reason, communities without a strong, well-advertised system to find, launch and support entrepreneurs play a very passive role in what succeeds or fails downtown.
For that reason, the city’s prospects for the future should not be focused as much on a particular new business as it should be on creating a supporting environment for many new businesses.
A city of Tipton’s size needs every advantage to grow its economy: 1. A tax increment financing district2. A low-interest loan program3. Design guidelines and historic preservation4. A downtown investment group
ECONOMIC DEVELOPMENT
Recommendations for What’s Next
Step 1: Using this revitalization plan as a playbook, key players downtown – especially city administration, Tipton Main Street and The Tipton County Chamber of Commerce – should meet to ensure they agree upon priorities and roles. There’s room and a need for all these groups to be involved, as well as local entrepreneurs and business owners.
Step 2: Determine what project the city wants to apply for with OCRA’s Main Street Revitalization Program grant. Possibilities include updating streetscapes, façade renovations or downtown infrastructure rehabilitation.
ECONOMIC DEVELOPMENT
Recommendations for What’s Next Step 3: Getting sustained, directed growth downtown is most likely to happen if the city has a full- or even part-time Main Street staff. Traditionally, 30%-50% of funding comes from local government, 20%-30% from businesses within the district, 30%-40% from other community sources and 5%-15% from miscellaneous efforts.
Necessary steps to raising money include preparing support materials (including material from this revitalization plan), getting two or three board members or investors to pledge significant gifts/challenge prior to the kickoff, assigning and training “askers,” publicizing the kickoff and maintaining a database.
ECONOMIC DEVELOPMENT
Recommendations for What’s Next Step 4: Select a short-term, “low-hanging fruit” project to keep momentum going. This could include another Patronicity.com like the one that built The Alley or a “pop-up” arts or music event to show off the possibilities of an available building downtown.
Looking farther ahead, it should be the long-term goal of the city to get more people living downtown. People won’t come downtown in large numbers until there is a greater variety of offerings, but shop owners are hesitant to open new businesses until downtown pedestrian traffic picks up. Breaking this deadlock takes a strategic, long-term plan.
ECONOMIC DEVELOPMENT
AGENDA1. Welcome & Introductions
2. Project Purpose & Background
3. Public Engagement
4. Discussion
5. Next Steps
AGENDA1. Welcome
2. Economic Development
3. Urban Design/Planning Projects
4. Architectural Projects
5. Next Steps
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URBAN DESIGN/PLANNING PROJECTSImplementation• Brand/Market community through enhanced gateways.
▫ Theme/Cohesive Elements ▫ Variety of scales ▫ Wayfinding
• Enhance connectivity and quality of life through trail development. ▫ Connect existing and proposed City amenities and neighborhoods ▫ Develop safe alternatives to riding on the street ▫ Utilizeuniquematerialsforeasyidentification
• Enhance existing streetscape experience and pedestrian safety. ▫ Construct curb bump outs to shorten pedestrian crossings at intersections ▫ Providewayfindingsignage ▫ Provide additional amenities such as trees, lighting, litter receptacles, benches, bike parking, etc.
• Create a formal downtown gathering space capable of supporting a number of events. ▫ Createaflexiblegatheringspacethatcanprovideopportunityforavarietyofprogramming ▫ Provide a permanent performance venue ▫ Provideflexibleandshadedseating ▫ Repurpose existing parking as an extension of the park ▫ Provide amenities attractive to downtown investment
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URBAN DESIGN/PLANNING PROJECTSGateways• Regional• Local• District• Wayfinding
Regional Local District Wayfinding Design Inspiration
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Regional Gateway
URBAN DESIGN/PLANNING PROJECTS
Existing
Proposed
40’
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Local Gateway
URBAN DESIGN/PLANNING PROJECTS
Existing
Proposed
12’
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District Gateway
URBAN DESIGN/PLANNING PROJECTS
Existing
Proposed
12’
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Wayfinding
URBAN DESIGN/PLANNING PROJECTS
9’
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Trail Network• North and south along West
Street - connect to “Phase 2”• East and west through
courthouse square - connect to Community Center and Nickel Plate Rail
URBAN DESIGN/PLANNING PROJECTS
Madison Street
Wes
t Str
eet
Phase 2
Alley Alley
Nickel Plate
Proposed Routes Ph 2: 1,896 lf/.36 milesPh 3: 11,538 lf/2.19 milesPh 3-A: 2,312 lf/.44 miles
Legend
IU Health Tipton Hospital
Miller's Merry Manor
Oasis Community Church
Phase 2
Phase 3
Phase 3-A
Tipton City Park
Tipton Municipal Golf Course
3000 ft
N
➤➤
N
© 2018 Google
© 2018 Google
© 2018 Google
Riverfront Trail
Ped. Crossing
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West Street Trail
URBAN DESIGN/PLANNING PROJECTS
Existing
Proposed
Urban Trail and PlantersIndianapolis Cultural Trail
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AlleyTrail
URBAN DESIGN/PLANNING PROJECTS
Existing
Proposed
Image capture: Jun 2016 © 2020 Google
See inside
Indianapolis Cultural Trail
Urban Trail and PlantersIndianapolis Cultural Trail
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Madison Street Trail
URBAN DESIGN/PLANNING PROJECTS
Existing
Proposed
Urban Trail and PlantersIndianapolis Cultural Trail
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Downtown Tipton
Jefferson St/19/28
Washington St
West St
Main St
Independence St
East St
Court St
Madison St
South to Tipton Park
West to Community
Center
East to Nickel Plate
North
0’ 100’ 200’ 400’
Legend
Streetscape Enhancements
Urban Trail
Gateway
Enhanced Parking Lots
Downtown Park
Redevelopment Area
InfillBuildings
1
2
3
4
5
6
7
2
2
3
4
5
6
7
7
7
7
76 6 6
4
2
2
1 1 1
1
1
11
1
1 1
2
2
URBAN DESIGN/PLANNING PROJECTS
6
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Streetscape Enhancements
URBAN DESIGN/PLANNING PROJECTS
Curb Bump-Out/Stormwater Planter
Benches/Litter Receptacles
Bike Racks
1
2
3
Enhanced Lighting
Street Trees
WayfindingSignage
4
5
6
Crosswalk
On-Street Parking
7
8
1
2
3
4
5
6
8
7
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Downtown Park
Jefferson St/19/28
Main St
Independence St
Court St
Madison St
East to Nickel Plate
North
0’ 50’ 100’ 200’
Legend
Streetscape Enhancements
Trail
Enhanced Parking Lots
InfillBuildings
Shade Canopies
Public Art/Sculpture
Restroom/Concessions
Seating Patio
Performance Lawn
Stage
1
2
3
4
5
8
6
9
7
10
2
2
3 3
4
5 5
5
10
7 8
6
9
4
2
2 2
1
1 1
1
1
1
1
1
1
2
2
West to Community
Center
URBAN DESIGN/PLANNING PROJECTS
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Downtown Park
Stage and Performance LawnPrairie Creek Park, Frankfort, IN
Stage and Performance LawnMain Street Square, Rapid City, SD
Shade StructuresDaleville Park
Vendor TentsMain Street Square, Rapid City, SD
Stage and Performance LawnBicentennial Park, New Albany, IN
URBAN DESIGN/PLANNING PROJECTS
AGENDA1. Welcome & Introductions
2. Project Purpose & Background
3. Public Engagement
4. Discussion
5. Next Steps
AGENDA1. Welcome
2. Economic Development
3. Urban Design/Planning Projects
4. Architectural Projects
5. Next Steps
Downtown Revitalization Plan Steering Committee Meeting 314 February 2020
City of TiptonDowntown Revitalization Plan 34
ImplementationEncourage general building maintenance and downtown vitality• Main Street: Encourage an awards program for: best sign, best window display, storefront illumination,bestseasonaldisplay,bestpaint-up/fix-up,etc.
• Facade Grant/Appropriate Façade Improvements: ▫ Redefineprogram ▫ Look at other model communities with successful programs ▫ Establish criteria for appropriate improvements ▫ Establish a grant review committee ▫ Advertise program, seek key participants and encourage participation. ▫ Chamber/Main Street Façade Improvement Awards/Announcement of next year’s recipients
• Discourage Demolition/30-day Demolition Stay Ordinance• Establish a program to advertise and incentivize the reuse of vacant buildings/building stats• Investigate the Tourism potential of a National Register nomination for the downtown• Reestablish the building edge• Encourageappropriatemixed-useinfilldevelopmentinthedowntowncore:“missingteeth”infill
and key lots for larger development• Encourageinfillhousingatdowntownfringes• Encourage an appropriate reuse of the former jail• Establish a residential/churches National Register of Historic Places historic district (north of
downtown)
ARCHITECTURAL PROJECTS
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ARCHITECTURAL PROJECTSFacade Improvements
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RowHouseInfill
ARCHITECTURAL PROJECTS
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MixedUseInfill
ARCHITECTURAL PROJECTS
AGENDA1. Welcome
2. Economic Development
3. Urban Design/Planning Projects
4. Architectural Projects
5. Next Steps
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City of TiptonDowntown Revitalization Plan 39
NEXT STEPSRevised Recommendations
Draft Report
Draft Report Review
OCRA Review
Preferred Meeting Day/Time?
QUESTIONS?