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HomeMy WebLinkAboutDowntown Master Plan -2004Downtown Master Plan Downtown Master Plan Intl blf s• 8 rj t The City of Georgetown, Texas October 2004 page i na,. 1. curs -i: • c'+,%• -.—...a. c-"' r. SIT ; t. -• r r L^ d3ny T. s Intl blf s• 8 rj t The City of Georgetown, Texas October 2004 page i City of Georgetown Credits City of Georgetown City Council Gary Nelon, Mayor Patty Eason, District 1 Gabe Sansing, District 2 Doug Smith, District 3 Jack Noble, District 4 John Kirby, District 5 Farley Snell, District 6 Ken Evans, District 7 Former Council Members Llorente F. Navarrette, District 1 Sam L. Pfiester, District 5 Downtown Master Plan Steering Committee Bryant Boyd, Chair Renee L. Hanson, Vice Chair Gordon Baker Chris Damon Jim Dillard Steve Doering Clare Easley Beebe Gray David Hays Bob Mathis Thomas M. Nichols, AIA Glenda Overfelt Joyce Perry Virginia Stubbs Main Street Advisory Board Bryant Boyd, Chair Liz Atherton Joshua McClure Glenda Overfelt Ellie Skross Robert Weimer Patty Eason, former Chair page U City Staff Paul Brandenburg, City Manager Tom Yantis, Assistant City Manager Shirley Rinn, Administrative Assistant Patricia Carls, City Attorney Amelia Sondgeroth, Dev. Services Director Dave Hall, Building Official Karen Frost, Administrative Assistant Paula Dessler, Staff Assistant Chris Bryce, GIS Analyst Charles Walker, Economic Dev. Director Tina Dunbar, Administrative Assistant Cari Miller, Staff Assistant Shannon Baldridge, Main Street Manager Special Thanks A special thank you to all the Downtown Overlay District property owners, tenants and interested persons who participated in the workshops and public hearings during the planning process. Consultants Winter & Company 775 Poplar Avenue Boulder, CO 80304 Nore V. Winter Brian W. Koenigberg, AICP John Dickinson, AIA Julie Husband Debbie Yin Betsy Shears John Williams 303) 440-8445 Bender Wells Clark Design 8600 Wurzbach Road, Suite 801 San Antonio, TX 78240 (210) 692-9221 Larry Clark Parshall & Associates Architects 916 West Third Street, Suite A Austin, TX 78703 (512) 477-1696 Ruth Parshall, AIA John Patterson Duncan Associates 13276 Research Boulevard, Ste. 208 Austin, TX 78750 (512) 258-7347 Lee D. Einsweiler, AICP Downtown Master Plan Table of Contents Page number Introduction 1 Chapter 1 - Existing Conditions 7 Historic Overview 7 Design Policies and Plans Affecting Downtown Character 8 Assets and Issues 9 Summary of Issues 27 Chapter 2 - Basic Framework 29 A Vision for Downtown 29 A Market Strategy 30 The Framework Strategy 32 Activity Center Concept 37 New Development Prototypes 41 Chapter 3 - Development Strategy 51 Downtown Core Character Area 52 Government Center Character Area 52 Downtown North Character Area 53 Downtown South Character Area 53 University Avenue Character Area 55 Downtown as a Cultural Center 55 Chapter 4 - Pedestrian Circulation & Streetscape Design 57 Pedestrian Circulation Routes 57 Sidewalks 60 Crosswalks and Intersections 62 Streetscape Strategy 64 Chapter 5 - Automobile Circulation & Parking 67 Auto Circulation 67 Parking 71 Transit Opportunities 76 Chapter 6 - Wayfinding & Public Signs 77 Wayfinding Strategy 77 Sign Design 81 Chapter 7 - Parks & Open Space 83 Parks and Plazas 83 Public Art 86 Informal Open Space 87 Chapter 8 - Opportunity Sites 89 Draeger Property Opportunity Site 89 Civic Center Opportunity Site 94 County Property Opportunity Site 96 Appendix A - Implementation Strategies A-1 Use of the Downtown Master Plan A-1 A Strategy for Implementation A-1 Funding Sources A-2 Prioritization Criteria A-3 Prioritization Categories A-5 page iii City of Georgetown Table of Illustrations Page number Map #1: Existing Conditions 11 Map #2: Major Downtown Property Owners 16 Map #3: Existing Off -Street Parking Resources 23 Map #4: Basic Framework Strategy 31 Map #5: Activity Center Concept 36 Map #6: Development Character Areas 54 Map #7: Sidewalk & Crosswalk Design 59 Map #8: Overall Circulation Strategy 68 Map #9: Proposed Parking Strategy 74 Map #10: Way -finding & Signage Strategy 78 Map #11: Parks & Open Space Strategy 85 Map #12: Opportunity Sites 90 page iv INTRODUCTION Over the years the City of Georgetown has worked hard to maintain its charac- ter while also maximizing opportunities for economic development and for en- hancing the quality of life for its residents. Many planning decisions have been made carefully, with close consideration of the impacts and benefits of develop- ment and recognition of long-term city policies. The importance of current deci- sions spurred by recent growth and of maintaining the small town character of the downtown is evident in community involvement in the planning process. The Downtown Master Plan seeks to provide a framework for the citizens of George- town to use in planning for the future of the downtown. Georgetown is a community of more than 30,000 located approximately 26 miles north of Austin. Known for its rich history, Georgetown has over 180 homes and buildings listed on the National Register of Historic Places and was the recipient of the GreatAmerican Main StreetAward in 1997, the first Texas city ever so recognized. Plan Boundary: Downtown Overlay District The plan boundary follows that of the Downtown Overlay District, which was adopted by City Coun- cil in 2001. The Downtown Overlay District defines an area in which design guidelines apply for many types of improvements. In terms of permitted land uses, the boundary is the same as that of what has been designated as the Downtown Pedestrian Mixed Use zone in the Future Land Use Plan of the city's Century Plan. This boundary is used for the Downtown Master Plan because it includes all of the properties that have the potential to rede- velop with a mix of uses, including a variety of com- mercial uses, as well as residential. The planning area is framed by established neighborhoods, which the comprehensive plan envisions remain- ing stable residential places. Master Plan When faced with questions about the future char- acter and long-term market success of an area a community often prepares a master plan. Such a plan is intended to identify development concerns and opportunities and to ultimately provide a strat- egy on how the community can meet its goals for the area. In the case of Georgetown, the concern is with the downtown. Note that this plan establishes policies for the Downtown Overlay District only. In some cases, maps include diagrams that extend beyond this area, for the purposes of illustrating functional relationships with adjoining neighborhoods. This does not mean that commercial uses should extend beyond the Overlay District boundaries and into those areas. page 1 City of Georgetown • Downtown Master Plan 179 '} _ wtj1`a ifi 1 C ,Q '% : .` C 'ai • i.a_-F.. _ X44 '4 : lg 'S •` 1} V. 5th treet" , P R+541iY9atiYr 6th Streee T RA At 1! X. , •- +.ee } o r.,-o j. . t, _ ,; - ;-y- - ws .., ... ' • ,yy51 A a, 7th Street A - ' ,. a'•tla r--• g e , y Vit•. , •.,_ _ a r .. d' 1 •gid-. i''', y G l"-' I F L !F nl-5 - Qi y. } _•may L 'fly__ }Li I ' '• I Qrrl ^_ 1 y® • ' `} ` el T q;' r .. 591-', w71•vyl +a l rf'f:Q Ste Seca' r qoa J 117 1 6.j ! i s l mid 4,0 1711 j_ ' I. Y! r wt 'S'ia , ':'y'yr - _ .. '. I ._..-.. _ _ _. ,•., I , f t-..... 10th StreetN. L ;g i rL V k {, 40 y-. The Courthouse Square is the central reference point in downtown. The blocks facing it contain some of the most historic structures in the city and help to establish a unique pedestrian -oriented environment. page 2 Introduction Georgetown has, to some extent, been success- ful in preserving historic resources and promoting economic development downtown, particularly in the blocks framing the historic courthouse. How- ever, it faces some challenges that could threaten the viability of the downtown. It has been difficult to establish a base of diverse retail businesses that appeal to broad segments of the community. Professional offices have squeezed out some re- tail uses in areas where successful, while other parts of the downtown are neglected and build- ings suffer from deferred maintenance. Other spaces simply lack the features that are consid- ered minimum requirements for successful busi- ness recruitment in contemporary markets. Housing is also in short supply within the core it- self, which has an affect on the viability of busi- nesses. Very little housing remains within the boundaries of the study area, and some of this is likely to be lost in the future. The amenities that are needed to attract new residents are not in place and therefore little new housing is anticipated un- der current trends. Pedestrian activity is limited to the blocks immedi- ately abutting the square. Beyond that, many streets lack sidewalks and pedestrian circulation is hindered. This hurts outlying businesses, where turnover occurs more frequently. Redevelopment is occurring in some spots, but in an uncoordinated manner, and sometimes in ways that could undermine the economic viability of the area. In recent years, projects that cater more to auto -oriented businesses have appeared; al- though recent regulation changes should limit fur- ther development of this nature, there is a risk that the character of the area will remain fragmented. Circulation, parking and wayfinding systems are deficient as well. At the same time the city as a whole is growing, and outlying commercial areas, which are increas- ing in numbers, are expanding their share of the community's retail activity. This is a very real com- petitive challenge to downtown. While these deficiencies are a concern for prop- erty and business owners downtown, there is also a major issue of the potential for lost opportuni- ties. Without coordinated planning, the area is likely to evolve in a piecemeal fashion and, be- cause parcels are generally small, reinvestment will be limited and the benefits will fall short of ex- pectations. This has some significant implications for the city as a whole. First, downtown may fail to generate sufficient value, in sales and property taxes, to support the services that must be provided. Sec- ondly, downtown may fall to the wayside as a vital retail center, becoming simply a collection of of- fices around government facilities. If this happens, then the community could lose an important asset that is key to economic development and quality of life. Georgetown lies in a corridor of communities that can attract desirable businesses by offering a small town" atmosphere that is in part shaped by the character of their historic downtowns. If Georgetown fails to maintain the character of its downtown core and enhance its vitality, then it could lose a competitive edge in a broader arena of regional economic and community develop- ment. The City of Georgetown has therefore engaged in a planning process to identify ways in which the downtown, as a whole, can be seen as a success- ful pedestrian -oriented regional center for shop- ping, dining, entertainment, work, and even living. The ideas and plans presented in this document, the Downtown Master Plan, are for a future char- acter, one that is not yet realized, but that can easily be achieved if City, County, and business leaders put forth a concerted effort towards implementa- tion. All of the recommendations in this plan are designed to work together, in a cohesive urban design system. page 3 City of Georgetown • Downtown Master Plan The Purpose The purpose of this document is to illustrate the overall vision of the downtown and enable the City, property owners and citizens to make informed, strategic decisions about future developments and enhancements. The changes and improvements outlined will require careful coordination so the City can continue to invigorate the downtown and en- hance the quality of life for residents and visitors. The plan details a downtown framework system and identifies those elements that interface most closely with it: streetscape design, wayfinding sys- tems, opportunity areas, circulation and parking. Finally, this plan is based on three fundamental elements for a successful downtown Georgetown: 1. It is a pedestrian -oriented place. 2. It is the heart of the city. 3. It is also the economic center for the entire business community. In a series of work sessions, community members identified key assets and issues of the downtown. page 4 The Planning Process The City of Georgetown sponsored the develop- ment of this plan through the Main Street Advi- sory Board and a Steering Committee, comprised of citizens and representatives of local interest groups, helped establish basic goals and objec- tives. This plan also builds upon previous plan- ning efforts conducted by the City, County and other design consultants. Community participation was a key part of the plan- ning process. Residents, property owners, busi- ness and civic leaders participated in a series of public and focus group meetings. These included a design charrette which allowed participants to illustrate their visions for downtown. Attendees helped identify key issues, goals and objectives and helped create key concepts for the downtown. Information was also garnered from other previ- ous planning efforts, community workshops, com- mittee reviews and on-site observations from de- sign consultants. Another important component of the downtown planning process was to bring together a group of professional specialists to help assess the current and future roles of downtown Georgetown. The design charrette and focus group meetings were held with urban planning, historic preservation, landscape and design experts. Focus group par- ticipants discussed their initiatives and concerns with design team representatives, creating com- prehensive visions for various elements, includ- ing economic development. Other focus groups included traffic and parking, historic preservation, pedestrian circulation, public information systems and special opportunity sites. The result is a docu- ment that reflects the community's vision for itself and its future. City Council accepted the final report by Minute Action on June 24, 2003 and then, as a part of the process of adopting the plan as an element of the Georgetown Century Plan, requested some changes at its meeting on January 12, 2004. Introduction Organization The plan is organized in nine topic areas: 1. Existing Conditions Reviews guiding city policies Presents comments from local participants 2. Basic Framework Explains and illustrates the comprehensive development strategy for downtown 3. Development Strategy Introduces the organized development patterns for downtown Introduces the Character Areas concept 4. Pedestrian Circulation and Trails Recommends sidewalk and crosswalk enhancements Assesses current conditions Provides hierarchy and design elements 5. Automobile Circulation and Parking Recommends circulation improvements Provides parking strategy 6. Wayfinding and Public Signs Recommends wayfinding policy Provides sign hierarchy 7. Parks and Open Space Identifies sites for new open space and flexible land downtown 8. Opportunity Sites Identifies and illustrates redevelopment concepts Details site specific redevelopment oppor- tunities 9. Implementation Identifies funding mechanisms Identifies criteria for setting priorities The Downtown Plan incorporates several illustra- tions that demonstrate the design concepts that are put forth in the plan. These include sketches of some specific development concepts. Note that the sketches demonstrate how the principles would be applied to these situations, but they do not dic- tate that the sites be developed with the concept as shown. page 5 City of Georgetown • Downtown Master Plan page 6 CHAPTER I EXISTING CONDITIONS This chapter of the Downtown Master Plan summarizes the results of previous planning reports and presents notes and observations from field visits, inter- views, focus groups and public workshops. The chapter lays the foundation for the ideas presented in subsequent sections of this plan. Historic Overview Georgetown was founded in 1848, and named county seat of Williamson County that same year. At that time the "town" was little more than an un- developed tract overlooking the confluence of the North and South San Gabriel Rivers. Founding father George Washington Glasscock donated 173 acres of land which was quickly surveyed and marked off in a uniform grid of lots and blocks and offered for sale at a public auction on July 4, 1848. This grid system of development, with a central public square donated for governmental purposes, is typical of county seats throughout the state. Farming the surrounding land appeared to be the principal endeavor of most Georgetown families at this time according to census records of 1850. Other occupations listed in the census records were merchant, trader, grocer, hotelkeeper, and lawyer. Commercial and mercantile establish- ments were concentrated in the center of the com- munity around the square. The expanded labor force included a comparatively large number of blacksmiths in addition to a tanner, gunsmith, wheelwright and millwright, each serving a critical need in the settlement activities of the young town. It was not until 1857 that a courthouse stood in its designated central location. Official county busi- ness was originally conducted beneath an oak tree two blocks southeast of the square, at the inter- section of 9th and Church Streets. Next, a log build- ing located on the east side of Main Street across from the square, and later a wood frame residence served as the courthouse before a two-story, rubble stone building was erected on the square in 1857. The last two decades of the 19th century brought great and lasting changes to the appearance of Georgetown. It was a time of robust economic development activity and physical expansion. Having been established as the home of South- western University in the late 1870s and tied into a rapidly expanding railroad network in 1878, it was apparent to all that the county seat of Williamson County had a promising future. Arrival of the railroad facilitated expanded retail- ing activities as well. Local merchants could stock their stores with products from regional and na- tional manufacturing centers. Downtown George- town became an important commercial center for the surrounding area, which supported widespread agricultural and ranching pursuits. First floor store- fronts were devoted primarily to retail activities with the second floors utilized for residential and more commonly, professional occupation. Attorneys were particularly attracted to available spaces with close proximity to the courthouse. Once the construction boom began it swept throughout the central business district and lasted into the early 20th century. The county constructed its fourth courthouse in 1879, a stylized example of the French Second Empire style designed by architects Preston and Ruffini. This high Victorian structure was deemed too small in the early 1900s and razed to allow construction of the present structure in 1910. The current courthouse, visible for miles in all directions, is a restrained example of Beaux Arts Classicism, designed by Austin ar- chitect Charles Hall Page. When completed, the imposing structure featured terra cotta pediments page 7 City of Georgetown • Downtown Master Plan with base relief carving and a terra cotta balus- trade encircling the roof. These decorative ele- ments were removed from the structure in 1965 to relieve potential safety hazards. Though the boom period ended in the early 20th century as the population declined slightly between 1910 and 1920, this robust Victorian era left its mark on the city. The growth trend resumed in 1930, but setbacks from the Depression, World Wars, and a regional drought weighed heavily on the local economy. Financial activities in this agri- cultural region became decidedly conservative and the face of downtown Georgetown changed very little until later in the 20th century. The advent of the automobile and resulting in- creased mobility of the local population, coupled with the development of regional shopping cen- ters and malls in nearby Austin, caused a tremen- dous decline in downtown Georgetown retailing in the 1970s and early 80s. In response, concerned citizens and property owners entered into the Texas Main Street Program in 1982. The program was very successful and resulted in the restora- tion of the majority of buildings on the square and revitalization of the downtown. The program was enabled because of the prior designation of the Town Square Historic District in 1975 which had helped bring attention to preservation in the area. In 1997, Georgetown was named a "GreatAmeri- can Main Street City." The district was expanded in 1999 and encompasses the eight blocks that surround the historic courthouse and the block on which it was built which make up the square. Again in the 1990s, competition from strip com- mercial developments along the interstate front- age roads drew business away from downtown. Some specialty retail and dining began to be es- tablished at the end of the twentieth century; how- ever, the greatest concentrations of these located within the historic district. The greater downtown district remained unfocused, with a scattering of pedestrian -oriented businesses amongst auto -ori- ented commercial uses. Competition between downtown businesses and newer, outlying auto - oriented developments continues to be an issue. page 8 Design Policies and Plans Affecting Downtown Character Citizens of Georgetown hold the downtown in high regard, and reinvigorating the area as the heart of the community is well established in existing poli- cies and studies. Background materials that re- late to the Downtown Master Plan include the City of Georgetown Century Plan, the Unified Devel- opment Code, Future Land Use Plan and Thor- oughfare Plan, Design Guidelines for the Down- town Overlay District, and the Market Analysis: Strategic Retail Plan and Recommended Action Plan, as prepared by Economic ResearchAssoci- ates. Century Plan Policy Statements from the Century Plan which support promoting and revitalizing the downtown include: 1. Citizens of Georgetown experience a stable, self-sustaining economy with expanding job opportunities. 5. Prehistoric and historic resources are pre- served, protected and promoted for the ben- efit of the citizens of Georgetown. 10. Citizens and commercial goods move safely and efficiently throughout all parts of the city. 11. Georgetown's citizens and businesses enjoy an attractive community with a unique sense of place and identifiable image, at a cost which is consistent with the city's social and economic priorities. Unified Development Code The recently adopted Unified Development Code permits a mix of uses in the downtown. In addi- tion, a special provision in the code establishes an overlay district to the downtown area. The Downtown Overlay District (DO) is intended to provide for the protection of the aesthetic and vi- sual character of the Square and downtown Georgetown. All development, except for ordinary maintenance and repair within the Downtown Overlay District, is reviewed in accordance with the adopted Design Guidelines by the Historic and Chapter 1 • Existing Conditions Architectural Review Commission, who reviews the location, character, and appearance of pro- posed development, renovation or redevelopment activity. According to Section 4.06.010(C)(2), General Review Criteria: a. The proposed work complies with the Design Guidelines. b. The integrity of an individual historic structure is preserved; c. New buildings or additions are designed to be compatible with surrounding historic proper- ties; and d. The overall character of the Downtown Over- lay District is protected. Essentially, the downtown should serve as a shop- ping and business center of the City and surround- ing area. Intensive use of land and structures is encouraged along with public parking and pedes- trian -friendly design, to provide an active live/work environment. Design Guidelines for the Downtown Overlay District The Design Guidelines for the Downtown Overlay District outline proper treatment and design op- tions for historic and modern properties in down- town. They were adopted in 2001 as one of the first products spurred by a commitment to the con- tinued redevelopment of downtown. The guidelines include detailed standards about preserving his- toric resources, new construction, additions and signs. Assets and Issues Many issues facing downtown were identified in a number of public meetings, previous planning ef- forts, on-site inspections and focus group sessions. In these meetings, attendees participated in sev- eral exercises designed to discuss the state of downtown Georgetown and elicit public opinion on the future of the downtown. Their observations are included in this section. Basic Framework of Downtown Downtown is organized in a grid system, with the courthouse square at its center. The South San Gabriel River winds along the northern edge of downtown, establishing a distinct boundary. Well- established residential neighborhoods frame the southern, western and eastern edges of down- town. North and west of the river lie commercial proper- ties, including hotels and auto -oriented commer- cial centers, as well as multifamily housing. University Avenue lies along the southern edge of downtown. Automobile access from the east and west is primarily along that street. Two major north - south streets, Austin Avenue and Main Street, establish a linear quality to key circulation patterns and land uses. Austin Avenue also provides auto- mobile access from the north, crossing the San Gabriel Rivers. General Framework Assets Clean, pedestrian -friendly (in the core) An "urban," vs. a "suburban" character exists The Town Square Historic District The North and South San Gabriel Rivers Healthy, close -in neighborhoods Southwestern University Government offices Palace Theater Historic Courthouse page 9 City of Georgetown • Downtown Master Plan Market Issues Downtown is in a state of transition. In recent years, interested citizens have worked through a Main Street Program approach to revitalize the core, particularly around the courthouse square. While there were notable successes resulting from this work, downtown now faces a variety of new chal- lenges. The city is growing and new, outlying com- mercial areas now compete with downtown. In addition, office uses sometimes outbid retailers for street level space. While office uses are certainly desired downtown, when they occur on the street level, they can create gaps in the pedestrian -ori- ented shopping experience. This has negative ef- fects on retail businesses that lie off of the square and depend upon passing foot traffic. In other cases, new businesses are more auto -oriented than is desirable for a traditional downtown core. These also tend to fragment the area and weaken its perception as a single, destination shopping experience. Downtown must be more proactive in strengthen- ing its appeal in specialty retail and it must broaden the target markets that it addresses to do so. At the same time, it must also nurture new profes- sional office establishments. Market opportunities for downtown The economic vitality of downtown depends upon a diversity of users, which helps to protect the area from the impacts of a decline in any one segment. The downtown must serve a wider range of groups that make up the greater Georgetown market area if it is to remain vital. These include close -in resi- dents as well as outlying neighborhoods such as Sun City. Those who work in offices downtown are another special market niche, as well as people who come downtown for city and county govern- ment business. Visitors to the area, who seek out cultural attractions, historic resources and specialty shopping, should also be a part of the market. Commercial market opportunities Opportunity exists in the appeal of the historic character of downtown to attract more residents of the outlying region, for specialty shopping, din- ing and entertainment. There also may be oppor- tunities to draw upon the larger region for confer- ences and larger cultural and sporting events. page 10 While downtown does serve a range of markets, gaps exist in the services offered and some seg- ments are not well -addressed. Students at nearby Southwestern University also provide an opportu- nity that has not been as directly targeted as it could be, for example. There also is not enough of a critical mass of specialty retail to secure down- town as a strong tourist -oriented market. Residential market opportunities Finally, market opportunities exist to provide ba- sic services to residents that live in or close to downtown. Such services include grocery stores, drug stores, dry cleaners, banks, hairdressers, doctors offices, health clubs, bakeries, restaurants and specialty retail and entertainment venues. Downtown needs to have more housing within the core, to enliven the mix of activities. However, with- out additional amenities targeted at this segment, the likelihood of developing high quality residen- tial is limited. A continuing dilemma is the lack of consistent hours of operation and limited services in the eve- nings. This in part is a result of a low resident popu- lation within the district that would patronize evening businesses, as well as the lack of a criti- cal mass of specialty retail that would support busi- nesses being open in the evening hours. Preferred retail and dining businesses: Table service restaurants Groceries, including natural foods Bakery Clothing, including men's clothing Variety store Drugstore Mail and shipping service Antiques News stand Outdoor dining Computers and electronics Cinema Art galleries Furniture Photography store Card shops Music store Handcrafts Chapter 1 • Existing Conditions Key: Primary Access Route a Residential Edge J Key Gateway Visual Landmarks and Destinations 40' 64 Key Sites & Featuress Downtown Overlay District Boundary P HISTORIC BRIDGE HOTEL R BLUE PARK / HISTORIC BRIDGE HISTORIC C CEMETERYQ I D E1, on. APARTMENTS —•: F C- n r isrnn n n n IusncE wsrroascENrER CENTER / J j D HISTORIC r—t u L LJ IT. DOCOURTHOUSE T ( El GRACo WILLWMSONCAUNTY I I y n UNIVERSITY HISTORICAL 11 nn II 11 ECALMUSEUMl—J L-- 1_ iHERITAGE r SHOTGUN HOUSE s J L ^ ,/- MUSEUM SMOKESTACK _ L F E ADMINISTRATION BUILDING GEORGETOWNFIREFIGH-W I Tu MUSEUMTT32S aMUSEUM n E- n n nn O050010002000 North Winter & Company 775 Poplar Avenue • Boulder, co 80304 Georgetown, Texas 303) 440-8445 • www.winterandcompany.net w11h: Georgetown Downtown Master Plan Map #1 Parshall+Associates Architects Existing Conditions Bender Wells Clark Design April 6, 2003 page 11 City of Georgetown • Downtown Master Plan Professional offices Downtown is well-established as a center for pro- fessional offices, particularly those who provide services to individuals and businesses. Attorneys, architects and accountants are among those who have offices in the area. Some "high tech" offices also exist, but in limited numbers. This is another market segment that is not addressed as much as it could be. Recent trends nationally and in the region show that many smaller technology -ori- ented businesses will locate in a downtown when floor plate size is adequate and sufficient telecom- munications access is available. Many of the older buildings downtown, while ap- pealing for their historic character, lack the func- tional amenities now considered essential for com- petitive business operations, and especially for startup businesses that rely upon telecommuni- cations technologies. Office users now need wiring and mechanical sys- tems far more extensive than those found in older buildings. The following amenities should be pro- vided for downtown offices: wiring for local area networks, cable networks, satellite communications, wide area networks, high-quality electrical supplies with filtered cur- rent and surge protection, and enough electrical outlets to allow the free movement of partitions and office groups. The needs of modern users dictate either exten- sive renovation of existing space or development of new space. Typical floor plates to allow open offices start at 10,000 square feet of usable area. In some cases, existing buildings in downtown Georgetown can be adapted to meet these new standards, but will require special assistance to do so. The need for flexibility and for extensive electrical system requirements applies to back-office uses as well as tech start-ups. Back office uses are the sort of administrative work necessary to keep a business running (including data processing and other operations functions) but not part of the func- tions of a headquarters office. Back-office process- page 12 ing of data and administrative work relies on elec- tronic connections to distant headquarters. Georgetown must also provide amenities in the area that make working downtown attractive. New office users want access to restaurants, cafes that may be open late, banks or ATM facilities, and an attractive location. For this reason, developers elsewhere in the country have been successfully locating new offices in downtown mixed-use projects that create a lively retail environment. Cultural market opportunities In addition to the market segments for retail, there may be a larger market opportunity for cultural uses, including additional arts spaces and meet- ing facilities. These uses serve broader popula- tion and require more focused market and feasi- bility studies. Nonetheless, community comments underscore a lack of sufficient space for perfor- mance art and conferences. The university helps to meet a certain segment of this need, and at the same time the university population helps to gen- erate a greater demand for them. An extension of this issue is the missed opportunity to establish an arts district in the downtown. Such districts are successful where a mix of galleries, performance spaces and museums exist within close proximity to each other and to dining and retail that is in character with the cultural experience. At present, Georgetown lacks this concentration of arts -related attractions, which thereby limits the market oppor- tunities in this category. Tourism opportunities Currently there are a number of tourism venues in the downtown area that are not being success- fully marketed. The Williamson County Historical Museum, historic Williamson County Courthouse, Williamson County Courthouse National Register Historic District, the Shotgun House Living His- tory Museum, Georgetown Firefighters Museum, Grace Heritage Center, Blue Hole Park and the Visitor's Center are but a few of the destinations that tourists might find interest in downtown. Some buildings still need rehabilitation and only a lim- ited number of interpretive markers exist. And, while the focus of heritage tourism is around the townsquare, the entries into downtown detract from this appeal. Chapter 1 • Existing Conditions Housing market opportunities A market opportunity for housing also appears to be un -met. Such housing could be accommodated in close -in neighborhoods, in upper story apart- ments or newly constructed multifamily units. Na- tionally, trends demonstrate an interest in urban living as an option for 4 to 6% of residents in the community, when the appropriate amenities are in place. These include attractive streets, parks, dining, entertainment and employment opportuni- ties. Young professionals and empty nesters are major parts of this market, although many fami- lies also enjoy this life style choice, especially in communities such as Georgetown where close -in neighborhoods are attractive and good schools are nearby. Finally, retirees and senior citizens that reside in assisted living facilities are also a poten- tial housing market that can have a positive affect on the downtown. A market for seniors housing downtown exists, as well, which is not met ad- equately. More detail about market opportunities is provided in the Economics Research Associates study, Market Analysis: Strategic Retail Plan and Rec- ommended Action Plan. Specific market opportunity issues: Downtown needs to extend its hours of activ- ity, such that it is active with commercial uses during the day and early evening and used by downtown residents at night. Downtown should appeal to a wide mix of market segments. Need restaurants to enliven evening activity and serve both close -in residents and visitors. Need small performance spaces to expand cultural and entertainment offerings. Need attractive, walkable links between down- town and the university. Need to expand tourism opportunities. Development Patterns Downtown Georgetown is generally defined by the Downtown Overlay District which is identified on all maps presented in this document by a heavy black line. Within this district, a variety of com- mercial, institutional and residential uses are per- mitted. Parking requirements are established in the city code that relate to development downtown. Landscape standards also are established, which apply in the area. These include standards for buffering parking areas. In general, the greatest concentration of develop- ment is around the courthouse. Because commer- cial land uses include large, storefront buildings and draw vehicular and pedestrian traffic, they are said to be intense land uses. Therefore, the inten- sity of use diminishes in outlying blocks to the east and west and especially along the Austin Avenue corridor at its northern and southern limits. page 13 City of Georgetown • Downtown Master Plan Governmental and institutional uses Downtown remains a focus of governmental ser- vices, which is an important facet of the city cen- ter character that should be maintained. While some city services have been relocated to outly- ing areas recently, important components remain downtown and a long-range goal should be to re- focus city offices that serve the public directly in the core area. A concentration of county offices is also found downtown, most recently reinforced with construction of the Williamson County Jus- tice Center Annex, which establishes an activity anchor in the northwest section of the business district. The central library is also an asset that should remain downtown, although it is con- strained for additional space in its current loca- tion. The police department is housed in the old power plant, which is a historically significant resource. This structure serves as a visual anchor to the western edge of the commercial area and should be preserved. A concern is that the market needs of these gov- ernmental employees are not sufficiently served in the downtown at present. This is in part because of a lack of some types of businesses that they would seek to use and also because pedestrian connections to these businesses are weak in some areas. Other institutional functions are located downtown, most notably churches along both the eastern and western edges. These form a transition into resi- dential neighborhoods and provide a range of ser- vices, including child care, and youth -oriented activities. They also help to fulfill some needs for meeting and assembly space. While the future expansion of these churches may raise issues about the preservation of nearby historic houses and the need for additional parking, there are ben- efits to their growth. The good news is that when churches expand, it signifies the relative success of the community and the downtown. It means that the churches want to stay downtown and that new residents are mov- ing into the community. Therefore, while there may be issues surrounding such growth, downtown churches should be recognized for the positive contribution that they bring to the downtown and the community as a whole. With this in mind, it is important to plan coopera- tively to assure that the potentially negative im- pacts of growth and expansion by these institu- tions is minimized, while working to meet their changing needs. Properties along the northern stretch ofAustin Avenue are sparsely developed. Many are residential building types that have been converted to commercial uses. This area offers long-term opportunities to provide uses that extend pedestrian activity to the river area. page 14 The Georgetown Public Library is an asset to downtown residents and visitors alike. Chapter 1 • Existing Conditions Residential land use The expansion of residential uses downtown is an issue that relates to the viability of the specialty retail, dining and entertainment uses which are a part of the vision for the area. While a mix of uses exists in the downtown, more housing is needed to help support these uses and to establish a se- cure, active feeling for the area. There are some loft spaces and apartments located in the upper stories of some downtown buildings, but many are unoccupied. Many need to be rehabilitated. In general, there are insufficient amenities, such as parks and service-oriented businesses, to attract people to live in the core. One issue is that a "criti- cal mass" of residential units is needed in close proximity to each other to create an environment that would be appealing for residents. Ownership patterns Downtown properties are owned by a diversity of groups and individuals, which reflects the tradi- tion of small-scale entrepreneurial activity. Some exceptions of larger holdings do exist, most nota- bly lands owned by the city and the county. Five blocks known as the Draeger Properties are also under a single ownership, which provides a spe- cial opportunity for redevelopment discussed later in the plan. Aside from these large holdings, the task of assembling properties into a parcel large enough for efficient redevelopment can impede improvements in the area. Map #2 on the follow- ing page identifies those major property owners in the downtown. General character and identity While the Townsquare conveys a distinct identity, the remainder of downtown lacks focus, in terms of built character and uses. Retail tends to dimin- ish as ones moves away from the square, and outlying blocks have a mix of low intensity uses. This lack of identity is an impediment to desired development prototypes. Some residential -type structures still exist around the edges of the Downtown Overlay District. While many of these have been converted to commercial uses, some are maintained as primary residences. Many properties in the downtown are underdeveloped. A lot at the northwest corner of 6th Street and Rock Street (a portion of the "Draeger Property) is an example. These sites offer opportunities for new compatible construction that can accommodate uses that will help to animate the area. page 15 City of Georgetown • Downtown Master Plan D Key: C: CA City Owned Property SAN GABRIEL VILLAGE BLVD. o 8 Z County Owned Property D Z m 1 Privately Held Property Downtown Overlay District Boundary 0 0 oI ED O E:] EDED 3 p _ F--01 TI T. ST. El 17 El 1: ST. i l o.0 17 El r T -- Ln El ST. FI ElEl0CD E 7TH ST. El El I ° 000 is ° a ° LI 8TH ST. E 8TH ST. i 9TH ST. E 9TH ST. 0 o O° [] —] 1:1 F S1: 1 E E 7.E BoQ o W. UNIVERSITY AVE z - nD -t 0250 500 1000 North O m Nola:Build ing(oogdnts ere appral—W in style and for Wn. They are Inducted for Olustrawe purposes mly. Winter & Company 775 Poplar Avenue • Boulder, CO 80304 Georgetown, Texas 303) 440-8445 • www.winterandcompany.net With, Georgetown Downtown Master Plan Map #2 Parshall + Associates Architects Major Downtown Property Owners Bender Wells Clark Design April 6, 2003 page 16 Chapter 1 • Existing Conditions Pedestrian Circulation and Trails Pedestrian amenities are well established around the square, but they do not extend beyond it. Out- lying businesses miss out on a lot of pedestrian foot traffic as a result. Beyond the square, side- walks exist, but lack continuity from block -to -block. This discontinuity of clearly defined, safe and com- fortable sidewalks is a significant impediment to development and economic activity in general. In many blocks, no sidewalks exist and the entire front of the property is allocated to pull -in parking. In these areas, no safe place exists for pedestri- ans, and ill-defined parking may cause safety is- sues and impede smooth traffic flow as well. The City's Sidewalk Master Plan includes some down- town work. Crosswalks also lack clear definition in many blocks and in some busy intersections, pedestri- ans lack crossing signals. These also weaken the overall pedestrian circulation system. This has an affect upon the willingness of patrons and employ- ees to park in outlying areas, which further im- pacts short-term parking supply around the square. Crosswalks also lack clear definition in many blocks and in some busy intersections, pedestrians lack crossing signals. Pedestrian amenities are well established around the square, but they do not extend beyond it. page 17 City of Georgetown • Downtown Master Plan A recreation trail exists along the banks of both the North and South San Gabriel Rivers, which is an important amenity. An extension of the sidewalk on Main Street leads to the South San Gabriel River trail. This link is not well - signed, however, and is not readily visible to visitors. A recreation trail exists along the banks of both the North and South San Gabriel Rivers, which is an important amenity. However, its location is not identified for downtown users. Other regional trails are defined on other City plans, but they are also not identified for downtown users. Other specific pedestrian system issues: Need public restrooms Need more trash cans Need public art to enhance the walking expe- rience. Overhead power lines are unsightly. Crossing Austin Avenue is unsafe except at 7th and 8th Streets Lack of pedestrian scaled lighting in outlying blocks Poorly defined crosswalks (off of the square) Need more bicycle racks The design of the sidewalks downtown is also an issue. Around the square, an all -brick paving de- sign is used. This establishes an attractive, high quality experience, but may be costly to extend throughout the downtown. To some extent, it is desirable to maintain a distinct identity for the square through this sidewalk design; however, it may be desirable to use a different sidewalk de- sign to distinguish other areas and major pedes- trian routes. At the same time, it is desirable to establish a sense of continuity in design through- out downtown. An issue, therefore is how to cre- ate a balance between visual continuity and the distinct identities of individual areas and to do so in a cost-effective manner. Sidewalks in the blocks closest to the courthouse square are constructed of brick pavers. This helps establish a distinct identity to this area. page 18 In many blocks, no sidewalks exist and pull -in parking creates an irregular street edge. This diminishes the appeal of these areas for pedestrian use, which limits the feasibility of speciality retail, professional offices and residential uses that would be desirable downtown. Chapter 1 • Existing Conditions Presently, no clear standards are in effect for the varying sidewalk conditions that exist downtown. While there is a generally understood objective to provide continuity in sidewalks, varying building setbacks and on -street parking conditions cloud the issue. The city has allocated $50,000 per year for plac- ing power lines underground in the downtown. This program is an important asset that should be con- tinued. Specific Sidewalks Issues; No sidewalk design standards currently exist. Sidewalks are too narrow on the Square, for sidewalk cafes. Sidewalks are deteriorated, or missing in out- lying areas of downtown. Handicap accessibility is limited in some ar- eas. Portions of the southern segment ofAustin Avenue lack sidewalks that would provide a safe and attractive means for pedestrians to use the area. A lack of continuity in the sidewalk system is a key issue in the downtown in general. Presently, no clear standards exist for the varying sidewalk conditions that exist downtown. page 19 DRIVE THRU 9 PC MI% JlJ CHICKEN INY TWO t''' i'••'t FIN SIM 14 49 a Portions of the southern segment ofAustin Avenue lack sidewalks that would provide a safe and attractive means for pedestrians to use the area. A lack of continuity in the sidewalk system is a key issue in the downtown in general. Presently, no clear standards exist for the varying sidewalk conditions that exist downtown. page 19 City of Georgetown • Downtown Master Plan Automobile Circulation High traffic volumes are reported to be an issue in the downtown, especially as an impediment to pedestrian circulation. Truck traffic is also per- ceived as a negative impact. While convenient automobile access into downtown is an important consideration, and a certain degree of "busy-ness" in motorist traffic helps to animate the area, it should not constrain pedestrian activity. Achiev- ing a balance, especially where through -traffic is concerned, is therefore a key issue. A special consideration is the use of Austin Av- enue as a state highway. When conventional high- way design standards are applied to this route, it may undermine the attraction of the area for pe- destrians and could in fact limit the development potential on some key parcels. Initial discussions with the Texas Department of Transportation sug- gest that options for traffic improvements that are under consideration could impede pedestrian crossing points and limit on -street parking oppor- tunities. These issues must be addressed. A special consideration is the use ofAustin Avenue as a state highway. When conventional highway design standards are applied to this route, it may undermine the attraction of the area for pedestrians. page 20 One special asset to note is the fact that all down- town streets are two-way. This is generally a posi- tive element for promoting retail development and is an asset to be maintained. Other Specific Auto Circulation Issues: Too much truck traffic on Austin Avenue Speeding vehicles on Austin Avenue Delivery vehicles in the middle of the street create visibility issues No public transit options Bridge railings on the North and South San Gabriel Rivers. Y . A special consideration is the use ofAustin Avenue as a state highway. When conventional highway design standards are applied to this route, it may undermine the attraction of the area for pedestrians. page 20 One special asset to note is the fact that all down- town streets are two-way. This is generally a posi- tive element for promoting retail development and is an asset to be maintained. Other Specific Auto Circulation Issues: Too much truck traffic on Austin Avenue Speeding vehicles on Austin Avenue Delivery vehicles in the middle of the street create visibility issues No public transit options Bridge railings on the North and South San Gabriel Rivers. Chapter 1 • Existing Conditions Views of the river from the Austin Avenue bridge are dramatic. Opportunities to create an overlook at the bridge abutment should be explored. Presently, the abutments of the San Gabriel River bridge are undeveloped and outdated billboards detract from this key entry into the downtown. As a gateway improvement, a connection to the river trail should be provided at this point. JJ 97;1 J::iJ 9r.Ji113S i!1'!31! JilLljr-' JUL, 1 LI 19J9 J7 '!H3 IS -Z !, ;11!ja a r7 PJJLIs ;!9 7J :U;Jlill J'1;! 717;1 1119;1'.7:17 @!1:7171:77 J;1 J;1:1J7 J3i1'1;17 lirl:ll;!:J ,l li;Ul1 :11;137 ;il3;J93;! 1773;177.>_ JJJi111'1 iJ3:JiJ3;1 1'1:1.1) JJiIfJ1J3J1 ill:.l Jd! 3J11;133i1 J3J:1 'JI:IJ 77:1 fi!.: J't Jill' Bridge detail aut shq r .'. A trail connection at the northern end of Main Street leads to the river trail. However, a more direct connection atAustinAvenue should be considered as an additional access point that would help to stimulate redevelopment along the northern portion of Austin Avenue. page 21 City of Georgetown • Downtown Master Plan Parking Parking downtown is provided in a variety of on - street configurations, as well as many off-street lots. The classic comments about lack of sufficient parking arise in Georgetown, as it does in most communities of this size. To some extent, addi- tional parking may be needed. But first, the com- munity should confirm that existing parking re- sources are used to their highest potential. Pres- ently, a detailed parking inventory is lacking, which makes it difficult to evaluate potential growth im- pacts on parking supply. In general, however, it is clear that a substantial amount of parking does exist, especially two to four blocks from the court- house square. These outlying spaces are under- utilized. This is in part because the pedestrian links are weak from these parking areas to businesses that patrons seek. In some cases, off-street lots are restricted for use by individual businesses and their patrons. Oth- ers are public, but not well identified. Effective management of on -street parking is also a con- tinuing issue. Close -in spaces should be timed to insure short term turnover for customers. Pro- grams to cause employees to park farther away are still cited as being less effective than they should. A key issue is the lack of a formal parking district, which could address management and enforcement of existing parking resources and construction of new facilities. In many areas, parking exists in such a manner that clear pedestrian routes cannot be identified. page 22 A parking district is a tool used by many commu- nities to provide for an adequate supply of well- managed parking in a cost-effective manner. In a district, funds are generated by a dedicated mechanism, usually an assessment program or a tax increment financing action. (These methods are described in Appendix A.) In either case, an income stream is established that can be used to finance construction, maintenance and operations of parking facilities. Parking districts are particu- larly useful in small cities for the financing of struc- tured parking, which otherwise would not be cost effective to build. By voting to establish a parking district, businesses and property owners within the boundary of the district are able to create public parking facilities that make more efficient use of land, thereby facilitating redevelopment of indi- vidual parcels. Having a parking district is also a useful promotional tool, in that users understand that major public parking facilities exist and that a reasonable supply will be available. Management of existing parking resources is also a key element. In a parking district, enforcement can be managed in a focused manner. Issues of employee parking and time limits can be ad- dressed as well. A special issue is the relationship of parking to development density. Ideally, parking would be concentrated in multilevel structures, to reduce the amount of land area that is allocated to it. This then permits more intensive development of pre- ferred uses on nearby parcels. The dilemma is that Chapter 1 • Existing Conditions r Key: c Public Parking Lot SAN GABRIEL VILLAGE BLVD. o 2 ® Private Parking Lot x z m N Downtown Overlay i District Boundary A1V GABRIEL MR a 0 o ED LI Eal-Ell— ED 0 W 4T [ I'ST. El [:] [] J 0 E 5TH F S . m a o. W 6TH ST. E 6T SEl . Ed -j F1 oElb a a p D ! ® . 41700 E]LI ElEl EID E 7TH ST. 11 pi 7771 ffO 01:100 F] oE il [ IJ E mra nm [3 8 E 8TH ST. O LI F7 --I 0 == E111 ° E 9TH S . J El o 0 oa LITO ® ° El e Ip ari S1. ElIDE0 O D rEl ®® W. UNIVERSITY AVE 00 oqFI N F7e- 0 250 500 1000 North © . Nma: ewiam9 roorpnnrs ere avaoareab m •-aie ane wranon. mey ere iwaaee for awso-awa ParPoses ony. Winter & Company 775 Poplar Avenue • Boulder, Co 80304 Georgetown, Texas 303) 440-8445 • www.winterandcompany.nel wRh. Georgetown Downtown Master Plan Map #3 Parshall+Associates Architects Existing Off -Street Parking Resources Bender Wells Clark Design April 6, 2003 page 23 City of Georgetown • Downtown Master Plan construction costs of structured parking are high and current land values will not justify it when as- sociated with market rate development. In almost every community of this scale, structured parking must be developed through a district mechanism, to overcome these costs. In time, the benefit to the community is realized through increased value and economic activity. This means that structured parking must be addressed more as a policy deci- sion rather than a short term cost/benefit ques- tion. It is in essence an economic development strategy. Specific Parking Issues: Need to identify where parking currently ex- ists City needs good examples of successful, pe- destrian friendly parking structures. A small parking structure with retail parking is an option. Look at parking in the "four corners" of down- town and see if a public lot be provided in each zone. Set time limits for parking. Employees use spaces and leave none for customers. Long trucks "jut out" into some streets. Limit the area used by surface parking lots; make more efficient use of land with structures. Signage, Gateways and Wayfinding Many of the resources of downtown are well -kept secrets. To the infrequent user and visitor, even the location of downtown as a whole may be a question. Even for those who do find themselves there, little information is available to direct them to parking, civic resources and other attractions. Some information is provided on signs, usually erected independent of consideration for how this information fits in with other signs. This lack of a coordinated sign and wayfinding system is a key issue. Parking at Belford Square is an example of pull -in parking being adapted to low -intensity commercial buildings. Landscaping defines the boundaries of the parking area and a sidewalk is located close to the buildings. page 24 There are only a few signs along automobile routes that tell motorists where destinations are. Most of these signs are too close to the destination itself and do not help with wayfinding. Chapter 1 • Existing Conditions Some specific wayfinding issues: There are only a few signs along automobile routes that tell motorists where destinations are. Most of these signs are too close to the destination itself and do not help with wayfind- ing. Signs do not exist for visitors traveling along I- 35. In their Market Analysis: Strategic Retail Plan and Recommended Action Plan, Eco- nomic Research Associates noted that if only 1/2 of 1% of daily traffic along 1-35 could be attracted to downtown and spend a modest 10 per vehicle, then an additional 9,000 square feet of retail and/or food service could be supported. Signs to and from downtown parks are lim- ited. Signs along river trails and urban trails are needed that tell pedestrians where downtown resources are located. Signs indicating trail heads or access points to hike and bike trails are needed. Coordinated signs to locate all parking facili- ties are needed. No directories are provided in parking lots for pedestrians. Parks & Open Space The courthouse square remains the most impor- tant piece of open space downtown. It is a sym- bolic focus, as well as the location for many events. In addition, portions of some streets are occasion- ally closed to accommodate festivals and market days. These are important assets. Blue Hole Park, located at the edge of downtown on the South San Gabriel River, is also an ame- nity, although the pedestrian connections to it for downtown users are not well developed or defined. Signs within the Town Square Historic District are more ornate than those found elsewhere in the downtown. The courthouse square remains the most important piece of open space downtown. page 25 City of Georgetown • Downtown Master Plan Other park space is limited. The downtown lacks a sufficient amount of plazas and green spaces to attract the diversity of users that is desired. This is particularly an issue for providing amenities that downtown residents would seek. Even providing sufficient playground space for day care services is an issue. Providing sufficient space for larger outdoor events is also a need. Parks & Open Space Issues: More shade is needed. More public art is needed. Need more space for festivals and events Parks & Open Space Assets: Existing pocket parks are attractive, but more are needed. Activity Centers & Special Uses A variety of special development project ideas have been put forth for the downtown at various times. Some of these involve an idea for a particular use, for which the appropriate location is a question. For example, some people have suggested that a market for a conference center may exist, or emerge in the near future. If so, where would it be best located, in order gain the greatest spin-off benefit to other businesses? In other cases, spe- cific sites may be available for redevelopment and the question is: What is the best use, or range of uses that should be pursued? Development Opportunities Some of the special sites that merit redevelopment consideration are: Draeger property (primarily on north Austin Avenue) Former Hewlett property (between Austin Av- enue and Main Street) City / County properties (around the police sta- tion and small business incubator buildings) The County Academy property (at the north- west corner of Austin & University Avenues) County property between Main and Church Streets, between 9th and 10th Streets Blue Hole Park, located at the edge of downtown on the South San Gabriel River, is also an amenity. Existing pocket parks are attractive, such as this one at 8th and Ash Streets, but more are needed. page 26 The County -owned former Hewlett property is one of the special opportunity sites in downtown. Chapter 1 • Existing Conditions Summary of Issues 1. The recent growth of the City of Georgetown and the continued development of outlying highway commercial zones has changed the role of the 2 downtown partially due to economic and retailing conditions that reflect a significant national trend. In response, the downtown must adapt by focus- ing on providing specialty retail and dining, 3 strengthening its office base and services, bring- ing residents into the core and attracting more re- gional visitors. 4 While the issues facing the long-term success of 5 downtown are many, they can be summarized into the following twelve general statements. These summary statements" form the basis for key strat- 6 egies in this plan. There is a lack of signage to "lead" visitors into the downtown. While the square is an attractive place to do business, activity diminishes just past the four primary block faces. The intensity of uses in these outlying areas should be built up. The pedestrian system is good around the square, but it erodes once away from it. This system should be extended throughout the core. There are several under-utilized areas. Rede- velopment should be promoted in these places. There is a strong need for more basic services, retail, restaurants and entertainment venues. There is a need for more downtown residen- tial development to help support the retail and commercial uses. Some downtown assets are not well-known and others are not used to their potential lev- els. 7. Traffic volumes and speeds along Austin Av- enue discourage pedestrian activity. 8. Parking that is currently available is not man- aged to the extent possible. 9. There is a lack of signage to "lead" visitors into the downtown. 10. If not designed properly, the potential widen- ing of Austin Avenue and University Avenue through downtown could degrade pedestrian activity in the area and discourage economic development. 11. Heritage tourism opportunities are not being pursued to the extent possible. page 27 City of Georgetown • Downtown Master Plan page 28 CHAPTER Z 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 com- munity, 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 innova- tive 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 devel- oped 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 neighbor- hoods 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 con- duct their business, visit with friends and check out entertainment venues. Sidewalks are extended throughout the downtown and crosswalks with spe- cial 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 re- tail, office and residential buildings. Within the his- toric district, buildings are restored to a functional beauty. Numerous institutional facilities provide services for those who live, work and visit down- town. In the southern portion of downtown, a mix of offices, retail and residential uses have filled out vacant lots and helped to create a pedestrian - friendly environment. page 29 City of Georgetown • Downtown Master Plan In the core area, street level storefronts are occu- pied by specialty retail establishments, including clothing, gifts, galleries, housewares and furnish- ings. Restaurants, theaters and youth activity cen- ters enliven this mix of customer -oriented activi- ties. 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 entertain- ment 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 oppor- tunities for strengthening the core. This renais- sance must concentrate on enhancing the core with a mix of uses, including high density residen- tial, commercial and cultural attractions. Provid- ing dining and entertainment uses for this group is a special priority. Clothing, groceries and per- sonal services are also needed. The downtown revitalization strategy focuses on several key market segments: City Residents The spending power of many Georgetown resi- dents 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 innova- tive technology-based enterprises. Goods and services targeted at this group should be ex- panded. A special target group consists of government employees who work downtown. Providing coffee page 30 shops, cafes and personal services are among the uses that will appeal to this group. While this seg- ment 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 ap- pealing. This includes those who come for perfor- mances and festivals as well as conferences. Busi- nesses that cater to visitors also should be ex- panded. Heritage Tourism Heritage tourism, a growing national movement, includes travel to natural, historic and cultural at- tractions 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 ex- pand its market to include those visitors interested in visiting an historic Texas city. Downtown, therefore, should be designed to ap- peal to this group. Gifts and other specialty retail, entertainment and exhibits should be available. Students Georgetown is home to the oldest chartered insti- tution of higher learning in the state: Southwest- ern University. With an enrollment of 1,300 stu- dents, 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 entertain- ment 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 down- town are also encouraged. These include services such as cleaners, drugstores and restaurants, as well as cultural opportunities, community services, churches and medical practitioners. Living down- town could be a very attractive housing opportu- 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 down- town. The Framework Strategy Downtown should be strengthened by providing safe connections for pedestrians, offering ad- equate parking for both local and tourist traffic, en- hancing the visual character and encouraging de- velopment 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 pedestrian - oriented core. The traditional retail core has focused on the blocks facing the courthouse square. While en- hancing the pedestrian environment throughout downtown is a general goal, a key concept is to expand the area in which the appeal to pedestri- ans is the strongest. Conceptually, the expanded pedestrian -oriented core would extend approxi- mately an additional block in each direction. (This area is shown in a tan color on the map.) In some cases, specific existing developments and abut- ting 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 de- velop with a mix of activities that will extend retail in this direction. Avariety of private and public uses could be located here. (See discussion later in this chapter for this site as well as the other anchors.) page 32 At the western edge of the core, existing govern- ment facilities should be reconfigured and ex- panded into a Civic Center. This would include city offices, an events space, a new library and struc- tured 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 de- sign elements that convey the theme for down- town and should fit within a hierarchy of wayfind- ing signs and landscapes. Other wayfinding signs and landscaping should be installed at key inter- sections. 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 con- sidered in a broader context. They are a means of circulation that strengthen business centers and link neighborhoods. Therefore, roadways, side- walks and trails should be coordinated in a com- prehensive system that assures continuity of cir- culation 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 con- venient route to their destination. Signs that iden- tify these routes, as well as the location of parking lots and other regional attractions are necessary. A coordinated and attractive town -wide sign sys- 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 em- ployment opportunities should be provided to en- courage a diversity of people, ages and income levels. Doing so means that a wide variety of per- sonal 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, cul- tural, art and entertainment facilities, support ser- vices, and residential uses should combine to cre- ate the mix that is downtown. Improved parking and pedestrian systems should support access to these features. 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, expand- ing 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 pedes- trian area, mixed-use development should also occur. This would include some additional retail but also professional offices and housing. In addi- tion, a variety of housing products including apart- ments above commercial, townhouses and four- plex units should be built. 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 down- town businesses should be extended later into the evening and weekend. Land Use Strategy Many communities face conflicts between encour- aging mixed-use developments downtown and their land use regulations. The City of Georgetown has had the foresight to provide such opportuni- ties 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- r re Xhf- Landscaped buffers and sidewalks should be extended throughout the downtown. page 33 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 in- formation, parks and open space. The following basic urban design system improve- ments should be made: Enhance the pedestrian experience. Extend streetscape elements beyond the tra- ditional 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 stimu- late 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 suc- cessful, have been provided for the Town Square Historic District. The enhancements include deco- rative paving, ornamental street lights, benches, waste receptacles, signs and planting. page 34 Streetscape Elements While the pedestrian environment in the Town Square Historic District is quite successful, the surrounding blocks are left without a unique iden- tity and have a difficult time competing with the square. Therefore, future improvements should occur in a systematic way. These landscape pal- ette elements are organized in a hierarchical sys- tem in which the intensity of the landscape ele- ments reflects the level of pedestrian use planned for each sidewalk. Included are additional land- scaping and sign systems that expand the exist- ing streetscape system and direct users to the retail core. These improved pedestrian connections also should link the downtown to nearby parking re- sources, the proposed government center and Southwestern University. In addition, some con- nections to regional trails are proposed thatwould link downtown to other amenities within the com- munity. 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 recre- ation. The downtown needs more of such park space in order to attract new residential and com- mercial 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 re- tail core with parks and other pedestrian gen- erators. Enhanced connections between the downtown and Southwestern University. Enhanced pedestrian connections to residen- tial and overnight accommodation establish- ments across the South San Gabriel River. Automobile Systems The character of the streets downtown greatly in- fluences the type of development that will occur and therefore they should be planned to help cre- Chapter • 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 otheroptions for handling highway traf- fic such that traffic volume increases on Aus- tin 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 im- provements, in the parking facilities themselves, enhanced pedestrian connections to them, and ongoing marketing and promotions. Additional public parking facilities should be planned In con- junction 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. Sec- ond, 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 slreetscape connections to parking facilities. Install additional landscaping in surface lots. r Historic Resources Historic buildings are a major part of what makes downtown a unique destination. In fact, this genu- ine heritage is often what developers try to recre- ate 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 rehabili- tation 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 im- pact on rehabilitation projects. When extensive re- habilitation work is planned for an older building, it may trigger code compliance actions that may increase costs and/or significantly alter the his- toric 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 Build ings, formerly the Uniform Code for Building Con- servation (UCBC). This document contains guide- lines for preserving existing buildings while achiev- ing appropriate levels of safety. It discusses re- pairs and alterations, change of occupancy, en- forcement and permits, historic buildings, life - safety 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 pro- visions that are available. page 35 City of Georgetown • Downtown Master Plan SAN GABRIEL VILLAGE BLVD. A z The River lglGee— j z Justice C(, I hVest L rv:o 121vpe-llt r1 i Me W. UNNERSITY AVE on M IM L. Key: L Primary Activity Center Courthouse Square) Secondary Activity Center Support Area Downtown Overlay District Boundary 141sforllr Vi"lll`lrlitscn County Jill 471 rcogoiC l'roperlyl E STH ST. l\educ 1012lllo ld Site FIFIL ST. Whood Church S E M 3T. q LJ ]. E L] E 8TY -jT. i0q E 9TH ST. fl E 191 S o Former Cgeirdett 1-1 CIO Fro polly ltedetroklilllellt Site u I L F— r CQUljtNr kadenty F-1 lac=unrelC l2lllotlt Site 0 250 500 1000 North O Note: Building fwtpints are appmtlbmateInscale and Ioaabm Theym IMuded far IIIuslrabve purposas only. Winter & Company 775 Poplar Avenue• Boulder, CO 80304 Georgetown, Texas 303) 440-8445 • www.winlerandcompany.net Map #5 With: Georgetown Downtown Master Plan Parshall + Associates Architects Activity Center Concept Bender Wells Clark Design April 6, 2003 page 36 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 in- corporated in the development itself, or in the open space on the west side of the street. 77-4- 1 jt 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 cam- pus 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. mss . A 'festival street' along 8th Street would be landscaped to encourage pedestrian activity. page 38 The potential Civic Center area The proposed Civic Center would include the Police Department facility. r ;. MWMA ANN The potential Civic Center area The proposed Civic Center would include the Police Department facility. r ;. ANN The potential Civic Center area The proposed Civic Center would include the Police Department facility. 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 in- cluded. This "gateway" site should be just that: an impor- tant gateway into the downtown. This site should be redeveloped in a manner to provide an impor- tant visual link to help guide visitors towards the downtown. The use itself is not as important as the provision for landscaping and directional signage. 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 fa- cilities have some open space associated with them, which should be preserved to the extent feasible. The CountyAcademy redevelopment site atAustin and University Avenues. The churches that are clustered in this area form an anchor for the eastern edge of the downtown. page 39 City of Georgetown • Downtown Master Plan Main Draeger Redevelopment Site Historic Williamson County Jail Park Park This set of four blocks lies between 5th and 6th The block containing the historic Williamson Streets and is centered along Austin Avenue. The County Jail, built in 1888, offers an opportunity to Draeger property has long served as a downtown build on the heritage tourism strategy. In its cur - car dealership. Most of the four blocks were used rent use, interpretive exhibits could be developed to house the many cars for sale. A few buildings to help explain the history of the property. A park for service and sales are also found here. A small space, extending to Austin Avenue, would help link park could be incorporated in future development. it with the downtown and the river. The blocks that comprise the Draeger property provide a special opportunity for coordinated development and for projects of a larger scale. page 40 The historic jail on Main Street could serve as an interpretive site for Georgetown. Chapter 2 • Basic Framework 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 in- corporate retail, professional offices and residen- tial. These uses may be distributed horizontally across a property, or they may be stacked verti- cally. At present, Georgetown lacks these devel- opment prototypes. In fact, much of the real es- tate is low density and is auto -oriented. This di- minishes the appeal of the area for more pedes- trian -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. r 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. use 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 City of Georgetown • Downtown Master Plan IrfT icLt t t 14"4n 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 ap- propriate. 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) page 42 An auto parking court, located in the interior of a multifamily residential development. Chapter 2 • Basic Framework New Commercial Development /n a Downtown Context These projects are of new commercial buildings that are constructed in the core of traditional down- towns and on the edges of these places. They reinterpret traditional design elements with a "con- temporary" feel. In Danville, CA, a retail development is divided into modules to reflect the traditional scale of down- town. Parking is located behind and accessed from a side street. The buildings are "double -fronted," with entrances opening onto the street and the IA par ing 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. A modern interpretation of storefronts and awnings in Portland, ME New storefront with traditional display windows (Walnut Creek, CA) page 43 int.. hi R - " Ir par ing 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. A modern interpretation of storefronts and awnings in Portland, ME New storefront with traditional display windows (Walnut Creek, CA) page 43 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 double - fronted 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 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. aim The historic district context in Ogden. The new building aligns others in the block. page 45 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 Each townhouse has a private entry trameo with a on the right. porch. An upper terrace provides private outdoor space for residents. page 46 Guest parking is at the upper terrace level. 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. ti,: 7 0724 TM - Offices on the upper floors have a central entry with shared lobby. Multifamily residential faces the side street. The storefronts reinterpret traditional elements in a contemporary manner. page 47 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 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 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. page 50 Retail space is located at the street level on the commercial side of the structure, with offices above. CHAPTER 3 DEVELOPMENT STRATEGY The framework for downtown is composed of a set of Character Areas which focus on concentrations of selected uses and special features. These character areas are described in this chapter. The descriptions assume development that complies with the Unified Development Code and that is consistent with the land uses designated in the City's Century Plan. Focusing development into these character areas will help establish a "critical mass" of certain uses. Other types of development that are in compliance with city zoning regulations can certainly occur within each of these areas, but ideally the emphasis should be on those highlighted as part of the preferred development character. The Character Ar- eas reflect the future, or anticipated, uses of these blocks, not necessarily what is currently experienced there. Also note that even where a preferred use is recommended in this plan, all uses permitted under the City's relevant zoning and planning regulations would continue to be available options. Character Areas The Character Areas are: 1. Downtown Core — The retail, dining and en- tertainment destination of Georgetown. 2. Government Center — The civic spine for the community. 3. Downtown North — A mixed-use area with housing, offices and other retail venues. 4. Downtown South — A mixed-use area with housing, offices and other retail venues. 5. University Avenue—The entrance into down- town for many, this corridor is intended to con- tinue to serve residents with community ser- vices. page 51 City of Georgetown • Downtown Master Plan Downtown Core Character Area While the success of the block faces immediately surrounding the historic courthouse is evident, expanding this area into more of the surrounding blocks will strengthen downtown's role as a re- gional shopping center. Specialty retail, dining and entertainment venues are needed that position this retail core as an exciting place distinct from re- gional suburban malls. A fifteen -block area sur- rounding the historic courthouse is termed the Downtown Core" in this plan. (The Downtown Core Character Area is identified on Map #6 on page 54 as the red block numbered (D.) Key Features of the Downtown Core This area retains the best definition of a retail -ori- ented street edge surrounding the Town Square Historic District. It has a collection of historic build- ings that provide interest and is served by on -street parking, for the most part. The existing streetscape amenities consist of brick pavers, benches, deco- rative lights and period street signs. Development Recommendations This area should be the specialty shopping and dining destination for the county; it should be en- tertaining and highlight the unique qualities of a downtown shopping experience. It should include shops, restaurants and specialty stores. Office space and apartments on upper floors should be promoted thatwill help energize this area and sup- port the street level businesses. Existing historic assets should be preserved whenever feasible, and be adapted to a new use. Recommended Projects in the Downtown Core Character Area Promote individual retail store rehabilitations. Facilitate adaptive reuse of historic buildings and redevelopment of vacant lots. Continue outdoor activities, including the Farm- ers Market, Poppy Festival, Christmas Stroll, Market Days, First Fridays and Lunch Concerts. Stage small outdoor arts venues. Continue to promote dining and specialty re- tail businesses. Promote development of downtown living and professional offices on upper floors. Promote development of more cultural facili- ties and entertainment venues. page 52 Government Center Character Area Three government centers have emerged in the history of downtown's development. One is around the historic Williamson County Courthouse. Asec- ond is comprised of the various city offices, police department and fire department, scattered throughout the downtown area. The last is the Williamson County Justice Center located to the northwest of the downtown core. Map #2, Major Downtown Property Owners, on page 16 illustrates this current distribution of governmental office space. (The Government Center Character Area is identified on Map #6 on page 54 as the blue block numbered OO .) Recently the City relocated some of its office space to areas outside of the downtown area. This de- centralization of space weakens the role of down- town as the government center. In time, those of- fices that are oriented to serving the public should return to downtown. Key Features of the Government Center Character Area The area defined as the Government Center cur- rently is home to the police department, the public library a number of law office buildings and sup- port services. There are also a number of large vacant lots that are used for parking. These facili- ties form the basis of a potential City government center. This area is prime for redevelopment. Development Recommendations These functions should be consolidated into a single Government Center anchoring the western edge of downtown. Aseries of new buildings hous- ing the various city departments south of the cur- rent County Justice Center would provide a stable downtown presence. (See also Chapter for more detail.) Recommended Projects in the Government Center Character Area New City Hall (potentially phased) New public plaza, festival street and park New public parking structure New public library Incubator space for start-up businesses Chapter 3 • Development Strategy Actions for the Government Center Character Area Develop a facility master plan for the city gov- ernment, which outlines the projected space needs for all departments. Develop a business incubator and parking structure. Incorporate findings from the library planning study. Downtown North Character Area The neighborhood north of the downtown core along Austin Avenue and Main Street is positioned to orient development towards the South San Gabriel River. Doing so will help bring the river into the downtown environment as an actively used amenity. (The Downtown North Character Area is identified on Map #6 on the following page as the tan blocks numbered (I.) Key Features of the Downtown North Character Area These blocks contain residential structures that have been converted to commercial uses. Others are still residences. The historic Williamson County Jail also is located in the Downtown North Char- acter Area. Special development opportunities exist at the northern end of the planning area, where the bridge crosses the South San Gabriel River. Elements of the bridge, including the bridge railings, contrib- ute to the character of the nearby downtown his- toric district and those elements should be pre- served if the bridge is replaced to help interpret the evolution of the city. There is an opportunity to provide a stronger pe- destrian connection to the river at this point. A stair leading to the trail below and an overlook here should be considered, to provide a direct connec- tion to the downtown from the river trail. This would be an amenity that would aid in the marketing of development along Austin Avenue, and would be especially appealing to visitors. This also could include interpretive markers, which would be a key element in a heritage tourism program. Development opportunities also exist to provide mixed use projects that overlook the river here. Pedestrian system improvements should occur along with such development to link it to the down- town core. Development Recommendations This area is envisioned as a new "urban village," where a mix of multifamily infill housing should be promoted. Office space and restaurants are also encouraged for this area. Recommended Projects in the Downtown North Character Area Retail along Austin Avenue Conference center Hotel Restaurants Multifamily housing Law and professional offices Neighborhood -based services, including day care Neighborhood parks Downtown South Character Area The area south of the downtown core along Aus- tin Avenue and Main Street is an important "ser- vice" area for the primary retail and entertainment focus of the Downtown Core. (The Downtown South Character Area is identified on Map #6 on the following page as the yellow blocks numbered D.) Today, it has many buildings that have a strip commercial character, but the future should be more urban, with buildings constructed to the street edge and continuous sidewalks accommodating pedestrian activity. Key Features of Downtown South These blocks are a mix of traditional commercial storefront architecture, transitional business uses and one-time residences that have been converted to commercial uses. Some of these houses are still primary residences for some. Development Recommendations Commercial uses that support the surrounding residential neighborhoods are encouraged in this area. A mix of retail and office space should be provided. New buildings that are located at the street edge with parking to the rear are preferred. The eastern portion, between 6th and 9th Streets, should continue to serve as a transition to the neighborhood. page 53 City of Georgetown • Downtown..Master Plan SAN GABRIEL VILLAGE BLVD. o W 6TH ST. 0 0ElEl o oo 8 . O 9 0 iul: 0 W. UNIVERSITY AVE D LJLJHX 1-1cnn ' 1: 1MMMM?MMMMM% 0 250 500 1000 North O Note: Building lootpdnts ere approximate In stale and to Pion. They are intluded for illustmWO parpasos only. Winter & Company 775 Poplar Avenue • Boulder, CO 80304 303) 440-8445 • www.winterandcompany.net with: Parshall +Associates Architects Bender Wells Clark Design page 54 Key: N V E 5TH 1 El E E 6T s[ Ell Lim o 0 0 Georgetown, Texas Georgetown Downtown Master Plan Development Character Areas Map #6 April 6, 2003 MDowntown Core Government Center O3 Downtown North a0 Downtown South s University Avenue O Downtown Overlay o District Boundary Eb N V E 5TH 1 El E E 6T s[ Ell Lim o 0 0 Georgetown, Texas Georgetown Downtown Master Plan Development Character Areas Map #6 April 6, 2003 Chapter 3 • Development Strategy Recommended Projects in the Downtown South Character Area Retail along Austin Avenue Restaurants Multifamily housing Law and professional offices Neighborhood -based services, including day care Neighborhood parks University Avenue Character Area Outside the downtown boundary, a section of West University Avenue that extends from the interstate east toward the downtown is currently an auto - oriented commercial strip. It is a major point of access into the downtown and the historic Old Town neighborhood. It does not provide, however, a strong image for the downtown experience. It is not pedestrian -friendly. Within the downtown boundary, West University Avenue has a mix of older houses and some auto - oriented businesses. (The University Avenue Char- acter Area is identified on Map #6 on the previous page as the green block numbered (B.) Key Features of University Avenue Originally, this portion of University Avenue was primarily residential, and some structures from that period remain. Many others are auto -oriented com- mercial buildings, usually set back from the street with parking in front. Development Recommendations Auto -oriented functions are expected to continue, but the corridor should redevelop as an attractive entry into the downtown and should include uses that form a compatible transition into adjacent resi- dential neighborhoods. Businesses that can serve these neighborhoods, as well as the downtown as a whole, should be promoted. The pedestrian experience should be improved, and to the extent feasible, the residential character should be main- tained, even as commercial uses occur. Recommended Projects and Enhancements in the University Avenue Character Area Extend landscaping along the corridor. Promote mixed-use developments. Discourage multiple curb cuts on a site. Encourage buildings to be placed at the street or sidewalk edge with parking located to the rear. Minimize the visual impacts of site lighting and highway -oriented signs. Increase the amount of landscaping and screening within a site. Finally, it is important that development in these Character Areas be compatible with the vision established in the Design Guidelines for the Down- town Overlay District. For this reason, those guide- lines should be rigorously applied. Downtown as a Cultural Center Historically, downtown was the cultural center for the community. In more recent years, however, some of these functions have located to outlying areas. Downtown still retains some important cul- tural assets, including the renovated Palace The- ater, the Williamson County Historical Museum, Grace Heritage Center, the Shotgun House Liv- ing History Museum, the Georgetown Firefighters Museum and the Library. These should form the core of an expended cultural center, or arts dis- trict. Therefore, other cultural facilities should be de- veloped. This includes another performance space, music venues, a visual art gallery and pri- vate art galleries. While these may be distributed throughout the downtown, locating some of these facilities along the eastern portion should be con- sidered. This would help to anchor this side with uses that are compatible with the residential neigh- borhoods that abut downtown. A special opportu- nity would be to convert the old post office (now city administrative offices) to a visual arts museum when city office relocate into a new civic center on the west side of the square. Designation of downtown as an arts district would be a key economic development strategy that would make use of the special character of the area and would reinforce the pedestrian -oriented character of the area. It would also be compatible with the specialty retail uses that are to be en - page 55 CHAPTER 4 PEDESTRIAN CIRCULATION & STREETSCAPEDESIGN In recent years, the City has constructed new sidewalks and enhanced existing ones in the downtown with brick pavers, lighting, benches, signs and plantings. This has established a distinct and attractive image around the square. Now, streetscape improvements should be extended to other portions of the down- town, and it should be integrated into an overall pedestrian circulation system that accommodates the entire downtown and not just the Town Square Historic District. Many of the recommendations in this chapter also apply to bicyclists. Presently, sidewalks exist only along a few of the blocks in the downtown. This discontinuity in the pedestrian system is a major impediment to de- velopment of a healthy retail sector and it also negatively affects the ability to attract offices and residences into the area. The sidewalk system should be extended to all block faces within the planning area and this should be a high priority for implementation. A system for extending the sidewalks into blocks with varying conditions is described later in this chapter. This system is to be used in determining specific sidewalk designs for individual applica- tions, where building setbacks, parking layout and topography may influence the design of curb, gut- ter and sidewalk. Pedestrian Circulation Routes Pedestrian ways, bike trails and streets should be considered in a broad context. They should be a means of circulation that strengthen business cen- ters 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. Links between downtown development anchors are defined in the basic framework strategy. These links should be enhanced to connect established improvements to nearby neighborhoods. Connec- tions should also be expanded for regional trail connections. 1. Enhance sidewalks and crosswalks to establish a sense of hierarchy in pedestrian routes. The primary routes that pedestrians are expected to use the most should receive the focus of sign- age and sidewalk improvements. Along these pri- mary routes, installing sidewalks and improving crosswalks should be high priorities. Map #7 on page 59 details the hierarchy of sidewalk designs that should be used downtown in order to estab- lish a hierarchy of primary and secondary pedes- trian routes. Within this hierarchy, the amount of decorative paving used varies, in response to the levels of use anticipated. 2. Strengthen the functionality of the pedestrian and bicycle systems. The pedestrian system is a complex network of sidewalks, paths, trails, alleys, crosswalks, light- ing, benches, waste receptacles, bicycle racks and signs. These components should be assembled in various ways, from block -to -block to respond to specific conditions. Expanding the pedestrian sys- tem "kit of parts" throughout much of the down- town will strengthen the role pedestrians play in Georgetown's economy. The pedestrian system should include: Plazas, parks and other places to rest and re- fresh, Directional signs and wayfinding devices tai- lored to the pedestrian and, page 57 City of Georgetown • Downtown Master Plan A series of destinations that make downtown • a fun place to explore at all times during the day, week, or year. 3. Provide trail connections to and from the downtown core for pedestrians and bicyclists. The City of Georgetown's Parks and Recreation Department is planning an expansive trails sys- tem in and around Georgetown. Connections to these trails to and from the downtown area should be provided. Priority should be given to trail im- provements that would link downtown to outlying neighborhoods. Of particular importance are the trails found along the banks of the North and South San Gabriel Rivers. Trail improvement actions: Provide clearly defined paths between the river and downtown. Install markers as important parts of these re- gional trail connectors. Study the feasibility of providing pedestrian connections across both the North and South forks of the San Gabriel River, that are sepa- rate from those used by automobiles. 4. Coordinate bicycle circulation as a system. Bicyclists do use the many regional trails in and around Georgetown. Strengthening the linkages to the downtown and improving signage to key destinations will improve the role which this user group plays in the economy. This includes linking existing and planned trails, as well as providing for bicyclists on some streets. Bicycle system actions: Bicycle routes should be clearly defined. Bike routes should be implemented to provide continuity of access from outlying areas to the downtown. Bicycle racks should be provided at activity centers. A better pedestrian connection needs to be made to the trail along the South San Gabriel River. Stairs should be considered that lead from river -side developments to these trails. page 58 City of Georgetown • Downtown Master Plan 5. Provide clearly defined pedestrian routes between the downtown and Southwestern University. An important asset to the community and market for the downtown businesses is the student body at Southwestern University. Clear and safe pedes- trian routes should be provided. Note that this particular pedestrian connection should be well lit as an extra measure of security for those students who travel this route at night. Actions: Improve walking conditions to the university with new sidewalks, where conditions permit. Install decorative lighting and directional signs along the route. Improve crosswalks as indicated on the inter- section improvements plan. 6. Provide a physical pedestrian connection between the downtown and the west bank of the South San Gabriel River. Apartment complexes and overnight accommoda- tions located across the river from downtown are a missed opportunity. Presently there are no con- venient routes for these residents and visitors to walk to the downtown, which is surprisingly close. When confronted with an automobile trip, their decision is likely to take them onto the interstate and out of town because its access is more con- venient. Action: Study the feasibility of installing a pedestrian bridge across the river to link downtown with development to the west. Sidewalks To help guide pedestrian activity in and around the downtown, four types of sidewalk designs are recommended. This level typology provides for a range of experiences from basic scored concrete to routes with brick pavers, benches and decora- tive lighting. Map #7 on the previous page illus- trates where these different levels of sidewalk design should occur. Proposed sidewalk enhancements are based on the following basic streetscape principles: page 60 Install improvements and amenities in re- sponse to high levels of pedestrian activity Install decorative crosswalks in areas where pedestrian crossing volumes are high Decorative paving should be used strategically, to express a visual theme for downtown. Decorative paving should denote special activity zones, such as intersections and pedestrian crossings, street furniture areas and public plazas. The decorative paving design proposed in the sidewalk typologies that follow are based upon those developed for the Town Square Historic District. Again, the ba- sic approach here is to expand these existing ele- ments into the surrounding blocks. In some areas of intense pedestrian activity, deco- rative paving should be installed throughout the entire intersection. This will help to identify these intersections as places of major pedestrian use and will establish the downtown as a strongly pe- destrian -oriented area. Sidewalk Widths: Minimum: 6 feet Standard. 8 feet Optimum: 10 feet Type I Sidewalk In this classification, the entire sidewalk is con- structed of brick paving, in order to indicate its high level of pedestrian use. These sidewalks offer the highest level of pedestrian enhancement. This design is currently in place on the four blocks fac- ing the Courthouse Square. Key features: Brick paver laid in a herringbone bond Brick paver bands on both sides of central pavers, laid in a stack bond (use of both single and double bands of these accent bricks are seen) Concrete band (curb and gutter) on street side of pavers Tree and flower planters Decorative lights, benches and waste recep- tacles Chapter 4 • Pedestrian Circulation & Trails Type 11 Sidewalk This sidewalk has a band of brick pavers at the outside edge of the walk. The remainder of the walk is finished concrete, scored in 2 foot square modules. This provides texture and interest in a more economical manner, and helps to distinguish these streets from those that are all brick. Key features: Modular pavers along the sidewalk edge, laid in a common bond Concrete bands (curb and gutter) on street side of pavers Tree and flower planters Decorative lights, benches and waste recep- tacles Type Ill Sidewalk In this classification, the sidewalk is constructed of scored concrete, in the 2 -foot square module. Brick pavers would be used for accents, at spe- cial seating areas or corner landscape features. These sidewalks can either be installed detached from the street and separated by a landscaped planting strip or attached to the street with a con- crete curb and gutter. Installation is dependent upon the existing streetscape character along the block. Key features: Scored concrete in 2 -foot modules Decorative lights, benches and waste recep- tacles should be installed on the 7th Street route to Southwestern University, which is one route designated for this application. Example of a Level I sidewalk. (Georgetown, TX) Example of a Level II sidewalk. (Anderson, SC) page 61 L-- Type Ill Sidewalk In this classification, the sidewalk is constructed of scored concrete, in the 2 -foot square module. Brick pavers would be used for accents, at spe- cial seating areas or corner landscape features. These sidewalks can either be installed detached from the street and separated by a landscaped planting strip or attached to the street with a con- crete curb and gutter. Installation is dependent upon the existing streetscape character along the block. Key features: Scored concrete in 2 -foot modules Decorative lights, benches and waste recep- tacles should be installed on the 7th Street route to Southwestern University, which is one route designated for this application. Example of a Level I sidewalk. (Georgetown, TX) Example of a Level II sidewalk. (Anderson, SC) page 61 City of Georgetown • Downtown Master Plan Type IV Sidewalk In this classification, the entire sidewalk is con- structed of scored concrete. These sidewalks can either be installed detached from the street and separated by a landscaped planting strip or at- tached to the street with a concrete curb and gut- ter. Installation is dependent upon the existing streetscape character along the block. Key features: Scored concrete sidewalk Sidewalk Implementation A key issue in downtown is how a consistent side- walk layout can occur, in existing blocks where irregular setbacks exist and parking varies from diagonal to perpendicular to parallel. Essentially, a sidewalk with curb and gutter should define each street edge. In some cases, where room does not exist for diagonal pull -in parking, parallel parking should be installed. However, there are some lo- cations where there is adequate room for diago- nal parking while still maintaining sufficient side- walk widths. Each of these situations must be con- sidered on a case-by-case basis. The sidewalk system may be extended incremen- tally, as properties redevelop. When this occurs, the site should be evaluated to determine which sidewalk layout is most appropriate, taking the use of the property and the setback of the building into consideration. Wherever feasible, pull -in parking that obstructs pedestrian flow should be eliminated or redesigned. Sidewalks with curb and gutter should then be installed, and on -street parking should be established. While incremental construction of the sidewalk system is possible, a preferred alternative is to construct several blocks of sidewalks at one time. In order to do so, an improvement district should be considered, as described in Appendix A. Actions: Develop an improvement district to construct sidewalks. (See Appendix Afor potential fund- ing tools.) Construct sidewalks in a phased program (See also Appendix A for suggested phasing strate- gies.) page 62 Crosswalks and Intersections Safe street crossings are essential for a vital pe- destrian -oriented environment. Crosswalks should be clearly identified and ample space should be provided to allow groups of pedestrians to cross. They should be designed such that motorists would be discouraged from parking so close to the corner that the visibility of pedestrians would be impaired. Attractive crosswalks are especially important in encouraging downtown patrons to use off-street parking lots. Because sidewalk amenities and pleasant street crossings enhance the walking experience from these locations, they can help to reduce traffic congestion and relieve demand for on -street parking spaces. Adding pedestrian -controlled crossings will greatly increase the safety of pedestrians in the downtown. Anderson, SC) There are few pedestrian crossings along Austin Avenue except at 7th and 8th Streets, and it is seen by many as effectively cutting the downtown in two, due to heavy traffic volumes and high speeds. While there are striped crossings at most major intersections, these are not safe due to turn- ing traffic and the distance of the crossings. Routes between destination points are not well defined or marked either. Chapter 4 • Pedestrian Circulation & Trails Adding pedestrian -controlled signals at 3rd, 5th and 10th Streets will greatly increase the safety for pedestrians, as well as help to clearly identify the preferred routes that pedestrians should take. This means moving away from "timed" traffic lights which are quite popular but which only encourage high speeds that are not appropriate through a pedestrian environment. In response to the varying levels of use of inter- sections within Georgetown, a range of crosswalk designs should be employed. Many of the inter- section designs include the use of decorative pav- ing to more clearly identify the crossings, estab- lish visual continuity and enhance the pedestrian experience downtown. Intersection typologies are identified on Map #7 on page 59. The following intersection design categories should be used: Type A Intersection In this classification, the intersection is constructed of decorative paving, in order to indicate its high level of pedestrian use. These intersections offer the highest level of pedestrian enhancement and provide the strongest identity for crossings in the downtown area. In some cases, the existing curb line and corner radius should be retained, but in some special conditions, corners of sidewalks may be expanded to protrude into the parking lanes to provide additional area for street furniture and plantings, similar to those around the square. The advantage of using expanded corners on side- walks is that they prevent illegal parking at pedes- trian crossings where visibility would otherwise be impaired, and they make it easier for pedestrians to be seen by motorists before entering the cross- walk. The expanded corners also effectively re- duce the crossing distance for pedestrians, thereby improving pedestrian safety. The radius of the ex- panded corner should also be designed to facili- tate turning for large delivery trucks. Key features: Decorative paver at corners Decorative paver in center of intersection Scored concrete crosswalks Pedestrian controlled crossing signals Example of a Type A intersection. Type B Intersection In this category, either decorative pavers or scored concrete is used within the sidewalk boundaries at corners. The crosswalk areas are defined by scored concrete. The "paver' treatment is depen- dent upon the type of sidewalk designation for the intersection and should be consistent. Example of a Type B intersection. page 63 City of Georgetown • Downtown Master Plan Key features: Decorative pavers at corners Scored concrete crosswalk Type C Intersection In this category, scored concrete is used within the sidewalk boundaries at corners only, while the crosswalk areas are defined by conventional stripes. This level of intersection design is appro- priate in areas of lower crossing conflict. Key features: Striped crosswalk Scored concrete corners Example of a Type C intersection. Type D Intersection In this category, intersections appear as conven- tionally designed. No upgrades or enhancements are necessary. Intersection Implementation Actions: A series of intersections should be constructed at one time, as a set, such that one of the key pedestrian routes is completed. These may be financed as a part of the city's capital improve- ments program, or through a special improve- ment district. These techniques are described in the appendix. page 64 As an initial step, detailed designs must be de- veloped, based on the conceptual sketches provided in the plan. Streetscape Strategy One issue related to the streetscape is the wide variety of design elements that presently are used throughout the downtown. The Town Square His- toric District, for example, has several streetscape features that give it a distinct identity: street trees in grates, period lighting fixtures with banners, decorative paving and landscape elements at sev- eral corners. While these elements contribute to an identity for a few blocks in the downtown, ex- tending these elements into the surrounding blocks would enhance the overall pedestrian experience. The design and treatment should help create a more pleasant downtown experience, and help identify the downtown area as a cohesive, inviting place to work, live, shop and conduct business. In order to achieve this vision, the following basic principles should be followed: 1. Use different combinations of street furniture to distinguish the two sub -areas in the Downtown Overlay District. Street furniture within the historic district should Street furniture in Area 1 would continue the wood slat bench and waste receptacle design. Street lights would include hanging baskets and banners. City of Georgetown 9 Downtown Master Plan Parallel Parking Design: Where space is limited, Diagonal Parking Design: Where space permits, parallel parking should be installed. diagonal parking may be provided, but first, a sidewalk must be accommodated. page 66 buildine with irregular oet,ack Parallel Parking Design: Where space is limited, Diagonal Parking Design: Where space permits, parallel parking should be installed. diagonal parking may be provided, but first, a sidewalk must be accommodated. page 66 CHAPTERS AUTO CIRCULATION &PARKING Parking use and automobile circulation have been topics of many discussions on street corners as well as at public workshops and focus group meetings. Citizens are concerned that pedestrian safety and comfort should not be com- promised by high traffic volumes and speeds. Other concerns relate to the ad- equate supply, availability and convenience of public parking. Auto Circulation Downtown Georgetown is bisected by a state high- way, Business Interstate Highway 35-M, which is Austin Avenue. There is an issue with the traffic flow generated by this route in that it may both help and hinder the vitality of downtown. Some feel that the influx of visitors helps support the lo- cal economy, while others feel that the traffic, es- pecially when interstate traffic is diverted, detracts from the downtown. Overall, heavy traffic does have the potential to create a barrier to pedes- trian use and to impact the character of the down- town; this must be balanced with consideration of providing convenient automobile access to down- town. Automobile access should focus on being efficient and convenient to bring people into downtown. There are several important discussion points re- lated to automobile circulation in downtown Georgetown. The major issues are: Potential of eliminating state highway desig- nation for Austin Avenue Possible redesign of Austin Avenue through downtown Possible addition of pedestrian -controlled traf- fic signals along Austin Avenue Austin Avenue A key question is the use of Austin Avenue as a part of the state highway system. Substantial vol- umes of through -traffic pass this way, especially when the interstate is closed. Because this pro- vides some added exposure for businesses it may, to some extent, be considered an asset. However, when traffic volumes reach a level that discour- age pedestrian activity, then this is no longer a benefit to downtown but a detriment. A related issue is the preservation of certain ele- ments of the bridges crossing the North and South San Gabriel Rivers. These elements are assets that could fit into an overall heritage tourism op- portunity that would have positive benefits to the economy of the city if properly promoted as part of a historic tour experience. The primary role of Austin Avenue should be to serve downtown circulation. This includes pedes- trians as well as motorists. Road engineering so- lutions that increase traffic flow and impede pe- destrian flow will have a negative impact on the economic development opportunities of the down- town and are likely to threaten the significance of the National Register Historic District and impede one's ability to interpret the historic character of the area. When prudent and feasible road design alternatives are available, engineering designs that respect the downtown context should be used. State Highway Designation Austin Avenue currently is classified as a state highway. This designation may limit options for reducing lane widths, installing landscaping and sidewalks, providing special signage and enhanc- ing crossings. First and foremost, Austin Avenue should be engineered to support the vision for development of the downtown as outlined in this plan. This includes streetscape designs, on -street parking and pedestrian crossings. To the extent that Austin Avenue can support these functions and also serve as a part of the state highway sys- tem, then it should do so. At the point that it be- comes apparent that it cannot serve downtown and the state highway system, and alternatives for carrying traffic are available, then removal of the highway designation should be considered. page 67 City of Georgetown • Downtown Master Plan North O 0 500 1000 2000 Winter & Company 775 Poplar Avenue • Boulder, CO 80304 Georgetown, Texas 303) 440-8445 • www.winterandcompany.net Map #8 with: Georgetown Downtown Master Plan Parshall + Associates Architects Overall Circulation Strategy Bender Wells Clark Design April 6, 2003 page 68 Chapter 5 • Auto Circulation & Parking Further study is needed to determine both the use and destination of the Austin Avenue traffic. As an initial action, pedestrian crossing problems should be minimized by providing better signs, installing pedestrian -controlled crossing signals and con- structing "textured" crosswalks that encourage slower speeds. Widening Austin Avenue between 6th Street and 9th Street could have negative effects upon the pedestrian -oriented character of the downtown. This could negatively affect the perception of the National Register Historic District, which is an im- portant heritage tourism resource. Widening this section of Austin Avenue should be avoided. Other alternatives may include managing traffic flow, pro- moting alternative modes of transportation and re- directing traffic to other routes. Creating an attractive corridor along the northern portion of Austin Avenue would encourage mixed- use development in this area, including develop- ment of housing. This would support downtown businesses, and reduce vehicle miles traveled by providing housing opportunities for downtown workers. If the street is designed primarily to move highway traffic at high speeds and with large vol- umes, then the development opportunity along this section may not be fully realized. A current trend in highway design that is promoted by the Federal Highway Administration is the con- cept of "Context -Sensitive Design," in which the community setting is incorporated into planning for transportation improvements. Protection of cultural resources, opportunities for economic develop- ment, and other community plans are taken into consideration in this process. To the extent feasible, Austin Avenue should have: Narrow travel lanes Downtown -sensitive speed limits Textured crosswalks at key intersections Sidewalks along all street edges On -street parking to buffer sidewalks from travel lanes Decorative lighting Street trees Wayfinding signs Actions: With the vision for the street as established in this plan, discussions should be undertaken with TXDOT to devise ways in which Context Sensitive Design can be applied to Austin Av- enue. The illustrative plan detail included on this page should serve as a model for these discussions. (For additional information, see www.fhwa.dot.gov/csd.) Streetscape enhancements that encourage pedestrian activity should be installed. Street designs that include center medians, corner crosswalk "bulb outs" and diagonal parking, can all assist in calming traffic on heavily travelled routes. Street Design Scenarios The sketches on the following pages show options that could be considered for street design in the downtown. These options show parking, travel lane and sidewalk width alternatives. The assets and issues of each are listed. They may apply to several streets, including portions of Austin and Main. Key Variables: Existing conditions (which ultimately dictate the potential number of lanes, sidewalk width and type of parking that may be installed) Sidewalk width Inclusion of a turning lane Parallel versus pull -in parking (The preferred option is to establish parallel parking which increases sidewalk width, provides more safety for bicyclists and allows for more travel lanes. Pull -in parking is considered the only option in some areas where street right-of-ways are not sufficient.) page 69 City of Georgetown • Downtown Master Plan Option A page 70 Option A This plan shows two travel lanes and a center turn lane. Parallel parking occurs on both sides of the street. Assuming a 70' right-of-way the street cross- section would be as follows: TL Travel lane width 11' - 0" T Turn lane width 11' - 0" P Parallel parking width 8' - 6" S Sidewalk width 10' - 0" Issues: Diagonal parking is not available on this street reducing the number of parking spaces avail- able. Assets: A generous sidewalk width is available prov- ing ample room for streetscape improvements including trees, benches and lights. This could also allow for outdoor dining in some locations. Planting could occur at bump -outs. Option B This plan shows two travel lanes and a center turn lane. Parallel parking occurs on one side and di- agonal parking occurs on the other side of the street. Assuming a 70' right-of-way the street cross- section would be as follows: TL Travel lane width 11' - W T Turn lane width 10' - 0" P Parallel parking width 8' - 0" D Diagonal parking 18' - 0" S Sidewalk width 6' - 01) Issues: The sidewalk width in this scenario does not allow room for significant streetscape ameni- ties. There may be difficulty deciding which side of the street would be diagonal vs parallel park- ing. Assets: Diagonal parking is available on one side of the street increasing the number of on -street parking spaces in comparison to Option A. Planting could occur at bump -outs. Street lights could be installed. City of Georgetown • Downtown Master Plan D ITILITL11 D Option C page 72 Parking Facilities In general, there are three basic types of parking facilities that may be considered in downtown Georgetown: surface lots, parking decks and park- ing structures. Each type of facility has features that are appropriate for different applications. Surface lots can be stand-alone parking facilities e.g., the City block -sized, asphalt -covered lot), or parking lots attached to a specific commercial building (e.g., beside an office building). They are used when expense is a concern, visual aesthetic expectations are low, or when the dedication to parking is not long-term. A parking deck is a simple structure of only two levels, with the lower level constructed into the grade of the site. This will frequently allow the two levels of the deck to be accessed from the street by separate driveways, if the topography slopes sufficiently to do so (as is the case with the West Draeger Redevelopment Site, between 6th and 7th Streets and Rock and Forest Streets), without the added expense of constructing ramps to connect the levels. The fundamental design principle for a deck is that the street edge be designed to provide interest to pedestrians. In the simplest model, the edge of the deck would be screened with decorative rail- ings or plantings. In more elaborate models, the perimeter of the deck is animated with commer- cial space. Parking structures generally have two to four lev- els of parking with at least one ingress and one egress point. Also, many communities are now requiring parking structures, which are otherwise an unattractive addition to the streetscape, to be wrapped" with shallow retail spaces. Parking Issues and Opportunities How future new parking facilities are developed is an important element of the Downtown Master Plan. There are a number of considerations that should be factored into parking planning and de- velopment. Chapter 5 • Auto Circulation & Parking Think of parking as a utility (i.e., it provides a service that customers use) and not as a land use. Viewing parking from this perspec- tive makes one ask the question of "where should parking be located to best serve de- mand?" Take a systems approach to viewing park- ing decisions. This requires that all parking structures, lots and on -street spaces be viewed together to evaluate how well they are serving demand. A systems approach will evaluate point of view because the public can often park closer to their destination. They are also de- sirable for the developer, because a combined - use property can generate higher rental in- come than a stand-alone parking structure. Locate new public parking facilities where they will serve the broadest range of users and not just one specific commercial site. Ensure that new public facilities have enough spaces not only to meet the expected demand from the com- mercial or civic uses the facility is expected to support but also to provide "extra" parking spaces for use by other developments in the Parking structures should be designed to provide an attractive street edge for pedestrians, as this one does. (Boulder, CO) how well the facilities are functioning together, and whether they are integrated so that cus- tomers know where to go to find the next lot if the first one they go to is full. Parking facilities should be located so that they form a loop within the downtown (i.e., to the extent pos- sible), be well marked and be accessible. Sign- age at each that notes the location of addi- tional nearby lots should be installed. Combine other uses with new public facili- ties whenever possible. Multiple -use parking facilities that include parking are desirable from an urban design perspective because they are more attractive than just a single -use parking facility. They are desirable from the public's area. Ensure that public redevelopment projects have suffi- cient parking to meet their needs plus "extra" parking spaces for general public use. Manage parking resources to encour- age downtown workers to park at the edges of downtown or in lesser -congested areas, to free up parking in the heavier commercial areas for customers. Recommended Actions While there are a number of significant parking projects being discussed for development in the downtown—not including the recently completed Justice Center parking structure—it is not neces- sarily clear that three separate parking structures are currently needed for a community the size of Georgetown. When it does become clear that ad- ditional off-street parking is needed in the down- town, the following concepts should be considered. page 73 City of Georgetown • Downtown Master Plan Key: Parking Lot SAN GABRIEL VILLAGE BLVD.o gj D Parking Structure Z 1 Approximate Walking Distance in 5 minutes SANGABRIELRNER Primary Auto Access Route o O ...: a Secondary Auto Access Route o Downtown Overlay El . District Boundary El rn IE E010i n [D0 0 , W 4TH ST. OD El El El E E 5TH ST. Cl 4f) ED o E 6TH ST. FFQ " 0 IM El ED I T <,_ I \ 0000 a E 8TH ST. TH §T—.— J, s11: i TH ST.a E 9TH S . 111,00= ^} o T `r JAI JITH OF W. UNIV rrY AVE El 00 qou - ----- -- F0 D 1 0 250 500 1000 North O m Nom: BWd,na Ioolprints are app-d—e m ecule end mceuon. ThWare Included ler IIlu aweptup—Wy. Winter & Company 775 Poplar Avenue- Boulder, CO 80304 Georgetown, Texas 303)440-8445• www.Wnterandcompany.net Map #9 Mtn: Georgetown Downtown Master Plan Parshall + Associates Architects Proposed Parking Strategy Bender Wells Clark Design I I April 6, 2003 page 74 Chapter 5 • Auto Circulation & Parking 1. Develop parking structures and lots to service all areas of downtown. Parking near the downtown core would benefit travelers coming to government offices and pa- trons of retail and dining opportunities and down- town workers during the daytime. City and County planners should resist the temptation to put sur- face lots throughout the downtown area, since lots do little to enhance the urban landscape. Therefore, in conjunction with the Justice Center parking structure, public parking facilities should be considered at the intersection of 10th and Main Streets (the County Block Redevelopment Site) and a city -owned block between Rock and Martin Luther King, Jr. and 8th and 7th Streets (part of the proposed Civic Center). These are highlighted on Map #9 on page 74. Locating parking facilities in these three locations would service most of the downtown area. One way to illustrate this concept is by drawing circles around proposed parking locations that represent a distance that a pedestrian can comfortably walk in five minutes (typically one-quarter mile). If developments at these locations are to be suc- cessful, they should be comprehensive, with ini- tiatives to revitalize properties around all corners of the intersection. The strategy should be to stimu- late development with a mix of uses at this inter- section. These should include retail and office func- tions, but should be anchored with accommoda- tions and housing development. 2. Coordinate a wayfinding and sign system that directs visitors and locals to parking lots. Clearly identify routes to parking that minimize potential conflicts with primary pedestrian routes. 3. Clearly identify the lots with uniform graphic design. See also Chapter 6: Wayfinding & Public Signs. 4. Create pedestrian -friendly edges with landscaped edges and interiors of the lots. See also the Design Guidelines for the Downtown Overlay District. 5. Confirm the distribution and quantity of projected parking needs. Additional parking is likely to be needed in the downtown as development increases the density of uses. While this plan identifies two possible lo- cations for new parking structures, the estimates of required new parking need to be refined as the plans for new development and redevelopment downtown materialize. 6. Develop and manage parking as a system. Parking should be viewed and managed as a "util- ity" that is provided by the City and County, as well as some private sources. It should be regu- larly inventoried, its use should be managed and monitored, and it should have a coordinated, com- prehensive signage system. A key part of this parking management strategy is enforcement. For the time being, while increased parking capacity is being discussed, the City should actively enforce parking restrictions within the downtown. This includes the use of metered or time-limited parking spaces. A key concern is that many downtown employees and business owners tend to park in valuable customer parking spaces. This should not be allowed to continue. If Georgetown is to be a destination, then it must appear friendly to visitors. Parking, unfortunately, is the first "commodity" that businesses have to offer. Employees should be encouraged to park in out- lying parking lots or structures and walk into down- town. If this is too much of an inconvenience, then the City or County should consider an employee satellite lot with shuttle service. Actions: As an initial step, the city should establish a proactive parking management program, which includes monitoring and enforcement of on -street parking spaces. As a first phase, a surface parking lot should be developed on the county property on Main Street. This should be landscaped to meet the design guidelines, but planned to be an interim solution. In a second stage, this lot should be devel- oped with commercial and residential uses page 75 City of Georgetown • Downtown Master Plan framing the streets, and structured parking to the interior of the parcel. A more detailed parking demand and manage- ment study should be conducted, to more pre- cisely ascertain where parking supply may be deficient. It is also important to plan structured parking for a future stage of implementation, when the density of uses has increased. Construction of structured parking facilities should be undertaken by a downtown parking improvement district program. Transit Opportunities Currently there are no public transit facilities in Georgetown. Community members are interested in a number of different transit opportunities. These range from a shuttle or trolley that circulates through the downtown, to the possibility of a pas- senger rail line being established between George- town and Austin. These opportunities should be kept in consider- ation during the development of the plan recom- mendations. Potential transit stops are not located on the framework map, but could be integrated into the plan on an as -needed basis. Future stops should be located by activity centers and at key sites. If a rail line were to be developed, links be- tween the depot or end point of the train and the downtown would need to be investigated further. page 76 CHAPTER 6 wAYFINDING &PUBLIC SIGNS Downtown Georgetown currently has a strong base of local users as well as seasonal tourists and visitors. Many first-time visitors, at whom proposed rede- velopment efforts are targeted, do not know how to get to downtown or where individual destinations are once they do arrive. Presently there is no "system" for wayfinding. The city has developed a design for entry signs to be used at the boundaries of Georgetown and other signs are installed on an individual basis to identify locations of some facilities. Overall, wayfinding effectiveness is limited because of a lack of consistent sign design, changing traffic patterns and mini- mal signage for local attractions. The historic courthouse, public library and farmer's market are examples of sites that need signs. In addition to finding the location of individual facilities, it is important for users to be able to easily locate parking lots. Presently, signs to public off-street parking are very limited in num- ber. A coordinated and attractive town -wide sign system would greatly aid both downtown entities and other local facilities and attractions. Wayfinding Strategy Many visitors entering Georgetown may not be aware of the location of the downtown and have difficulty finding it. Once visitors have reached the downtown, they may have difficulty locating suit- able parking areas and local points of interest. And, even though a visitor information center exists, it also is not easily located. Georgetown's current signs fail to convey a dis- tinct image for the downtown and its different land use "Character Areas." A new signage system is needed not only to convey information, but also to reinforce the special identity of downtown George- town. This will become even more of an issue as the community implements the redevelopment action items from this plan. With the advent of more fa- cilities, including civic buildings, housing and re- tail, it will become increasingly important that people are aware of the features and of facilities in downtown so that they can easily find their way there. Level 1 Signage Plan page 77 a eTi 1 s\.. 1 Level 1 Signage Plan page 77 City of Georgetown • Downtown Master Plan AT BRIDGE AT MONUMENT CAFE t North O 0 500 1000 2000 Winter & Company 775 Poplar Avenue • Boulder, Co 80304 Georgetown, Texas 303)440-6445• www.winterandcompany.net Map #10 with: Georgetown Downtown Master Plan Parshall + Associates Architects Wayfinding & Signage Strategy Bender Wells Clark Design April 6, 2003 page 78 Chapter 6 • Wayfinding & Public Signs A public information system should be enacted, with the following components: Identifiers at major entries into the Downtown Secondary signs that lead users to key com- munity resources Directional signs that improve circulation for pedestrians and automobiles Signs that guide users to appropriate parking facilities In order to accomplish this, a four -tiered system of wayfinding should be established. Map #10, on the preceding page, illustrates the locations for the following "levels" of sign design and information. Level I Signage- Downtown Indicators Provide downtown indicators to point the way to downtown, especially at entry gateways and key outlying intersections. These simply indicate the direction to downtown in general. Level l/ Signage - Continuation Signs Allow for "continuation" signage to notify travelers that they are still approaching the downtown. This is also an opportunity to begin to call out special attractions and other points of interest. These signs should be positioned between the Level I and Level III signage points, as noted on the wayfinding map. Level Ill Signage — Resource Locators Provide key information point signage to help visi- tors locate specific resources. The treatment of these key information points can be simple (e.g., to note the entrance to a trail) or more elaborate if Level 111 signs provide key information point signage to help visitors locate "special' places. l v Iveccome to the City of Georgetown Level 1 Sign. These may be combined with landscaping at key intersections. These should have a consistent landscape scheme that is associated with the downtown streetscape. page 79 City of Georgetown • Downtown Master Plan there is an opportunity to incorporate landscaping or sculptural elements (e.g., to identify areas such as the courthouse). These signs are located in close proximity to the actual site and consideration for turning and entry points should be integrated into circulation framework actions. Level IV Signage- Pedestrian Directories Provide orientation maps at key gathering points in the downtown. Areas such as parking facilities, government offices and other key pedestrian des- tinations should provide maps of downtown that identify important civic, entertainment, dining, emergency and personal facilities. Landscaped Gateways In conjunction with the information presented through the different levels of signage, landscaped gateways should also be constructed at key traf- fic decision points. These should serve as "pre- views" of downtown and all should have a consis- tent landscape scheme that is associated with the downtown streetscape. Downtown entries and in- termediate gateway points should be identified with coordinated directional signs, distinct landscape elements, and clear pedestrian crossings. Ex- amples of suggested gateway designs and the hierarchy of gateways are shown in the illustra- tions at the end of this chapter. Note that the wayfinding sign system designs pre- sented in this plan are conceptual to illustrate the principles of an organized system that would in- clude a variety of sign types. Before actual con- struction and installation of any signs, a more de- tailed plan for location of signs should be devel- oped and more refined graphics should be pro- duced. Note also that, in time, additional locations for signs will be identified. The sign system map in this plan should be considered preliminary, for the purposes of identifying initial locations of signs that are important. Installation of the wayfinding system should have high priority, because it yields substantial benefits for reasonably low investment costs. Initial fund- ing may come from the city's CIP program, al- though a more comprehensive system could be better accomplished with an improvement district, using tax increment financing and assessments. In addition, several entry points in outlying areas should have signs identifying the way to down- town. These include: along 1-35 before major in- tersections, and at Innerspace Cavern and the Level ll: Signage Elevation. This may be combined with other street furnishings and landscaping. page 80 Chapter 6 • Wayfinding & Public Signs Candle Factory; along Austin Avenue at Williams Drive and also Leander Road; and the intersec- tion of Hwy 29 and Inner Loop Road. Sign Design Current directional signage also lacks consistency both in its message and use. Standard highway signs do not convey a sense of place or the infor- mation necessary to encourage visitors into down- town and to help them navigate to their final des- tination. A consistent image within the public sign system will make it easier for pedestrians and motorists to negotiate their way into and around George- town. It will also help reinforce its identity. Signs, landscaping and other design features should be used to create a system of wayfinding that informs travelers of where they are in their approach and travel within downtown Georgetown. This is es- pecially important in relation to the interstate and any future by-passes that may be created. In order to accomplish this, a special graphics package should be used to establish a strong sense of identity and make it easy for people to identify a public sign that will provide information and help them negotiate the downtown. The pro- posed public sign concept uses a series of spe- cial logos and colors to define each of the pro- posed "Character Areas." The center panel of the sign uses standard symbols, a consistent type face and layout. Signs may be mounted on a standard square pole or may be supported on a custom metal post, with a distinct finial detail. Those in the core area may be more ornamental, to reflect the heritage of the square. Signs also may be mounted on existing posts and light standards. The following types of signs should be installed as a part of a public sign system: Directional signs These identify the location of public facilities; for example, the courthouse, the Library, and the Jus- tice Center are among the sites to be identified on directional signs. Trail head signs are also in this category. Regulatory signs These indicate restrictions on traffic and parking as well as basic health and safety concerns. Signs that limit parking hours, restrict traffic flow and set speed limits are among the signs in this category. Informational signs These interpret the history of the community and its natural resources. They may include photo- graphs, maps, sketches and text. The design concept for these signs is shown at the end of this chapter. This design is provided as a guide with key information elements. Final de- sign concepts must be developed prior to actual installation. Creating and continuing a consistent image for downtown Georgetown is the most im- portant factor in the sign design. Actions: Develop the final graphics package and loca- tions for the sign system. Develop gateways into the downtown that in- clude wayfinding elements. Install directional signs in a coordinated sys- tem. Install pedestrian -oriented directories in pub- lic parking lots. page 81 City of Georgetown • Downtown Master Plan Concept for Downtown Directional, Informational & Regulatory Signs Directional Signe Decorative Cap Standard regulator information; interna standard graphics , symbols should be L where applicable. Character Area log( Character Area Nai Square metal pole Level I Signage Regulatory Sign This sign system uses a standard metal panel as a base, but in some areas would incorporate a custom-tailored graphics system that highlights the different land use CharacterAreas of downtown Georgetown. The background frame" color would be consistent throughout the downtown. A distinct logo and/or text would then be used to differentiate each Character Area. The panels should be scaled to match those of standard traffic and parking regulatory signs. A decorative cap could be used in the downtown area and a simpler metal cap could be used in the outlying areas. (Note that these are conceptual and that more refined design development should occur before execution.) page 82 CHAPTER % PARKS &OPEN SPACE This chapter provides recommendations for enhancement of parks, plazas and other open space that can serve the many user groups targeted for the down- town. Providing parks and open space that accommodate different types of ac- tivities is essential to the vitality of downtown Georgetown, especially if it is to serve as an active place for residents as well as customers, workers and visi- tors. A few plazas and only one small park exist in down- town Georgetown today. These are used daily as places of rest and also serve as the location for festivals and other productions. While many suc- cessful events are orchestrated downtown, such as the Poppy Festival, Christmas Stroll, Market Days on the Square, First Fridays, Farmer's Mar- ket and Lunch Concerts on the Square, there is a need for enhanced venues for these and future events. The challenge in creating a variety of places such as these is that many of them are used only for limited periods of the year. While space is needed for large ceremonial events at times, on many other days, such space is not re- quired and, if developed to be used exclusively for such uses, will be empty at times. In response, the city should provide some spaces that can flex with differing use requirements throughout the year. While the 100 -acre city-wide San Gabriel Park exists northeast of the downtown along the north- ern bank of the San Gabriel River, such opportu- nities are few in the downtown area itself. Parks provide recreation opportunities for residents and visitors and enhance the livability of the commu- nity. Parks within the city center should serve the Georgetown community at large, regional resi- dents and visitors, as well as downtown dwellers and employees. More venue opportunities also are needed for outdoor events. These parks, plazas and open spaces should be in the downtown: Large plaza for organized events Playground for children Passive green space to serve nearby residents Small outdoor space for modest assemblies Performance space for outdoor concerts and for other cultural events The farmer's market should have an enhanced venue in downtown, that can be adapted to market days but also can serve other purposes at other times Parks and Plazas Courthouse Square The green lawn that surrounds the historic court- house building should continue to be actively pro- moted and used as open space in the downtown. While it is currently used this way for events like the Farmer's Market, Market Days and Lunch Con- certs on the Square, these efforts should be con- tinued and expanded to bring other users down- town. Visual and performing art venues would work very well in this grand, central space. Festival Street in the Civic Center One effective means of providing flexibility in open space is to design a parking lot or a street such that it can be converted into a plaza for special events. To do so, decorative paving, trees, shrub- bery and ornamental lighting should be provided. In addition, utility hookups should be installed to accommodate use of electrical equipment and water. Action: Develop a festival street along 8th Street as a part of the proposed Civic Center. page 83 City of Georgetown • Downtown Master Plan Civic Center Park A park should be developed in conjunction with the proposed civic center. This should be designed to serve as an amenity for the library and for use during festivals. Action: Develop a park on the south side of 81h Street, between Rock and MLK. Old Jail Park A portion of the block that contains the historic jail building could be developed as an interpretive park, with markers explaining the history of the site. This also could serve as an amenity for the adjacent neighborhood. Action: Develop a park at the southeast corner of Aus- tin Avenue and 3rd Street. County Site Park Finally, a small park should be established in the south activity center, perhaps as a part of the de- velopment on the county site. This may be at the southwest corner of 91h and Church Streets; alter- nately, it could be created from open space on the east side of Main Street, between 9th and 10th Streets. Action: Develop a small park as a portion of the de- velopment proposed for the County Site. Main Draeger Property Another small park should be considered as a part of redevelopment on the Main Draeger blocks. In consideration of all these parks and open space actions, they should be programmed and managed in a coordinated system. Convenient pedestrian and bicycle routes should link all of the parks and the public information system should identify all of these resources. This should include maps on kiosks and trail heads as well as directories and brochures for public distribution. page 84 Plazas and courtyards act as both formal and informal gathering spaces and are strongly encouraged in new developments in the downtown. (Anderson, SC) One effective means of providing flexibility in open space is to design some parking lots such that they can be converted into plazas for special events. Boulder, CO) Actions: The specific parks illustrated in the plan should be constructed in conjunction with other im- provements recommended on the site. For example, the park and festival street along Eighth Street should be constructed at the time that the first phase of a city government cen- ter is constructed. In some cases, these may be incorporated in private development projects, with the participation of the city in funding of these amenities. Other parks will require more detailed study. As an example, the potential for creating a park as an adjunct to the old jail will involve addi- tional planning. This will require cooperative planning with the county government. Chapter 7 • Parks & Open Space BLUE PARKHQ L L E: G L d CDdo13Ell? o ° L THE OLP C UIUL T T. I I p 00 t.' L. L. CHAUTAUQUA PARK nF7Z j —1E1 W. UNIVERSITY AVE 711 I1 II, VFW o PARK 0 o dE]0 c Key: III Existing Trail L 6- Proposed Trail Existing Open Space Proposed Open Space Downtown Overlay m [j District Boundary d, 0 L 111 _• . , E7 rive ' M1111NEVI F n00 N BORH PARK E 8TH ST. SHOOL 0 El PLAYGROUND E 9TH ST. lid o El 7oE 0 250 500 1000 North(D Nae: Bugdirg (Wpmi are appmxmele in orale end 10 fiw. They are IndWed lar I11,9mbw purpo only. Winter & Company 775 Poplar Avenue• Boulder. CO 80304 Georgetown, Texas 303)440-8445• www.winterandcompany.net Map #11 with: Georgetown Downtown Master Plan Parshall + Associates Architects Parks & Open Space Strategy Bender Wells Clark Design April 6, 2003 page 85 SAN GABRIEL VILLA aELVD. o I Z aX D m Z L BLUE PARKHQ L L E: G L d CDdo13Ell? o ° L THE OLP C UIUL T T. I I p 00 t.' L. L. CHAUTAUQUA PARK nF7Z j —1E1 W. UNIVERSITY AVE 711 I1 II, VFW o PARK 0 o dE]0 c Key: III Existing Trail L 6- Proposed Trail Existing Open Space Proposed Open Space Downtown Overlay m [j District Boundary d, 0 L 111 _• . , E7 rive ' M1111NEVI F n00 N BORH PARK E 8TH ST. SHOOL 0 El PLAYGROUND E 9TH ST. lid o El 7oE 0 250 500 1000 North(D Nae: Bugdirg (Wpmi are appmxmele in orale end 10 fiw. They are IndWed lar I11,9mbw purpo only. Winter & Company 775 Poplar Avenue• Boulder. CO 80304 Georgetown, Texas 303)440-8445• www.winterandcompany.net Map #11 with: Georgetown Downtown Master Plan Parshall + Associates Architects Parks & Open Space Strategy Bender Wells Clark Design April 6, 2003 page 85 City of Georgetown • Downtown Master Plan Public Art Public art can help to establish a unique identity that cannot be replicated and it can contribute to a special image beyond conventional streetscape elements. Public art may include individual art objects that are installed in gateways to downtown, along sidewalks and in association with public buildings. It also may include spaces or sites that can accommodate performances and other cul- tural events. Other art installations may incorpo- rate decorative painting, murals and modifications to street furniture that provide surprise and delight in the urban setting. In most cases, the City should seek out professionally executed public art instal- lations. Art works in public areas can provide a means of personalizing downtown Georgetown, by creating unique "place makers." Freestanding sculpture, wall murals and decorative sidewalk mosaics are some examples of familiar public art media. Other more unusual forms may include wind, water and even plant materials. A series of such art installa- tions can add accent to the downtown's fabric while also challenging a new awareness on behalf of viewers. Art in public places should be defined broadly to include a wide range of media and experiences. Public art installations in the downtown should in- clude the following types: Art Sites These sites should be installations that are strate- gically located to serve as accents in the commu- nity, such as at gateways into the downtown or as focal points in public parks. These sites should have some basic constraints within which the art must be created. In general, art sites should con- sist of objects placed in or integrated into the ur- ban environment. Streetscape Art These installations should be designed as inte- gral components of the streetscape work. In these cases, the artist would "customize" or reinterpret conventional features of a streetscape beautifica- tion design. For example, an artist might design a special decoration for a selection of public plant- page 86 Plazas and courtyards act as both formal and informal gathering spaces and are strongly encouraged in new developments in the downtown. (Walnut Creek, CA) ers. The artist would work in coordination with a landscape architect and a civil engineer in such a situation. Performance or Events Sites These include small plazas or amphitheaters de- signed to accommodate performances. Art Parks These are sites where artists would be commis- sioned to develop an entire site as an art installa- tion that would be considered a part of the parks system. An art park could expand on a theme, such as an interpretation of the city's agricultural heri- tage. In some cases, the artist could collaborate with landscape architects or other design profes- sionals to develop the art parks. Actions: Adopt a policy to allocate a percentage of con- struction costs for public buildings to public art. Adopt an incentive program for private indi- viduals to donate or loan art to be used in public places. Develop a process for evaluating and select- ing public art for the downtown. Chapter 7 • Parks & Open Space Informal Open Space The banks and floodplains of the North and South San Gabriel Rivers serve as informal open space that many see as an asset to the community. Main- taining these areas as attractive natural riparian environments is encouraged. Clean-up efforts should be organized by both government and vol- unteer groups. Streetscape art should be designed as integral components of the streetscape. In these cases, the artist reinterpreted conventional benches. page 87 City of Georgetown • Downtown Master Plan page 88 CHAPTER 8 OPPORTUNITY SITES The downtown plan includes suggestions for redevelopment of some key par- cels that are envisioned as key anchors. These include components of the activ- ity centers proposed in Chapter 2 and also are referenced in the discussions of character areas in Chapter 3. In this chapter, some of those opportunity sites are examined in more detail. Illustrative plans demonstrate the potential that these properties have to set the tone for a reinvigorated city center. It should be noted, however, that other development scenarios are certainly possible, and that none of the concepts presented here are formal proposals for development. The sites studied are identified on Map #12 on the following page. Draeger Property Opportunity Site A key development opportunity exists in the Draeger automobile dealership property. This con- sists of five city blocks just north of the courthouse square. Basic Objectives Any development on these blocks should be knit into the downtown and should serve to extend the pedestrian -oriented core. Any development along Austin Avenue and Sixth Street should have retail activity at the sidewalk edge, to encourage walk- ing and extend the pedestrian zone for the core. Advantages of the Austin Avenue block are: Good automobile access Assembly of a large parcel would be easy The possibility exists to close 5th Street, be- tween Austin Avenue and Rock Street, if needed. Issues related to the Austin Avenue blocks are: High traffic volumes impede pedestrian flow between blocks Institutional use on the western edge limits the ability to stimulate nearby redevelopment for retail Residential neighborhood along the eastern side is a sensitive edge Automobile Access Austin Avenue provides good automobile access through the center of the four major blocks. On the other hand, because Austin Avenue has high traffic volumes and relatively high traffic speeds, it effectively divides the set of blocks into two halves. Pedestrian connections across Austin are weak. They could be enhanced with improved crosswalks and preferential treatment for pedestrian crossings at intersections, but this remains a consideration for any development concept. Another concern is that potential proposals by TXDOT could expand the street for cars and de- grade its appeal for pedestrian activity. This is a liability in terms of developing these sites either for retail or civic functions. (An alternative to the TXDOT design approach should be explored which calms traffic and enhances the environment for pedestrians and is discussed in Chapter 5.) Edges to Abutting Blocks Each of these blocks abuts other uses. Those on the east side of Austin Avenue look onto estab- lished residential neighborhoods, while those on the west back onto the new county Justice Center complex. The county Justice Center frames the western edge of the Draeger properties, on Rock Street. Some pedestrian activity occurs here, and may increase as the county parking structure comes into increased use by downtown patrons. None- theless, this side is best suited for activities that page 89 cl1K88C. SAN U City of Georgetown • Downtown Master Plan DC= Key: Draeger Property D Opportunity Site D Fl Z Civic Center Opportunity Site County Property a o 0 Opportunity Site o Downtown Overlay District Boundary 1 0 0 IIS i 111111 I.i . WU J 9TH ST. o log 14TH -,I W. UNIVERSITY AVE a UUM q =1 o 1 III, .r a • ' r y 1 0 250 500 1000 North O Note: B.16eg bot"tt" ara approxtmale h scab arq location. They are hdecW for IIIu 1raWe purposes only. z Z m p 0 =123 o 0 s. r-1 I rI uj u eoo Gf0r11fAr Sffo- u 0OC 1 F7 F---1 F Winter & Company 775 Poplar Avenue• Boulder, CO 80304 Georgetown, Texas 303)440-8445• www.winterandcompanynet Map #12 with: Georgetown Downtown Master Plan Parshall + Associates Architects Opportunity Sites Bender Wells Clark Design April 6, 2003 page 90 Chapter 8 • Opportunity Sites do not require a street frontage, as retail would for example. However, this edge could work well as a service-oriented side for some development sce- narios. The eastern side of the property lies along Main Street and is flanked by established residential uses. Development here should be sensitive along this edge. Residential functions will be most ap- propriate, to serve as a transition into the residen- tial context. Pedestrian Connections to Amenities Connections to other amenities in the area should be provided. This includes: Access to the river trail and Blue Hole Park Pedestrian connections to courthouse square Views Opportunities to maintain views to key assets should be planned with any development on these sites. Retail Support Development in this area should help to stimulate retail activity downtown. It can do this by: Providing retail space along the street edges that abut the retail core Including other uses that bring customers to the area, such as residential, hotels and of- fices Parking Any large parking areas on these sites should be planned such that they can help to serve the retail core as well. They should be located to the inte- rior of parcels and also should be well landscaped. Alternative Development Scenarios With these basic planning principles in mind, two alternative scenarios are illustrated to demonstrate potential development that would be compatible with the objectives of this downtown plan. In these scenarios, the Draeger property is developed with mixed use, including retail at the street level and professional offices and residential above, which is termed "commercial." Scenario A — Mixed Use Development These blocks are well suited for such development. This would serve to extend the retail core/pedes- trian walking area, and begin to extend activity toward the north, to the river. See illustrative plan on page 92. In this approach, the Austin Avenue street sides would be developed with retail storefronts. Park- ing would be located in the interior of each block. Residential uses would be located on Main Street. A small park is also provided as an amenity for these residences. A hotel could be included as well and some of the townhouses could be part of an extended stay" component of the hotel. Some of the commercial space in this development could be created as a business incubator as well. Each block could be developed independently, but ideally a master plan would coordinate them, such that pedestrian connections, plazas and outdoor dining areas work together. Key Features: 5 1 Street is extensively landscaped, serving as an east -west pedestrian way and access to on-site parking Buildings frame the perimeter of the proper- ties. An entry plaza faces to the courthouse, pro- viding views to the courthouse square. Along Austin Avenue and 6th Street, retail is located at the ground level, with offices above. Scenario B — Mixed Use with Hotel and Conference Center In a second alternative scenario, the focus of de- velopment is around a Conference Center. The need for a conference center has been mentioned, although a formal market study remains as a needed action item. This concept is presented in the illustrative plan on page 93. In terms of locating a conference center, the site has good vehicular access, although it is not im- mediately accessible from the interstate highway and it does not have a nearby hotel, which is gen- erally considered necessary. page 91 City of Georgetown • Downtown Master Plan A hotel would be constructed adjacent to the con- ference center and would share an automobile drop-off court with it. In this location, convention- eers could use the county parking structure. Ser- vice areas would be along the western edge, abut- ting the county building. The blocks east of Austin Avenue would develop as mixed-use, similar to that envisioned in Sce- nario A. Parking would be located in the interior of the block. Small plazas and courtyards would be amenities for offices and restaurants. Key Features: 51h Street serves as an auto -court between the hotel and conference center; sculptures and fountains provide reference points along this street. The conference center orients to the court- house with an entry plaza. The conference center also orients to an auto court shared with the hotel. Townhouses frame the eastern edge along Main Street. Coordinating Development on the Draeger Properties In any case, the ability to plan these blocks to- gether is an important advantage. If the proper- ties can be acquired as a single holding, then this coordinated redevelopment can occur. Otherwise, Draeger Property Opportunity Site — Scenario A Fourth Street I 2 -level - Parking '-- I Structure I I 2 -level — Parking — 5tructure -o I S 3 Hotel Commercial Rest. I Rest. m I ; 2 —- U o L _ Y _ O 0Z ¢ CommercialCommerclal I Sixth Street page 92 Chapter 8 • Opportunity Sites more piecemeal development may happen. Even though this could still fit with downtown goals and would be designed to comply with the Design Guidelines, the synergistic opportunities to rein- force development could be missed. Therefore, if acquisition can be achieved in a reasonable way, it should be pursued. This is essentially a redevelopment role that the city would be playing. It could master plan the site and then offer it for redevelopment, as appropri- ate to specific plans, and could, if necessary as- sist with financing or with other incentives. In or- der to take on this role, however, it is essential that the ultimate development be one that comple- ments the retail core and extends the activity of the pedestrian zone, while respecting adjacent neighborhoods. It also could stimulate other mixed- use development to the north along Austin Avenue to the river. Block 36 - The fifth block, Block 36, does not have exposure to Austin Avenue. It also is somewhat isolated from other retail oriented streets. Perhaps the best scenario here would be to develop the block with professional offices, primarily targeted toward attorneys and other professionals that would benefit from being close to the Justice Cen- ter. Some service retail would be located along the street edge as well. Draeger Property Opportunity Site — Scenario B Fourth Street 2 -level ! I Parking - - I Structure 2 -level Parking - Structure o — 3 o_ i Hotel °L Commercial W W m I s Conference Center I— Lr: Retail ¢ CommercialLPlaza 1 Sixth Street page 93 City of Georgetown • Downtown Master Plan Civic Center Opportunity Site The Civic Center opportunity site lies along West 8th Street and is framed by Rock Street on the east and Martin Luther King Boulevard on the west. It is envisioned as a new civic center for city gov- ernment and related services. Basic Objectives To provide a centralized location for city gov- ernment offices such that services are conve- nient to patrons. To create a focus of activity for the western edge of the downtown. To create additional outdoor space for general public use as well as for special events. To support job creation and economic devel- opment programs in the downtown Alternative Development Scenarios The focus of this development would be a new city hall. This would accommodate key adminis- trative and service functions in one central loca- tion. Ideally, offices that are presently distributed downtown as well as in outlying areas would relo- cate there, although some could remain in satel- lite locations that are within walking distance. (City Civic Center Opportunity Site Seventh Street Recall Business L- — — — Incubator I 5 -level I I Parking 1I f Structure Llbrary i L Retall comm I 7. Eighth Street IL m omm. infl city Hall IHI I HITF11 Ninth Street page 94 Chapter 8 • Opportunity Sites Council Chambers, for example, could remain where they are located, although in time that site is likely to be desirable for other functions that would help to animate the courthouse square. In the future, for example, this might be a prime per- formance venue.) In addition, the existing police station building, which is a historic resource, would be retained. The Civic Center also would include a parking structure, which would serve government facilities as well as businesses in the part of downtown. Supplementary surface parking would be located to the south and east of the proposed city hall. A new library also would be developed. This would include a grand entry facing onto 8'h Street and conveniently accessible from the parking structure. The existing library could be adapted for other governmental offices or as an arts facility.) A key element would be construction of a busi- ness incubator facility which would provide state- of-the-art telecommunications service and would County Property Opportunity Site I I . Ninth Street Tenth Street have floor plates of a size that would accommo- date businesses in early stages of expansion. At the heart of the center is a "festival street." Eighth Street would be renovated with decorative paving and extensive landscaping. It would be designed such that portions could be closed for street fairs, markets and concerts. (Access to the parking structure would still be maintained.) A park would abut the street on the southern edge. Phasing Potential This project is one that would be phased, particu- larly because some of the components would re- quire special funding, perhaps through bond is- sues, and because more detailed facilities needs studies will be required prior to final programming of the project. The proposed city hall building could itself be con- structed in phases. The first half could be con- structed relatively early in the process, helping to create an anchor facing 8'h Street. A second por- tion could be added to the south at a later date. ii Commercial I I , Ii I ! 4 -level L 2 ! Parking o N i Structure o L J V I I I~ s page 95 City of Georgetown • Downtown Master Plan County Property Opportunity Site The parcel termed the "County Property" is a por- tion of the former Hewlett automobile dealership. The primary block lies between 91h and 10'h streets and is framed by Main Street on the west and Church Street on the east. Basic Objectives The basic objective is to develop the site with a mix of uses and provide a public parking facility to serve this portion of the downtown. Moderately increasing the intensity of development is also an objective. Development Scenario In this scenario, a parking structure is located in the interior of the block. This would include three to four levels, with perhaps one below grade. The height of the structure would be proportioned to remain compatible with the downtown and main- tain key views. Approximately 374 cars would be accommodated. page 96 A two-story commercial building would be con- structed along the western edge. This would have retail on the street level, with offices above. The Church Street edge would be lined with townhouses, which have entries facing the street. These would be two stories in height. Approxi- mately five units could be provided. It is also possible to include portions of the other former Hewlett block, which lies on the west side of Main Street, with the participation of the prop- erty owners. Phasing Potential While constructing this entire site at one time would be ideal, it is possible to phase the project. In an initial step, the entire property could be developed as a landscaped parking lot, for interim use. Then the mixed-use development could occur later. APPENDIX A IMPLEMENTATION STRATEGIES This paper provides a strategy for implementing the actions contained in the Downtown Master Plan. Successful implementation requires a coordinated ef- fort between public and private entities. Economic development and revitaliza- tion of the downtown will require vision, investment and commitment from a broad base within the city—private citizens, public officials and many City de- partments. Use of the Downtown Master Plan The Downtown Master Plan should serve as a policy document to guide physical design and physical improvements within the downtown over- lay. In that light, it should be adopted as a part of the City's Century Plan. Administration of the Plan A variety of city departments and commissions should consult the plan when preparing work pro- grams in the downtown, as well as when review- ing proposals by others. This includes Develop- ment Services, Economic Development, Planning Commission, Historic and Architectural Review Commission and Georgetown Utility Systems, as well as the City Manager's office. Implementation Coordination While many individual staff and commission mem- bers will have opportunities to implement individual elements of the plan, it is important that one office be responsible for monitoring overall implemen- tation and for coordinating various work efforts. The City Manager's office should have this respon- sibility, with an understanding that many of the plan elements may be guided by other designated per- sons or entities. Development Facilitation In the future, there may be the need for a person who will assist others in developing projects that fit with the concepts of the plan. A development facilitator, or ombudsman, should be designated for this role. They would work with property own- ers to help guide appropriate projects through the review and permitting processes of the city. This may be a city staff person, perhaps in the office of economic development, or it could be a position housed in a downtown organization. A professional to assist with retail recruitment is also essential. A Strategy for Implementation A key concept is that the community should use a bilateral approach for implementing the recom- mendations contained in the Plan: It should be both proactive and responsive. The community should follow the priorities presented later in this Appen- dix, which provides some scheduling for imple- menting specific plan recommendations and at the same time, they should be poised to modify strat- egies to respond to projects that may be proposed by private developers. Also, the City should coor- dinate its planned actions with the work of other city departments and be ready to refine its sched- ule to be responsive to the activities of others. For example, if Public Works plans to construct new curbs and repair sidewalks along a section of a street, then the intersection improvements rec- ommended in this plan should occur at the same time. page A - 1 City of Georgetown • Downtown Master Plan In essence, implementation should proceed in the order recommended in the plan and yet the sched- ule should remain flexible to accommodate chang- ing conditions, especially where opportunities to share construction costs and administration arise. In order to help the community execute refine- ments in the implementation schedule in an or- derly manner, a series of prioritization criteria is presented later in this paper. These can be ap- plied when such changing conditions merit. Funding Sources The urban design improvements recommended in this plan are ambitious, and a concerted effort on the part of downtown organizations, the City of Georgetown, its residents and business and prop- erty owners, and Williamson County is needed to realize their completion. To do so, a series of fund- ing mechanisms must be employed. These sources should be used: Capital Improvement Projects Fund Each year, the City may allocate a portion of its General Fund toward implementation of public - sector improvements. Work in the right of way, es- pecially streetscape improvement, is a good ex- ample. It is best suited for projects that can be completed within a single year or that can be phased without a multi-year commitment. For example, a limited portion of sidewalks may be constructed each year, or a fixed number of street furnishings may be ac- quired annually. These funds are well-suited for improvements that benefit the community at large. This tool is especially useful for projects that must move quickly. It does require establishing some projects within the annual CIP plan. Wayfinding systems and gateway improvements are appro- priate types of projects. In addition, these funds could be used as a contribution to larger projects, such as the construction of parking facilities, when joint ventured with private development or a not- for-profit organization. page A - 2 Recommended application of CIP funds: Streetscape improvements Wayfinding Gateways Parks Tax Increment Financing Tax increment financing allows special authorities to redirect new property and/or sales tax revenues generated by improvements within a designated area to be used for public improvements. The tax base is frozen in an initial year and any increase in taxes over the base amount flows to the au- thority for its use. Generally this annual tax incre- ment is leveraged and used as a payment stream for revenue bonds; however, the funds can be spent on an annual basis as well. This is often used to fund streetscape enhancements that are in conjunction with a private development. TIF is particularly useful where a major improvement will increase value or generate substantial sales tax. Development of the Draeger property, for example, could be a TIF -enhanced project. Special Improvement District A Special Improvement District may be used for some key public works projects. In a special im- provement district, a group of properties is defined that will be assessed a designated amount for a specific time period in order to fund improvements. Bonds may be issued based on the assessment's income stream, which allows a large project to be constructed in one stage; therefore, this tool is often an attractive way to fund major improve- ments. Such districts are often used to construct sidewalks and related streetscape improvements in a downtown area. The advantage is that this can accelerate construction of improvements that would otherwise have to wait for a CIP allocation. It also engages those who will benefit most directly in funding the improvements. A special improvement district can be established only when there is agreement of the majority of the property owners that will be assessed. To do so, property owners must recognize benefits to their properties and businesses in order to sup- port construction of the proposed improvements; Appendix A • Implementation Strategies the property owners therefore perceive that there is the promise of a reasonable benefit from their investment. (Note that local governments can also participate in special improvement districts as property owners.) This tool also can be used to fund maintenance of improvements. Recommended application of SID funds: Parking facilities Streetscape improvements Wayfinding General Obligation Bonds General obligation bonds commit a portion of the City's annual income stream to designated projects. These are supported by ad valorem taxes. A city election is held to approve General obligation bonds for projects, and thus spreads the costs over the entire tax base. Bonds are then issued for the work, based on the projected rev- enues. The issuance of bonds is approved by City-wide election and is best suited for projects that pro- vide general public benefit. This approach spreads the costs of improvements over a wider popula- tion and can speed up implementation schedules. For example, funding for a library, a civic center, or support for a conference center could be pro- vided from general obligation bonds. Recommended application of General Obligation Bonds: Library Parking facilities Conference center Civic center Parks Revenue Bonds A separate bonding source is a Revenue Bond, which does not require public vote, in which sales tax revenues are pledged for a specific project. It could be used for some of the same projects as GO bonds. Grants In some cases, foundations and public agencies may provide funding to assist with projects. Fed- eral and state agency funding, for example, may be available for economic development projects, as well as development of certain types of hous- ing products. Other, smaller grants may help with installation of public art and construction of small parks. Recommended application of Grants: Incubator space for start-up businesses Parking facilities Special housing types (e.g. affordable, seniors) Private Funds Finally, some improvements are best suited for funding directly by private sources. Landscaping of private parking lots and construction of new commercial and residential buildings are ex- amples. In some cases, private sources also may purchase individual street furnishings and install them on or near private properties. Prioritization Criteria Recommendations for phasing of improvements are made in a later section of this appendix. How- ever, they should be considered to be dynamic and should be changed in response to plans and projects by other agencies and individuals that may present opportunities to combine efforts and maxi- mize benefits. In general, the community should set a high prior- ity on an improvement when it can help support private development that is consistent with the vi- sion and economic development goals of the Downtown. However, there will still be times when decision - makers need to reassess the priority of a recom- mended action or one of the tasks necessary to implement it. When this occurs, the community should use the following criteria. Projects that meet several of the criteria should be given the highest priority for near-term implementation. page A-3 City of Georgetown • Downtown Master Plan Financing Criteria 1. The project will generate funds to cover por- tions of development costs. (For example, result- ing uses will generate rental income or sales tax revenues.) 2. The project will leverage investment from other sources. (For example, property owners will finance a portion of sidewalk construction costs through an assessment program.) 3. Grant funds are available to cover portions of development costs. 4. The project fits within a larger capital im- provement project, such that cost savings will be realized. (For example, sidewalks could be con- structed when a street is to be repaved.) 5. Funding for maintenance of the improvement is provided. (This is an important consideration for streetscape, gateways and parks improvements.) 6. The project yields significant results for the level of investment. Location Criteria 7. The project is located in a focus area of the Downtown Plan. The high priority areas are: Downtown Core Government Center Draeger Property Redevelopment Site 8. The project will have high public visibility. (For example, a project visible along Austin Avenue or other major public right-of-way). Ownership and Project Control Criteria 9. The project is under the appropriate owner- ship or control. 10. The project ownership or control can be ac- quired with reasonable effort. page A - 4 Public Benefits Criteria 11. The project will provide a direct benefit to local residents. (For example, a new park or pub- lic building.) 12. The project will serve multiple users or inter- est groups. (For example, an outdoor plaza that may be used by local residents as well as visitors and that may be used for festivals.) Relationship to Other Projects Criteria 13. The project will connect to existing public improvements. (For example, extension of an ex- isting sidewalk into adjoining blocks.) 14. The project will enhance existing improve- ments and will not cause other desired improve- ments to become obsolete. 15. The project provides opportunities to con- nect with other future public improvements. For example, a gateway that can later serve as a trail head for a river connection) 16. The project will function well upon its completion and later phases of construction are not required for this phase to perform adequately. Compliance with Community Plans and Administration 17. The project will help to accomplish broader goals of the community. 18. The project fits within work plans of down- town organizations and city staff. 19. Adequate administrative oversight is avail- able for the project. Appendix A • Implementation Strategies Prioritization Categories Based on consideration of the criteria described above, priorities for implementation are arranged in the following five categories: Priority A These are the highest priority. They should be implemented as soon as possible. Many of these are items that must be set in place before other later projects can be accomplished. For example, adopting the Downtown Master Plan as official policy is an early step that should be taken. (Gen- erally scheduled for years 1-2 of implementation.) Priority B These are also of high priority, but usually require more ground work to accomplish. In some cases, a different Priority A category must be in place first. Generally scheduled for years 2-4 of implemen- tation.) Priority C These are projects that require more ground work, fund-raising and coordination with other groups. Generally scheduled for years 3-5 of implemen- tation.) Priority D These are more complex projects, and those that require that a strong market be established first. They also include later phases of special projects of systems improvements that may have been ini- tiated in early stages. (Generally scheduled for years 5-10 of implementation.) Priority E These are long-range projects, final phases of staged improvements, and more complex under- takings. Some are feasible only when market con- ditions are in place to support them. (Generally scheduled for years 10-15 of implementation.) page A - 5 AppendixA- |mplemenlmbnSlmlegies S G z 7 \ z kc@z L Z_ 0 i j u 2 G Gw 0 a§ f/ @G c 2 o ca o c M a. LU§ CC 0 k \ r k ) a E2 Cb k ) 2 M>, j! 2 00> k 02 o 2 fzk6 aLU0f2arU) k f fƒ k} ( 0 n S G z z Ecu V5 a i:ii GOD - 6S z eeee page A - z