Proposed Downtown Master Plan Outline Overview Public Meeting
The Leeds Redevelopment Authority has scheduled the Proposed Downtown Master Plan Outline Overview Public Meeting for Thursday, June 25, 2015 at 5:00 PM and everyone is invited who has a interest in this project.
A comprehensive redevelopment strategy designed specifically for the downtown redevelopment district, this Plan will be an addendum to the City’s existing plan, and will serve as the basis for the development of a new form-based code that will ultimately supercede the standard zoning regulations now in place in the district.
There are many benefits to a form-based code that don’t come with traditional codes,
such as more economical ways of sharing parking, being able to address the design of the development (through context-sensitive design standards) as much as the use of the property, and – perhaps most importantly – allowing a variety of different uses (e.g., the ability for a landlord to change tenants) without having to be rezoned.
The new code will be administered by a working committee comprised of technical people from various city departments, utilities, etc., representatives of the planning commission and LRA, and folks from area in question to ensure that any proposed construction or reconstruction will be in keeping with the character and nature of the area in which it is proposed to go.
All interests across the targeted area have to be represented in the visioning process central to the development of the new Plan – and that is what begins tonight. Citizen input and representation from anyone who could potentially be affected by this Plan are a must, in addition to the interests of municipal officials and boards for the City in general. Participation in this process should also help answer the questions of “what, why and how”.
The Format Of The Plan
At the heart of the proposed downtown master plan is a set of “core values” that will ultimately guide all public policy and private development taking place in the downtown redevelopment district thereafter.
Under this plan format, these “values” are meant not so much as constituting specific goals and objectives of the plan (as is typically seen in most plans), but rather as representing what kinds of things are important to ensuring the success of the downtown – such that, simply through the promotion and pursuit of these things,
the redevelopment of the downtown district will virtually take care of itself.
An initial list of suggested core values is presented for consideration, based on their successful use elsewhere and their potential applicability in Leeds. However, these can be modified, redefined, or eliminated altogether – to be replaced by core values of your own definition – to suit the purposes of the City and the downtown’s people in accomplishing the redevelopment goals for the area.
Unlike the traditional “goals and objectives” approach to planning, the “value” format opens endless possibilities as to what things can be utilized or allowed as a means to achieve the stated end. The document itself can, and likely will, list a number of things that could help promote the downtown, but it could never be an all-inclusive list. Nor should it be. Formatting the plan using the “value approach” leaves the door open for approval of any proposal, from any proposer, that finds a favorable evaluation against the plan –
without the Plan itself having to be extensively prescriptive or letter-specific.
Logistics
Given the sheer size – roughly 802 acres or 1.25 square miles – as well as the complexity of the overall downtown redevelopment district, some kind of phasing and prioritization scheme is going to have to be devised. In this case, it makes sense to have a “global” general plan, and then develop specific target-area and/or subject-specific plans as the program progresses. A logical starting point is to take a geographic approach focusing on the area bounded by the historic downtown (including the depot, livery, hotel and section house) and Lehigh because there is substantial infrastructure already in place; a certain character or “charm” is already established; and this area is also a fairly self-defined pedestrian shed already – i.e., it is reasonably walkable from corner to corner, and therefore holds the greatest potential for a successful traditional neighborhood (re-)development that is both self-contained and self-sufficient.
The Core Values
Promote a Vibrant Downtown
Exploring things that can be done to bring more people downtown for more extended stays, rather than just for single-purpose, one-and-done trips – ways to make the downtown a destination in and of itself, rather than having folks come to just one business that happens to be located in the downtown. And that includes expanding the residential segment: people draw other people as well as provide the necessary base patronage for the local businesses – without having to drive to get there.
Build Community Spirit & Civic Engagement
Instilling the pride and concern that motivates individuals to action, and effecting the communication that is a major part of that process – including having a local plan specific to one’s own “neighborhood” (and yes, the downtown area is a neighborhood). Communication must travel both ways: from the City to the neighborhood and from each neighborhood to the city. And, the neighborhood needs to take steps to embrace itself in its entirety, and to be embraced by itself in its entirety.
Upgrade Infrastructure
Investigating ways that, in addition to the obvious public elements like asphalt, sidewalks, etc., the City can assist private property owners and tenants – whether through itself or through other avenues – in retrofitting existing buildings with the equipment and utilities necessary to accommodate the types of businesses the city is seeking to attract to the downtown area.
Enhance Quality of Life
“Rounding out” the choices and opportunities within the downtown, as well as making the streets to feel safe and inviting. There should be reasons for folks to want to get out on them and walk to places – including being able to have the majority of their day-to-day needs met with a walk or a bicycle rather than a car. The lack of places to eat is one notable omission in this area. Here again, visitors to downtown are one thing, but having folks living downtown is quite another: it provides a steady – and walkable – customer base to support the businesses already there, and to attract new businesses that can take advantage of both local and visitor traffic.
Intensify Economic Development Opportunities
Exploring ways to publicize the “blank” (undeveloped or under-utilized) properties, showing their considerable potential for renovation and re-use, and making it an attractive idea for new businesses to locate on them.
Maintain Financial Stability
A Capital Improvement Plan (or a series thereof) for the City is part of the equation; but then, so is achieving the right balance of different kinds of commercial businesses as well as a residential base to support them. A properly diversified, community-engaged downtown neighborhood, once established, should go a long way towards maintaining itself both functionally and financially.
All of this is ultimately a community effort, a vision generated by and for YOU, the community. And so it is ultimately the responsibility of the community to ensure the desired outcome.
City government is the mechanism through which the vision can be achieved, but true success will come only to the extent that those being governed are willing to be a part of the plan’s development, implementation, on-going maintenance and enforcement.
YOUR OPPORTUNITY IS THURSDAY, JUNE 25TH AT 5:00 PM
Pick or bring a Core Value of your own, and come talk one-on-one with your planning commissioners, redevelopment authority members and neighbors about what you think will help make this downtown venture a success!
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This message is brought to you by the Leeds Area Chamber of Commerce. For more information about Leeds, Alabama, the Leeds Area Chamber of Commerce and how the Chamber can help you grow your business, please contact Sandra McGuire, Executive Director, at 205.699.5001 or Sandra @LeedsAreaChamber.com.