2017 IDA Award Submission. The Garage at Clinton Row: A Downtown Adaptive Re-Use Project

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1 2017 IDA Award Submission The Garage at Clinton Row: A Downtown Adaptive Re-Use Project

2 The Concept for The Garage at Clinton Row Adaptively re-use a 30-yearold municipal parking deck strategically located in the city center. Frontage of the deck is located on a key Downtown street. Unfortunately, the deck frontage was unscreened and aesthetically unpleasing for pedestrians.

3 Public/Private Partnership to Adaptively Re-Use First Floor Deck Frontage Situated in a key retail location with destination retail anchor directly across the street from the deck. Fortunately, when originally designed, the deck included first floor ceiling clear space that was compatible with modern retail clear space needs. As a result, developer approached City to renovate the first floor frontage parking spaces into retail units.

4 Collaborative Deal Structure City provided ground lease to developer for the first-floor footprint of the new retail spaces within the deck. Developer then created commercial condominium units on top of the ground lease to house the retail units.

5 Benefits to the City City lost only 15 garage parking spaces in the conversion to retail units. In return, City gained over 15,000 square feet of retail space that generates sales tax revenue over 750% more than the revenue from the 15 parking spaces.

6 Pedestrian and Streetscape Improvements In addition to converting the first floor into retail units, the City and developer also utilized creative placemaking principles to activate the retail corridor by: Creating customized decorative screening for the garage façade Installing iconic blade, band, and neon signage Constructing a permanent parklet to increase outdoor seating for the retail units Installing a bikeshare station and decorative string lighting in the immediate retail corridor

7 The Result! New Downtown retail options featuring three clothing boutiques, a craft coffee shop, gourmet popsicle shop, and planned home goods shop. A dramatically improved pedestrian experience through creative placemaking and streetscape improvements. All from what had previously been a nondescript 30+ year old municipal parking deck.

8 Extensive Media Coverage The Garage at Clinton Row has received extensive print, television, and social media coverage. Examples include: Newspaper Coverage Retail project planned for downtown Huntsville Garage at Clinton Row will support growing retail corridor in downtown Huntsville First tenant announced for Garage at Clinton Row in downtown Huntsville ar.html Downtown Huntsville parking deck will be revamped into Garage at Clinton Row downtown_huntsville_parking_de.html See the latest at The Garage at Clinton Row before boutique opens this weekend lint.html

9 Television Coverage Clinton parking garage to get makeover, house The Garage at Clinton Row Frozen ice pop shop opens in Downtown Huntsville Council approves new development in Downtown Huntsville Downtown Shopping at Clinton Row

10 Advancement of IDA Standards Sustainability: The project is extremely sustainable in that it retrofitted a 30+ year old municipal park deck that, while structurally sound, negatively impacted the pedestrian experience and retail traffic along a key Downtown corridor. This project provides a road map for urban parking deck retrofit options, rather than tear downs and replacements. Execution: The City and the developer engaged in an extremely collaborative process. The real estate deal was a straightforward ground lease and commercial condominium structure that can be easily replicated in most jurisdictions. Outcome: The project has provided downtown residents, workers, and guests with increased locally-owned retail options for both soft goods and food & beverage. Equally important, it has provided additional retail density which has benefited existing retail options on this corridor because retail generally succeeds more near other complementary retail. The project essentially created a two-sided retail street.

11 Innovation: The project took an innovative approach to downtown engagement by re-purposing a 30+ year old municipal parking deck from a single use parking structure into a mixed-use retail project that includes both soft goods boutiques and unique food and beverage destinations. Replication: The project is highly replicable for almost any downtown with a parking deck that includes a least 16 foot first floor ceiling clear space. The project is a blueprint for re-activating first floor parking garages with mixed-use and transforming upper levels and the surrounding areas with creative placemaking projects like decorative lighting, bikeshare, and event programming. Representation: The project is highly representative and diverse in many aspects. Among other aspects, great attention was paid to the diversity of retailers with currently over 50% of the project including Women Owned Small Businesses.

12 Before and After: The Success of The Garage at Clinton Row