FINAL Public Meeting for the Downtown District Vision Plan. Mebane Arts and Community Center Tuesday, July 31, p.m.

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1 FINAL Public Meeting for the Downtown District Vision Plan Mebane Arts and Community Center Tuesday, July 31, p.m.

3 Mebane Vision Plan Allison Platt & Associates/Rivers & Associates Economic Leadership Encore Arts NC Main Street and Rural Development Center July 31-August 1, 2018

4 The Team Allison Platt, Urban Design, Project Manager, of Allison Platt & Assoc., now merged with Rivers & Associates: allisonplattandassociates.com Greg Payne, Economic Analysis, of Economic Leadership, LLC: econleadership.com Darren Rhodes and Bruce Naegelen of the NC Main Street Program and the Rural Planning Program, Public Participation: nccommerce.com/rd/main-street Eric Hyne, of Encore Arts: encore-arts.com

5 Our Role Creating a compelling Vision for downtown Assisting with public input and support Defining historic revitalization opportunities, costs, market Defining new DT development opportunities, locations, character, funding mechanisms, benefits Defining streetscape/open space improvements, conceptual design, character, costs, priorities Prioritizing connectivity improvements Defining implementation strategies, including priorities, timelines, responsibilities, funding

6 Mebane Responsibilities Continue to engage the public over time Adopt the plan Support the plan for the long term (funding, incentives, marketing, networking, grant writing) Set up and support downtown DDC (or morph existing organization). Leadership is key! Collaborate with local, county and regional organizations for promotion, development

7 Where we are now 1. This trip we are presenting the Preliminary Vision Plan, including: The Preliminary Master Plan drawing Market testing for specific redevelopment recommendations Discussion re: desired sketch views and extent of public space improvement pricing 2. After any needed revisions to the plan, we will prepare: Final Vision Plan drawing, two sketches, and opinion of costs for public space improvements and new development Vision Plan document Presentation to Council for adoption November 5th

8 What this Plan is NOT: 1. New buildings and improved public spaces are aspirational, that is, they depend on market conditions, investors, and both a willing buyer and a willing seller. 2. There is no suggestion that these Visions for Mebane include taking of property or rigid views of appropriate uses for a particular site.

9 What this Plan IS: 1. The Preliminary Plan drawings show what previous meetings, public input, and surveys have indicated is desirable: 1. Increased density; 2. Improved walkability, handicap accessibility, and implementation of bike paths; 3. Expansion of downtown core area and uses; 4. More residential within walking distance of downtown; 5. Improved public spaces and connections to the new park; 6. Use of quality materials and urban land use principles to reinforce the existing attractive and successful downtown context.

10 Summary Analysis

11 Building Types/Overlay District

12 Preliminary Vision Plan EXISTING HISTORIC - PRESERVE NEW RESIDENTIAL COMMERCIAL & MIXED USE EXISTING/PROPOSED PUBLIC USE

13 Public Improvements Public improvements set the stage for redevelopment by improving the existing core and attracting more visitors, and by example and commitment, new development and redevelopment; Dealing with overhead utility lines; Sidewalk widths for maximum pedestrian use, character; Bike and pedestrian paths connecting downtown to the new park as well as neighborhood connections; Handicap access and parking; Adequate parking; Railroad crossings, safety.

14 Public Improvements P

15 Overhead Lines

16 Pedestrian Connections

17 Market, Grocery, Music

18 Market, Grocery, Music

19 Market, Grocery, Music

20 Street Improvements: Clay Street

21 Clay Street: 14 Sidewalks

22 Clay Street: 14 Sidewalks

23 Street Improvements: Center Street

24 Street Improvements: Center Street

25 Street Improvements: Center Street

26 Bike/Ped Path along Center

27 Bike/Ped Path

28 Bike/Ped Path PROTECTED BIKE PATH

29 Historic Preservation The historic core of Mebane is an essential part of the character of the town. It should be preserved and enhanced; Because of the growth in population to date and projected, we can assume that near-full occupancy and new upper floor residential uses would be justified over time; Improvements to public spaces and maintenance in these areas should be a top priority to help encourage full occupancy and private investment; Adequate parking needs to be provided.

30 Historic Core

31 New Downtown Commercial M/U Because of the growth in population to date and projected, we can assume that an expansion of downtown commercial use to new buildings would be justified over time; New buildings should be more than one story, and built to the ROW as are the historic buildings; On-site and street parking.

32 Historic Core Existing

33 Historic Core M/U Expansion

34 Historic Core M/U Expansion Materials Detailing Height At or near ROW

35 Other Possible M/U Expansion

36 Kingsdown Site M/U 2-4 levels Apartments, 1 level commercial Private Space open to the public Performance Space Restaurant/Event space/atrium Kitchens, Back of House

37 Kingsdown Site Mixed-Use 3 or 4 story new building + re-use of small historic building; Retail, restaurants and services downstairs + apartments upstairs; On-site surface parking; Market conditions indicate demand for these uses; New investment of $9 million to $11 million; Increased property tax revenue to City of $434,000 to $533,000 over 10 years; Additional residents within walking distance to support downtown businesses and activities.

38 New Development Near Neighborhoods New development on smaller parcels and near neighborhoods (e.g. north of Ruffin) should blend more appropriately with the context, forming a transition from commercial to residential. New buildings should be more than one story, and set back from the ROW; Townhouses, live-work spaces with more residential detailing, pitched roofs, parking to the rear; Sidewalks along the street, pedestrian amenities.

39 Townhouses Pitched Roofs Materials Detailing Height Set back slightly from ROW Parking to the rear

40 Live-Work Units Good transition from DT MU to other uses Often flat roofs, or pitched Quality detailing 3 stories typ. At or near the ROW Parking on the street and to the rear

41 Residential Near Neighborhoods TOWNHOUSES LIVE-WORK UNITS

Residential Near Neighborhoods TOWNHOUSES LIVE-WORK UNITS 32 new units in a city block; 2 or 3 stories; Live-work units with small ground-floor business space;

42 Residential Near Neighborhoods TOWNHOUSES LIVE-WORK UNITS 32 new units in a city block; 2 or 3 stories; Live-work units with small ground-floor business space; New investment of $5.1 million; New city property tax revenue of $226,500 over 10 years. More walking-distance residents + new space for entrepreneurs and artists.

43 Larger New Residential Developments Larger developments or larger buildings, variety of uses, primarily residential (apartment/condo buildings, garden apartments, apt/condo developments, senior living). New buildings should be at least 2 stories, and set back from the ROW; Flat or more typically pitched roofs, quality materials; Requires acquisition or larger properties, will take time; Pedestrian connectivity, landscaping; Parking on site, no parking in front of buildings.

44 Larger Residential Developments

45 TH/Condo Development

46 Garden Apartments Market Rental or Senior Pitched or flat roofs Quality Materials & Detailing 2-4 stories Set back from ROW Parking to the rear

47 Garden Apartments

48 Garden Apartments

49 Public or Public/Private Projects Farmers Market Black Box Theater YMCA

50 Farmers Market

51 Farmers Market Expansion of existing site shown; 2 covered pavilions; Office, refrigerated storage, public restrooms; 43 parking spaces (17 for trucks during market days, 26 for public), all for public parking during non-market times.

52 Farmers Market Market vehicle parking Covered pavilions (2) Public Parking, pavilion access Karma expanded/updated as Specialty Market Market vehicle parking Office, public restrooms, storage

53 Farmers Market Typical Details Covered pavilion sizes in nearby and other small U.S. cities range from 2,350 sq ft to 9,000 sq ft; Typical amenities: electricity, lighting, water, restrooms; Cost estimate $100 per sq ft; Funding: often a mix of public investment + private fundraising; some grants (Hillsborough); Can host family/group reunions and other events; many facilities are rented out; Adds another (weather-protected) public gathering space.

54 Black Box Theater Could fit into a number of existing buildings (less expensive) or; Purpose-built building (more expensive); Downtown best location to create synergy with restaurants, bars (could also include a restaurant and/or bar).

55 Black Box Theater

56 Black Box Theater - Details 150-seat theater could be accommodated in a space of 3,000+ sq ft; New construction cost of $200 to $500 per sq ft; renovation of existing building can be less depending on amenities; Can be owned by colleges and schools, governments, nonprofits, private investors; Often needs memberships or contributions to cover operating costs; Can be important addition as downtown becomes more about experiences, activities, and events.

57 YMCA Desired use for Mebane and downtown; Size and amenities can (often do) vary; Could be located in an existing building (e.g. the larger Kingsdown building) or on a variety of sites; Nearer to the regional park would be desirable to provide shared resources.

58 YMCAs in Region Danville, VA, population 42,000 Spartanburg, SC, population 37,000 Wilson, NC, population 50,000

59 YMCAs by the Numbers Sample of recently-built Ys ranges from 16,000 sq ft to 85,000 sq ft; Cost ranging from $240 to $370 per sq ft; a range of $250 to $300 per sq ft is reasonable for central NC; $11.25 million to $13.5 million for a new 45,000 sq ft facility; Expectation of 100,000 member visits per year.

60 Potential Vision Plan Impacts Plan shows the potential for over 1 million square feet of new mixed-use, townhome, apartment, and live-work space in the downtown area; Would represent $113 million in new investment in the downtown; Over a 10-year period, the City of Mebane could see $3.3 million in new tax revenues (plus $4.1 million for Alamance County).

61 Questions/Discussion

Downtown Salt Lake City Proposed Arts and Cultural District

Downtown Salt Lake City Proposed Arts and Cultural District DRAFT Capitol Theatre Museum of Utah Art & History Regent Street Downtown Salt Lake City Proposed Arts and Cultural District What is the purpose