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Marion, Iowa © Tasha Sams
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This article is the second in a series on corridors and the important role they play in Main Street revitalization. The previous article focused on the historic origins of corridors, corridor types, and functions that they serve in our communities. This article examines steps that a community can take to improve these important connectors to downtowns and provides a brief summary of some of the local regulatory and technical tools that can be used to underpin such an improvement plan.
Many of a locality’s corridors evolved organically over time as the community grew and expanded. The result may be a mix of both positive and negative elements along these important thoroughfares. If a community decides to examine them and create a plan of improvement, it should be aware of several principles that support the development of more attractive and better functioning corridors. These goals may include:
Lexington, Virginia made dramatic improvements to one of their primary entry corridors by scaling clutter and eliminating pole-mounted signs. The new ground mounted signs and landscaping along the corridor edge greatly enhanced the appearance leading to their historic downtown. Photo 1) Lexington’s East Nelson Street before the corridor improvements was reflective of many typical commercial strips. Photo 2) Improvements along East Nelson eliminated clutter, and provided new signage and landscaping.
In order to develop a community corridor improvement program, a working task force could analyze these arteries by various criteria including:
After undertaking this analysis, the group can determine the level of change and upgrade that is desirable and feasible. The following approaches go from modest improvements to more extensive and expensive redevelopments.
1. Retain Vehicular Focus & Beautify
This approach focuses on minor public improvements to include better maintenance, addition of landscaping, new gateway signage and other cost-effective ideas. In terms of the private sector, site and building improvements would focus on cosmetic upgrades such as repainting, new signage, awnings, repaving parking areas and adding landscaping. The focus on vehicular movement would be maintained and pedestrian upgrades would not be undertaken due to the primary function of the corridor.
2.Balance between Vehicular & Pedestrian Focus
This approach would recognize the opportunity to improve the pedestrian aspect of the corridor and might include connectivity upgrades, traffic calming, and pedestrian streetscape furniture in addition to the above listed beautification projects.
3.Manage Vehicles & Focus on Pedestrian
In some areas of corridors, as one approaches a downtown, there may be the opportunity to create a higher density of development that would adjust zoning classifications and provide a greater mix of uses along with structured parking if needed. With the focus on the pedestrian, the plan would include upgrades to sidewalks, pedestrian lighting, street furniture, and open space amenities among others.
4.Redevelopment
In some cases, older and outdated corridors may be ripe for a complete makeover. Often a total new vision may come from a new corridor plan or as part of a comprehensive plan update. At this level of change, one might expect road reconfiguration, private site clearance, new zoning categories and much new construction. In these instances, there is the opportunity to create a completely new image for the corridor that results in a positive experience for all users and an upgraded route to downtown.
5.Infill Redevelopment
A variation on this redevelopment concept is to undertake a new infill project that is on a smaller scale than a complete corridor makeover. As community revitalization spreads out from a successful downtown program, there are often opportunities for individual infill projects on corridors near the central business district. When this phenomenon occurs, the Main Street effort is experiencing such success that nearby parcels become more attractive to developers and downtown actually grows physically. Carefully crafted design guidelines and zoning categories can ensure that this new development contributes to the design quality of the neighboring historic core.
In an effort to enhance the experience of visitors and build pride in its residents, the City of Portsmouth created a Gateway & Corridor Design Manual. The manual includes recommendations for major corridor improvements such as these photosimilutation designs for new lighting, banners and landscaping along Frederick Boulevard.
Once the community has decided that corridor improvements are a priority, it is time to engage a typical planning process. Likely, the comprehensive plan has identified corridors as an issue and has created vision statement(s) in that regard. Different corridors serve different purposes and require different visions.
Use appropriate design principles that have been listed earlier to form the basis for the improvements along with an inventory and analysis of positive and negative elements in both the public and private spaces of the artery. The next step is to graphically create several options to treat the corridor and select one to develop into more detail. The plan could include any of the approaches previously discussed from minor aesthetic upgrades to complete redevelopment.
Implementing the plan requires design and engineering expertise along with in-house planning and public works departments’ participation. Frequently a planning/landscape architecture firm may create the master plan for the corridor(s) and detailed construction documents and specifications may be developed in conjunction with an engineering firm as well. If the corridor improvement program is being phased, there will also be the opportunity to evaluate and reassess the plan during and after construction.
Financing the improvements is often a mix of local tax dollars and state and/or federal transportation funds depending on the project and grant requirements. A local service tax district may be instituted as well to provide funding for continued maintenance and further improvements.
Fredericksburg, Virginia’s Economic Development Authority established a Façade Improvement Grant Program to improve the appearance along one of the City’s main gateways to downtown. The owners of the Little Tire Company took advantage of the funds to enhance the façade of their 1959 family-owned building. Photo 1) Little Tire before improvements. Photo 2) Little Tire following façade improvements
While it is difficult to generalize about the way such a plan involves the various sectors of the community, particularly due to its size, any effort needs to be broad based to succeed. Obviously, property owners, business associations, civic/neighborhood groups and citizens at large all have a stake in such an effort. From the government side, planning, neighborhood, redevelopment, economic development, tourism, public works, and traffic department/agencies may all play a part, often along with the state transportation agency. In a small community with limited planning resources, the local Main Street office may play a prominent role in such an effort while in a larger locality with more resources, the downtown staff may be more of a support organization.
There are several approaches in the development of a corridor improvement plan including regulations and incentives including technical assistance and design guidance. The most successful corridor enhancement projects likely use a combination of all of theses tools. If a new vision is a part of the planning process for a particular corridor, it is likely that the underlying zoning may not be sufficient or appropriate to create this newly desired image. It is important that this new layer line up as much as possible with the zoning so that two different concepts are not introduced to the property owner interested in making improvements. These overlay districts may also include a set of illustrated guidelines that assist the owner in making changes that reflect the new plan and vision.
The third regulatory tool for corridors could be the adoption of a form-based code which may prescribe more detailed requirements such as building form standards including massing, materials, window/wall ratios, storefront areas, signage, etc. These standards may vary according to the building type including commercial, office and residential structures. Public space standards may be developed for commercial and residential streets, urban avenues or even alleys and include such elements as pedestrian paths, landscaped areas, lighting design and levels, public signage, streetscape furniture etc. The underlying regulating plan of a form-based code would prescribe the permitted uses of parcels within a corridor and would relate to each of the building types listed above. This new tool may be mandatory code or a parallel code that goes with existing regulations. Form-based codes can be very effective in creating a new corridor or for a corridor undergoing major redevelopment but this tool may be more difficult to implement along an existing artery with most parcels already occupied by functioning structures.
These tools might include financial aids such as matching grants or low-interest loans for building and site improvements. They also may include the local municipality helping property owners getting through the permitting and review process. The incentives are usually coupled with design assistance for the property owner in the form of architectural services that are based on a set of design guidelines. A design review staff or an appointed review board normally administered these regulations. Over time, a new corridor vision can be created as property owners undertake normal maintenance or new upgrades to their buildings and sites.
As Main Street programs mature and central business districts revitalize, a corridor enhancement program is a natural next focus. Besides providing a more pleasant journey to the destination of downtown, a community’s corridors offer the opportunity for increased economic development of another important segment of the community.
William T. Frazier, AICP and Kathleen O. Frazier, AIA, are principals with Frazier Associates, a Virginia-based architecture, planning, and graphic design firm whose mission is to help preserve, revitalize and sustain communities large and small. The firm has provided design assistance to Main Street communities for over 28 years and has completed more than forty sets of design guidelines throughout the southeast United States. Learn more at www.frazierassociates.com.
At the heart of thriving Main Streets are vibrant public spaces that unite people of all ages and backgrounds and enrich community life. And what better way to activate public spaces than through the power of free, live music?
Middlesboro, Kentucky © Levitt Foundation
Learn how Main Streets can tap into federal resources to improve transportation infrastructure, take down barriers, and improve access to key services.
Main Street America is proud to announce the release of a new resource to help Main Streets and commercial district organizations better prepare for and respond to more frequent and severe disasters.
Marion, IA © Uptown Marion
This Boston Main Street installed an innovative street mural to highlight crosswalks and improve pedestrian safety.
These seven Main Streets have implemented innovative, exciting, and fun programs to help welcome dogs to their downtowns.
MSA President and CEO Erin Barnes explores how a holiday market in a public park brought a new focus on growing humanitarian needs in downtown city centers.
The RAISE program funds surface transportation projects with local and regional impact by enhancing safety, mobility, sustainability, and economic growth.
Streetscape improvements can make a big difference for Main Streets. © Grant Harper
Learn how Main Street America's work with the DOT's Thriving Communities Program is supporting transformative efforts with community partners like the Shoalwater Bay Indian Tribe.
Apply for federal funding to remove, retrofit, or mitigate transportation infrastructure that creates barriers to community connectivity.
Art is a powerful tool for community change. Learn how the arts can improve community engagement, boost economic development, and connect with the Main Street Approach.
Streets play an important role in our downtown districts. Learn more about Main Street America's recent work with the Department of Transportation to promote vibrant and sustainable downtown roadways.
Learn how the Safe Streets and Roads for All program is providing grants to prevent roadway deaths and serious injuries.
Streetscape in Denison, Texas. © Mel Climer — Climer Design
REV Birmingham and Woodlawn United share how they work to reenergize spaces and places in Birmingham, Alabama, through civic infrastructure projects in the city’s historic commercial corridors.
Learn how this Louisiana town has used an accessibility-first approach to build a welcoming and inclusive community.
Downtown Ruston, Louisiana. Photo by Henry McCoy.
Learn how the Little Five Points neighborhood of Atlanta uses this unique mural program to celebrate Valentine's Day and raise important funding for their work.
Learn how micromobility can increase access, equity, and inclusion in your Main Street with examples from local programs across the network.
This Washington Main Street is encouraging people to brave the rainy weather with their free umbrella share program.
Parking is a challenging problem for many Main Streets. We explored the arguments for and against free parking, and a method for conducting an inventory of parking in your downtown.
Miami, FL © Matt Alaniz
Learn how Bainbridge Island Downtown Association leverages their connection to the ferry to create a walkable and vibrant downtown.
Bainbridge Island, WA © Anna Carson
An innovative artistic project brings new life to the alleyways in Billings, Montana.
Billings, MT © Downtown Billings Alliance
In big cities and small towns, people face increasing danger when navigating communities on foot. As advocates for connected and walkable downtowns, Main Streets have a crucial role to play in increasing pedestrian safety.
Lansing, Michigan © Lansing 5:01
Learn how you can participate in the Thriving Communities program as a capacity builder or how you can receive support from the program.
To celebrate National Parks and Recreation Month, we explored three innovative and interesting parks-based projects and collaborations in Main Street communities.
Waterloo, Iowa, shares advice and lessons learned from their e-scooter program.
Learn how you can harness design principles and strategies to create a cooler, more welcoming downtown.
Main Street America was awarded $5.9 million to support 20 communities in the Main Streets Community of Practice through the Department of Transportation's Thriving Communities Program over the next two years.
The City of Leeds, AL welcomed a new downtown mural over the holidays that has brought a sense of excitement and anticipation for the continuing efforts to focus on the Leeds downtown district.
Leeds, AL © Jeremy Dove
What is more Iowan than turning grain bins into public art? Learn how Main Street Coon Rapids created these beautiful murals to celebrate their downtown.
Coon Rapids, IA © Main Street Coon Rapids
Pollinator gardens are fantastic ways to increase green space, promote sustainability, and educate your community on the local environment.
Crofton, MD © Kerry Kelly
The AARP Community Challenge program gives out quick-action grants to activate public spaces. Meet some of the Main Streets awarded grants through the program this year.
Learn how these outdoor microspaces can contribute to more vibrancy in our public spaces.
Chairman Emeritus Ed McMahon explores the power of place in creating spaces people love.
Boise, ID © christiannafzger
To support Georgia Main Streets throughout the recovery process and position them for long-term sustainability, Main Street America launched the Georgia Main Street Innovation Grant Program, made possible through generous support from The Williams Family Foundation of Georgia.
Thomasville, GA © Thomasville Main Street
Intentional placemaking has had many unexpected benefits for this Alabama town.
Wetumpka, AL © Jenny Sue Stubbs
We heard from organizations across the nation about the incredible impact their markets have had on community engagement, entrepreneur and small business support, and keeping their district vibrant.
Mount Airy Downtown, Inc., celebrated the return of their Market Street Arts and Entertainment District (MSA & ED) last weekend, as part of their pandemic recovery efforts.
Mount Airy, NC © Robbie Curlee
A vacant storefront is the perfect stage to creatively promote the available space or to showcase other businesses and events in the area.
Ripon, WI © RetailWorks, Inc
Interested in creating a StoryWalk in your downtown commercial district? Read on to learn more about installing a successful story walking trail.
In remembrance and in honor of Dr. Marin Luther King Jr., over 900 streets in the United States were named after him. Many are located predominantly in African American communities.
Milwaukee, WI © Historic King Drive BID
Dubbed the Blues Alley, the Ripley Main Street program plans to install murals of local pioneering Black blues artists, cutout guitars painted by local art students, and blues lyrics painted on the walls.
Ripley, MS © Ripley Main Street
Wayfinding guides people to places they seek but it also brings awareness to places they may have otherwise missed.
Since 2013, Try This West Virginia has sought to improve health environments in local communities as a collaboration of organizations working together to combat the health challenges facing West Virginians.
Main Street America partnered with OneMain Financial to create Made on Main Street.
Creating a historic or art walking tour is much more than simply a collection of pictures and descriptions.
Over 300 attendees enjoyed a family-friendly block party that celebrated the community and showcased Prosser's upcoming streetscape improvement project.
Cambridge was the first Main Street community in Maryland to install public chargers.
The Downtown Newton Development Association (North Carolina) partnered with the City of Newton on a temporary tactical urbanism project to demonstrate how their permanent streetscape improvements will benefit downtown.
Over 500 people braved the misty rain this past weekend to come and celebrate Painesville and its Made on Main Street community transformation project.
Wilson Artsy Alleys is an initiative of the Wilson Downtown Development Corporation which takes the arts to new locations in forgotten places.
In October 2017, Main Street Ottumwa collaborated with local partners, Main Street Iowa, the National Endowment for the Arts, and the Better Block Foundation to stop planning, talking, and wishing, and start doing.
Kelly Tompkins of Main Street Enid shares more about the Maker Trail project and how it inspired creativity and helped people discover downtown.
The Metuchen Downtown Alliance created a cool, family-friendly public gathering space in “the worst looking spot in town” with the help of just $2,500 in Edward Jones Placemaking on Main Challenge matching grant funds,
A collaborative effort launched between Laramie Main Street Alliance (LMSA) and vertical farming company, Plenty, looked to blank downtown walls as a canvas for growing food, creating conversation, and activating overlooked spaces.
From walkability and transportation connectivity, to access to nature and availability of fresh food, place is inextricably linked to achieving positive health outcomes in rural America.
Beautiful view of the Eiffel Tower fountain through Main Street Paris's new Love Lock Fence.
Kasey Drummond, Glenrock Main Street Director, explains how they brought the acclaimed graffiti artist ARCY to their Main Street and explores the work he produced in three additional Wyoming communities on his summer tour.
Karen Dye, Newkirk Main Street's program manager, was inspired to “make downtown more fun and festive” with painted water meter covers after learning about the practice at a recent Main Street Now conference.
Appealing to mobility-challenged shoppers yields benefits beyond the store.
In contrast, the Main Street Program in Laramie, Wyoming, is thriving, having successfully cultivated millions of dollars to help fill these vacant, blighted spaces with permanent structures.
In this article we’ll explore the process of planning, funding, installing, operating, and enjoying music on your Main Street.
In 2016, the North Carolina Main Street & Rural Planning Center partnered with the University of North Carolina at Greensboro’s Department of Interior Architecture (UNCG) to provide design assistance to Main Street communities.
Placemaking is a strategy that Six Corners Association has enthusiastically applied to our community development efforts because of its seamless integration with the Main Street Approach.
How one Wyoming Main Street implemented a free bike share program.
In 2015, the Wisconsin Economic Development Corporation (WEDC) partnered with the University of Wisconsin–Madison to engage Wisconsin Main Street organizations and farmers markets in the Metrics and Indicators for Impact – Farmers Markets (MIFI-FM) toolkit.
The local Main Street organization, Downtown Milford Inc., is trying to address these shifting demographics by creating a more inclusive sense of community.
This is the story of how a National Endowment for the Arts gathering in DC inspired the leaders of a small town in Appalachia to connect with those in Milwaukee to transform a neglected park.
Main Street communities across the country are no stranger to seeking creative strategies to solve their most nagging issues – vacant buildings, marketing downtown, bolstering retail to name a few.
Façade appearance is a critical aspect of the overall aesthetic appeal and unique character of downtown.
While the Main Street program may not take the lead in corridor enhancements, it can be a vital partner and advocate for improvements in overall community appearance.
Street pole banners preserve the historic character of main streets while fostering community awareness and engagement.
With strong community support, the Library Foundation was able to raise over $1.2 million dollars in private donations.
A lot of signs are necessary to make a downtown work well, but not every community knows what a good sign system looks like, or how instrumental it can be to the creation of a successful downtown.
A key goal of the Atlanta Streetcar is to attract investment to and revitalize the neighborhoods along the streetcar alignment.
