HomeMy WebLinkAboutRes.3127.11-20-2017 BILL NO. 17-177 RESOLUTION NO. 3/a
A RESOLUTION ADOPTING THE 2017 DOWNTOWN
STRATEGIC PLAN UPDATE, IN THE CITY OF CAPE
GIRARDEAU, MISSOURI
BE IT RESOLVED BY THE COUNCIL OF THE CITY OF CAPE
GIRARDEAU, MISSOURI, AS FOLLOWS :
ARTICLE 1 . The City Council of the City of Cape Girardeau,
Missouri hereby adopts the 2017 Downtown Strategic Plan Update,
in the City of Cape Girardeau, Missouri, a copy of which is
attached hereto as Exhibit A and is incorporated herein by
reference . nI1�
PASSED AND APPROVED THIS __ DAY OF r)(1)14,11)92017 .
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Harry E. Rediger, Mayor
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TABLE OF CONTENTS
01 Executive Summary..................Page 5
02 Planning Process....................Page 11
03 Public Involvement ................ Page 17
04 Market Study ............................ Page 23
05 Focus Areas..............................Page 37
06 Implementation ........................Page 67
3
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Ol 1 EXECUTIVE SUMMARY
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Ol I EXECUTIVE SUMMARY
Downtown Cape Girardeau has grown tremendously in recent years.
Infrastructure improvements, building rehabilitations, public art and new
policies are just a few ways in which the downtown has progressed since
the previous Strategic Plan was adopted by the City in 2009. The changing
market places of technology, housing and commercial real estate have offered
new opportunities and challenges for downtown Cape Girardeau. The many
changes to downtown and emerging growth opportunities prompted the City
of Cape Girardeau to commission an update of the Downtown Strategic Plan.
The Strategic Plan Update is a future vision for downtown which will guide
development decisions and outcomes for Downtown Cape Girardeau in the
future.
The plan is a ten-year vision which will serve as a resource for implementation
for the various entities committed to Downtown Cape Girardeau. These
entities include The City of Cape Girardeau, Old Town Cape (OTC) and the
Cape Girardeau Area Chamber of Commerce, all of which will lead the effort
to sustain and grow downtown. The City, OTC and the Chamber were also the
development team for the plan update, guiding and managing the final plan.
The goals of the plan were developed to be creative, feasible and impactful to
help bring about positive results for downtown. The goals reflect the existing
conditions, properties and businesses which are thriving, as well as areas in
need of improvement.
The Strategic Plan Update was developed to be a guide for the future. The
collective ideas and individual focus area plans are conceptual and are subject
to change. It is expected that some of the plan ideas will be revised due to
market forces, funding and other issues. The plan will evolve with the future of
downtown.
The Strategic Plan Update will provide a clear vision for civic leaders to guide
the future of Downtown Cape Girardeau. The many assets of Downtown Cape
Girardeau provide the foundation for achievable growth and sustained vitality,
offering a bright future for the downtown and the broader Cape Girardeau
community.
Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Terra cotta detail from historic building on Themis Street
Downtown public parking lot at Broadway and North Water Street
Historic homes on SouthSpanish Street at the corner of
Morgan Oak Street
EXECUTIVE SUMMARY
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DOWNTOWN STRATEGIC PLAN INITIATIVES
Initiative 1: Good Hope/Haarig Focus Area residential infill
- Assemble parcels to redevelop on the north side of Morgan Oak Street,
between South Sprigg Street and South Frederick Street, into residential
development of workforce and starter homes. Homes would be in the
1,000-1,300 sq. ft. range, as workforce housing.
Initiative 2: Fountain Street residential infill
- Build high end attached residential infill on both sides of South Fountain
Street, between Good Hope and William Street. Promote development of
residential infill on Good Hope Street between South Fountain Street and
South Frederick Street.
Initiative 3: North Spanish Street parking/linear garden
- Develop preliminary and final design plans for parking on the west side of
North Spanish Street along the Common Pleas Courthouse parcel. Parking
would be head in parking with a net gain of approximately 48 spaces. The
public parking would serve businesses on North Spanish Street and North
Main Street.
-Develop a linear landscape garden along new parking area. The garden
will strengthen the edge of the courthouse property and enhance the west
side of North Spanish Street.
-Develop a cultural attraction such as a Cape Girardeau Walk of Fame,
starting with the new sidewalk on North Spanish Street as part of the
parking improvements.
Initiative 4: Courthouse Village Focus Area residential infill
- Assemble parcels to redevelop on the west side of South Frederick Street
between Independence Street and Merriwether Street into multifamily
residential. Loft style apartment units of +/- 900 sq. ft. could yield 24 units
in a three story building. The addition of five single family homes of +/-
1,500 sq. ft. could be infilled around existing bungalows, to provide for a
strong residential edge along the street.
Initiative 5: Broadway/North Main Street Focus Area mixed-use development
- Post a request for qualifications (RFQ) to developers to redevelop the
northwest corner of the Broadway and North Main Street intersection. The
RFQ should request developers consider the new development to include
public parking and possibly a garage. Any garage should be open to the
public for use.
Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Initiative 6: Expanded North Main Street Parking
- Collaborate with property owners to expand public parking north of
existing public parking lot. Expansion of the lot will meet immediate need
for more parking for riverfront and North Main Street.
Initiative 7: South Main Street Cultural District
- Develop a new park destination adjacent to the Red House Interpretive
Center. The park concept developed by the city parks department in 2015
should be refined to include public restrooms, pavilions, a splash pad and
playground. Each of these amenities was often repeated by stakeholders
and the public as an attraction which would draw families downtown.
Initiative 8: Marquette Tech District Public Parking
- Build a new dedicated public parking lot or garage, to serve the
employees, visitors and customers coming to the greater focus area.
Collaboration with property owners is critical to attain the property.
Initiative 9: Build the Old Town Cape Riverfront Market pavilion
- Construct a pavilion at the existing Old Town Cape parking lot on South
Spanish Street. The Cape Riverfront Market has developed into a
seasonal destination attracting numerous people to the South Main area
of downtown. A pavilion would offer needed shelter, event space, and
become a revenue source. The Pavilion should have electrical service,
storage and restrooms.
Initiative 10: Establish a land clearance redevelopment authority
- Create a public authority that will promote and oversee redevelopment, in
addition to engaging in property assemblage and operation.
DOWNTOWN INVENTORY AND ANALYSIS
LEGEND
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PROJECT BOUNDARY
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-FOCUS AREA 4: COURTHOUSE VILLAGE
PARKING INITIATIVES:
-FOCUS AREA 3: SPANISH STREET
-FOCUS AREA 6: NORTH MAIN STREET
-FOCUS AREA B: MARQUETTE TECH DISTRICT
DEVELOPMENT INITIATIVES:
- FOCUS AREA 5: BROADWAY/MAIN STREET
MIXED USE
-FOCUS AREA 7: SOUTH MAIN STREET
CULTURAL DISTRICT
-FOCUS AREA 7: CAPE RIVERFRONT
MARKET PAVILION
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REDEVELOPMENT AUTHORITY (LCRA)
EXECUTIVE SUMMARY
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021 PLANNING PROCESS
11
02 I PLANNING PROCESS
The Cape Girardeau Downtown Strategic Plan Update was commissioned to
build upon the existing vision for an improved downtown. The previous plan,
which was adopted in 2009, had been utilized over a seven-year period as
a guide for renewal and redevelopment for Downtown Cape Girardeau. The
Strategic Plan Update of 2017 focuses on many ideas, with an emphasis on
new housing types, new downtown destinations, and attracting more investment
in downtown properties.
The planning process for the Strategic Plan Update was comprised of analysis
of existing conditions, key stakeholder and community engagement, and
planning of eight focus areas. While the planning initiative had identified the
focus areas, the proposed plan ideas can be implemented throughout the
broader downtown. The focus areas were identified as areas of study based
on existing conditions, land use, street network and program need. The focus
areas are listed below:
Good Hope/Haarig District — This focus area is bounded by Good Hope Street
to the north, Morgan Oak Street to the south, South Sprigg Street to the west,
and South Frederick Street on the east. Emphasis is on a former business
district at the southest corner of Good Hope Street and South Sprigg
Street. The buildings and lots in this area have potential for mixed use and
residential infill development.
2: Fountain Street — This focus area is centered around the spine of South
Fountain Street, which runs from Shawnee Parkway north to William Street.
The focus area has an abundance of cleared/vacant lots, but also Southeast
Missouri State University (the University) and stable residential areas
adjacent to the street.
3: Common Pleas Courthouse — Centered around the historic Common Pleas
Courthouse, this focus area is bordered by Broadway to the north, North
Spanish Street to the east, Independence Street to the south, and North
Lorimier Street to the west. The area offers opportunity for placemaking and
cultural amenities.
4: Courthouse Village — This focus area has the federal courthouse and City
Hall complex on the south end, North Sprigg Street on the west, Broadway
to the north, and North Spanish Street to the east. The area has a mix of
commercial, institutional and residential land uses within a strong grid of
streets.
12 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
5: Broadway and Main Street — Broadway and North Main Street is a prominent
and busy intersection in Downtown Cape Girardeau. The northwest corner
of the intersection is currently a public parking lot which offers numerous
possibilities for redevelopment.
6: North Main Street — The North Main Street focus area runs from Broadway
on the south to the casino on the north, along North Main Street. Property
along the street presents some challenges due to lack of property depth and
grade changes.
7: South Main Street — The South Main Street focus area runs from
Independence Street on the north to William Street on the south. The area
has a mix of institutional, industrial, cultural, commercial and parking land
uses.
8: Marquette Tech District — This focus area is centered around the new
Marquette Tech development at the corner of Broadway and North Fountain
Street, mainly north of Broadway to Bellevue Street, between North Lorimier
Street to the east and North Middle Street to the west. The area has many
office and commercial uses, along with some residential uses and parking
lots.
The planning process involved developing a site inventory and analysis of the
study area and focus areas. The analysis evaluated numerous elements of the
built environment in Downtown Cape Girardeau. Main elements included:
-Land Uses -Destinations
-Vehicular Circulation -Civic/Cultural Institutions
-Pedestrian Circulation -Historic Sites
-Build ing/Architectural Character -Parks/Open Space
The site inventory and analysis plan was utilized in discussions with key
stakeholders to gain an understanding of the individual issues and concerns
of local citizens. The analysis was also presented at the public meetings to
introduce the various issues to the public for their input and comment.
The consulting team used the site inventory and analysis along with public
comments to develop the strategic plan alternatives for the respective focus
areas. The alternatives helped to convey the planning ideas in a graphic format
proposing potential solutions for development and redevelopment.
The strategic plan alternatives were then developed into final plan proposals for
review and comment. The plans, graphics and sketches were supplemented
by a report narrative which discussed the proposed plans in detail.
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DOWNTOWN INVENTORY AND ANALYSIS
The site inventory and analysis plan revealed some key opportunities and
challenges facing Downtown Cape Girardeau. A summary of the findings is
listed as follows:
The main routes into downtown are Broadway on the north end and
William Street on the south end. South Fountain Street at Shawnee
Parkway (Highway 74) is another route into downtown which will grow
in use and prominence with the extension of South Fountain Street to
Independence Street in the near future. The streetscape improvements to
Broadway in recent years have greatly improved the image and interest in
the corridor. William Street needs aesthetic and infrastructure upgrades to
enhance the street. South Fountain Street has streetscape enhancements,
but currently lacks investments in adjacent properties.
- Broadway and Main Street have a strong core of commercial, retail,
institutional and housing. These two areas provide the majority of
destinations and businesses which attract people to downtown. Each
area has a strong influence on the identity of Downtown Cape Girardeau,
through its architecture, streetscapes, public art and events.
The neighborhoods of downtown offer many areas for new housing
especially in the Good Hope/Haarig, Courthouse Village and South Fountain
Street areas. The areas have some vacant lots, underutilized property and
some disinvested properties which could be redeveloped into housing.
New housing would add stability, new population, and the possibility of
subsequent private investments in the neighborhoods of downtown.
- The burgeoning Marquette Tech District area is bringing in new
businesses, investment and vitality to downtown. The success of the
district is presenting challenges as well, such as the need for more public/
shared use parking and new housing units at varying sizes and price
points.
- Public parking needs were identified on Broadway, Main Street, and
Spanish Street for the core of retail and commercial uses along each of
those streets.
- Greater connectivity between destinations and areas of downtown was
identified as a need, such as better access to the riverfront, need for a
complete sidewalk on the streets, connectivity from parking lots to festival
14 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
areas, etc.. The connectivity would enhance the pedestrian network and
livability of the downtown neighborhoods.
- Downtown Cape Girardeau's historic buildings, destinations, and
businesses play a major role in the civic identity of the community. The
downtown riverfront, parks, and festivals need increased investment to
continue attracting visitors to downtown.
The Strategic Plan alternatives placed an emphasis on the Focus Areas as a
way to concentrate the planning efforts on key areas of the downtown. The
proposed solutions, however, could be used throughout the downtown, as
opportunities and markets arise.
The alternatives were presented to the public using an open house style
meeting as well as an online survey. A housing market study was conducted
to analyze the broader Cape Girardeau market and determine how downtown
could meet the identified needs in the market. The alternatives were then
refined to reflect the input of the public, market study and the planning
program.
The alternatives received subsequent reviews and revisions based upon the
comments from the project team and key stakeholders. The alternative plans
were finalized for each focus area with summary narrative and data. The final
plans were then produced as part of the final Strategic Plan Update.
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03 I PUBLIC INVOLVEMENT
17
03 I PUBLIC INVOLVEMENT
The process for the Strategic Plan Update utilized a straightforward approach
to engage the downtown and the broader Cape Girardeau community.
Community plans need sustained and long term support from both the general
public and civic leaders in order to be successful. The Strategic Plan Update
engaged the public, civic leaders and key stakeholders to give input regarding
the future vision of their downtown.
While numerous issues and goals had been identified by the leadership team,
the community engagement process helped to identify additional issues to
consider in the planning process. The engagement also revealed the public's
perceptions of Downtown Cape Girardeau, which was considered while
developing the Focus Area Plans. Engaging the public was another method
used to promote the Plan Update and inform the public of the opportunity of
developing a future vision for Downtown Cape Girardeau.
The community engagement process utilized the following methods to engage
the public for the Downtown Cape Girardeau Strategic Plan Update:
1. Public Meetings
-The first public meeting was held downtown in early November of 2016
at the former federal courthouse building at 339 Broadway. Over 45
attendees were given the opportunity to view illustration boards of existing
conditions, site analysis, focus areas and precedent images. The public
was allowed to share their ideas and suggestions for improvements for
downtown through comment sheets, a Visioning Plan board and direct
dialogue with the project leadership team. The presentation was also
posted on the project's social media page for a week after the meeting.
(Refer to the social media paragraph below.)
-A summary of the input received from the public at the first meeting and
online is listed below:
a) Positives about downtown:
-Historic architecture -Not a "big box" setting
-Small town feel-Entertainment/events
-Mix of shops/dining -Walkability
18 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
b) Improvement ideas for downtown:
-Variety of housing types
-More public parking
-Improve security and lighting
-Provide a variety of dining options
-Family friendly events/destinations
-Fill empty storefronts
-The second public meeting was held in early February of 2017 at the
same location as the first meeting. The meeting attracted approximately
30 people. The attendees viewed proposed improvement concepts on the
Focus Area plans and listened to a presentation by the project team on the
concept plans. The public was able to give input through comments to the
project team during the presentation and on comment sheets. Again, the
presentation was posted on the project's social media page and linked to
an online survey. (Refer to details in the social media paragraph below.)
-A summary of the input received from the public regarding the Focus Area
concept plans at the second meeting and online is listed below:
c) Conceptual plans which were viewed positively:
-New housing types in the Good Hope/Haarig and Courthouse Village
areas
-New parking on North Spanish Street
-Activities for children (playground/splash pad)
-Welcome pavilions on riverfront
-Science Center/Educational facility as a destination
-More destinations/connections to the riverfront
-More public restrooms, especially on South Main Street
d) Conceptual plans which were challenged :
-New housing types/redevelopment should not displace residents
-Local citizens will not pay for parking (parking garage)
-Financing of projects will be a challenge
-Parking problem is only a perception of being a problem
-Trolley may not have enough riders to justify use
-Welcome pavilions should accommodate various uses
2. Key Stakeholder Meetings
-Meetings were conducted with property and business owners, developers,
institutions and civic leaders to solicit their concerns and recommendations
for improvements in downtown. The meetings allowed these community
and business leaders to speak frankly about opportunities and constraints in
the downtown area. Some of the more frequent discussion points included
the following:
a) Need for more housing types, at various sizes of units and range of
prices.
b) Security concerns in certain neighborhoods of downtown.
c) The perception by many that more public parking is needed in
downtown.
d) Activities and destinations to attract families downtown.
e) Better lighting along Broadway, from Sprigg Street to Main Street.
f) Preservation of existing historic architecture and spaces in downtown.
3. Social Media
-A social media page was developed to help promote the strategic planning
process and allow for the public meeting content to engage a broader
community of area residents. The social media page reached a wider cross
section of local citizens and provided another venue for the community to
give direct input to the project team.
4. Surveys
-The use of online surveys were utilized in the planning process by linking
the surveys on the social media page. The surveys were online for use
directly after the public meetings and displayed the same graphics as
were presented at the public meetings. Users could also leave comments
regarding their thoughts on downtown and the proposed ideas. The online
surveys were available for a week after their respective public meetings.
The first online survey had 26 respondents and the second had 12
respondents.
PUBLIC INVOLVEMENT
Public Meeting; November 1, 2016
Public Meeting; November 1, 2016
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Public Meeting Invitations on Social Media
19
PUBLIC FEEDBACK
The engagement of the public in the planning process, which is a critical
component to any community plan, confirmed many of the project program
initiatives such as the need for more housing types, more destinations,
new retail and additional public parking. The process also revealed the
community's interest in seeing improvements in downtown security, street
lighting, destinations for various age groups and access to the riverfront. The
public expressed some concerns regarding various issues of downtown,
however there was an overwhelming positive perception of Downtown Cape
Girardeau.
The engagement with the public and stakeholders also showcased a strong
interest in preserving the historic buildings and character of Downtown Cape
Girardeau. Whether in open discussion at the meetings, comment forms
or online surveys, numerous individuals stated that the historic architecture
gave downtown an image of a traditional, small town reflecting the character
of the community. Many in the engagement process noted some concern
that too many of historic buildings were lacking maintenance or had been
demolished in recent years. All agreed that the historic character of downtown
plays a major role in the identity of downtown and the entire Cape Girardeau
community. Downtown's historic buildings, riverfront, and events greatly
influence the perceptions of loyal citizens and visitors as to the greater Cape
Girardeau area.
Local civic pride in Downtown Cape Girardeau was also very evident in
the public forum discussions which occurred during the planning project.
Downtown Cape Girardeau is a significant part of many local citizen's lives,
whether at work during the week, festivals on the weekends or dinner in the
evening. The downtown offers many different experiences for local residents
as well as visitors. Many citizens have a profound interest in sustaining
and growing the downtown. There was some concern expressed about the
condition of some neighborhoods and buildings, however the vast majority
of the comments illustrated a true interest in the future viability of Downtown
Cape Girardeau.
20 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Public Meeting; February 9, 2017
Public Meeting; February 9, 2017
INTERACTIVE COMMUNITY FEEDBACK BOARD: PUBLIC MEETING NO. 1
DOWNTOWN VISIONING PLAN
PUBLIC INVOLVEMENT
Downtown Cape Girardeau Strategic Plan Update Open House #1 November 01, 2016 eITY ;CAPE a ARCTU'RIS UEVELdPMENT
Cape Girardeau, MO a, a e E C PE
'"""""""' STRATEGIES
21
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04 I MARKET STUDY
23
04 I MARKET STUDY
With demand on the rise for certain types of real estate products often
located in city centers, an opportunity exists for Downtown Cape Girardeau to
leverage investments by its institutions and local public agencies to realize new
housing, retail and office development that reinforces and complements the
city's historic small town charm.
In 2009, a strategic plan was completed for Downtown Cape Girardeau
that provided an assessment of existing conditions, established goals and
objectives, and made numerous recommendations for implementation.
Since its adoption, the City—in partnership with multiple organizations and
agencies—implemented a number of these recommendations, including
enhanced branding, various streetscape improvements, and a new wayfinding
and signage system, which has helped stimulate additional recent private
sector investment.
Despite considerable progress, some next steps are required for the
community to realize many of its goals and objectives. One of those goals
is to increase investment in the area, particularly residential development.
To help inform the broader strategic plan being completed by Arcturis, this
study considers the real estate market constraints and opportunities that exist
throughout Downtown, with special consideration given to eight focus areas
identified by the City.
The city is not a rapidly growing community, but it has an outsized amount
of retail development and healthcare providers because of its status as a
regional center for Southeast Missouri. Development patterns over the past
few decades have been mostly suburban, with ever -larger retail formats that
have migrated towards Interstate 55 and low-density residential subdivisions
occupying the city's northwest quadrant. At the same time, home values have
declined and building conditions have deteriorated in the city center.
In addition to these assets, the marketability of living in walkable communities
with historic character in university communities is on the rise. Niche
opportunities exist for housing and other development that caters to the
changing demographic composition of America. This means housing is
likely to be well-received if it targets singles, couples, empty nesters, and the
elderly—all of whom are more inclined to live in smaller housing formats and
place greater emphasis on lifestyle. Such trends could be to the benefit of
Cape's city center, particularly if downtown is able to realize greater economic
performance in what has the potential to be an even more authentic and
aesthetically appealing place.
24 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Open space at the corner of Spanish Street and Broadway
Existing businesses on Themis Street
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MARKETABILITY: SITE AREA CONTEXT
Eight areas of focus have been identified by local stakeholders: the Good
Hope/Haarig District, Fountain Street, Common Pleas Courthouse, Courthouse
Village, Broadway and Main Street, North Main Street, South Main Street, and
the Marquette Tech District.
In this section, neighborhood context and marketability are evaluated
in connection with the eight focus areas that have been identified. Key
marketability factors consist of proximity to amenities, land use compatibility,
access and visibility, site availability, and historic character.
LAND USE COMPATIBILITY
The opportunity for all eight focus areas is to take advantage of potential
synergies with key institutions and large-scale property owners to deliver
new development that complements and enhances Cape's historic core.
Development should be supportive of an environment that is walkable and
thus more aligned with consumer demand. It should also be sufficiently
differentiated from commodity housing, retail, and lodging located on the city's
western and northwestern edges.
ACCESS AND VISIBILITY
Improving access—both vehicular and non-vehicular—throughout the
downtown area will improve the marketability of certain sites and open up
new development opportunities. Identifying and taking advantage of key sites
located at properties with high levels of visibility and accessibility can also lead
to the creation of new gateways into Downtown. For example, the recently -
improved Shawnee parkway now provides the fastest means of access to
Downtown, setting the stage for a new gateway along Fountain Street.
SITE AVAILABILITY
Similar to nearly all cities and towns, vacant or underutilized properties are
common throughout the city center. However, not all sites may be available
for redevelopment. There are often constraints involving current ownership
and their willingness to sell at market value. Local politics and a "Not In My
BackYard" (NIMBY) mindset can also have an impact on the development
26 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
potential of certain properties. Thus, while demand analysis often yields a
high level of support for various product types, the amount of supply realized
will often fall well below these forecasted amounts without some public
intervention.
HISTORIC CHARACTER
Downtown Cape, particularly along Broadway and Main Street, was a historic
commercial center for the region. However, its role and importance in the
local economy has diminished considerably over the past few decades despite
recent improvements. Enhancement of these areas would make new housing
in adjacent areas more marketable. Due to the availability of public incentives
such as state and federal historic tax credits, these areas also present strong
opportunities for new loft residences, low-cost office space, and first floor
retail. Despite numerous marketability constraints and hurdles, the Good
Hope/Haarig District also represents an opportunity for value creation through
a revitalized historic neighborhood commercial center.
Downtown streetscape and open space near the intersection of Broadway
and Spanish Street
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MARKETABILITY: PROXIMITY TO AMENITIES
New development within an amenity -filled, walkable, downtown environment
can offer a distinct and competitive alternative to more traditional suburban
development patterns.
Because the greatest opportunity for new development in downtown is
to provide an alternative to the majority of new development in Cape—a
walkable neighborhood that serves those who prefer lifestyle, proximity
to work, and civic amenities over home square footage—the provision of
marketable amenities is key. Investments in public spaces can add value
through view premiums, location premiums, competitive advantage, etc. Few
new developments in Cape offer meaningful public space, but a revitalized
downtown would provide an authentic place that would draw residents and
shoppers from throughout the region.
Nationally, people have shown a willingness to live in smaller spaces if the
location is great, while retailers have found that visitors will stay longer and
spend more if the right environment is created. The riverfront remains an
unrivaled natural amenity and leveraging this asset with improved public space
and greenery could result in increased value for nearby property owners.
While the tangible value of public space on real estate development has also
been well documented, the degree of value creation is generally impacted by
four ingredients: park design, the relationship of the park and development,
access, and visibility. Carefully planned greenspace along the riverfront that
best encompasses these four factors could greatly benefit development in
downtown.
Downtown is also within close proximity to the main campus of The University
and the River Campus, giving downtown residents easy access to the school's
athletic facilities, stadiums, and its recently built cultural center. Other
amenities include the Isle Casino Cape Girardeau, restaurants and bars along
Main Street and Broadway, and the downtown Old Town Cape Riverfront
Market.
28 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Downtown streetscape view to east on Themis Street
Southeast Missouri State University River Campus
AREA AMENITIES
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MARKET STUDY
29
MARKET ANALYSIS: A PROCESS OVERVIEW
Arriving at a market -supported development program requires evaluating land
use through different lenses—supply, demand, and future growth trends.
DEMAND
This study evaluates demand to determine if there are under supplied
residential products in the market. This often requires standard demographic
analysis of consumer segments to determine who might live in a particular
location.
SUPPLY
Analysis of existing supply indicates a great deal about what the market
will support in terms of rents, sales prices, and lease rates. It indicates
preferences for specific products or locations. Sometimes, analysis of the
competitive market can reveal specific opportunities for developers by
identifying newer, more competitive types of development that achieve product
differentiation by focusing on quality, amenity, or design.
GROWTH TRENDS
An assessment of future growth and demographic changes can reveal
opportunities for new development, be it housing or retail. Employment growth
projections are evaluated to determine future demand for office development.
1pik', 1w,
Opportunity
Gaps
30 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Competitive
Market
FUTURE D EVEEO PM EN T
DEMAND PROGRAM
Projections
MARKET STUDY
This page intentionally left blank. 1 31
DEVELOPMENT CONCLUSIONS
Excess demand exists for various housing products not currently offered
in Downtown Cape and there is an opportunity to increase the residential
population during the next ten years. However, new supply will likely fall well
short of demand without some public and institutional interventions such as
development incentives, property acquisition assistance, and/or investments in
public spaces.
The opportunity for Downtown Cape is to take advantage of pent-up
demand for smaller format housing types in a historic, walkable, amenity -
filled environment, while creating potential synergies with key institutions
and assets. There is excess demand for a number of housing products
in downtown, including new for -sale housing, upscale rental housing, and
affordable housing. Less demand exists for other uses—office, retail, and
hotel—but there is also potential for new retail space that would serve students
and/or an increased population, as well as office space for local startups and
professional services. A new hotel is also currently in development that will
fill an existing need. The chart on the facing page summarizes our market
conclusions, while the following pages provide images demonstrating the
desired character, scale, and quality of these development typologies.
FOR -SALE TOWNHOMES & SINGLE-FAMILY HOMES
Townhomes, at a density of roughly 8 to 10 units per acre, are very marketable
and would attract mid -career professionals, as well as retirees and empty
nesters looking to downsize and live in a neighborhood environment with
access to amenities. Achievable sale prices are roughly $220,000 to
$260,000 for homes with 1,600 to 2,000 square feet of living space.
UPSCALE RENTAL APARTMENTS
Apartments at higher price points and finish qualities could attract both young
professional singles and mid -career couples, a desired population segment.
This type of product could be partially contained within newly rehabilitated
historic buildings along Broadway or Main Street, but a newly constructed,
higher density product with three or four stories would provide something
not currently offered in Downtown Cape and would have no real competition.
This type of development would be dependent on the ability of a developer
to acquire a single site large enough to accommodate a single building and
enough parking.
32 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
AFFORDABLE HOUSING
Demand for new affordable rental housing is very deep and would be feasible
assuming Low Income Housing Tax Credits (LIHTC) could be secured. A
multi -site housing project containing a mix of single-family homes and
townhomes available for rent would be most suitable and could help stabilize
downtown's most deteriorated areas. An affordable senior property with
roughly 50 units would also be feasible.
SENIOR HOUSING
Although somewhat limited, demand exists for a new market rate independent
or assisted living facility. Cape remains fairly well -supplied, indicating any
senior housing project should occur in later phases to accommodate additional
senior population growth and the likelihood that other older facilities within the
city will continue to deteriorate.
MARKET STUDY
PROPOSED DEVELOPMENT PRODUCTS FOR DOWNTOWN CAPE GIRARDEAU
Product Type
Unit Sizes
Price/Rent
# Units/
Demand Pool
Development Duration
Focus Areas
Comments
(Sq. Ft.)
Square
& Timing
For Sale
Townhomes /
1,600
$220,000
Limited
Over 10 years,
North Main Street, Fountain Street
Connections to The University and
Single Family
2,000
$260,000
earlier phases
riverfront are key.
North Main Street, Marquette
Could include a mix of units within
Upscale Rental
700
$700
$900
150
Moderate
Over 10 years,
Tech District (Adjacent), Corner
Broadway & Main, South Main
a newly constructed property and/
Apartments
earlier phases
of
or units on upper floors of existing
190 2 0
$1,200
Street, Fountain Street,
historic buildings.
Courthouse Village
Affordable Workforce
1,000
$600
100
Deep
Over 10 years,
Good Hope/Haarig District,
Total supply will be determined
based on availability of Low Income
Housing
1,300
$750
initial phases
Fountain Street (Adjacent)
Housing Tax Credits (LIHTC).
Senior Housing:
Should be developed in later
Assisted Living
350
$160/day
40
Limited
Over 10 years,
Courthouse Village
phases to accommodate
Independent Living
800
$1,800
60
later phases
additional senior population
per month
growth.
Retail:
Marquette Tech, South Main Street,
New retail would have to be
Existing
-
$10-$12
15,000
Limited
Over 10 years,
Good Hope/Haarig District,
student -oriented and in close
New
-
$14-$16
20,000
later phases
Fountain Street
proximity to The University's
campuses.
New office development would be
Office
$10 $12
20,000-
Limited
Over 10 years
Marquette Tech, South Main
contained entirely within existing
30,000
Street, Courthouse Village
buildings and financed with
historic tax credits.
33
UPSCALE RENTAL APARTMENTS
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FOR -SALE TOWNHOMES & SINGLE-FAMILY HOMES
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AFFORDABLE HOUSING
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36 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.001 Report Draft 1 10/02/17 This page intentionally left blank.
kL-
05 I FOCUS AREAS
The Focus Area Plans were developed after the public input and key
stakeholder discussions regarding the draft focus plans. Although the
recommended improvements in the eight Focus Areas vary, the emphasis of
new housing types, downtown destinations, placemaking and attracting more
investment in downtown remain consistent throughout all of the plans.
Each plan contains both written and graphic recommendations for
improvements. The improvements are conceptual and part of the larger 10
year vision for the Strategic Plan Update. The improvements are for both
public property and private property. The consulting team is cognizant of
the fact that private property improvements will require collaboration with the
property owners. Many of the improvements will be driven by the marketplace
especially residential, office and commercial uses.
The plans were also developed with the intention of trying to retain the
existing historic buildings for rehabilitation and re -use. Preserving the historic
character of the downtown was viewed as critical by a number of stakeholders.
The historic character of the architecture in Downtown Cape Girardeau is
also a major component of downtown's identity. New infill development was
proposed, where possible, on vacant or cleared lots to help with the building
preservation goal.
Implementing the proposed improvements, in various action items, is listed in
more detail under the Implementation section.
38 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Current vacant land and streetscape on Fountain Street
Architectural detail on historic building downtown
Riverfront area along flood wall
CONTEXT MAP
LEGEND
PROJECT BOUNDARY
uuuu■ FOCUS AREA BOUNDARY
FOCUS AREA 1: GOOD HOPE/HAARIG DISTRICT
FOCUS AREA 2: FOUNTAIN STREET
FOCUS AREA 3: COMMON PLEAS COURTHOUSE
FOCUS AREA 4: COURTHOUSE VILLAGE
FOCUS AREA 5: BROADWAY AND MAIN STREET
FOCUS AREA b: NORTH MAIN STREET
FOCUS AREA 7: SOUTH MAIN STREET
FOCUS AREA 8: MARQUETTE TECH DISTRICT
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FOCUS AREAS
39
FOCUS AREA 1: GOOD HOPE/HAARIG DISTRICT
This Focus Area is between Good Hope Street on the north to Morgan Oak
Street to the south; South Sprigg Street to the west and South Frederick Street
to the east. Due to decline in investment and lack of maintenance, many
structures and lots are in substandard condition. These lots in the area are
prime locations for infill development, especially in the residential market.
Also, at the intersection of Good Hope Street and South Sprigg Street, in the
southeast corner, there are a concentration of buildings which have potential
for rehabilitation. Business infill that would service and support a local market
would be an ideal choice for this location. These buildings, along with the
existing buildings on the north side of Good Hope Street, have the potential to
become a neighborhood hub or district with a concentration of art galleries,
antique shops, music stores, etc... Proposed improvements include the
following:
1: Create a neighborhood hub or district on south side of Good Hope Street,
between South Sprigg Street and South Frederick Street through mixed use
development.
2: Assemble parcels to redevelop on north side of Morgan Oak Street,
between South Sprigg Street and South Frederick Street into a residential
development of workforce and starter homes. Homes can be in the 1,000-
1,300 sq. ft. range, as affordable workforce housing.
3: Foster residential infill on east side of South Frederick Street, north to
William Street. Collaborate with land owners to assemble property and infill
vacant lots with single family attached or multi -family apartments. Utilize
existing street grid, provide detached parking from alley.
4: Improve image of area by installing streetscape improvements (street
lighting, street trees, sidewalks) to showcase public sector commitment and
to foster a better sense of security in the area.
Precedent Image: Workforce Housing
Precedent Image: Single Family Attached Housing
40 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17 Precedent Image: Multi -Family Housing
FOCUS AREA PLAN l: GOOD HOPE/HAARIG DISTRICT
S. Sprigg Street
NTS e
FOCUS AREAS
1: Create a mixed use development for a
neighborhood hub on the south side of
Good Hope Street.
2: Redevelop parcels on the north side of
Morgan Oak Street into workforce and
starter homes.
3: Foster multi -family housing at the
southwest corner of South Frederick
Street and William Street.
4: Streetscape enhancements throughout
focus area.
41
FOCUS AREA 1: GOOD HOPEMAARIG DISTRICT
View of existing conditions at the corner of Good Hope Street and South Sprigg Street (view to the southeast)
42 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
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FOCUS AREA 2: FOUNTAIN STREET
The Focus Area is along South Fountain Street from the Shawnee Parkway
at the south end to William Street at the north end. The Focus Area has
an abundance of cleared/vacant lots, some currently owned by Southeast
Missouri State University (the University) and the City. The University River
Campus is an educational institution and local attraction with art shows, music
and theater performances. The street network and access to Highway 74
provide excellent vehicular circulation. South Fountain Street will be extended
to Independence Street in 2021. The Focus Area has tremendous potential to
provide regional and local commercial centers to the public and fill a demand
for new single family housing in the downtown. Proposed improvements
include the following:
1: Redevelop the lumber yard property into a regional retail and commercial
development. Collaborate with property owners to assemble parcels.
2: Build high end attached residential on both sides of South Fountain Street,
between Good Hope Street and William Street. Promote development of
residential infill on Good Hope Street between South Fountain Street and
South Frederick Street.
3: Collaborate with property owners for redevelopment of property on west side
of South Middle Street between Morgan Oak Street and Jefferson Avenue.
4: Improve image of area by installing streetscape improvements (street
lighting, street trees, sidewalks) to showcase public sector commitment and
to foster a better sense of security in the area. These improvements should
be on the streets which intersect with South Fountain Street.
44 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Precedent Image: Townhomes/Single Family
Precedent Image: Upscale Rental Apartments
Precedent Image: Streetscape Improvements
Awn
I: Redevelop lumber yard into naQiono| retail and commercial oenter.
2: Build high end attached single family homes.
3: Redevelop property on west side of South Middle Street from Morgan Oak Street to Jefferson /venue.
4:Streetscapeenhancements.
FOCUS AREAS
45
FOCUS AREA 3: COMMON PLEAS COURTHOUSE
Centered around the historic Common Pleas Courthouse, this Focus Area
is bordered by Broadway to the north; North Spanish Street to the east;
Independence Street to the south and North Lorimier Street to the west. The
vast majority of the area is the courthouse building and grounds, which serves
as a common gathering space for downtown and civic events. The existing
buildings and parcels along Independence Street are stable and some have
been rehabilitated in recent years. The focus area has limited potential for
redevelopment of parcels but offers great opportunity to foster placemaking
and identity for Downtown Cape Girardeau. Proposed improvements include
the following:
1: Develop preliminary and final design plans for parking on the west side of
North Spanish Street along the Common Pleas Courthouse parcel. Parking
would be 90 degree parking with a net gain of approximately 48 spaces.
The public parking would serve businesses on North Spanish Street and
North Main Street.
2: Develop linear landscape garden along new parking area. The garden will
strengthen the east edge of the courthouse property and enhance the west
side of North Spanish Street.
3: Develop a cultural attraction such as a Cape Girardeau Walk of Fame,
starting with the new sidewalk on North Spanish Street as part of the of the
parking improvements.
4: Collaborate with the property owner to improve the existing parking lot on
North Lorimier Street, south of the alley. Utilize as public parking to serve
courthouse events, Independence Street and North Lorimier Street.
5: Reinforce the terraced slope with landscape while aesthetically enhancing
the views of the courthouse from North Spanish Street.
46 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Precedent Image: Streetscape Improvements
Precedent Image: Landscape Garden
Precedent Image: Cape Girardeau Walk of Fame
FOCUS AREAS
1101 HIM Hi 111111111111111
NTS
1: Develop design for parking on west side of North Spanish Street. 4: Improve existing parking lot on North Lorimier Street, south of
alley.
2: Develop linear garden along new parking on North Spanish
Street. 5: Reinforce the terraced slope with landscaping.
3: Implement the Cape Girardeau Walk of Fame.
47
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FOCUS AREA PLAN 3: COMMON PLEAS COURTHOUSE
View of proposed improvements along North Spanish Street, on the east side of the courthouse lawn. (View to the northwest.)
FOCUS AREAS
PLACEMAKING ELEMENTS
LANDSCAPED TERRACE
LINEAR GARDEN
CAPE GIRARDEAU WALK OF FAME
90° PUBLIC PARKING
49
FOCUS AREA 4: COURTHOUSE VILLAGE
This focus area is bounded by Broadway to the north, North Lorimier Street
to the east, the Federal Courthouse and City Hall to the south, and Sprigg
Street to the west. This area is characterized by a traditional street grid and a
mix of commercial, warehouse, and residential uses. The housing on North
Fountain Street and Themis Street consists of a number of older single family
homes and some apartment buldings. Opportunities for infill development and
redevelopment exist along Themis Street, North Frederick Street, and North
Middle Street. Proposed improvements include the following:
1: Rehabilitate the historic building at the southwest corner of Independence
Street and South Frederick Street for mixed use including retail/restaurant
uses on the ground floor and residential uses above.
2: Assemble parcels to redevelop on west side of South Frederick Street
between Independence Street and Merriwether Street into multifamily
residential. Loft style apartment units of +/- 900 sq. ft. could yield 24 units
in a three story building. The addition of five single family homes of +/-
1,500 sq. ft. could be infilled around existing bungalows, to provide for a
strong residential edge along the street.
3: Identify opportunities to increase visibility of the Cape River Heritage
Museum by enhancing the streetscape around the building on
Independence and Frederick Streets. Better define the borders of the site
parking and create an exterior exhibit space along Independence Street.
Construct public plaza to showcase the region's significant historical and
cultural ties.
4: Include bike/pedestrian facilities on future extension of South Fountain
Street to Independence Street. Advocate for sidewalks, crosswalks and
bike lanes for street improvements to foster greater north/south connectivity
in the downtown.
5: Coordinate on future site plan for a senior housing development to include
sidewalks, cross walks and accessible paths to connect the development to
the neighborhood.
6: Improve sidewalk network in the area. Numerous blocks have sections
of sidewalks which do not exist or are in poor condition. Improving the
sidewalk network showcases public dollar investment in the downtown.
50 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Precedent Image: Loft Style Apartments
Precedent Image: Mixed Use Development Style
Precedent Image: Bike Lane Street Improvements
FOCUS AREA i
: COURTHOUSE VILLAGE
S. Sprigg Street
Wo
ftil
..
Ak
d
N ■ � d
y � a
d
Sa
N. Frederick Street
NTS G
FOCUS AREAS
1: Rehabilitate building at the southwest
corner of Independence Street and
South Frederick Street.
2: Assemble and redevelop parcels on west
side of South Frederick Street between
Independence Street and Merriwether
Street.
3: Enhance the streetscape around the
Cape River Heritage Museum.
4: Install bike/pedestrian facilities at the
future extension of South Fountain
Street to Independence Street.
5: Coordinate on future site plan for future
senior housing development.
6: Improve sidewalk network throughout
the Focus Area.
51
FOCUS AREA 5: BROADWAY AND MAIN STREET
This focus area is the juncture of two business districts: Broadway and North
Main Street. The northwest corner of the intersection is currently a public
parking lot which offers numerous possibilities for redevelopment to meet the
identified needs of new housing, parking, office and commercial space. The
prominent corner has high traffic volume, great visibility and good access. The
location also presents the opportunity for enhanced identity and placemaking
in downtown. Proposed improvements include the following:
1: Issue a Request for Proposals (RFP) to determine the feasibility of a mixed-
use development at the northwest corner of Broadway and North Main
Street. Proposals should incorporate public parking.
2: Collaborate with the owner to redevelop property on the north side of
Broadway at North Spanish Street. Evaluate buildings to convert into
banquet and conference center, which was often mentioned as a need for
Downtown Cape Girardeau.
3: Collaborate with the owner of the former civic center property on the north
side of Broadway between North Spanish Street and North Lorimier Street.
High end attached residential should be considered to leverage the site
location, elevation and proximity to many amenities in downtown.
4: Construct additional off street parking, surface lot or parking structure, to
accomodate mixed use development.
52 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Precedent Image: Mixed Use Parking Garage
PAL
Precedent Image: Parking Garage Style
Precedent Image: Banquet Hall
FOCUS AREAS
FOCUS AREA PLAN 5: BROADWAY AND MAIN STREET
I
r;
F
1: Issue an RFP to determine the feasibility of a mixed-use
development at the northwest corner of Broadway and North
Main Street. Proposals should incorporate public parking.
2: Redevelop properties along Broadway and North Spanish
Street.
3: Collaborate on a high end residential development on the north
side of Broadway between North Spanish Street and North
Lorimier Street
4: Construct additional off street parking, surface lot or parking
structure, to accomodate future mixed use development.
53
4:
FOCUS AREA 6: NORTH MAIN STREET
The North Main Street Focus Area runs from Broadway on the south to the
casino on the north. The area has some challenges due to lack of property
depth on the east side of the street, grade changes and proximity to an
active railroad line and flood wall. The views of the river, above the flood
wall, however are a true attraction which should be capitalized upon in any
development. Proposed improvements include the following:
1: Develop open space/overflow parking area along North Main Street due
south of the casino property. Meet with the casino to learn of their plans
and needs for regular/overflow parking and transportation.
Construct a new park space along the east side of North Main Street to
serve primarily as open space, but also provide overflow parking for major
downtown events. Coordinate with the City on the idea of increased park
property and recreational uses along North Main Street on the dry side of
the flood wall. Collaborate with property owners to assemble real estate
along the east side of North Main Street for redevelopment into public open
space.
3: Collaborate with property owners to expand public parking north of existing
parking lot. Expansion of the lot will meet immediate need for more parking
for the riverfront and North Main Street shops.
4: Build a riverfront amphitheater to host events suchs as live music, movies,
events, and festivals.
5: Construct an adult playground with a skating ribbon to be used in all
seasons, a climbing wall, and zip lines.
6: Locate picnic pavilions on elevated landforms to take advantage of views to
the Mississippi River.
7: Develop the design for a streetscape plan to enhance North Main Street
from Broadway to the casino. Improve sidewalks, landscaping and
signage. Existing street lights should be used in place.
54 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Precedent Image: Skating Ribbon
Precedent Image: Music Pavilion
Precedent Image: Adult Recreation
FOCUS AREAS
FOCUS AREA PLAN 6: NORTH MAIN STREET
1
NTS G
1: Open space/overflow parking area.
2: New park space- also provides overflow parking for major downtown events.
3: Expanded public parking north of existing parking lot.
4: Riverfront amphitheater.
5: Adult Playground: Ice skating/roller blading "ribbon" track with climbing walls and zip lines.
6: Picnic pavilions on elevated landforms.
7: Streetscape enhancements along North Main Street.
55
FOCUS AREA 7: SOUTH MAIN STREET
The South Main Street Focus Area runs from Independence Street on the north
to William Street on the south. The area has a mix of commercial businesses,
but also has cultural uses. A public parking lot occupies a large parcel of land
in the area. The Red House Interpretive Center and substantial amount of
publicly owned land allows for concepts of cultural attractions, placemaking
and civic identity. Additional amenities will help to foster a cultural district
identity for the South Main area. Proposed improvements include the
following:
Develop a new park destination adjacent to the Red House Interpretive
Center. The park concept developed by the City's Parks and Recreation
Department in 2015 should be refined to include public restrooms,
pavilions, a splash pad and playground. Each of these amenities was often
repeated by stakeholders and the public as an attraction which would draw
families downtown.
Construct a pavilion at the existing Old Town Cape parking lot on South
Spanish Street. The Cape Riverfront Market has developed into a
seasonal destination attracting numerous people to the South Main area of
downtown. A pavilion would offer needed shelter, event space, and become
a revenue source. The Pavilion should have electrical connections, storage
and restrooms.
3: Partner with Southeast Missouri State University (The University) on a
feasibility study of a science center/STEM educational facility. The facility
would be a destination for school groups, clubs, scout troops and other
youth groups. The center would also be a training opportunity for University
students. Collaboration with property owners will be needed to establish the
center at the southwest corner of William Street and South Main Street.
4: Enhance the public parking lot with a redesign to include more street
trees, landscaping and placemaking elements such as sculpture, seating,
signage, etc... to make the parking lot more attractive and sustainable. A
new pavilion structure and placemaking elements at the northwest corner of
the lot would help to create a better identity for the parking lot and festival
grounds.
5: Develop a wedding garden for the open space on South Main Street near the
proposed pavilions. The garden would be an added amenity as a wedding
destination and would serve as a beautiful open space along the street.
56 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Precedent Image: Farmer's Market Pavilion Style
T
— _ - 7 7"
r
Precedent Image: Science Center Building
Precedent Image: Fountain and Park Space
FOCUS AREA PLAN 7: SOUTH MAIN STREET
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Spanish Street
ate`"'
Main Street
r r e h'
0
FOCUS AREAS
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1: Construct a park with a splash pad and Cape Girardeau themed 3: Construct a Science Center/STEM educational facility. NTS
playground. In addition, construct park pavilions and public restrooms
adjacent to the wedding garden and interpretive center. 4: Enhance the public parking lot at South Main Street and Independence
Street.
2: Construct a pavilion at the existing Old Town Cape parking lot on South
Spanish Street. 5: Create a wedding garden in the open space along South Main Street.
57
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FOCUS AREA PLAN 7: SOUTH MAIN STREET
I
View of proposed improvements of the Old Town Cape parking lot and market on South Spanish Street. (View to the northwest.)
FOCUS AREAS
ZKET PAVILIONS (TYP.)
-T PAVILION BUILDING
I PUBLIC RESTROOMS
\RKET PAVILION WITH
;TORAGE AND OFFICE
APE ENHANCEMENTS
LANDSCAPING (TYP.)
FOCUS AREA 8: MARQUETTE TECH DISTRICT
This focus area is centered around the new Marquette Tech development at
the northeast and northwest corners of Broadway and North Fountain Street,
mainly north of Broadway to Bellevue Street, between North Lorimier Street
and North Middle Street. There has been much new investment in the area
from the rehabilitation of the old federal courthouse for office/innovation space,
the Marquette Tower for additional office/innovation/retail space, and a former
office building being converted into a hotel. Public sector investments have
included a new streetscape on Broadway, a revolving sculpture program and
the Rust Center for Media by the University and private sources. The area
needs to address the needs of public parking, (being displaced by the new
developments), more office space and workforce housing for the emerging
workforce in the area. Proposed improvements include the following:
Build a new public parking garage fronting on Bellevue Street, to serve
the employees, visitors and customers coming to the greater Focus Area.
Collaboration with property owners is critical to attain the property for the
structure.
2: Construct new housing in an apartment building fronting on the north side
of Bellevue Street, between North Middle Street and North Fountain Street.
The apartments would be loft style, approximately 800-1000 sq. ft. to
serve the new workforce in the Marquette Tech Distirict. Collaborate with
property owners and developers to attract the new investment.
3: Collaborate with property owners to redevelop the property on the east side
of North Middle Street, between Broadway and Bellevue Street. Advocate
for a mixed use of retaining existing buildings where feasible and infill with
a mix of apartment and condominium housing. Existing buildings fronting
on Broadway should be used in place as retail/commercial at street level
with housing on upper stories.
4: Improve public parking signage for the lot at the southwest corner of
Broadway and North Middle Street, adjacent to the Lutheran Church
parking lot.
5: Construct a new apartment building on the southeast courner of North
Fountain Street and Bellevue Street.
60 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
Precedent Image: Upscale Rental Apartments
Precedent Image: Stormwater Managment Improvements in
Parking Lot
Precedent Image: Mixed Use Residential/Commercial
FOCUS AREA PLAN 8: MARQUETTE TECH DISTRICT
N!IMid'dlStreet
FOCUS AREAS
1: Build a public parking garage fronting on
Bellevue Street.
2: Construct a new apartment building
on the north side of Bellevue Street
between North Middle Street and North
Fountain Street.
3: Redevelop the property on the east
side of North Middle Street between
Broadway and Bellevue Street into a
mixed-use residential property.
4: Improve public parking signage for the
lot at the southwest corner of Broadway
and North Middle Street.
5: Construct a new apartment building on
the southeast corner of North Fountain
Streetand Bellevue Street.
61
THRESHOLD PROJECTS
The Strategic Plan Update has been identified as a 10 year vision to guide
future development of Downtown Cape Girardeau. The various proposed
improvements will take time to implement, based on collaboration efforts and
funding resources. Many of the proposed ideas, such as more housing and
commercial land uses, are based on market demand. Such elements of the
Strategic Plan will take extensive collaboration and potentially incentives to
attract private market investments. As such, many proposed projects may take
1-5 years or more to be implemented and bring positive change to downtown.
While the Strategic Plan Update will take years to implement, quick
"Threshold" projects were recognized during the planning process. Threshold
projects are meant to be implemented within 1-3 years, offering positive
change for downtown. These projects also show a commitment to the Strategic
Plan and continued investment in Downtown Cape Girardeau. Threshold
projects which have been recognized for the plan are listed below:
1: Establish a Land Clearance Redevelopment Authority — A public authority
which can offer incentives for development and engage in acquiring and
preparing real estate for future development.
2: Create a sustainable long term plan for the Old Town Cape Riverfront
Market — The market has an existing lot on South Spanish Street, just north
of Merriwether Street. Enhancing the market with a pavilion structure with
electric service, restrooms and storage would allow for better service and
operations. The pavilion structure(s) will also greatly add to the market identity.
3: Build gateways for downtown at North Pacific Street and Broadway and
at South Sprigg Street and William Street. Develop design of the gateways to
define the downtown boundaries, identity and visitor experience.
4: Create a portable Welcome Pavilion for the riverfront. Create the design
and program of portable pavilions to be placed on the riverfront. Operational
resources need to be identified and confirmed, along with the regulations of a
portable structure on the river side of the flood wall.
5: Revised parking/linear garden on North Spanish Street, near Common Pleas
Courthouse. The revised parking on North Spanish Street would help alleviate
the some of the parking need for downtown. A linear garden, landscaping and
retaining wall would also enhance the aesthetics of the street and courthouse
lawn.
Precedent Image: Gateway Signage
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Precedent Image: Enhanced Market Programming
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62 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17 Precedent Image: Portable Welcome Pavilion
FOCUS AREAS
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THRESHOLD PROJECTS: GATEWAY SIGNAGE
View of the existing conditions at the intersection of Broadway and North Pacific Street. (View to the east.)
64 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
THRESHOLD PROJECTS: GATEWAY SIGNAGE
View of proposed improvements at the intersection of Broadway and North Pacific Street. (View to the east.)
GATEWAY SIGNAGE
•f
STREETSCAPE ENHANCEMENTS
LANDSCAPING (TYP.)
65
66 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.001 Report Draft 1 10/02/17 This page intentionally left blank.
ME
06 I IMPLEMENTATION
The many goals of the Downtown Strategic Plan Update will require numerous
partnerships and initiatives to help progress the plan into implementation.
While the goals of the plan vary from housing to infrastructure, implementation
of the goals will occur only with assigned roles and responsibilities from the
various organizations/entities in Downtown Cape Girardeau.
The goals were categorized into short term, mid-term, and long term time
periods: short term would be 1-3 years; mid-term 3-5 years; and long term
would be 5-10 years for implementation.The following tables are a listing of
proposed goals and responsibilities which have been identified for the plan.
Threshold Projects
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
1: Establish a Land Clearance Redevelopment
Create a public authority which can offer incentives for
Authority (LCRA).
City
Chamber/OTC
Short Term
development and also engage in property assemblage
and preparation.
2: Create a sustainable long-term plan for the Old
OTC
CID
Short Term
Town Cape Riverfront Market, such as a structure.
3: Design and build gateways for downtown at North
OTC/CID/
Develop design of gateways to define downtown
Pacific Street and Broadway and at South Sprigg
City
The University
Short Term
boundaries and identity.
Street and William Street.
4: Create portable welcome pavilions for a riverfront
CV13
OTC/Chamber
Short Term
Develop designs of pavilions and identify operational
park.
resources.
5: Construct a revised parking layout/linear garden
on North Spanish Street on the east side of the
City
OTC/CID
Short Term
Develop design of parking and linear garden.
Common Pleas Courthouse.
Focus Area 1: Good Hope/Haarig District
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
1: Assemble parcels to redevelop on the south side
of Good Hope Street, between South Sprigg Street
City/LCRA
OTC/Chamber
Short Term
Rehabilitate viable structures into retail/entertainment/
and South Frederick Street into a mixed use
art galleries to create an entertainment district.
development.
2: Assemble parcels to redevelop on the north side
Collaborate with property owners and developers to
of Morgan Oak Street, between South Sprigg
City/LCRA
Chamber/OTC
Short Term
develop single family attached homes for workforce
Street and South Frederick Street into residential
and starter home market.
development of workforce and starter homes.
3: Foster residential infill on the east side of South
Attract home builders through low interest loans and
Frederick Street from Jefferson Avenue to William
City
OTC
Mid -Term
federal home loans to build new housing units in the
Street.
area.
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IMPLEMENTATION
4: Improve street lighting, sidewalks, and
Invest in public infrastructure to improve the image of
infrastructure maintenance to foster a better sense
City
OTC/CID
Short Term
the area, increase sense of security, and attract new
of security in the area.
private investment.
Focus Area 2: Fountain Street
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
1: Encourage redevelopment of the lumber yard
Collaborate with property owners to study feasibility of
property into a regional retail and commercial
Chamber/OTC
City
Short Term
redeveloping property.
development.
2: Collaborate with the University to evaluate student
OTC/
The University
Short Term
Identify 5-10 year need for student housing on/off
housing needs on and off River Campus.
The University
River Campus.
3: Identify developer for high end attached residential
Post developer RFP for single family housing on
on both Sides of South Fountain Street, between
City
OTC/Chamber
Short Term
empty lots. Offer incentives for initial phase of
Good Hope Street and William Street.
development.
4: Foster residential infill on Good Hope Street
Collaborate with property owners to develop start
between South Fountain Street and South Frederick
OTC
City/Chamber
Mid -Term
homes.
Street.
5: Collaborate with property owner for redevelopment
Collaborate with property owners to determine best
of property on west side of South Middle Street,
OTC
Chamber
Mid -Term
use for redevelopment.
between Morgan Oak Street and Jefferson Avenue.
6: Collaborate with The University on need for mixed
OTC
The University
Short Term
Identify University's plans to grow the River Campus.
use development.
7: Improve street lighting, sidewalks and infrastructure
Install new street lights and repair infrastructure to
maintenance to foster a better sense of security in
City
CID/OTC
Short Term
immediately enhance perception of the area.
the area.
Focus Area 3: Common Pleas Courthouse
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
1: Start Cape Girardeau Walk of Fame on sidewalk.
Chamber
City/OTC
Short Term
Start Walk of Fame program to showcase community
history and be an attraction for downtown.
2: Collaborate with property owner to establish public
City/LCRA
OTC
Mid -Term
Enhance existing parking lot for public use.
parking on North Lorimier Street, south of alley.
City - City of Cape Girardeau
CID - Community Improvement District
Chamber - Cape Girardeau Chamber of Commerce
CVB - Cape Visitors Bureau
OTC - Old Town Cape Inc.
The University - Southest Missouri State University
IMPLEMENTATION: FOCUS AREAS
Focus Area 4: Courthouse Village
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
1: Collaborate with property owners of the historic
building at the southwest corner of Independence
OTC
Chamber
Mid -Term
Identify market for retail or a restaurant to serve the
Street and Frederick Street to rehabilitate the
courthouse market.
building into retail/dining use.
2: Assemble parcels to redevelop on the west side
Collaborate with property owners on redevelopment
of South Frederick Street between Independence
LCRA
OTC
Mid -Term
potential. Preserve existing bungalow housing on the
Street and Merriwether Street into multifamily
block.
residential.
3: Identify opportunities to increase visibility of the
City
CVB
Short Term
Improve signage, landscape and lighting around
Cape River Heritage Museum.
property of museum.
4: Include bike/pedestrian facilities on future
Identify opportunities in final design to include
extension of South Fountain Street from William
City
OTC
Mid -Term
sidewalks and streetscape to enhance pedestrian
Street to Independence Street.
connectivity in the area.
5: Coordinate on future site plan for senior housing
Promote sidewalks and off street walking trails for the
development to include sidewalks and accessible
City
OTC
Mid -Term
pedestrian network.
paths for better connectivity in the neighborhood.
6: Improve sidewalk network in area, especially
Install/repair sidewalks on many blocks in the area to
on Frederick Street, Ellis Street, Themis Street,
City
OTC/CID
Short Term
promote pedestrian connectivity and investment in the
Merriwether Street and William Street.
public sector.
Focus Area 5: Broadway and Main Street
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
1: Post a RFQ to redevelop the northwest corner
of Broadway and North Main Street into a mixed
Clty
OTC/Chamber/
Lon Term
g
Collaborate with developer on program, design and
use development with or without a public parking
CVB
incentive package.
garage.
2: Based on the findings of the RFQ, examine
Coordinate with property owners to identify
surrounding parcels for complementary
OTC/Chamber
City
Long Term
opportunities.
development opportunities.
Focus Area 6: North Main Street
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
1: Collaborate with casino on their needs for
Chamber
City
Short Term
expansion overflow parking.
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IMPLEMENTATION
Focus Area 6: North Main Street (Continued)
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
2: Determine recreational needs which can be
accommodated along narrow parcels between
North Main Street and railroad tracks. Verify
City
OTC
Mid -Term
easements and requirements with railroads and
Corps of Engineers.
3: Collaborate with property owners for property
Assemble property to become public park land and
along North Main Street. Assemble property for
City/LCRA
OTC
Long Term
overflow parking.
redevelopment into public open space.
4: Collaborate with the property owner to expand
Chamber
City/OTC
Short Term
Attain rights to expand public parking lot.
public parking north of existing parking lot.
5: Develop a streetscape plan for North Main Street
City
OTC
Mid -Term
Enhance visitor experience to/from north side of
from Broadway to casino entrance.
Downtown through streetscape improvements.
Focus Area 7: South Main Street
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
1: Meet with railroad and Corps of Engineers to
determine requirements around pump station,
City
OTC
Mid -Term
Verify parameters of jurisdictions to establish design
railroad tracks and flood wall. Collaborate to
program for park in the area.
develop preliminary and final design of new park.
2: Develop capital campaign to help fund new park
City
Mid -Term
Raise funds with local companies, clubs and
improvements.
organizations.
3: Construct a park on South Main Street near Red
City
Mid -Term
Construct park for new family destination.
House.
4: Partner with The University to conduct feasibility
OTC
Chamber
Long Term
Determine market for new destination museum with
study for a Science Center/STEM Education facility.
science educational program.
5: Collaborate with property owners to redevelop the
Prepare site and building for new Science Center
property at the corner of William Street and South
Chamber/OTC
City
Long Term
facility.
Main Street.
City - City of Cape Girardeau
CID - Community Improvement District
Chamber - Cape Girardeau Chamber of Commerce
CVB - Cape Visitors Bureau
OTC - Old Town Cape Inc.
The University - Southeast Missouri University
71
IMPLEMENTATION: FOCUS AREAS
Focus Area 7: South Main Street (Continued)
Lead Group
Support Group
Short -Term vs.
Notes
Long -Term
6: Develop final design plans and construct Science
The University
Long Term
Construction of Science Center facility to become a
Center destination.
regional destination.
7: Develop a landscape enhancement plan for the
City
OTC
Mid -Term
Define parking lot and enhance identity and user
south public parking lot (Hutson's Lot).
experience with landscaping.
Focus Area 8: Marquette Tech District
Lead Group
Support Group
Start Date
Notes
1: Collaborate with property owners fronting on the
south side of Bellevue Street between North Middle
OTC/Chamber
City
Short Term
Street and North Fountain Street to develop public
parking for workers/visitors.
2: Collaborate with property owners fronting on the
north side of Bellevue Street between North Middle
OTC/Chamber
City
Mid -Term
Street and North Fountain Street to redevelop into
loft apartments for growing tech district.
3: Collaborate with property owners to redevelop
the property on east side of North Middle Street,
OTC/Chamber
City
Short Term
between Bellevue Street and Broadway.
4: Improve public parking signage for the public lot
at the southwest corner of Broadway and North
City
OTC
Short Term
Better define public parking- in lot and area.
Middle Street.
72 1 Downtown Cape Girardeau Strategic Plan Update 1 16-2551.00 1 Report Draft 1 10/02/17
City - City of Cape Girardeau
CID - Community Improvement District
Chamber - Cape Girardeau Chamber of Commerce
CVB - Cape Visitors Bureau
OTC - Old Town Cape Inc.
The University - Southeast Missouri University
IMPLEMENTATION
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