Mitchell Vision Plan

Introduction

Older downtowns are facing economic disinvestment, physical decline, and overemphasis on automobiles at the expense of pedestrians. In Mitchell’s case, streetscape improvements, rehabilitation, and other physical planning and design changes can make a significant difference in transforming and improving Main Street. Smart growth promotes development which uses natural and man-made boundaries and landmarks to create a sense of defined neighborhoods, towns, and regions. It encourages the construction and preservation of buildings which prove to be assets to a community over time, not only because of the services provided within, but because of the unique contribution they make on the outside to the look and feel of a city.

A process involving the public is essential to ground a successful downtown strategy. Community workshops can generate a framework for positive, incremental change while preserving existing housing and businesses. Local residents can provide valuable insights on potential projects and help to identify additional opportunity areas. Mitchell has already taken this vital step by participation in the community meetings in October 2004. The following section will highlight important steps to accomplish downtown revitalization in Mitchell. Information is divided by:

• Main Street Approach
• Infill as a Revitalization Strategy
• Historic Preservation
• Pedestrian Circulation
• Services
• Beautification

Main Street Approach

Before and after pictures of Mansfield, Ohio, a town not unlike Mitchell.  Their downtown improvements won them the 2001 Great American Main Street Award.

The Main Street Approach was developed by the National Main Street Center of the National Trust for Historic Preservation.  The 1700 local Main Street programs in over 40 states who have adopted this preservation-based approach have realized $17.0 billion dollars in reinvestment in their downtown commercial districts.

While commercial district revitalization can be addressed in many ways, the underlying premise of the Main Street Approach is to encourage economic development.  This approach advocates a return to community self-reliance, empowerment, and the rebuilding of commercial districts based on its traditional assets: unique architecture, personal service, local ownership, and a sense of community.  The Main Street Approach is based on a comprehensive strategy, tailored to local needs and opportunities called the Main Street Four Point Approach.  These steps are listed below, as written by the Main Street Center.  The National Main Street Center's experience in helping communities bring their downtowns back to life has shown that the Main Street Four Point Approach succeeds only when combined with the eight principles located in the Appendix.

Goal

Implement Main Street Approach in downtown Mitchell

Four Point Approach

• Design--Enhancing the physical appearance of the commercial district by rehabilitating historic buildings, encouraging supportive new construction, developing sensitive design management systems, and long-term planning.
• Organization--Building consensus and cooperation among the many groups and individuals who have a role in the revitalization process.
• Promotion--Marketing the traditional commercial district's assets to customers, potential investors, new businesses, local citizens and visitors.
• Economic Restructuring--Strengthening the district's existing economic base while finding ways to expand it to meet new opportunities and challenges from outlaying development.

Infill as a Revitalization Strategy

Underutilized or underdeveloped land along Main Street can be developed with attractive street-facing structures, which attract pedestrian traffic and reactivate the public realm.  Mixed-use buildings containing retail or office as well as residential uses ensure round-the-clock activity.  Such development should be integrated into a larger boulevard or streetscape program, including improved street design and pedestrian improvements.  Mixed-use buildings lining the street allow for commercial activity on the ground floor with residences or offices above.  Live/work buildings help maintain the neighborhood scale, even at higher densities, and parks link the central street with the surrounding neighborhoods.  Commercial development and tourist activity support one another and are inevitably linked.

Tourism-Oriented Development

South-Central Indiana is host to a vast array of tourism destinations, however very few communities have developed industries to capitalize on this tourism.  By being adjacent to Spring Mill State Park (which brings in almost one million visitors annually) and along the way to the French Lick Casino, Patoka Lake, Marengo Cave, and many other tourist destinations, Mitchell is in an excellent position to develop a new tourism support industry.  Through restaurants, hotels, and stores which cater to the needs of tourists, Mitchell could open up a new industry which could help provide new jobs and diversify the tax base.  These businesses would also benefit from local events such as the Persimmon Festival, the upcoming soccer program in Mitchell, and other area activities.

Goal

Establish a tourism support industry in Mitchell.

Recommendations

See Also

Main Street Program Corridor Development Signage Standards

• Establish gateways into Mitchell
• Adopt three different signage control for the SR 37 commercial corridor, Main Street, and the SR 60 corridor
• Advertise Mitchell at tourism locations throughout Central and Southern Indiana
• Encourage development of tourism support businesses along SR 37
• Utilize a Main Street Approach in downtown Mitchell

Commercial Development

Commercial activity can do wonders to revitalize a downtown by drawing in new customers and retaining the current population of consumers. Important to each aspect of promoting infill and new development are the initial steps taken to attract new business. A new promotion plan would include an increase in advertising of available property downtown.  Incentives to relocate in Mitchell, such as the quality of life, should be promoted in nearby communities.  Once new business is established and downtown activity is increased, signage into Mitchell should be improved along all gateways into downtown to attract passers-by.

Goal

Encourage commercial activity along Main Street.

Recommendations

• Advertise all available property
• Promote quality of life
• Designate and advertise incentives to locate in Mitchell
• Encourage diverse uses of all downtown property, while reserving ground floors for commercial use
• Make Main Street more pedestrian friendly to encourage shopping
• Improve signage along all gateways into Mitchell
• Focus on development of specialty stores

Historic Preservation

Goal

Preserve historic character of Mitchell through implementation of preservation techniques.

Recommendations

• Historic plaque program along Main Street and throughout historic areas
• Celebrate the 1853 foundation of Mitchell each year
• Facade improvements along Main Street
• Develop streetscape plan
• Apply for Historic Designation
• Utilize existing buildings to full potential

Pedestrian Circulation

Public spaces where people can meet, eat lunch, relax, or recreate can easily be integrated into a downtown environment.  Such spaces serve as important public amenities by diversifying the streetscape and attracting shoppers and other users to a street or downtown.  Intimate spaces can be tucked between buildings or integrated with public or civic spaces.  A good street provides a safe and comfortable public realm for walking, window-shopping, and casual meetings.

Providing physical comfort requires considering temperature, wind, rain, sun and shade, as well as safety.  Awnings provide shade and shelter from rain, while deciduous street trees provide shade in summer and let sunlight reach the sidewalk in winter.  On-street diagonal parking creates a buffer between pedestrians and moving cars and reduces the area needed for off-street parking lots.  Curb extensions or "bulb-outs" at intersections can reduce pedestrian crossing distances and help calm automotive traffic.

Benefits of a streetscape plan include lower transportation costs, greater social interaction, improved personal and environmental health, and expanded consumer base for downtown businesses.  Land use and community design play pivotal roles in encouraging pedestrian environments.  By building places with multiple destinations within close proximity, where the streets and sidewalks balance all forms of transportation, communities have the basic framework for encouraging walkability.

Goal

Improve walkability and make Main Street more pedestrian friendly.

Recommendations

• Visually improve Main Street through beautification efforts to encourage use.
• Provide outdoor seating and pedestrian gathering spaces throughout downtown.
• Design and construct informational kiosks along Main Street to promote commercial activity and upcoming events.
• Introduce traffic calming efforts to increase safety and encourage pedestrian use.
• Develop landscaping plan for Main Street.

Services

Introduction

It is important to locate services in or near the downtown in order to encourage downtown activity.  A common locality will make it easier for new residents or visitors to locate an individual service.  It also enables current residents to multi-task downtown.  Paying bills can be paired with other errands, such as shopping and banking, if services are located within close vicinity of other needs.  This could encourage activity, especially pedestrian activity, throughout downtown.

Goal

Improve and relocate important services downtown

Recommendations

• Increase signage to downtown services at vehicular and pedestrian level
• Relocate the Chamber of Commerce to the Tourism Office on Main Street
• Relocate Administration Building and adjacent services to a centrally located "City Hall" along Main Street

	Map from http://terraserver.microsoft.com

Trail System

Goal

Develop a trail system/corridor that provides a connection between parks.

Recommendations

• Put into action the current five year parks plan trail system
• Link the trails to Spring Mill Park and the Grove of Honor
• Provide easy access to trails for those in the community
• Make trails easy to use for non-vehicular traffic
• Connect parks to trail system

Services

It is important to locate services in or near the downtown in order to encourage downtown activity. A common locality will make it is easier for new residents or visitors to locate an individual service. It also enables current residents to multi-task downtown. Paying bills can be paired with other errands, such as shopping and banking, if services are located within a close vicinity to other needs. This will not only encourage activity, but specifically, pedestrian activity throughout downtown.

Goal

Improve and relocate important services downtown.

Recommendations

See Also

Public Services section

• Increase signage to downtown services at vehicular and pedestrian level
• Relocate Chamber of Commerce to Tourism office
• Relocate Administration Building and adjacent services to a centrally located “City Hall” along Main Street

Goal

Create a downtown municipal building combining several services, which will provide a central location for the city services while providing a central gathering place for residents

Recommendations

• Unify Fire Department as a combination of township and city
• Locate a new Municipal Building downtown with a combination of all departments
• Establish gathering spaces around the new location

Beautification

Downtown mural

General beautification efforts downtown can make a huge impact on the overall quality of life in Mitchell. For example, if downtown property owners chose to improve their street-facing window with mirroring or etching, the entire downtown will benefit from the face-lift. These changes also give the impression of a more stable downtown by showing that the property owners took time to make such a permanent improvement.

Goal

Promote quality of life in Mitchell through downtown beautification efforts.

Recommendations

• Banner program along corridors into downtown Mitchell and along Main Street
• Window decoration and display program
• Replace all tattered awnings with fresh awnings
• Addition or rotation of mural space reflects character of Mitchell
• Provide outdoor seating and pedestrian gathering spaces throughout downtown
• Decorative gates around parking lots for visual improvement
• Implement National Main Street Approach