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HomeMy WebLinkAboutThe Creative Corridor_Final ReportTHE CREATIVE CORRIDORA Main Street Revitalization lit l \ Y Q ram? 4 - _—5/�aT� i• 51 ! . f University of Arkansas ommunity Design Center + Marion Blackwell Architect for The City of Little Rock THE CREATIVE CORRIDORA Main Street Revitalization WW f fly ; ..9._ �ig SO University of Arkans�ommunity Design Center + for The City of Little Rock �r on Blackwell Architect D El L Main Street: From Commerce to Culture If ecologies evolve through diversification, cities mature through aggregation of talent and resources. The Creative Corridor Plan is premised upon the aggregation of comple- mentary creative organizations currently scattered through- out Little Rock. Some of these groups exist at the financial margin and struggle to stay alive. Their ability to secure greater visibility and support will likely be amplified through new synergies from aggrega- tion. Facilities slated to anchor The Creative Corridor include instruction and production spaces for the symphony, bal- let, arts center, visual artists, theater, and dance, as well as a culinary arts economy that tri- angulates restaurants, demon- stration, and education. r - '��' - - - 'gip •- '�;�. A r' - r '. _ 'T .I_ -� .aF.. `f`�e� .. _ •-. _ "'Sig l� 7-� -. �. ••�T^� 4 _� Y •_ . " - _ ik 74 c 3COn _4 AOKI •. �•: `'-�� �'i�"-�"'��rr�...'� a.r :..fir * T'. [� ..�._ ��. 41 Al 1�n 60 =r + ..4A�.. f�'I. 7 p ' .•rid a 440 oA rot y s411P i Urban Renewal b80 acres of the downtown were demolished, including 471 commercial buildings (more than 1600 total in a city of 193,000) and the population density dropped from 18 people per acre to five in 1970. ■ 0 - L w`r.�.J Classic Main Street Main Street was once a high -density hub of activity in Little Rock —boasting bO% of the county's commerce and housing one of the nation's most extensive streetcar systems (44 miles) for a city of only 40,000! J Pedestrian Mall Four blocks of Main Street were converted into a pedestrian mall that made up the Metrocentre District. Due to lack of automobile access and a decline in businesses, the mall was perceived as a failure and was demolished. Wa1• I V41110, I OT' Main Street Today Beautification has not sparked any revitalization initiatives... Now in the 21 st century, commerce has long abandoned most Main Streets, including the one in Little Rock's. In Little Rock we are left with a great street space framed by beautifully crafted buildings that represent an irreplaceable tradition of architecture and urbanism. Like any accomplished work of art, mrisic, or literature, Main Street is an important link in our cultural gene pool, representing a placemaking intelligence whose loss diminishes our collective city - building capacities. Tearing down structures with historical significance is an inferior land development solution. The good news is that as new interests pioneer revitalization within the city today, Main Street is once again seen as an important venue for adaptive reuse. Like with most strong urban form types, Main Street is highly resilient and capable of adaptation to new realities without losing its distinguishing spatial characteristics. To preserve and rehabilitate Main Street is prudent and farsighted stewardship regardless of whether one is following an economic, social, or ecological bottom line. Wk, I " 11 A Intersection of Main Street and Capitol Avenue 1955 (above) and 2012 (below) r r j {+ '• r- � Main Street 1965 (above) and 2012 (below) I I I I I I r The decline of Little Rock's Main Street happened late; a victim of the city's all too successful efforts in securing federal urban renewal funds during the 1950s. The Central Little Rock Urban Renewal Project began in 1961 as a consortium of the Urban Progress Association, the Little Rock Housing Authority, Downtown Little Rock Unlimited, and the City of Little Rock — eventually to become a national model for urban neighborhood clearance. Over 580 acres of the downtown were demolished, including 471 commercial buildings (more than 1,600 buildings total in a city of only 193,000), and population density dropped from 18 people per acre to five people per acre by 1970. In some downtown neighborhoods the population dropped 75 percent. Primarily sustained by state office tenants, Main Street is an urban island among a few intact downtown districts floating within an otherwise underdeveloped building fabric. Downtown's single largest land use is parking, and the City's retail base is not coming back anytime soon. Parking is downtown Little Rock's largest land use and... n the 195C;s downtown Little Qocl< had a Nopulation density of 18 people per acre. By 1970 Urban enewal efforts demolished 1,600 buildings, dropping the population density to five people per acre. there are over 7,000 spaces within two blocks of the Main Street Creative Corridor! While The Creative Corridor's building fabric is fairly intact with only four vacant sites among the four blocks, a different parking challenge exists. More than 7,000 parking spaces exist within two blocks of The Creative Corridor in structured, surface, and on -street formats. Most of this parking, however, is presently reserved for dedicated parking in structured decks. As The Creative Corridor retrofit eventually leads to higher and better land uses, some on - street parking will likely be lost to installation of new pedestrian amenities within the Mp right-of-way. The reintroduction of rail transit someday will also warrant removal of on -street parking along Main Street. Urbanization of Main Street will necessitate new urban parking strategies fitting of the placemaking principles underpinning conception of The Creative Corridor. Since a primary goal of The Creative Corridor is to develop a superior public realm commensurate with the development of world -class architectural facilities, parking cannot be allowed to drive urban design, but rather should be considered in an integral manner with other public interests. 1 J Precedents in Main Street Revitalization Cities everywhere have tapped into the place -based economic development potential of their Main Streets. As with any proj- ect of the commons, these re- vitalization efforts all required public -private partnerships and cooperative agreements among property holders. Most importantly, they could not have happened without pow- erful city leadership with the ability to envision a different future. Most of the illustrated projects are located in once distressed downtowns with the usual naysayers and op- ponents who couldn't imag- ine a reality different from the status quo. These urban corri- dors have become mixed -use signature streets and destina- tions in their respective cities. 14 13 Al ti . 79 f3 } L '"i7 i _ 2007 2008 2009 MAYORS' INSTITUTE ON CITY DESIGN A National Endowment for the Arts leadership initiative 20 -10 USEPA GRANT Greening America's Capitals 0 N EA OUR A National Endowment for the 2012 2013 2014 2015 USEPAIANRC 319 (h) GRANT Water Quality Demonstration and Educational Program for Main Street Little Rock 6 TOWN GRANT Arts creative placemaking initiative 2016 During the project grant period spanning 2011 and 2012, the City and design team met with more than 30 stakeholders, includ- ing arts organizations, the Main Street Task Force, and property holders. From these meetings and workshops, a design strate- gy emerged for incremental implementation of The Creative Corridor Plan. The Creative Corridor Plan also draws upon planning pro- posals generated from the USEPA's 2011 report: Greening America's Capitals: Little Rock, Arkansas. The USEPA focused on the installation of Low impact Development (LID) streetscapes for Main Street. Based on the Creative Corridor Plan, the USEPA and the Arkansas Natural Resources Com- mission (ANRC) just committed $1.2 mil- lion in capital funding to implement some of the plan's demonstration LID streetscapes under their 319 Nonpoint Source Pollution program. Meanwhile, development partners are preparing tenant build -out plans for the western edge of the 500 block of Main Street. Other historic structures within The Creative Corridor are either under contract or undergoing tens of millions of dollars in rehabilitation. transit stop and albe - t " public art LED marquee 1 U LED screen amphitheater . . . . . . ....... ..... ....... .. .. ... ......... . .... ............ --'MM.11,111 ...... .. . H! i - If plaza pavilion rcade cA recycled street light garden transit stop create gateways create a transit district thicken the edge ateways Design Approach: Creating Urban Rooms The primary goal of The Cre- ative Corridor is to create a su- perior public realm commen- surate with the development of world -class architectural fa- cilities. The plan structures an identity for The Creative Corri- dor adaptable to increasing lev- els of investment over time. The approach employs four phases in the corridor's transformation to a downtown cultural node. Consisting of a series of urban rooms, this node provides a sense of centrality and oppor- tunity for social life that count- ers the dominance of mobility in corridors. Each phase can be ac- complished in succession or all at once as funding and political will permit. Phasing maintains plausible alignment between public and private investments, and between proportional in- vestments in the urban realm and individual buildings. I W-11 ILL:1, i" 20 r rrOr WWWWO 'q vivid and integrated physical setting, capable of producin a sharp image, pla s a socia role as well. It can Cnish the raw material for the symbols and collective memories of group communication.... Indeed, a distinctive and legible environment not only offers security kut also heightens the potential depth and intensity of human experience. 11 -Kevin Lynch, The Image of the City- 23 Rose Building National Registe• Listing Arkansas Building National Register Listing u r Y '912 '943 19a7 600 block West Main Street Elevation I1 Y `r i r I,i�y F '555 1675 -9,18 1902 300 block East Main Street Elevation nn � Tr ,pis 11r lill�fngnn^n Illlrlrf li II II IIirSin1lr, 'Wilol or if OR 1041 lilir rr lllltll[Itiill;�l: Ililll �Iri11111fifislSl;. it II Il 11 Il li tl II II Sl is l� 1111il11 iililllFiflfiSr. ,Illilill rirrrillillll�.: Boyle Building Contributing to Historic District —VM.M. Cohn Building Contributing to Historic District Arkansas Annex Building Contributing to Historic District Blass Wholesale Building Contributing to Historic District Worthen Bank Building (KATV) National Register Listing Y 1926 954 1940 500 block 1940 Capitol Avenue Exchange Bank Building National Register Listing 400 block rrr n MM 1917 1920 19'9 1986 1925 1986 1923 400 block Capitol Avenue 500 block Mann (formerly Blass) Building National Register Listi-c Gus Blass Dry Goods Building Contributing to Historic District r r 1fj Fuk and Taylor Buildings National Register Listing ITC] CID F. f171f171rR-] I i. � I: I I 1912 1912 -950 1900 1927 300 block Galloway Building Contributing to Historic District --TI Fi. 1—TI 0 1 - = -- _-1 Tr: 1986 '912 '916 1916 500 block Ue any accomplished wort of art, music, or literature, Main Street is an important lint in our cultural gene pool, representing a placemakng intelligence whose lass diminishes our collective city -building capacities. i n Main Street's New Land -Use Ecology An additional challenge re- gards the compatibility be- tween proposed larger infill buildings using curtain wall technologies and early 20th century commercial buildings fashioned from the expres- sive order of brick and stone. Rather than simply rely on historically -inspired frontage guidelines, the plan negotiates conflicting building traditions and scales through the use of townscaping elements like arcades, urban porches, mar- quees, LED screens, public art, and amphitheaters that bridgi street and building interiors. This layer of pedestrian -orient, ed improvements support on- going lifestyle shifts within the corridor, while allowing the CUM to maintain a de facto develop- ment momentums �����Ilillll L. 0 A 24/7 Main Street Main Street lacks vitality after weekday working hours. The design challenge involves re- structuring a public realm con- ceived for workaday commer- cial throughput to now serve 24/7 urban lifestyles with a high level of livability. Main Street must be safe and inviting at night. The plan introduces pe- destrian -oriented shared street configurations that support a new land -use ecology combin- ing residential, tourism, and the cultural arts. Novel town- scaping structures link spaces serially along the corridor while building frontage systems con- nect public and private spac- es across the corridor. These highly amenitized streetscapes reward walking, sociability, and livability throughout the day and week. X . at VA ems, p. .� J, i �.. Among the most common technique for main Main Street wort as a design is the enhancement of any nodalspace, or even the whole creation of such nodes that now serve as greens, vest- poclet parts, or squares. The nodes help introduce an element of centrality and enclosure, and in so Jain attempt to influence our perceptions of Main Street as a sate social environment. -Richard Francaviglia, Main Street Revisited- Creative Corridor Phasing Strategy Phase 1: Develop nodes for enhanced pedestrian activity which serve as gateways marking The Creative Corridor segment of Main Street. Through the introduction of shared street strategies that privilege a pedestrian environment supportive of non - traffic functions like outdoor dining and theater gathering, gateway nodes frame intimate social spaces within an otherwise continuous corridor. Phase 2: Develop a center to The Creative Corridor, marking the most important intersection symbolically in Little Rock — Capitol Avenue and Main Street. A large central plaza for vehicles and pedestrians accommodates large public events and forms an appropriate gateway to the state capitol building to the west. The space configuration houses an elevated park lawn/amphitheater, arcade, and space for mobile food trucks to serve downtown office workers. ca Phase 3: Connect the three nodes with a thickened edge or pedestrian promenade an the west side of the street. The west side holds the most development potential and borders the proposed plaza north of Main Street at Capitol Avenue. The pedestrian promenade is a two -block allee of trees housing outdoor dining courts, public art, and consequential low impact development pocket parks for ecological - based stormwater management to be funded by the USEPA. Phase 4: Install rail transit infrastructure facilities per Metroplan's proposal for future streetcar expansion, and relocate dedicated bicycle lanes with shading to parallel Scoff and Louisiana Streets. The three streets combined offer full multi -modal passage between downtown and urban neighborhoods to the south. 91 Create Gateways Establish gateways at the Ar- kansas Repertory Theater and the Mann Building to the north, demarcating The Creative Corridor core. Gateways em- ploy shared street strategies to enhance pedestrian activ- ity and calm vehicular traffic, while establishing a new visual structure for the corridor with minimal resources. Like conventional streets, shared streets serve both pedestrians and vehicular traf- fic. Shared streets, however, privilege the pedestrian by inducing social behavior from motorists through the design of streets as rooms. Each gateway room is a raised pedestrian table made from a continuous surface of architectural pavers stretching from building edge to building edge. Table surfaces are flush with the sidewalk with- out markings that designate transport mode split —including that between auto and pe- destrian. This slows traffic. Surface ame- nities include special townscape elements like lighting gardens that recycle old Little Rock street lights, street furniture, public art, and marquees. i Fi L-.d a North Gateway Plaza Willamette Street in Eugene, Oregon is an example of a shared street. By shifting transportation mode mix in fa- vor of the pedestrian, shared streets support non -traffic so- cial functions while integrating the automobile. Street design compels slower speeds with- out sacrificing traffic capacity. rain gardens Q plaza seating Q street light garden public art pad 0 continuous pedestrian table Q green wall Q urban staircase Q urban patio Q back -in parking Q planned streetcar extension Phase 1 Example: Willamette Street, Eugene, Oregon 34 1 35 DERIN 110, C ■ bib - I Looking into the North Gateway Plaza from the I N. - v a A N, sed mixed -use u building Ap. 711 Before o 4Z*7ti 4t -61 IV- 4L 4- 41 _7 L rrr 6. Looking toward the North Gateway Pia the 4 VAMft A:2 before .yt ki 14 Rik Looking south from the North Gateway Plaza 0 10 �12 .1100 A nft_ III Gateway tables create urban rooms with street furniture, architectural pavement, and manicured landscapes akin to an urban pocket park. The City should consider a form -based code for The Creative Corridor that inspires highly public building frontages for new structures like that shown. The plaza patio creates new gathering spaces that extend Main Street into upper levels. 40 4th Street 301 Main Street: Menke Building East 300 block 305 Main Street: 307 Main Street: ►(empner Building Rose Building National Regis -ter Listing Likely Pressure for Greater Density Historically significant bui :Dings on the east side of the 300 block include the Rose Building and the Gus Blass Wholesale Company Building, for which a sensitive mixed -use renovation is nearing completion. Both are fine examples of classic Main Street building typologies. While the Rose Building has undergone several modern incarnations since its original construction, it remains a classic expression of the arcaded commercial building typology. Minor structures on the northeast edge of the block, the Menke Building and the Isaac Kempner Building, may possess historic facades beneath their modem veneers, warranting improvement or replacement once comprehensive rehabilitation occurs throughout The Creative Corridor. New investments in The Creative Corridor and the block's proximity to the convention center will likely exert ongoing pressure for elevating densities on this side of the block. 51 Gateway tables feature a light garden consisting of recycled street lights gathered from the Little Rock area. Lights clus- tered from different eras and city neighborhoods function as a public art installation por- traying an urban history other- wise left unnoticed. Remove N ~ Remove 3rd Street Recycle existing and assorted Main Main Street Street lamps as a light garden, creating _ _ _ _ _ __-_---' a gateway feature. 4th Street Plaza street furniture arranged in room configurations. y , West 300 block lain4 1@i9q� �y L 3 �X; 9rn �e� E����N� if ri.i�-�9�r� if 60 Major Adaptive Reuse Incorporating Residential Renovations are now underway on the Gus Blass Dry Goods Company Building and the adjacent Mann Building (formerly the Blass Building) named after architect George Mann, who collaborated on the Arkansas State Capitol. Once a department store, the Mann Building is one of the City's most significant buildings and a prime example of Chicago School architecture (also known as the Commercial Style). Plans for both buildings involve a mixed -use program that includes ground floor retail, Class A office space, and multi -family residential, which will certainly enliven the northern end of The Creative Corridor. Another noteworthy historic structure an the 300 block is the elegant Fulk Building housing Bennett's Military Supplies. The Fulk Building has beautiful clerestory windows presently covered by an awning, whose removal would advance the building's stately presence on Main Street. 42 320-322 Main Street: 310-312 Main Street: 300-302 Main Street: Mann (formerly Blass) Building I Gus Blass Dry Goods Building Fulk and Taylor Buildings National Register Listing National Register Listing W. South Gateway Plaza Like any shared space, the plaza gateways mark transition into The Creative Corridor by compressing street width into a "choke". The choke demarcates a shared space segment with a decorative surface flush with the sidewalk. Design positively influences motorist behavior without the use of regulatory devices and markings. rain gardens 0 plaza seating 0 recycled street light garden public art pad ID continuous pedestrian table repertory theatre LED marquee C3 gallery boxes atrium back4 parking �] planned streetcar extension Aerial view of the South Gateway Plaza 44 45 �J I' t MO, D the -h Gateway Plaza from the artists lofts bu A�A 7 - roll :��t-STUDia� WWR E T 4AO 1 E 111 k, i 4M g toward the South Gateway Plaza from the 500 block Before ""� a'+-`�•k� e. .=Y �y►v.%i,'•.r�, 4'. _ r "• '.� r' °; '_"'.. -'F��. #�r�Er�i�L�eC, 1 i ,.�r a AU M. « pp MEMO M� .......... •'�. -ter '�r� +r' r•.7.� roc-�r1=.� �:��s��?�;.� r. '; r:..�� ...k..� � :.�,:m.d:3 •>,,,",y'.. _3r.d'q°•,?'"". � _ " _ -"�_ - _ ._. r• w �,e .'. -.. 's. .. •:. a +.. .. ', �'�.. st . Y '� :+ .. ,x. ..k`: - � �[' , - Looking north from the South Gateway Plaza L I New building frontages using modern construction technologies can establish compatibility with the historic character of Main Street by honoring the scale and rhythm of the corridor's ground floor levels. In this case, early 20th century storefront logics are manifested in new room - scaled gallery vitrines that face the gateways. __1_._ _...__...� ....._ h -1CCZ assorted Main Street lamps as a light garden, creating a gatewayfeature.feature. 50 Skybridge Davenport, Iowa Wr im Sukhumvit Road Skywaik Bangkok, Thail:_�nu East 600 block 518 Main Street: Sears and Roebuck Dept Store Building 608 Main Street: Plenrel Building Gateway Infill and Sky Bridge Lighting Complementing the Arkansas Repertory Theater across the street, a new mixed - use residential corner building anchors the south gateway to The Creative Corridor. Growth in the corridor will likely exert development pressure for larger structures on this side of the block. Decorative indoor lighting applications for the existing sky bridges extend the gateway effect of the southern entry to The Creative Corridor throughout the 600 block. Special artistic lighting effects can dramatically transform the utilitarian appearance of sky bridges to function as large light beams dramatically demarcating entrance into The Creative Corridor. 3 Townscaping elements such as street furniture and a new marquee extend the lobby space of the Arkansas Repertory Theater to the outdoor room of the gateway. The outdoor room serves as a fitting public foyer to a signature cultural asset like The Rep. Remove reflective film from glass. 6th 5tr�t Complement recent renovations to the Arkansas Repertory Theater with a new LED marquee, adding additional signage and a sheltered pedestrian entrance. n�n� street Remove 601 Main Street: Galloway Buil4lnI9 Contributing to Historic District West 600 block 609 Main Street: 613-615 Main Street: Fulk-Haverly Building Fulk-Arkansas Democrat Building The Lone Cultural Anchor More than twenty years ago, the Arkansas Repertory Theater moved into an empty downtown department store. The Rep led the way in demonstrating creative adaptive reuse within Main Street's post -retail era. The theater has national recognition and exceptional community support, having recently raised $6 million to fund facility renovations. Nonetheless, the theater already has need for more space, particularly for expansion of its educational programs. The 600 block is also home to other notable structures like the Fulk-Haverty Furniture Building and the Fulk-Arkansas Democrat Building, both designed by the prominent architect, Charles Thompson. These structures, once prime examples of early 20th century commercial architecture, are now ill -clad buildings with insensitive veneers that mask beautiful and highly - crafted architectural frontages. Photographs of the original structures indicate that both buildings are fine examples of early Main Street commercial architecture worthy of restoration. 53 Develop A Center 2 Develop a central event plaza for The Creative Corridor at the City's most symbolic intersection: Capitol Avenue and Main Street. The two corridors are absorbed into a larger urban room without diminishing traffic capacity. The plaza reclaims a setback on the northern edge of Capital Avenue to incorporate Main Street's Exchange Bank frontage along the plaza's eastern edge. Plaza is Spanish meaning "place", and this node houses an elevated lawn/ amphitheater, public transit stop, arcade, light garden, and public art, to create an iconic and memorable room. A large central plaza for both vehicles and pedestrians accommodates large public events, and forms an appropriate gateway scaled to the state capitol building complex to the west. The plaza connects buildings on three sides with a decorative paver formatted into a large-scale pattern unique to this intersection. M Capitol Avenue Plaza Urban Center Plaza in Portland, Oregon is an example of an event plaza that incorporates public art, transit, and the pe- riodic large crowd. The plaza as a room is well-defined by building edges while allowing all modes of traffic throughput and varying circulation paths. amphitheater Q plaza pavilion Q transit stations Q public art Q LED screen Q cafe Q plaza club rj roof garden Q back -in parking Q planned streetcar extension &i Phase 2 Example: Urban Center Plaza, Portland, Oregon 56 WWI' AV 1 � � •� ��,� ��� III I MT �. ..� §L-i L_ ,r Looking south from the roof garden at Capitol and Main Before Looking 'oo -_-' :- - • Ah +r into the Capitol Avenue Plaza The Capitol Avenue Plaza celebrates this important crossroads though a layer of pedestrian -scaled amenities that mediate an intimate plaza space and large-scale building masses. The plaza pavilion (also a giant light beam that doubles as a porte- cochere), amphitheater, and transit station are memorable structures constituting an iconic space for the City. -9CEW� -, .. Plaza structures facilitate a larger pedestrian -scaled activity within the gateway intersection connecting the state capitol complex and Main Street. SIR I ■Y III A 1111II!l±rn fln Fn FF nn n ❑❑ ❑ - j nn Fi- + nn rl ❑❑ ❑ - nnn a Capitol lAven ue A A ,'�' � IIII-AAA V U- ■ 1 block M11 Bicentennial (1976) Pedestrian Mali (1978) Present day (2012) Main/Capitol Intersection Main/Capitol Intersection Main/Capi of Intersection I IT Never Close A Street Due to its significance, the Capitol and Main intersection has undergone several transformations over the last forty years. For the 1976 Bicentennial a logo commemorating the event was painted at the center of the intersection. Two years later, the most impactful change occurred with construction of the Metrocentre Mall, a pedestrian mall which closed the intersection and its surrounding four city blocks to automobile traffic. The mall was part of a passing national design trend to reverse the decline of mid -sized American downtowns through installation of exclusive pedestrian zones with parking at their peripheries. Of the more than seventy pedestrian malls built in the U.S. since the 70s, only a handful was considered to be successful. Pedestrian malls enjoy wide success in dense and overdeveloped cities. Prevailing wisdom, however, is to never close a street since closure destroys network connectivity: the essence of urbanism- Instead, changes can be effected through recalibration of the street's level of service by altering traffic speed and capacity, building frontage requirements, and most importantly "dominant" transportation mode mix (i.e., bicycle, pedestrian, rail, automobile). 63 Thicken The Edge 3 Link Phase 1 gateways and the Phase 2 central plaza with a pedestrian promenade or a tree -lined allee. The two -block long, 24-foot wide pedestrian promenade combines rain gardens and bioswales with tree -shaded dining, gathering terraces, and public art platforms. The promenade expands the sidewalk to accommodate public functions fitting of a cultural arts district without diminishing traffic capacity. The pedestrian promenade is an important component in the City's initiative to build green infrastructure. The allee delivers ecological -based stormwater management through a treatment network of swales, rain gardens, and filter facilities in the right-of- way. Differing from ornamental landscapes, the promenade is a productive landscape based on the delivery of urban and ecological services. It is a fitting urban frame for the central plaza at Capitol and Main. ; i Il�jjlll�jl'�� IIIIII ■ � �'�"' _,, ■ 11= PIN _ i Ili ..III III ��j' t ' c}jrYrate regulatiatl:,f � � w.. . }edestri�r� •ii�k�ting;� �� � :�• ,+� � '�'' ®. 6o_ .,v' III �. Il I I• _. - 1- •� r _ P- A Staff (single grounds-4 Filtr 111i A,'O n . . ,POO, � ,� = �'� ' 1► 4 ■ �-r0. .:00 of i- A-00 v - ;:�1y1� :;t'w.:r..: �'�i •�' Y�5 "� _Y.ti, • :fie•.. .:�:,^` y�. - .Y. .. 'ice' .: .� . h.,• '. Aei i• �.F wo �kf 40 north from the LID pedestrian promenaie triVve-400-hlock at day �U-. t: FiefnrP�`�•.� .:.. 0 ILA . y to � • .. � � 1 • i�' �+. �:.', -+�, 4 � .-+� — , .. gyp. . i t`+i Y' • •�..��- ..�w,'. -; .. .• Ji. ,, s��• • A r+ ; r J .. 1 ~ i t LOW.— .." p.: -- d r A imIG,;.s R771 Ww Looking north from the LID pedestrian promenade in the 400 block at night a�'- 'Al Sri/,�Ih�i 65 l iNOW q 04sq,L ibob. iw ��. ■ a w ■ ■ • • • M ♦ Ago i a 1 1 r � • • ! a r R••• f w 1■ I/ . ■ • • ry iIr■r/ - open,gently - ywl�r/Irs/f■• •a �• s/IS/0i; sloped, vegetated 1a w■r rIR .t!♦.•ffor treatment and r/llwls• .■a/AAASIw1! rr!■ channels-• !a•■w/r►Iiirrlaa/w••conveyance of ••fwlsArrr!! A/! stormwater runoff. /r.•■•• •■a1.a•ra.a1...•..raaifsrs/■ w►.. - • ■r1.. r•rR■fwrasiAll •:.fir• ° �..wlr• Mwwra *' ..■r..■rRrar• i � UR ■Arts■•■■...1■••...... permeable wM ■ f s ! r r • . . .. • r • . . .typically constructe from treated lumbe with spaces lbetwe� each • r ! A • ■ • • ■ • • ■ • ■ • ..� r • . .. V•� r!/a■r••■■■:•�•ri H••w ter■ timber■• slow passage of 0. ugl- A— . •rmwater • • q1.; long, narrow openii �•.. ,.�. ice. �, .. Ali 4- k v�r_ �, F - ir SZE ILI I I� •:r. ��II A`'' 1 L oking north from the east side of the 500 block The pedestrian promenade is a highly -productive urban gar- den strip that accommodates public activities and gather- ings complementary to the sidewalk. The promenade is a fitting extension of the indoor spaces along the 500 and 400 blocks west, the cultural core of The Creative Corridor. East 500 block 505 Main Street: 513-515 Main Street: Back Building Bracy Hardware Company Building Frontage systems and townscaping elements serve new cultural arts groups and their educational programs —the symphony, ballet, arts center, and individual artists. \r do nn rn nr ❑❑❑❑❑ nnFin n Fir nFin n IT Ell ❑❑❑ Fir nFin n nnnnn r��rrrr r�Cry West 500 block 534 Main Street: 510 Main Street: 1500 Main Street: Arkansas Building M.M. Cohn Building I Boyle Building National Register Listing Contributing to Historic District Contributing to Historic District The Cultural Core The 500 block will likely become the cultural core of The Creative Corridor since many of the relocating arts organizations are scheduled to occupy renovated tenant space within the block's existing historic structures. Among the ballet, symphony, ants organizations, and the Arkansas Repertory Theater on the comer of the 600 block, more than 600 students are served annually by these groups, representing a large user group for The Creative Corridor. The historical fabric of the 500 block west is the most intact, and home to many architectural treasures such as the - Boyle Building —an excellent example of Chicago School architecture and the City's second skyscraper. The most egregious architectural encroachments to historical character on the block involve the ground floor of the Boyle Building, once a transparent storefront arcade on the two streets. Most of the 500 block character can be recaptured through removal of cladding unsympathetic to original intent and restoration of original fenestration (window and opening pattern). The latter, along with the return of a transparent storefronts (please, no reflective glass) on the ground floor, will greatly improve the character and scale of Main Street. 73 East 400 block Infill Development for Improved Streetscape One or the greatest obstacles to achieving great urban streetscapes is the surface parking lot. Besides fhe lack of building edge continuity critical to defining the street, surface lots promote midblock curb cuts which create pedestrian and automobile conflicts (at the least automobile access should be redirectedtothe alley). A large gap exists in an otherwise intact historic building fabric. The City should consider incentives toward realizing infill building development with ground floor frontages compatible with the storefront rhythms of Main Street. Pittsburgh, for instance, accomplished their model downtown rehabilitation in the 1970s by taxing vacant land at higher rates than developed property. Since this practice is against current Arkansas law other incentives may need to be developed to promote compatible development. Absent prohibition of parking lots as street frontage, consider requiring a provisional strip garden with pedestrian amenities (e.g., street furniture) to maintain edge continuity. 74 401 Main Street: Worthen Bank Building (KATV) National Register Lisping 417-421 Main Street: 1423 Main Street: H. G. Pugh and Company Buildingl Exchange Bank Building National -Register Listing 75 Vegetated Wall Low Impact Development LID is an ecologically -based stormwater management ap- proach favoring soft engineer- ing to manage rainfall on site through a vegetated treatment network. The goal of LID is to sustain a site's pre -development regime by using techniques that filter, infiltrate, store, and evapo- rate stormwater runoff close to its source. Contrary to conven- tional "pipe -and -pond" convey- ance infrastructure that chan- nels runoff elsewhere through pipes, catchment basins, and curbs and gutters, LID reme- diates polluted runoff through a network of distributed treat- ment landscapes. LID solutions enhance urban livability while decreasing underground round storm - water conveyance that ultimate- ly dumps untreated runoff into the Arkansas River. 7(3 Rain Gardens Pervious paving allows water to vertically flow through hard surfaces. As substitutes for impervious paving, they support both pedestrian and vehicular traffic. yellow cone lower maiden grass littleleaf linden Pervious Paving Infiltration trenches are laminated systems with fabric = lined excavations atop a fabric -lined reservoir Curb extensions retrofit to increase infiltration. existing parking lanes with rain gardens. This reduces irnpervlous surface area, and encourages infiltration. Infiltration Trench ❑ ° Curb Extensions cm ° ° ❑ - no V ❑ ° ° 0 ❑ .�1. °U❑ ° ❑ ❑ ❑ ❑ U - oo" ° ° D ° 0 ° ❑ ❑ o ° ° op 'O 0 ❑ o U ❑ ° o Bioswales are open, gentiy sloped, vegetated channels designed for treatment and conveyance of runoff. Permeable weirs provide slow passage of stormwater through long, narrow openings. Bioswales elupine hoi bluestem a,ebark elm Tree meanders are trees planted on mounds within the bioswale i that attenuate stormwater flow y� while treating I stormwater runoff. Tree Meanders A vegetated wall is an extension of the building envelope laminated with vegetation and a soil or inorganic growing medium. A tree box filter consists of a container filled with amended soil and planted with a tree, underlain by crushed gravel media. Tree Box Fitters cardinal flower _ muhly grass red oak chinese pistache Botanizing the City LID landscapes should not hinder urban functioning or compactness, since street life and vitality foremost define urbanism. While LID landscapes play a supportive role in urban design, they do offer niche ecosystem services important to urban functioning and livability. LID -based technologies can be integrated into urban infrastructure to deliver many of the recognized 17 ecosystem services in healthy ecologies —atmospheric regulation, disturbance regulation (e.g., flooding), water regulation, sediment control, nutrient cycling, waste treatment, pollination, provision of habitat, etc. These environmental conditioning services translate into greater livability through reduced ambient temperatures in hot weather, greater solar and wind protection, pollution mitigation, and improved aesthetics. Further cost benefit analyses should examine triangulation among LID network investment, proportionality in ecological services yield, and urban impacts. 77 On -street Parking Plan On -street parking was essen- tial to the success of store- front shopping environments like Main Street. As more non-commercial land uses populate Main Street on -street parking will become less im- portant, eventually diminishing value In new investments by preventing higher and better uses within premium right-of- way space. Currently, parallel parking stalls are oversized to accommodate drive-in parking. The plan rationaliz- es parking through safety and efficiency improvements. The plan actually increases on - street parking in Phase 1. By the completion of Phase 3 only 17 on -street parking spaces will have been lost —a small trade-off for the additional streetscape amenities. The plan introduces reverse angle parking for improved safety. To Convention Center 9.1 JUU I To 1-530 Pre -revitalization 77 spaces Phase 1 8❑ spaces Phase 2 88 spaces Phase 3 60 spaces Reverse Angle Parking zeverse angle parking allows motorists to back into the parking space, facilitating unobstructed views to oncoming traffic and cyclists when pulling out. Studies have shown a 25 percent reduction in the number of accidents and a 43 percent reduction in injuries as a result of reverse angle parking. Vehicle loading occurs from the sidewalk rather than the street. Opened car doors create a corral space for the safe loading and unloading of children and pets from the sidewalk rather than the street. e. Reverse angle parking as a standard 78 1 70 Street Tree Plan Understandably some devo- tion to the existing street trees has developed over time; it should be remembered that Main Streets generally did not contain trees. Trees mask com- mercial frontage and diminish sidewalk capacity. Street trees were added in the 1970s with little awareness for planting requirements that ensure tree health and longevity. The av- erage urban street tree today has an average life span of 13 years —far below their natural mean —due to pavement cov- erage that prevents adequate water and nutrient supply to roots. The plan calls for phased replacement of the 80 trees on Main Street, most in margin- al health, by trees grouped in space -defining formats like al - lees, gateways, and stands. To Convention Center w g 0 n 77 C ID 7 0 0 8 To 1-530 Pre -revitalization Phase 1 Phase 2 Phase 3 Pre -revitalization: Existing trees are evenly distributed along Main Street, undermining visibility of historic facades and their role in defining the street edge. Phase 1: Gateway plazas are defined by clustered canopies consisting of large overstory species like Goldenrain or Gingko Biloba, with more decorative understory species. Trees in the gateways should be chosen for their dramatic and colorful flowering effects in Fall and Spring. Phase 2: Trees are to be removed to create the plaza at Capitol and Main. Phase 3: ❑efined by a doLEble row of trees, the allee creates a formal walk or passage. The tree species selected should be able to tolerate standing water, be non -flowering, and have strong symmetrical and stately canopy structure similar to Lacebark Elm. 80 1 81 Create a Transit District 4 Adapt Louisiana and Scott Streets to function as bicy- cle boulevards connecting downtown and neighborhoods south of 1-630. Per Metroplan's scheduled rail expansion plans, extend the streetcar system along Main Street, connecting downtown to first ring suburbs. The three streets coordinate multiple transportation modes anticipating a time when The Creative Corridor becomes a regional transportation hub. Bike lanes do not belong on Main Street. The Creative Corridoris a slow -speed environment based upon shared space where cars, bikes, and pedestrians can mix comfortably among the corridor's new outdoor urban rooms. Dedicated bike lanes are typically not required until street speeds reach the thirties; more appropriate to Louisiana and Scott Streets. Optimum transportation functioning requires that different street types offer niche levels of access and mobility within a district. R- s�—�—!iillllllllllllllilllllllllllllillllll IIII I11111111111111111[iiiiii11lllli�lllllill �1 I+ ±iiiiiiii Illliilliil1juiillilii11 ,� ; � IIlII!! iiiiiiii�l�l!i�ll!uiiiii�ll!!�Ili iI!IIiII!IIiII!l�i�! liii! I,i;i';,iugil;jijii'iJ!Iijj�J�IIIIIIIIIIIIIII IIIIIIIIIIIIII II�I� I�Iv ...- i ll IIIIII, Ill, � � :., II II I! nII.... ..� I.l -:._ iilliiii IIIIII IIIII III I,, . - �� 9!!�iiiii°I IIIIIIIIIIII 'Ac'+I�jj '• _•_;.. III' l.� II �I =_ "'rIII��IYI l�ljllllll � I IIII .�,•z � III I What's Next? Like most cities, the image of Little Rock will always rest with its Main Street. Redevelopment goals and schedules at the scale of the lot are moving tar- gets, necessitating a phased ap- proach to The Creative Corridor Plan. Each phase should logi- cally build The Creative Corridor identity. Each phase represents an irreducible unit of implemen- tation — an urban room —where- in piecemeal development of individual townscaping compo- nents within each phase would be counterproductive. The City should commission an integrat- ed team of design professionals (i.e., architects, landscape ar- chitects, civil and ecological en- gineers, and lighting designers) for further design development and construction oversight of a plan that is holistic and coor- dinated. So goes Main Street, goes the image of downtown and Little Rock. 84 J,*. 1Pr 7 � t F� Tenant Proposal IN win\ ar151'S f�F I CrTI�0 9FF�C F F .,.�- Wj _,t Artworks Gallery in the Arkansas Building 500 SIB -:k W-1- Restoration Plan In the Arkansas Annex, and M.M. Cohn Buildings, open activity spaces are put at the street edge, showcasing the arts and the people inside. These spaces are supported by service cores with public restrooms, and lobbies that promote cross -programming between the arts. ON 198 s.1_� llr-=13 (D 0' 5U 500 Mock west ground floor plan Q Artworks Gallery Q Symphony rehearsal space Q lobby & box office Q office & education 89 r-nn i l^,-Ik West Arkansas Annex Building Plan The rehearsal space and offices for the Symphony are seen as an important part of the broader strategy for the revitalization of Main Street. By allowing the Symphony's spaces to connect to the lobby in the Arkansas Building, access is provided to a small catering kitchen and bar, as well as to the art gallery as part of Artworks. 0 CA CA W Cn i t •`ku v o v o a �J i`. •.I �) 01 50' Ground floor plan of the Arkansas and Arkansas Annex Buildings Q artist studios Q Artworks Gallery Q Arkansas Building lobby 0 Symphony rehearsal space existing entry Q lobby & box office restrooms 91 Soo 0- ` Ear-st Administration offices On each level, flexible suites are provided that are large enough to accommodate numerous offices, classrooms, or other rooms, and are flexible for the future needs. The different offices and spaces listed in the program have all been verified to fit within these flexible suites and can bedesigned specifically to meet the Symphony's needs. 9! E A _ _ _j V ° r - L- YZ® Mezzanine plan of W Ground floor plan of the M.M. Cohn Building 0 lobby & box office restrooms multi -purpose space 0 edUcation & library small rehearsal Q music director's office Q meeting areas Q administrative suites 93 100 Black East KATV Renovation The historic KATV structure has great integrity as a build- ing, and will be served well by revealing more of its original character while opening up its interior to display the history of the television and former radio station that continues to oper- ate inside. By relocating the conference room above the lobby, a larger volume is creat- ed, allowing for a new visitors center, illustrating the history of the building and the station, while allowing for views into the ongoing production efforts. opvsed KATV renovation 1 7�P * A 1 Q conference room Q KATV museum KATV studios 95 Image So cover,3 Panorama of Little Rock, Ark c.1916 Courtesy of the Library of Congress 4 Panoramic view # 1, Little Rock, Ark c.1910 Courtesy of the Library of Congress 5 Main Street, Little Rock, Ark c.1900-1920 Courtesy of the Library of Congress 8 Little Rock Railway and Electric Co" Map, c.1913 © wvwn+.lib.utexas.edu 8,9 Boyle Building, c.1920 Courtesy of the Library of Congress 8 Main Street, Little Rock, Ark c" 1906 Courtesy of the Library of Congress 8-9 Main Street, c.1955 © www.urbanplanet.org 9,11 Main Street, c. © wvvw.rrmerritt.com 9 Metrocentre Pedestrian MO, c.1978 City of Lithe Rock 9,11 Main Street, c.2006 © vwnrw.rrmerritt.com 10 Capitol Avenue, c.1955 © vwnrw.rrmerdtt.com 10 Capitol Avenue, c.2006 © vwnrw.rrrnerritt.com 14 Transit Malt, Portland © www.v2com.biz 14 The Gasiamp Quarter @ www.welcometosandiego.com 14 Central Place Promendade, Charlottesville © http://nickandcodnne.com 14 Main Street Memphis © www.tripadvisor.com 15 Castro Street, Mountain View © www.distinctiveagents.com 15 16th Street MO © www.denverstreetcars.net 15 Transit Mail, Portland © blog.oregonlive.com 15 3rd Street Promanade, Santa Monica al eksolo-pan o ram io. com 34 Willamette Street, Eugene, Oregon © www.flickr.com ' 41 Blass Wholesale Building Courtesy of the Arkansas Historic Preservation Program 43 Mann (formerly Blass) Building Courtesy of the Arkansas Historic Preservation Program 43 Folk and Taylor Buildings Courtesy of the Arkansas Historic Preservation Program 51 Skybridge © www.destinationquadcities.com 51 Sukhomvit Road Skywalk © http://mithunonthe.net 53 The Folk -Haverty Building, c.1920 Courtesy of the Arkansas Historic Preservation Program 56 PSU Oregon © www.lastreetcar.org --.� �� ,, .. :vrv,wr�--+mac :•r - -a -.. 63 Bicentennial, c.1976 © www.encydopediaofarkansas.net 63 Pedestrian Mall, c.1978 79 Jerry Staley 66 l6th Street Mali © www.denverstreetcars.net 73 Arkansas Building, c.1900 Courtesy of the Arkansas Historic Preservation Program 96 Present day Little Rock John Blakney 97 Panoramic view # 1, Little Rock, Ark c.1910 Courtesy of the Library of Congresss 98 A Thriving City, Little Rock, Ark, "City of Roses", c.1919 Courtesy of the Library of Congress 99 Markham St, Little Rock, Ark_ c.1910 Courtesy of the Library of Congress back Panoramic view #2, Little Rock, Ark c.1910 cover Courtesy of the Library of Congresss V�o � NAT 10 N A L ENDOWMENT FOR THE ARTS A great nation deserves Qreat art" The Creative Corridor Project Team - - _ � c � .. Y �� _ ... .. � � '�1'��-•_mot � " City of Little Rock Mayor Mark Stodola qu Bruce Moore, City Manager Steve Beck, Public Works Director Truman Tolefree, Director of Parks and Recreation Tony Bozynski, Director of Planning Mark Webre, Deputy Director of Operations for Parks and Rec. Mike Hood, Chief of Engineering, Public Works Caran Curry, Grants Manager Debbie Caneiro, Grants Coordinator Walter Malone, Planning Manager Brian Minyard, Planner II Griffin Goop, Management Analyst City of Little Rock Partners Sharon Priest, Downtown Little Rack Partnership Christina Littlejohn, Arkansas Symphony Orchestra Robert Hupp, Arkansas Repertory Theatre University of Arkansas Community Design Center Stephen Luoni, Director, Assoc. AIA Jeffrey Huber, Assistant Director, AIA, LEED AP, NCARB Cory A. Amos, Project Designer Benjamin Curtin, Project Designer Akihira Moriya, Project Designer Ginger Hefner, Student Intern Adam Stevinson, Student Intem Linda Kornlos, Administrative Specialist Marlon Blackwell Architect Marlon Blackwell, Principal, PAIA Meryati Blackwell, Principal, Assoc. AIA, NCIDQ, ASID, LEED AP Jonathan Bodkins, Studio Director, AIA Stephen Reyenga, Project Designer William Buries, Project Designer and Technical Manager Heather McArthur, Project Designer A rpr �■r�.. A Fm r %A I AtN c �_hAarkha�r-St. West'From Main Street c1910. = - Yar•:aw a 1994 txi �i prI bad auu41lNi'��i1CW• - �7.`iirr=_I jp j JJi Z. =' _TM dldA �,. _= @2012 UACDC + MBA ISBN 978-0-9799706-2-7