Existing Conditions Analysis
General Corridor Characteristics
- Major gateway corridor to the City (1.9 miles)
- Interstate exit provides first impression of city for many visitors
- Mixed-use corridor with distinct land use zones
- Lack of unified community identity (interstate to high school)
- Heavily auto-oriented commercial area (pavement dominated)
- Lack of ‘greenscape’ – especially in commercial zones
- Abundance of sign types – visually cluttered
- Intimidating to pedestrian
- Grand “Main Street” architecture in residential neighborhoods
Characteristics of Interstate Gateway
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- Typical interstate interchange – no character
- No sense of arrival Vast open area – scale issue
- “Blank canvas” – huge opportunity to create an identity
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- Small-scale entry feature for width/type of road
- No distinct community character represented
- Typical interstate commercial appearance at city entry
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Characteristics of Interstate Commercial
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- Visually cluttered arrival
- Lack of aesthetic character
- Little useable/contributing greenspace (tree lawn)
- Improved traffic signal mast arms
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- Tall interstate signs
- Opportunity for median upgrade & image building
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Characteristics of Community Commercial
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- Lots paved to right-of-way
- Devoid of useable ‘greenspace’ (no tree lawn or planting area)
No parking lot screening
- Signage competition & conflicts
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- Improved building location on this site (closer to street)
- Attempt at parking lot screening & street trees
- Wall sign rather than pole sign
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Characteristics of Community Commercial
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- Deep building setback
- Large front parking field
- Improved parking lot screening here
- Pole sign Opportunity for median
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- Site entry feature landscaping
- Uncomfortable sidewalk location for pedestrians
- Community banner can’t compete with scale of signage
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Characteristics of Residential
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- Architecturally “rich” residential district
- Great potential for renovation
- Strengthens corridor character
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- Mature trees
- More appealing street envelope
- Opportunity for median to reinforce residential scale
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Characteristics of Residential
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- Example of strong, existing architecture character
- Opportunity for street tree infill
- Narrow (2’) tree lawn
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- Potential to “wrap” streetscape improvements down side streets
- Side streets offer neighborhood gateway opportunities
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