Makeover for downtown Lincoln?

[TitosBuritoBarn]

A new plan for downtown begins to gel

BY DEENA WINTER / Lincoln Journal Star

Lincoln's core could get its own Pilates-style extreme makeover, if several plans make it off drawing boards and into reality. All of that could happen -- eventually -- according to the emerging Downtown Master Plan, a vision of what downtown could be. In fact, the plan is beginning to crystalize. Here's a closer look.





Downtown Lincoln. (LJS File)

BY DEENA WINTER | Lincoln Journal Star

Envision the downtown block where the former Douglas III theater once bustled with movie-goers but now sits idle, and picture a public square where people congregate for noon picnics or evening concerts.

Now move farther east, where the Museum of Nebraska History occupies 75,000 square feet of prime space. What if the museum were moved to an arts and culture corridor on N Street, and the space redeveloped into retail catering to college kids?





What if P Street became the city's primary retail strip, with shuttle buses and streetcars bringing shoppers to the businesses' doorsteps?

What if the Haymarket District theme were extended south into the warehouse district south of O Street and west of Ninth Street, where apartments and row houses could be built, near a man-made body of water and park?

All of that could happen in the next 20 years, if the city wants it to. Those are just a few of the major concepts gelling in the emerging Downtown Master Plan. The plan is a vision of what Lincoln's downtown could be, some day, based on a series of public meetings and the advice of an outside consultant. Among the ideas that are taking shape:

* Creating an all-seasons public square on the block near 13th and P streets, now the site of the nearly vacant building that housed the former Douglas III theater.

* Moving the Museum of Nebraska History from 15th and P streets to another downtown location, probably on Centennial Mall or possibly integrated with a new downtown library. The 75,000-square-foot museum is considered a prime location for a major retail anchor or smaller local and national retailers that cater to college students.

* Creating a Festival Garden on the north side of the block bordered by 11th, 12th, M and N streets (now the location of Firestone Tire and Lincoln Federal Savings Bank, just north of St. Paul Methodist Church). The area could be used for downtown events and festivals.

* Relocating the downtown library to another downtown location, such as the Pershing Center, if the city builds a new arena.

* Continuing to develop an arts and culture corridor on 12th Street, from R Street to M Street. The street already is home to sculptures and is anchored on the north end by the Lied Center and Sheldon Art Gallery.

* Designating P Street as the primary retail street to attract people downtown. Non-retail entities on the street would be encouraged to develop pedestrian-oriented activity on the street level. The Greyhound bus station is now under contract with a developer who plans to redevelop the area to fit in with the P Street marketplace theme.

* Installing a streetcar route that would take people from a revitalized South Haymarket to Antelope Valley, primarily along P and Q streets, with a jog south on Seventh Street. This is likely a long-term idea.

* Adding two shuttle bus routes in the downtown area, particularly at night. The buses would likely be smaller than the StarTran buses, with a different look.

* Creating a "neighborhood marketplace" on the block between Ninth and 10th and M and N streets, with a grocery store and "neighborhood retail shops" such as video stores or dry cleaners to serve people who begin moving into south Haymarket housing.

* Redeveloping the federal parking deck on the block north of the Pershing Center. It could become a parking garage, library, museum or combination of those.

* Opening Centennial Mall, from P to Q streets, to traffic to accommodate more retail.

* Establishing a more permanent home for Updowntowners' events such as July Jamm on a spruced-up Centennial Mall, between the state office building and state office garage, facing M Street.

* Adding bike lanes to the right sides of 11th, 12th, M and N streets, with back-in, angle-out parking on both sides of most blocks.

* Building an overpass or underpass on Ninth and 10th streets under P Street to help get pedestrians across more safely.

* Creating a Rail Yard Park of open space southwest of the Haymarket.

Combine the Downtown Master Plan ideas with a movement to build an arena near the Haymarket and the need to rebuild the O Street bridge, which carries traffic from Third to Ninth Street, and you have a whole new look in the heart of Lincoln.

"It's good that all of this discussion is going on at the same time," said Polly McMullen, president of the Downtown Lincoln Association. "It makes it much more likely that things can be coordinated and phased and hopefully work well together for a strong community down the road."

George Crandall of Crandall Arambula, the Portland, Ore., consulting firm spearheading development of the Downtown Master Plan, said the plan is a guide for development. Nationwide, people are returning downtown to live, work and shop, he said, and in order to thrive, cities must offer pedestrian-friendly downtowns with great streets, strong retail, shopper-friendly parking and public squares.

Lincoln is challenging in that regard. Cities with lots of vacant buildings on their main streets can be easier to rejuvenate, he said, because there are places to put major "anchors" to attract people, such as the downtown Grand Theatre.

"Yours has just been subtly eroded over a period of time," Crandall said.

The preliminary plan includes significant redevelopment south and west of the Haymarket — including a large open space and man-made body of water, possibly a small lake — in what Crandall calls a warehouse district.

"There's some wonderful old buildings in that area," he said. "It's a great area. We think it has all kinds of potential."

While O Street has long been the city's primary retail strip, the consultants were more attracted to P Street because it has more opportunities for new retail development, has an "anchor" (the new theater), and a connection to the Haymarket, where big plans are percolating.

If P Street becomes the main retail street, the city probably wouldn't force existing non-retail entities into doing anything, but would encourage them to add retail frontage. The Embassy Suites and Lincoln Journal Star, for example, would be in a prime location.

While it would be optimal if the newspaper would relocate, it could fit in with the plan by adding retail on the ground floor facing P Street, Crandall said. The consultants are scheduled to be in town next week to meet with property owners along P Street.

"The idea is never to force anyone out," he said. "Eminent domain is not part of the strategy."

The Museum of Nebraska History has already been approached by city officials.

"It's safe to say the State Historical Society is interested in being involved in a conversation about the future of downtown and our role," said Lynne Ireland, assistant director of the Nebraska State Historical Society.

The city could create design standards and pass ordinances to guide new development along the P Street retail corridor, and establish a design commission to review proposed projects.

New developments would have to adhere to architectural and lighting design standards that stress "don'ts" rather than "dos," he said.

One major obstacle to the retail corridor is the busy, sometimes dangerous Ninth and 10th streets. The city would have to figure out a way to safely entice pedestrians across the streets downtown, possibly with a pedestrian overpass or underpass.

"Anytime you have six lanes, that's a barrier," Crandall said. "We are looking at some very aggressive possibilities, as well as some modest ones."

Crandall said streetcars stimulate development much more than buses because the rail lines are fixed, and streetcars are predictable and always on time. Portland's streetcars have stimulated an estimated $1 billion in development, he said.

"People want to get next to it," he said.

While the total price tag for all of the recommendations would be hefty, the consultants say it should be treated like a menu. You wouldn't order the whole menu at once, consultant Don Arambula said.

The plan has lots of ideas for areas that are currently occupied by businesses, but Crandall said people need not fear they're about to be displaced. City staffers have already approached some of the current occupants to gauge their interest in moving.

"We never use the word ‘eminent domain' simply because we never suggest a city use that," Crandall said. "That's really a last resort. The diagram shows what the town might be — it's up to the property owners to decide if they want to or not. It's just a suggestion of what might be."

The master plan is not a mandate on downtown; it's just a long-term plan to direct and encourage development. That's already beginning to happen, with some of the initial concepts stimulating interest in downtown, McMullen said.

"Properties that have for been for sale or lease for some time are suddenly starting to move," she said.

Reach Deena Winter at 473-2642 or dwinter@journalstar.com.

For more information

The city's consultant will present a refined master plan to the Downtown Action Team in May. Then a final public workshop will be held, most likely in early June, where the final plan will be unveiled.

The Lincoln City Council must approve the final plan, which will have specific goals for the first 120 days, first year, three years and so on.

To see preliminary ideas for the Downtown Master Plan, go to http://www.lincoln.ne.gov/city/plan/dt_ ... /index.htm.

View the master plan: http://www.journalstar.com/master/slides/master.html

[almighty_tuna]

Now THAT'S a hellified bunch of good ideas!!

Mark your calendars; "Go Lincoln!!"

[projectman]

I hope Lincoln can make this work. It sounds pretty exciting.

[jsheets]

Check out their Master Plan... I like all of the mention of retail....