Citation
Taking back Main Street - the revitilization of downtown High Springs, Florida

Material Information

Title:
Taking back Main Street - the revitilization of downtown High Springs, Florida
Creator:
Kozak, Brian
Place of Publication:
Gainesville, Fla.
Publisher:
College of Design, Construction & Planning, University of Florida
Publication Date:
Copyright Date:
2010
Language:
English

Subjects

Subjects / Keywords:
Area development ( jstor )
Cities ( jstor )
City centers ( jstor )
Open spaces ( jstor )
Parking ( jstor )
Phosphates ( jstor )
Streetscapes ( jstor )
Town squares ( jstor )
Towns ( jstor )
Zoning ( jstor )
City of High Springs ( local )

Notes

Abstract:
The focus of this project will be towards the downtown area and its two main intersections. This project will focus on a new master plan incorporating streetscaping, a new town square and a linear park along Main Street to create a stronger sense of place and encourage a stronger sense of pride in the community to push for revitalization and private investment. Through careful site analysis and planning a series of concepts will be generated to create a working drawing, which will lead to a final plan.
Acquisition:
Landscape Architecture capstone project

Record Information

Source Institution:
University of Florida
Holding Location:
University of Florida
Rights Management:
Permissions granted to the University of Florida Institutional Repository and University of Florida Digital Collections to allow use by the submitter. All rights reserved by the author.
Resource Identifier:
905851137 ( OCLC )

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Full Text
























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University of Florida Department of Landsca


Brian Kozak
kozakb@ufl.edu

Senior Capstone Project
April 23, 2010

Study area: High Springs, FL


pe Architecture


Project Type: Urban Planning Master plan of the downtown
High Springs area


Advisor: Les Linscott


o m








General Information


Project Name: Taking Back Main Street The Revitalization of
Downtown High Springs, FL

Location: The city of High Springs is located in the north west
area of Alachua County, FL

Client: The city of High Springs, Florida




- iml MIN * i

















I would like to thank all the faculty and staff that I have gotten to know over my past
4 years at the University of Florida. The trials and tribulations we go through in
this program is for tempering our brains and souls, so we can go out into the world
and succeed. I want to thank Les for seeing me through this process and offering
his guidance. I also want to thank my friends and family, because without them, I am
nothing.









INSIDE
GOALS AND OBJECTIVES
OPPORTUNITIES AND CONSTRAINTS
SITE HISTORY
PROJECT SITE
PROGRAM DEVELOPMENT
SITE INVENTORY AND ANALYSIS
LITERATURE REVIEW
CASE STUDIES
DESIGN DEVELOPMENT
DESIGN DETAILS
FINAL THOUGHTS
APPENDIX








Introduction

The Main Street corridor in
the city of High Springs has been
slowly deteriorating over the years
and is in need of a helping hand. The
building facades in the downtown
area are outdated and have suf-
fered from neglect. As a result, I
fear that many people are losing
their businesses and it has become
apparent that something must
be done in order to revitalize the .
downtown area of this small town.


High Springs is so rich in culture
and life that it would be a shame to
see it follow the same path it has
been on, so this project is aimed to
make sure that does not happen.


Pictures from Brian Kozak








ALbstractV


The focus of this project will be
towards the downtown area and its
two main intersections. This proj-
ect will focus on a new master plan
incorporating streetscaping, a new
town square and a linear park along
Main Street to create a stronger
sense of place and encourage a
stronger sense of pride in the com-
munity to push for revitalization
and private investment. Through
careful site analysis and planning a
series of concepts will be generated
to create a working drawing, which
will lead to a final plan.


Pictures from Brian Kozak








Goals and Objectives


Goals: Objecti

1) Develop a master plan that will unify the 1) Promote
downtown area with its bordering communi- that is conci
ties. welfare of all
the site.
2) Boost the local economy with innova-
tive design techniques and strategies. 2) Reestablii
trict. Promc
3) Create new areas of interest within the within walking
downtown area to spark user interest within borhoods.
the community and the surrounding area.
3) Develop a


4) Establish a visual character for the down-
town area to reunify the site.


ves:

a pedestrian friendly network
ious of the health, safety and
users. Promote walking within


sh the Downtown business Dis-
)te new mixed use businesses
g distance from existing neigh-


new and exciting town square


that will offer new amenities for the com-
munitiy. Redesign the median plant beds
on 441 to establish a connection with the
downtown area of Main Street. Develop a
linear park along the rail corridor.

4) Develop guidelines for store front as-
thetics.








Opportunities and Constraints


Opportunities:

Historic Character- The historic structures
in the city create interest and are attractive
for pedestrians.

Proximity- Walking distance to employment
areas restaurants and retail stores.

New Parking Opportunity to create native
planted parking areas that make users com-
fortable when walking to and from their cars.

SR-20 and US-441 Both of these intersec-
tions create an opportunity to be further
developed into inviting gateways into the city.

Railroad- A strong focal point for not only the
locals, but visitors as well. It's intersection with
CR236 has potential to be a linear park.


Constraints:


Parking- Parking can be difficult when
events are occurring in town.

Redevelopment- Because of the age of
some of the buildings it will make it hard
to develop around them and maintain the
same visual character.

Old Structures- Most of the old buildings
need to be renovated in order for them to
be used for new mixed use development.









Site History

If you look at the city of High
Springs today without studying
its past, then you will be missing
some key components of just how
the town came together and what
exactly put this town on the map.
Phosphate was discovered in the Main Street back in the early 1
area in the late 1800's by the Dut-
ton Phosphate Company of Gaines-
ville. Phosphate caused an eco-
nomic boom in the area and soon
after the railroad had been built


through the town the name High
Springs was adopted in 1888.
Because the area was so rich with
phosphate, High Springs became
the largest shipper and buyer in the
state.


Some locals out for a cruise


Pictures from High Springs: A Photo Album


900's










High Springs has a history of ups
and downs that has shaped the
town to what it consists of today.
There was a severe wind storm in
1896, which knocked down many
structures and two major fires
that destroyed many of the build-
ings in the downtown area, includ-
ing the train depot. By 1900
Henry Plant located a headquar-
ters for his railroad system in the
town, which included a maintenance
facility for the rail system and its
trains. Because of these facili-
ties an economic boom sparked in
the town with all the work that the
town had to offer. During World
War 1, High Springs suffered a hit
economically because phosphate
was not producing as well, so they
turned to agriculture and timber to
sustain their railroad economy.


One of two serious fires that severely damaged the
downtown area claiming many of the structures.


The original train depot for the city, but it was de-
stroyed in the big windstorm of 1896.


Pictures from High Springs: A Photo Album





I A A. A



Site History So wha
into wh
fic was
until th
just af
of man,
the rail
became
town.
The woman's club was established in 1912 and Spring
still exists today on s5t avenue. problem
transfix
into an
opened
...... --. I i


Some of the boys enjoying America's past time


toric d
Becau,
impler
become
and col
chua C4
tions.


it really shaped High Springs
iat it has become today? Traf-
moving through the town fine
ie interstate was put in place
ter World War 2. With the loss
y tourists and the decline of
Iroad due to diesel engines, it
s a time of turmoil for the small
Because of these problems High
s was forced to respond to the
m of a dwindling economy by
forming the downtown streets
antique and curio center,
I several bed and breakfasts in
ed homes, and created the his-
istrict that we still see today.
5e of the changes the town has
ented over the years, it has
e a regional center for antiques
Ilectables making it one of Ala-
ounty's prime tourist attrac-


Pictures from High Springs: A Photo Album









The character of High Springs is one
of the old fashioned Cracker Style.
Charming little shops and historic
structures to appeal to all who pass
through the town. Some of the build-
ings today are over 100 years old
and have a presence in the small town.
High Springs still houses one of the
oldest theaters in the state of Flor-
ida and it is structures such as this
that make this town a diamond in the
rough. Although the town needs some
work, great potential is present.


The Priest Theatre located off of 1 st Avenue has over
70 years of history in the town and is still in use to
this very day.


An old passenger depot from 1910 that was reno- Pictures from Brian Kozak
vated and is now a great little bakery and museum.







Project Site





























Pictures from Brian Kozak
Map from Google Earth (left)









Project Site







Al


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The city of High Springs is lo-
cated in north central Florida
in the north west of Alachua
County. The total area of
the city isjust about 18.5
square miles and is connect-
ed to the cities of Alachua
and Gainesville by US-441.
This small town and the area
around it houses some of the
richest springs in the entire
world. It will be important to
maintain that thought in the
planning process to develop
a beneficial as well as an envi-
ronmentally friendly plan.


Images from Wikimedia.com











Commercial
- New retail and high-end retail
opportunities

Mixed Use
- Restaurants
- Cafes
- Office spaces
- Lofts
- New parking areas

Residential
- High-income single family
- Middle-income multi family
-Low-income multi family


Program Development

Transportation
- Streetscaping
- Public transportation nodes
- Pedestrian oriented streets
- New median plantings

Recreation and Open Spaces
- Linear park
- Connections to existing and new
open spaces










Site Analysis & Synthesis



Current Land Use January 16th, 2009



















Commercial and in
of residential mixed
.n r fnocuin on is zon


0 0.25 05 1 1.5 2
M M Mmft


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town area of high Springs is zoned for
ldustrial use, but there is cuite a bit
ed in as well. The area I will be mostly
ed commercial but it will ,be imrnor-


tant to keep in mind that there are a number of historic
structures in the area that I should try to highlight. It
will be important to maintain a certain character when
developing and planning for this site.




This map was provided by the City of High Springs using GIS and
should only be used for a reference regarding land uses.









Zoning Map High Springs, FL


Miles


0 0.5 1 2


3 4


Legend
C1 Commercial Zoning
C2 Commercial Zoning
C3 Commercial Zoning
SR1 Zoning
S| R1AZoning
S| R2 Zoning
R3 Zoning
Industrial Zoning


Miles


Ill










High Sjprings, FL Down Vown Pevelopmenv Map



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0 0.125 0.25


0.75


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W


Iviiies


N
S' E
S


Legend
SDowntown Structures
HS Historic District
Downtown Development Overlay



It's important to remember
that many of the structures
in the area are historic. Some
are over 100 years old, so the
purpose of this map is to show
the historic district of the
downtown area and its rela-
tionship to the commercial
development at the present
time. This is the prime area
of the city for development
as well. So many people are
moving through this area, so
it will be important to try and
incorporate as many historic
structures in my concepts as
possible to enhance the visual
character of the site.









High Springs, FL Downtown Commercial and Industrial Zoning Map


Legend
C2 Commercial Zoning
C3 Commercial zoning
Industrial Zoning


The core of downtown High
Springs is mainly commer-
cial development. On the
outskirts lies the industrial
development and residen-
tial. So what's the big deal?
There is no mixed use de-
velopment in the downtown
area. It is a limiting factor
for development, so by in-
corporating some mixed use
development in planning and
concepts hopefully more op-
tions will open up downtown
for businesses.


=Miles










High Springs, FL Downtown Residential Zoning Map











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Legend
R-1 Zoning
R-2 Zoning
I R-3 Zoning

The purpose of this
map is to show the
proximity and amount
of residential in the
down town area. R-1
is zoned, but is not yet
developed. R-2 Ala-
chua County land
use and zoning desig-
nations are Residen-
tial Medium Density
and Residential Multi-
family. The R-3 zoning
district is intended to
implement the High-
Density Residential
land use designation.


0 0.125


0.25


0.75


Miles


N


S
.^-
s


III









High Springs, FL Downtown Density Study


0 0.5 1 2 3 4
Miles


0 0.25 0.5 1 1.5
Miles


Legend
Alachua SHPO Structures 06
Alachua County Major Roads
- Road class 3 4
.. I Alachua Municipalities
L-in -IIL
[ I Alachua County Boundary
Highsprings Downtown
SNot Downtown
I- Downtown
W | Somewhat Dense Downtown
SVery Dense Downtown












High Springs, FL Downtown Structure Reference




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0.5


1 1.5 2 .N
Miles W-- E


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!nd

Infill
Alachua County Major Roads
Road Classes 3 & 4
Alachua Municipalities


ure Type


li -T
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0 0.25


I I









High Springs, FL Traffic Route Study
---,
i Legend
Il ~- High Springs Major Roads
i Road Classes 3 & 4
----/.- High Springs City Limits
SAlachua_municipalities

The traffic study map of
S, downtown High Springs
Sis mainly a reference to
the main roads of the city.
The most prominent road
--- / through the town is US-
SI441. Second to that is
SR-20 / US-27, which is a
.. C .... more scenic entrance into
Sthe town and provides a
,/ -- --7 much nicer invitation to
o/ the user. CR-236 is a
SN i very scenic rural road and
'J N.W. 174 ST
.........--.. a beautiful ride. This is
S the road people will use to
reach Poe Springs Road,
which leads to an increase
/ I in traffic especially in the
summer time.


I I I










High Springs, FL Canopy Cover Map







i












.. I
-10 0.125




"'* bI---
.............. I I ---1 I


N



S


D 1 2 4 6
Miles


0.25


0.


75
Miles


Legend

-- Road Classes 3 & 4
Alachua Cty Maj Rds
-**-*- High Springs City Limits
Structures
Downtown Development Focus
Canopy acres
VALUE
W I> 1 acre
S1 10 acres
S10 100 acres
100 + acres


I










High Springs, FL Walkability Map

Legend
S.- Alachua County Major Roads
\ f 1 | Alachua Municipalities
*-- I Alachua County Boundary
Alachua Canopy
LI0
1, 000
Walkability
S- Low Walkability
I T Moderate Walkability
High Walkability

This walkability map was
composed with the Ala-
chua County canopy in
i / -1 order to show a relation-
ship with canopy cover
I "I and proximity to the city
Sof High Springs. The hot
spots show the most
S- suitable areas for walk-
S- ing within the city. I also
U wanted to show a rela-
S_ tionship with the major
roads of the area as well
Sto get an idea of the
pedestrian and vehicular
relationship.
N
0 0.5 1 2 3 4 w
Miles Aw
S











1W
Existing Conditions











S







The
vehi
broke
strL
on f
rail
the
gos
mak
line
coul
the


Legend


*assume

umuUEUEUU


Site Limits

Pedestrian Route


4 Lane Vehicular


2 Lane Vehicular


Railroad


site has some great routes for both
cular and pedestrian traffic. It's a
jcture to it, which makes it accessible
oot for surrounding residential. The
divides the town and really feels like
town almost cuts off just after you
outh of the tracks. To me it would
:e more sense to try and incorporate a
ar park with the railroad. I think that
d really open some possibilities for
future and the community life.




..............










Annotated Bibliography


1.) Kemp, Roger L. ed. Main Street Renewal: A Handbook for Citizens and Public
2000.
- This is a book that breaks down the uses and functions of a downtown area and he
an environment. There are many good references of case studies within the reading. T
practical how-to approach to improving a downtown area through newer techniques

2.) William, Lucy H. and Phillips, David L. Tomorrow's Cities, Tomorrow's Suburbs. Am
- This text provides a more physchological approach when looking at a city. Deeper
and misconceptions about urban environments are brought to the table. Furthermo
on how to combine the urban and suburban environments and make them thrive.

3.) Moughtin, Cliff and Tiesdell, Steven. Urban Design: Ornament and Decoration. Ar
- This book provided some insight on the architectural elements of the urban enviror
eye. There is also some useful information on how to lay out certain areas in the city I
in a towns areas of interest.
4)l 11 M4 I 4 ,;i IhA;In C # Cnm I ML .,L n n ;- 4- IV ;4- 1; Ii4i I ;n vHpi; it PI


Officials. McFarland and Company, inc.

Ilps the reader analyze issues effecting
his book also provides the reader with a
and management.

erican Planning Association. 2006.
into the book things like popular beliefs
re, the information given provides inside


chitectural Press. 1995.
iment and what works to catch a users
ike squares, nodes, and other hot spots


:Am& i 20'0


a o Vi, oAiUI ,. IIII e V I I: I e e I ; I v A. W ve VIIV r ;I, L I I y V W Ve3 L"ec .
- This is a book that describes the forces of a downtown area and what drives people to reconnect themselves and improve
these environments. It gets pretty in depth with a study through time on the nature of shopping in downtown areas by
interviewing various business and civic groups.

5.) Rifkind, Carole. Main Street: The Face of Urban America. Harper and Row. 1977.
- This book explores downtown areas and provides information on what draws attention to a main street historic environ-
ment as well as giving a good description on how to develop sense of place and identity within a site.













6.) Pickard, Ben. Historic Alachua County and Old Gainesville: A Tour Guide to the Past. Alachua press inc. 2001.
-This book was a very resourceful piece of information on the cities of Alachua County. It provided a lot of information
about High Springs including the past and present. It also contained some useful images for reference.


7.) Glenn, Joel. High Springs: A Photo Album. North Florida Publishing Company Inc. 1984.
- This book was really the best piece of documentation i was able to find concerning history on the town of High Springs.
Along with the photos in the book were some good descriptions, which allowed for a better understanding of the past of
the area. Overall this album really helped the development of the basis of the historic elements of this project and an
understanding of the past.










Case Studies


East Main Street Walla Walla, Washington
This case study taught me that there is a strong connection with the peop
districts. Walla Walla suffered at one time, but made a comeback through intense
architectural designs. With the upgraded streetscaping and incorporation of new
uses applied to this area it became a huge hit with the locals. So can the same hap
believe it can and I think the people in that town are more than motivated enough t
Walla. This site is so detailed and planned so carefully. They really took their time
to the appeal of the site and really make it user friendly. From the uniform building
the ground it seems that nothing slipped their minds when designing for maximum
taking away from this case study is put yourself in your users shoes and see how t
ed.
Denver Avenue Streetscape Design Proj ect
December 4, 2006
http://www.pdc.us/pdf/ura/interstate/kenton/denver-
streetscape-case-studies.pdf


,le of a city and their historic
urban planning and landscape
types of commercial and mixed
ipen to High Springs I ask? I
o make it happen. Back to Walla
and focused on things that add
facades to the brick pavers on
I user comfort. That's what I am
*he site feels when its complet-










Case Studies


Barracks Row Washington, D.C.
Barracks Row is a 3/4 mile stretch in the historic district of Washington, D.C. that suffered after the World
War 2 era. Hey, just like High Springs except this is in the heart of D.C. After the war the area became neglected
and rundown. Planning began in 1999 to revitalize the area and they have had much success since. Little things
like brick paving, planting beds, and new facade guidelines increased interest in the area and it is now thriving.

So what's important about Barracks Row? I learned that the strategies used on this site might not necessarily
work for my own, but some things can be taken away from the work used on this site to apply it to my own. The fa-
gade upgrades are something I can implement and use to my advantage when thinking about the aesthetics of the
existing conditions of the site.


Denver Avenue Streetscape Design Project
December 4, 2006
http://www.pdc.us/pdf/ura/interstate/kenton/denver-
streetscape-case-studies.pdf









Case Studies

Main Street Arkansas Little Rock, Arkansas
The great thing about this case study was it's thoroughness. They really b
the planning of this area within the study. This site was another prime example of
grading greatness that was executed flawlessly. There is also information on how
historic preservation society for main street restoration. Another great thing i re
program development to push the project. It wasn't necessarily in realtionship to
ect, but it offers a great insight into how to get a revitalization project up and run








JL4 a.;\


reak down what worked within
streetscaping and facade up-
they were given funding from the
ead about in this was the 4 step
what I have done with my proj-
ning in a historic area.


http://www.arkansaspreservation.com/main-street/
mission/mission.asp









Case Studies


Sign and Facade Guidelines for the City of Somerville
This case study is by far one of the most useful pieces of literature i found for this project and developing
a look for a downtown area that works. This gives a set of guides that tell you how and how not to develop a store-
front to make it more attractive and attract more business. Within the data you find things like what a storefront
consists of and it even breaks it down and names everything, tells you what is popular with pedestrians and what's
not. Some of the areas covered include signage, windows, doors, planters, lighting, and awnings. All of these piec-
es come together to contribute to the overall appeal of a store andpull in more business if done correctly. That's
another great thing about this study. They tell you what works and what doesn't work when cleaning up an old
facade.




U- _. I
~l
JI rlPm'


http://www.somervillema.gov/CoSContent/documents/SignAndFacadeGuidelines.pdf










Case Studies


SW 1 2th and Montgomery Street Portland, Oregon
Built in summer 2005, this project demonstrates how both new and existing streets in a downtown or
highly urbanized area can be designed to provide direct environmental benefits and be aesthetically integrated
into the urban streetscape. Some of the challenges faced were finding enough space for pedestrians, on-street
parking, street trees, landscaping, street lighting, signage, and stormwater planters within a limited amount of
space.

Denver Avenue Streetscape Design Project
December 4, 2006
http://www.pdc.us/pdf/ura/interstate/kenton/denver-
streetscape-case-studies.pdf




^_ mr^










Case Studies


NW 3rd and 4th Avenues Portland, Oregon
In September 2002, the Portland City Council adopted a streetscape plan for improving Old Town/ Chinatown
rd and 4th Avenue. This plan outlined street improvements aimed at revitalizing the neighborhood. The vision for the
improvements was to strengthen the unique cultural and architectural identity of the historic district while providing a
vibrant pedestrian environment for a diverse set of commercial, retail, and residential uses. It seems like the only issue
they had to question on this project was maintenance. Much of the maintenance was left to the owners of the buildings
along the street. I think it's a very beneficial trade considering the results.






J December 4, 2006
http://www.pdc.us/pdf/ura/interstate/kenton/denver-
.-..^ streetscape-case-studies.pdf
'1 iiru


-___ M. Jrik-- -
,_ __1- ,
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Design Pevelopmentv



x* v.
"~ 111111111111111111111 I,~\










Legend

Commercial

X Mixed Use

New Town Square

Green Space

Green Streets
00****


This concept focuses more toward
the history of the site. More mixed
use development has been incorporat-
ed to reduce the amount of commer-
cial in the area and hopefully create
some smaller niche type businesses.
A new town square was added to
stimulate interest and become a fo-
cal point for the area. Green streets
were added to pull the site together
as well as some green spaces to give
people a place to relax and enjoy the
urban atmosphere.


Concept 1


4



4

4
#








I A A A AY




4 '


47%,\


Concept 2

Legend


Commercial
Mixed Use
New Town Square
Parking
Green Space


Concept two is a bit out of the box.
Throw caution to the wind. This de-
picts a reworking of the downtown
area by breaking up most of the old
parcels. A space for a new town
center was incorporated as well as
a parking area to accommodate all
the new mixed use and commercial
development. Green spaces were
added throughout to increase a us-
ers experience within the site.


[7


[7
[7













Legen


Concept' 3


d

Commercial


X 7Mixed Use

Industrial

r L R.O.W.

Green Space

Concept 3 further defines the site,
pushing the boundary out further
i from the other two to define a larger
.... work area. The town square is now
Replaced with the idea of a mixed use
Development. This is looking more
Clean and is almost at the point
to start on a master plan. This is
staying consistent with a moderate
approach to minimizing the impact
of redevelopment in the area. This
plan is not about pushing people out,
but rather bringing in business to
add to the towns work force.









Master Plan























Mixed-Use Development

Open Space A b I


Industrial

Residential

Civic Institutional


100' 300'


9 W N
900' "i6
RIO,"


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hh--qqw






















The master plan for High Springs came together after a few more tweaks to concept 3
and a few helpful opinions from Les. I wanted to add a linear park to the project along
the rail road corridor. I also extended that idea by adding a new pavilion that resembles
an old train depot. This new area will act as a great place for gatherings and a place to
go and relax. Other parts of the site include new streetscape plantings along 441 and
Main Street, and a new mixed use and commercial development off of 1 st Avenue and
Main Street.











Design Details



A A A A IA A L I I
















.2011::11:1:111


. is I - -1 *














1.) New Commercial
and Mixed use devel-
opment.

2.) Rail Corridor and
Linear Park.

3.) Streetscaping
Design









New Commercial and Mixed use







" I '
d W



iP* &


PeveIovmentV


The new commercial and mixed
use development on the corner of
1 st Avenue and Main Street is
in a prime location of downtown
and should attract business own-
ers in no time to fill the spaces.
Along with this new venture is a
new parking area that will more
than accommodate the shops in
the area and provide some extra
parking for the area so people do
not have to use on street parking
if they wish.



































Along with the new development I have taken the time to try and add to the appeal of the downtown
area by designing some new facade guidelines. Simple improvements like planters, new awnings and
signage can really change the image of a business and pull in customers. I'm just trying to create a
more uniform look for the downtown so it becomes more appealing than it already is. Like I said they are
just guidelines and don't have to be implemented unless a shop owner is willing to put the work in, but it
would be foolish not too. Who doesn't want more business?









New Rail Corridor and Lir








- -


iear Park


The new rail park was a early idea I
had thought about early on in the
design process. The nice thing
about this area is it has a ton
of open space. Its essentially 2
acres of blank canvas to work on.
The area is used as parking at the
moment and for large festivals
in the town. So why improve it?
So people can use it more than
just a couple times year. In the
new design I put in a new depot
pavilion that will hold events and
act as a place for the community
to enjoy on a daily basis. Also to
asses more parking, there is a
lot to the east of the hardware
store so I added a new parking
area to ease parking troubles on
big event days.














T - -A = -

'LOWlL
Hp0w
HqSp~~na~a~


The new High Springs Depot will be a great place to go and enjoy
the culture of the area. Here, the town will be able to hold farm-
ers markets, public meetings, and huge events like the Pioneer
Days. The pavilion designed has a large breezeway to add to
user comfort and provide shelter on those hot days. The plant-
ed oaks around the rest of the park in time will be able to provide
shade and eventually even more comfort in a canopy setting for
the area. Vendors will be able to put up tents on a hot day under
an oak tree and not have to worry about the heat.

To the right isjust a quick sketch of what the area could look
like along the railroad tracks. Of course its all natives and could
really add to the appeal and function of the area. Something like
this would pull in native wildlife and add to the useability of the
area.


LI
:4

--Ij -~'








New Streetscape De


L




t
Il
i t



i


C


~sign


.ast area of interest of the site is the
treetscaping of 441. Because the me-
sian planters are already built, this would
benefitt the city to implement an improve-
nent like this one quickly. Not only will visi-
tors love it, but so will the locals. It looks
ike when they expanded 441 to four lanes
throughh the area, they just put in the medi-
ns to divide the road and didn't bother to
implement a decent landscaping plan. I de-
ided to make the medians a visual aspect
f the site because this is a major gateway
nto the city. By linking the streetscaping
f 441 and Main Street I think more people
vill be more intrigued and will want to stop
n and visit the city.


,i

kn~








The median planters on 441 are a key component to this upgrade of the
streetscaping because it is something that is visually aesthetic and can offer
benefits to the area. Depending on what plants are used these planters could
be multifunctional. They could be designed to filter runofffrom the surround-
ing roads or could become a habitat for native animals. I used the palms for a
linear and vertical element to play with a sense of gradation. Next is stepped
down to saw palmettos and mule grass to finish up my tiered effect. If the
city wanted to they would have room to place annual plant beds to further
add color and a sense of drama to the medians overall look.


This isjust a quick section showing the area in general and how it will work after
the improvements to the streetscaping have been made. The sidewalks and bike
lanes along the road will be shaded by new large oaks and will add user comfort
while walking or biking through the area. The right of way still has plenty of room
so there is no need to be alarmed with a 31 foot gap to share the road.


-*& *", <0 ^"A -S

441 New Streetscape Section
441 New Streetscape Section









Site Plantings


Quercus Virginiana 'Cathedral' Seronoa Repens
Cathedral Live Oak Silver Saw Palmetco
Standard with 7' of clear trunk 7 gal size
minimum 6" caliper Height of at least 18"
Must be FL #1 or better quality

http://images.google.com
Tripsacum Floridana -
Dwarf Fakahatchee Gras
35 gal size I
eig a leaLagerstromia Indica 'Dy
Height of at least 24"
Dynamite Crape Myrtle
30 gal size
FL fancy quality
htp:ll//images.google.com
Height of at least 8'
Muhlenbergia capilaris
Pink Muhly Grass
3 gal .ize
Height of at least 24"


tropictraditions.com


lamite'


tropictraditions.com


http://images.google.com


Ilex X Atcenuata
East Palatka Holly
Standard with 7' of clear trunk
Must be FL #1 or better quality


Walters Viburnum 'Speckmaker'
Speckmaker Viburnum
7 gal size
size should be at least 20" x 20"


http://images.google.com










Final Thoughts


Capstone for me was a learning experience that I don't want to forget. Lessons
were learned in the process of this project that no one can teach you. The experi-
ence will last in my memories for the rest of my life and as I take my final steps
and walk away from this project I want to say to any of the younger years follow-
ing up that you need to enjoy this experience. This project is a part of you and you
will get out what you put into it. Be proud of what you do and stand behind your
decision making. As long as you can do that, you won't have to say you didn't give
it your all. To the faculty and staff I have nothing but praise for all of you. Thanks
for all the wisdom you have passed on. To my friends and family Ijust want to say
I love you guys. All the hardships and sacrifices I have made to finish here at UF
will pay off in the end and Ijust want to say I couldn't have done it alone.








Appendix






Brian gia aI aa




Aril 2
i td re:HghSrngF
Pr_ cTp:Mstrpa fdwtonHg pig


















oudae and-6. hav w e fro nelet As a reul ma 66 peopl hav lotteruiese.Ia

become at tt g t be d e in o r to 6z 6e dn dis

smai oe of te ey rd ts of .6 ad hs great p












ib reitliato and--- 6rvt !inveIstmen. My mai goal is 6o 6eeo a vmin mate pla that 6c6an1'I"
createenougt t1o 66 te t s ctiz din s t 6e f t c e Ie 6

The master plan will be dev d t h 66 s c ad t

hisorcarsercassudisesarhinenoros sitecon

site visits, analysi ofs4 I ite 6 s i & 6d 6

development process, design devt 6, d n ge 6 b sit, 66 6
sections, elevations, & perspective drawings to help visualize the proposed design. Some of the main~


iss66s I I 66ke 6- 6ddrs in ts p t wl be h c p

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accra anaysi ib th are. The



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total ara we arelooldng t here i
right around 200 acres.~~~~Llllll:





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- WYrlbLIJFY

;I.s has a history IS ups Snd downs that
iaedth tw to wha ft o*t 55 today.


* '
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I' II L2 I01



















DIevll op aaepnhwluftPo taesifidnt
00 0 u. Pm 0w i





2 Bo t te l l 0y w h 0e 2 R
deig tchiqesan sraeie. root nw ixd s bsieseswihi wlkn
distane fro exising nighbohoods

3)Crat nw res f ntret itinth Dveopa ewan eciin cmmrcalan mxe
d o w nt o w a re a o sp a rk u se r i te re st 01 u se d e v elo p e nt th t will ff e r n w a m e ni ie s f o

wi h n th o m ni y a d th h o m u i y. R d s g n t e m di n p a t e s o
s u rro u nd ing a re a 4 4 1 o re e st ab l sh a c o n n e tio n with h e d o w nt o w

14 ) Esablisha visul charcter fo the aea of ain Steet. Deelop alinearpark aong th
downtown area to reunify the site. rail corridor

4 Develop guidelines for store front aesthetics











Spprtniie a n CostaSt




i s a a to6 L



pedes rians 0edevel. * B o the 0 s

2) Poi i- Walin disan bin 0


"- - 00 -* .*- 0 0 -.

0

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be a linear park.irliTT~~T~~T


5 New Parking Opportunity to created

native planted parking areas that mak




uses omfrtbl whn alingtoan












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Mr





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-0 *.. . .. 0 0

- 0 -
-Office 0 -
* 0. "






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-Middle-income multi family~


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HighSpring, FL Downtown CLe.cr -Fr r P..jr

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High Springs, FL Downtown Density Study


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Current Land Use January 16th, 2009


City Srets
- High Spnngs City Lmit
RESIDENTIAL FLU

INDUSTRIAL FLU
nUcop nted County


WEF
S


ZI4t5~


0 0.25 0,5 1 1.5 2
- a Miles


RESIDOETIA FLU
W-NAUSTRL FU



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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS University of Florida Department of Landscape Architecture Brian Kozak kozakb@u.edu Senior Capstone Project April 23, 2010 Study area: High Springs, FL Project Type: Urban Planning Master plan of the downtown High Springs area Advisor: Les Linsco

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General Information Project Name: Taking Back Main Street The Revitalization of Downtown High Springs, FL Location: The city of High Springs is located in the north west area of Alachua County, FL Client: The city of High Springs, Florida

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS

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I would like to thank all the faculty and sta that I have goen to know over my past 4 years at the University of Florida. The trials and tribulations we go through in this program is for tempering our brains and souls, so we can go out into the world and succeed. I want to thank Les for seeing me through this process and oering his guidance. I also want to thank my friends and family, because without them, I am nothing.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS

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INSIDE G OALS AND O BJECTIVES O PPORTUNITIES AND C ONSTRAINTS S ITE H ISTORY P ROJECT S ITE P ROGRAM D EVELOPMENT S ITE I NVENTORY AND A NALYSIS L ITERATURE R EVIEW C ASE S TUDIES D ESIGN D EVELOPMENT D ESIGN D ETAILS F INAL T HOUGHTS A PPENDIX

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS The Main Street corridor in the city of High Springs has been slowly deteriorating over the years and is in need of a helping hand. The building facades in the downtown area are outdated and have suf fered from neglect. As a result, I fear that many people are losing their businesses and it has become apparent that something must be done in order to revitalize the downtown area of this small town. High Springs is so rich in culture and life that it would be a shame to see it follow the same path it has been on, so this project is aimed to make sure that does not happen. Introduction Pictures from Brian Kozak

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Abstract The focus of this project will be towards the downtown area and its two main intersections. This proj ect will focus on a new master plan incorporating streetscaping, a new town square and a linear park along Main Street to create a stronger sense of place and encourage a stronger sense of pride in the com munity to push for revitalization and private investment. Through careful site analysis and planning a series of concepts will be generated to create a working drawing, which will lead to a nal plan. Pictures from Brian Kozak

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Goals and Objectives 1) Develop a master plan that will unify the downtown area with its bordering communi ties. 2) Boost the local economy with innova tive design techniques and strategies. 3) Create new areas of interest within the downtown area to spark user interest within the community and the surrounding area. 4) Establish a visual character for the down town area to reunify the site. Goals: Objectives: 1) Promote a pedestrian friendly network that is concious of the health, safety and welfare of all users. Promote walking within the site. 2) Reestablish the Downtown Business Dis trict. Promote new mixed use businesses within walking distance from existing neigh borhoods. 3) Develop a new and exciting town square that will oer new ammenities for the com munitiy. Redesign the median plant beds on 441 to restablish a connection with the downtown area of Main Street. Develop a linear park along the rail corridor. 4) Develop guidelines for store front as thetics.

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Opportunities and Constraints Opportunities: Constraints: Historic CharacterThe historic structures in the city create interest and are aractive for pedestrians. ProximityWalking distance to employment areas restaurants and retail stores. New Parking Opportunity to create native planted parking areas that make users com fortable when walking to and from their cars. SR-20 and US-441Both of these intersec tions create an opportunity to be further developed into inviting gateways into the city. RailroadA strong focal point for not only the locals, but visitors as well. It’s intersection with CR236 has potential to be a linear park. ParkingParking can be dicult when events are occuring in town. RedevelopmentBecause of the age of some of the buildings it will make it hard to develop around them and maintain the same visual character. Old StructuresMost of the old buildings need to be renovated in order for them to be used for new mixed use development.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Site History Main Street back in the early 1900’s Some locals out for a cruise Pictures from High Springs: A Photo Album If you look at the city of High Springs today without studying its past, then you will be missing some key components of just how the town came together and what exactly put this town on the map. Phosphate was discovered in the area in the late 1800’s by the Dut ton Phosphate Company of Gaines ville. Phosphate caused an eco nomic boom in the area and soon after the railroad had been built through the town the name High Springs was adopted in 1888. Because the area was so rich with phosphate, High Springs became the largest shipper and buyer in the state. Pictures from High Springs: A Photo Album Main Street back in the early 1900’s Some locals out for a cruise

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High Springs has a history of ups and downs that has shaped the town to what it consists of today. There was a severe wind storm in 1896, which knocked down many structures and two major res that destroyed many of the build ings in the downtown area, includ ing the train depot. By 1900 Henry Plant located a headquar ters for his railroad system in the town, which included a maintenance facility for the rail system and its trains. Because of these facili ties an economic boom sparked in the town with all the work that the town had to oer. During World War 1, High Springs suered a hit economically because phosphate was not producing as well, so they turned to agriculture and timber to sustain their railroad economy. Pictures from High Springs: A Photo Album The original train depot for the city, but it was de stroyed in the big windstorm of 1896. One of two serious res that severely damaged the downtown area claiming many of the structures.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Site History So what really shaped High Springs into what it has become today? Traf c was moving through the town ne until the interstate was put in place just after World War 2. With the loss of many tourists and the decline of the railroad due to diesel engines, it became a time of turmoil for the small town. Because of these problems High Springs was forced to respond to the problem of a dwindling economy by transforming the downtown streets into an antique and curio center, opened several bed and breakfasts in restored homes, and created the his toric district that we still see today. Because of the changes the town has implemented over the years, it has become a regional center for antiques and collectables making it one of Ala chua County’s prime tourist arac tions . Pictures from High Springs: A Photo Album Some of the boys enjoying America’s past time The woman’s club was established in 1912 and still exists today on 1st avenue.

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The character of High Springs is one of the old fashioned Cracker Style. Charming lile shops and historic structures to appeal to all who pass through the town. Some of the build ings today are over 100 years old and have a presence in the small town. High Springs still houses one of the oldest theaters in the state of Flor ida and it is structures such as this that make this town a diamond in the rough. Although the town needs some work, great potential is present. An old passenger depot from 1910 that was reno vated and is now a great lile bakery and museum. The Priest Theatre located o of 1st Avenue has over 70 years of history in the town and is still in use to this very day. Pictures from Brian Kozak

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Project Site

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Pictures from Brian Kozak Map from Google Earth (left)

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Project Site The city of High Springs is lo cated in north central Florida in the north west of Alachua County. The total area of the city is just about 18.5 square miles and is connect ed to the cities of Alachua and Gainesville by US-441. This small town and the area around it houses some of the richest springs in the entire world. It will be important to maintain that thought in the planning process to develop a benecial as well as an envi ronmentally friendly plan. Images from Wikimedia.com

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Program Development Commercial New retail and high-end retail opportunities Mixed Use Restaurants Cafes Oce spaces Lofts New parking areas Residential High-income single family Middle-income multi family -Low-income multi family Transportation Streetscaping Public transportation nodes Pedestrian oriented streets New median plantings Recreation and Open Spaces Linear park Connections to existing and new open spaces

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Site Analysis & Synthesis Much of the downtown area of high Springs is zoned for commercial and industrial use, but there is quite a bit of residential mixed in as well. The area I will be mostly focusing on is zoned commercial, but it will be impor tant to keep in mind that there are a number of historic structures in the area that I should try to highlight. It will be important to maintain a certain character when developing and planning for this site. This map was provided by the City of High Springs using GIS and should only be used for a reference regarding land uses.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS It’s important to remember that many of the structures in the area are historic. Some are over 100 years old, so the purpose of this map is to show the historic district of the downtown area and its rela tionship to the commercial development at the present time. This is the prime area of the city for development as well. So many people are moving through this area, so it will be important to try and incorporate as many historic structures in my concepts as possible to enhance the visual character of the site.

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The core of downtown High Springs is mainly commer cial development. On the outskirts lies the industrial development and residen tial. So what’s the big deal? There is no mixed use de velopment in the downtown area. It is a limiting factor for development, so by in corporating some mixed use development in planning and concepts hopefully more op tions will open up downtown for businesses.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS The purpose of this map is to show the proximity and amount of residential in the down town area. R-1 is zoned, but is not yet developed. R-2 Ala chua County land use and zoning desig nations are Residen tial Medium Density and Residential Multi family. The R-3 zoning district is intended to implement the HighDensity Residential land use designation.

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Site Analysis & Synthesis

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS

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Site Analysis & Synthesis The trac study map of downtown High Springs is mainly a reference to the main roads of the city. The most prominent road through the town is US441. Second to that is SR-20 / US-27, which is a more scenic entrance into the town and provides a much nicer invitation to the user. CR-236 is a very scenic rural road and a beautiful ride. This is the road people will use to reach Poe Springs Road, which leads to an increase in trac especially in the summer time.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS

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Site Analysis & Synthesis This walkability map was composed with the Ala chua County canopy in order to show a relation ship with canopy cover and proximity to the city of High Springs. The hot spots show the most suitable areas for walk ing within the city. I also wanted to show a rela tionship with the major roads of the area as well to get an idea of the pedestrian and vehicular relationship.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Existing Conditions Legend Site Limits Pedestrian Route 4 Lane Vehicular 2 Lane Vehicular Railroad The site has some great routes for both vehicular and pedestrian trac. It’s a broken grid system, but it still has some structure to it, which makes it accessible on foot for surrounding residential. The rail divides the town and really feels like the town almost cuts o just after you go south of the tracks. To me it would make more sense to try and incorporate a linear park with the railroad. I think that could really open some possibilities for the future and the community life.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Annotated Bibliography 1.) Kemp, Roger L. ed. Main Street Renewal: A Handbook for Citizens and Public Ocials. McFarland and Company, inc. 2000. This is a book that breaks down the uses and functions of a downtown area and helps the reader analyze issues eecting an enviroment. There are many good references of case studies within the reading. This book also provides the reader with a practical how-to approach to improving a downtown area through newer techniques and management. 2.) William, Lucy H. and Phillips, David L. Tomorrow’s Cities, Tomorrow’s Suburbs. American Planning Association. 2006. This text provides a more physchological approach when looking at a city. Deeper into the book things like popular beliefs and misconceptions about urban environments are brought to the table. Furthermore, the information given provides insite on how to combine the urban and suburban enviroments and make them thrive. 3.) Moughtin, Cli and Tiesdell, Steven. Urban Design: Ornament and Decoration. Architectural Press. 1995. This book provided some insight on the architectural elements of the urban environment and what works to catch a users eye. There is also some useful information on how to lay out certain areas in the city like squares, nodes, and other hot spots in a towns areas of interest. 4.)Lopilato, Louis. Main Street: Some Lessons in Revitalization. University Press of America. 2003. This is a book that describes the forces of a downtown area and what drives people to reconnect themselves and improve these environments. It gets prey in depth with a study through time on the nature of shopping in downtown areas by interviewing various business and civic groups. 5.) Rifkind, Carole. Main Street: The Face of Urban America. Harper and Row. 1977. This book explores downtown areas and provides information on what draws aention to a main street historic environ ment as well as giving a good description on how to develop sense of place and identity within a site.

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6.) Pickard, Ben. Historic Alachua County and Old Gainesville: A Tour Guide to the Past. Alachua press inc. 2001. -This book was a very resourceful piece of information on the cities of Alachua County. It provided a lot of information about High Springs including the past and present. It also contained some useful images for reference. 7.) Glenn, Joel. High Springs: A Photo Album. North Florida Publishing Company Inc. 1984. This book was really the best piece of documentation i was able to nd concerning history on the town of High Springs. Along with the photos in the book were some good descriptions, which allowed for a beer understanding of the past of the area. Overall this album really helped the development of the basis of the historic elements of this project and an understanding of the past.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Case Studies East Main Street – Walla Walla, Washington This case study taught me that there is a strong connection with the people of a city and their historic districts. Walla Walla suered at one time, but made a comeback through intense urban planning and landscape architectural designs. With the upgraded streetscaping and incorporation of new types of commercial and mixed uses applied to this area it became a huge hit with the locals. So can the same happen to High Springs I ask? I believe it can and I think the people in that town are more than motivated enough to make it happen. Back to Walla Walla. This site is so detailed and planned so carefully. They really took their time and focused on things that add to the appeal of the site and really make it user friendly. From the uniform building facades to the brick pavers on the ground it seems that nothing slipped their minds when designing for maximum user comfort. That’s what I am taking away from this case study is put yourself in your users shoes and see how the site feels when its complet ed. Denver Avenue Streetscape Design Project December 4, 2006 http://www.pdc.us/pdf/ura/interstate/kenton/denverstreetscape-case-studies.pdf

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Case Studies Barracks Row – Washington, D.C. Barracks Row is a mile stretch in the historic district of Washington, D.C. that suered after the World War 2 era. Hey, just like High Springs except this is in the heart of D.C. After the war the area became neglected and rundown. Planning began in 1999 to revitalize the area and they have had much success since. Lile things like brick paving, planting beds, and new faade guidelines increased interest in the area and it is now thriving. So what’s important about Barracks Row? I learned that the strategies used on this site might not necessarily work for my own, but some things can be taken away from the work used on this site to apply it to my own. The fa ade upgrades are something I can implement and use to my advantage when thinking about the aesthetics of the existing conditions of the site. Denver Avenue Streetscape Design Project December 4, 2006 http://www.pdc.us/pdf/ura/interstate/kenton/denverstreetscape-case-studies.pdf

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Case Studies Main Street Arkansas Lile Rock, Arkansas The great thing about this case study was it’s thoroughness. They really break down what worked within the planning of this area within the study. This site was another prime example of streetscaping and facade up grading greatness that was executed awlessly. There is also information on how they were given funding from the historic preservation society for main street restoration. Another great thing i read about in this was the 4 step program development to push the project. It wasn’t necessarily in realtionship to what I have done with my proj ect, but it oers a great insight into how to get a revitalization project up and running in a historic area. http://www.arkansaspreservation.com/main-street/ mission/mission.asp

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Case Studies http://www.somervillema.gov/CoS_Content/documents/SignAndFacadeGuidelines.pdf Sign and Facade Guidelines for the City of Somerville This case study is by far one of the most useful pieces of literature i found for this project and developing a look for a downtown area that works. This gives a set of guides that tell you how and how not to develop a store front to make it more aractive and aract more business. Within the data you nd things like what a storefront consists of and it even breaks it down and names everything, tells you what is popular with pedestrians and what’s not. Some of the areas covered include signage, windows, doors, planters, lighting, and awnings. All of these piec es come together to contribute to the overall appeal of a store andpull in more business if done correctly. That’s another great thing about this study. They tell you what works and what doesn’t work when cleaning up an old facade.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Case Studies SW 12th and Montgomery Street – Portland, Oregon Built in summer 2005, this project demonstrates how both new and existing streets in a downtown or highly urbanized area can be designed to provide direct environmental benets and be aesthetically integrated into the urban streetscape. Some of the challenges faced were nding enough space for pedestrians, on-street parking, street trees, landscaping, street lighting, signage, and stormwater planters within a limited amount of space. Denver Avenue Streetscape Design Project December 4, 2006 http://www.pdc.us/pdf/ura/interstate/kenton/denverstreetscape-case-studies.pdf

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NW 3rd and 4th Avenues – Portland, Oregon In September 2002, the Portland City Council adopted a streetscape plan for improving Old Town/ Chinatown rd and 4th Avenue. This plan outlined street improvements aimed at revitalizing the neighborhood. The vision for the improvements was to strengthen the unique cultural and architectural identity of the historic district while providing a vibrant pedestrian environment for a diverse set of commercial, retail, and residential uses. It seems like the only issue they had to question on this project was maintenance. Much of the maintenance was left to the owners of the buildings along the street. I think it’s a very benecial trade considering the results. Case Studies Denver Avenue Streetscape Design Project December 4, 2006 http://www.pdc.us/pdf/ura/interstate/kenton/denverstreetscape-case-studies.pdf

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Design Development

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Concept 1 Commercial Mixed Use New Town Square Green Space Legend Green Streets This concept focuses more toward the history of the site. More mixed use development has been incorporat ed to reduce the amount of commer cial in the area and hopefully create some smaller niche type businesses. A new town square was added to stimulate interest and become a fo cal point for the area. Green streets were added to pull the site together as well as some green spaces to give people a place to relax and enjoy the urban atmosphere.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Concept 2 Legend Commercial Mixed Use New Town Square Parking Green Space Concept two is a bit out of the box. Throw caution to the wind. This de picts a reworking of the downtown area by breaking up most of the old parcels. A space for a new town center was incorporated as well as a parking area to accommodate all the new mixed use and commercial development. Green spaces were added throughout to increase a us ers experience within the site.

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Concept 3 Legend Commercial Mixed Use Industrial R.O.W. Green Space Concept 3 further denes the site, pushing the boundary out further from the other two to dene a larger work area. The town square is now replaced with the idea of a mixed use development. This is looking more clean and is almost at the point to start on a master plan. This is staying consistent with a moderate approach to minimizing the impact of redevelopment in the area. This plan is not about pushing people out, but rather bringing in business to add to the towns work force.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Master Plan

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The master plan for High Springs came together after a few more tweaks to concept 3 and a few helpful oppinions from Les. I wanted to add a linear park to the project along the rail road corridor. I also extended that idea by adding a new pavilion that resembles an old train depot. This new area will act as a great place for gatherings and a place to go and relax. Other parts of the site include new streetscape plantings along 441 and Main Street, and a new mixed use and commercial development o of 1st Avenue and Main Street.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Design Details

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1.) New Commercial and Mixed use devel opment. 2.) Rail Corridor and Linear Park. 3.) Streetscaping Design

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS The new commercial and mixed use development on the corner of 1st Avenue and Main Street is in a prime location of downtown and should aract business own ers in no time to ll the spaces. Along with this new venture is a new parking area that will more than accommodate the shops in the area and provide some extra parking for the area so people do not have to use on street parking if they wish. New Commercial and Mixed use Development

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Along with the new development I have taken the time to try and add to the appeal of the downtown area by designing some new faade guidelines. Simple improvements like planters, new awnings and signage can really change the image of a business and pull in customers. I’m just trying to create a more uniform look for the downtown so it becomes more appealing than it already is. Like I said they are just guidelines and don’t have to be implemented unless a shop owner is willing to put the work in, but it would be foolish not too. Who doesn’t want more business?

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS The new rail park was a early idea I had thought about early on in the design process. The nice thing about this area is it has a ton of open space. Its essentially 2 acres of blank canvas to work on. The area is used as parking at the moment and for large festivals in the town. So why improve it? So people can use it more than just a couple times year. In the new design I put in a new depot pavilion that will hold events and act as a place for the community to enjoy on a daily basis. Also to asses more parking, there is a lot to the east of the hardware store so I added a new parking area to ease parking troubles on big event days. New Rail Corridor and Linear Park

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The new High Springs Depot will be a great place to go and enjoy the culture of the area. Here, the town will be able to hold farm ers markets, public meetings, and huge events like the Pioneer Days. The pavilion designed has a large breezeway to add to user comfort and provide shelter on those hot days. The plant ed oaks around the rest of the park in time will be able to provide shade and eventually even more comfort in a canopy seing for the area. Vendors will be able to put up tents on a hot day under an oak tree and not have to worry about the heat. To the right is just a quick sketch of what the area could look like along the railroad tracks. Of course its all natives and could really add to the appeal and function of the area. Something like this would pull in native wildlife and add to the useability of the area.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Last area of interest of the site is the streetscaping of 441. Because the me dian planters are already built, this would benet the city to implement an improve ment like this one quickly. Not only will visi tors love it, but so will the locals. It looks like when they expanded 441 to four lanes through the area, they just put in the medi ans to divide the road and didn’t bother to implement a decent landscaping plan. I de cided to make the medians a visual aspect of the site because this is a major gateway into the city. By linking the streetscaping of 441 and Main Street I think more people will be more intrigued and will want to stop in and visit the city. New Streetscape Design

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This is just a quick section showing the area in general and how it will work after the improvements to the streetscaping have been made. The sidewalks and bike lanes along the road will be shaded by new large oaks and will add user comfort while walking or biking through the area. The right of way still has plenty of room so there is no need to be alarmed with a 31 foot gap to share the road. The median planters on 441 are a key component to this upgrade of the streetscaping because it is something that is visually aesthetic and can oer benets to the area. Depending on what plants are used these planters could be multifunctional. They could be designed to lter runo from the surround ing roads or could become a habitat for native animals. I used the palms for a linear and vertical element to play with a sense of gradation. Next is stepped down to saw palmeos and mule grass to nish up my tiered eect. If the city wanted to they would have room to place annual plant beds to further add color and a sense of drama to the medians overall look.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Site Plantings Quercus Virginiana ‘Cathedral’ Cathedral Live Oak Standard with 7’ of clear trunk minimum 6” caliper Must be FL #1 or beer quality Tripsacum Floridana Dwarf Fakahatchee Grass 3 gal size Height of at least 24” Muhlenbergia capilaris Pink Muhly Grass 3 gal size Height of at least 24” Ilex X Aenuata East Palatka Holly Standard with 7’ of clear trunk Must be FL #1 or beer quality Seronoa Repens Silver Saw Palmeo 7 gal size Height of at least 18” Lagerstromia Indica ‘Dynamite’ Dynamite Crape Myrtle 30 gal size FL fancy quality Height of at least 8’ Walters Viburnum ‘Speckmaker’ Speckmaker Viburnum 7 gal size size should be at least 20” x 20” hp://images.google.com tropictraditions.com hp://images.google.com hp://images.google.com hp://images.google.com hp://images.google.com tropictraditions.com

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Final Thoughts Capstone for me was a learning experience that I don’t want to forget. Lessons were learned in the process of this project that no one can teach you. The experi ence will last in my memories for the rest of my life and as I take my nal steps and walk away from this project I want to say to any of the younger years follow ing up that you need to enjoy this experience. This project is a part of you and you will get out what you put into it. Be proud of what you do and stand behind your decision making. As long as you can do that, you won’t have to say you didn’t give it your all. To the faculty and sta I have nothing but praise for all of you. Thanks for all the wisdom you have passed on. To my friends and family I just want to say I love you guys. All the hardships and sacrices I have made to nish here at UF will pay o in the end and I just want to say I couldn’t have done it alone.

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TAKING BACK MAIN STREET THE REVITALIZATION OF DOWNTOWN HIGH SPRINGS Appendix

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The renovated old train depot built in 1910

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Great Outdoors Café and Restaurant Old building on corner used to be a service This corner is currently under a plan for redevelopment. Deteriorating lot on the corner that is vacant at the moment.

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Chevron Gas Station Auto sales Real estate office

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The Priest Theatre still is in use today is over 70 st theatre that had sound accompanying black and white films. Antiques shop that has been standing since 1896. The renovated old passenger depot.

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Some locals out for a cruise

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One of two serious fires that severely damaged the downtown area claiming many of the structures. The original train depot for the city, but it was destroyed in the big windstorm of 1896.

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still exists today on 1 st avenue.

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1) Develop a master plan that will unify the downtown area with its bordering communities. 2) Boost the local economy with innovative design techniques and strategies. 3) Create new areas of interest within the downtown area to spark user interest within the community and the surrounding area. 4) Establish a visual character for the downtown area to reunify the site. 1) Promote a pedestrian friendly network that is conscious of the health, safety and welfare of all users. Promote walking within the site. 2) Reestablish the Downtown Business District. Promote new mixed use businesses within walking distance from existing neighborhoods. 3) Develop a new and exciting commercial and mixed use development that will offer new amenities for the community. Redesign the median plant beds on 441 to reestablish a connection with the downtown area of Main Street. Develop a linear park along the rail corridor. 4) Develop guidelines for store front aesthetics.

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1) The historic structures in the city create interest and are attractive for pedestrians. 2) Proximity Walking distance to employment areas restaurants and retail stores. 3) SR 20 and US 441 Both of these intersections create an opportunity to be further developed into inviting gateways into the city. 4) Railroad A strong focal point for not only intersection with CR236 has potential to be a linear park. 5) New Parking Opportunity to create native planted parking areas that make users comfortable when walking to and from their cars. Parking Parking can be difficult when events are occurring in town. Redevelopment Because of the age of some of the buildings it will make it hard to develop around them and maintain the same visual character. Old Structures Most of the old buildings need to be renovated in order for them to be used for new mixed use development.

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Commercial New retail and high end retail opportunities Mixed Use Restaurants Cafes Office spaces New parking areas Residential High income single family Middle income multi family Low income multi family Transportation Streetscaping Public transportation nodes Pedestrian oriented streets New median plantings Recreation and Open Spaces Linear park Connections to existing and new open spaces

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Provided by the city of High Springs Planning Department