1. Kimley-Horn & Associates
Rose & Associates

2. GOAL 7: REDEVELOPMENT OF THE HEART OF GERMANTOWN
1. Mixed use (residential and nonresidential) development in the heart of the City area
2. Strong retail businesses and office development for professional services
3. People living in the heart of the City area lofts, above business condos, townhouses
4. Pedestrian friendly layout linked to Citywide path/trail system
5. Mid-rise buildings with mixed uses that are attractive and inviting for people
6. Creating a sense of place for the community
Germantown Vision 2020

3. Plan Area

4. Public Design Charrette
September 20-26, 2006

5. Firm (Little or No Intervention Necessary)
Ripe for Development/ Redevelopment
Possible Future Opportunity

6. Transportation Recommendations
Focus on Key Gateway Intersections for Pedestrians
Install Pedestrian Crosswalks and Countdown Timers at all intersections
Coordinate the current signal system on Germantown Road
Establish a Bicycle Network
Reclaim unused asphalt for on-street Parking
Connect Germantown Road to Germantown Road
Transportation Recommendations

7. Pedestrian-oriented Intersections

8. Poplar Avenue at Main Street
To Hospital
Poplar Avenue at Main Street

9. Exeter Road – Plan A

10. Exeter Street

11. Germantown Rd/ West St Connection

12. Town Center West

13. Outparcel Building

14. Owen Tract – Germantown Rd

15. Owen Tract – Neshoba

16. The Town Square

17. Main Street

18. Main Street – Phasing Strategy
Phase 5:
Redevelopment of Mall Site
Redevelopment of outparcels at Exeter + Poplar
Completion of Main Street
Infill of Mixed-Use Bldgs along Main Street
Phase 3:
Complete Redevelopment of Hobby Lobby Site
New Mid-Block Street
Phase 1:
Storefronts along Exeter
On-Street parking on Exeter
Phase 2:
New Mixed-Use Bldg south of Hobby Lobby
New Road connecting Farmington and Exeter
Phase 6:
Redevelopment of Schnuck’s Center
Phase 4:
Redevelopment of Dollar Tree site
New Road from Exeter to future Main Street
Main Street – Phasing Strategy

20. General Recommendations
Urban Design Guidelines
Public Art
Wi-fi “hot zones”
Sustainable Design
“Green Buildings”
Marketing & Branding

21. SmartCode Form-Based Codes
Focus is on the design (or form) of the buildings and the use is secondary.
Promotes
More opportunities for mixed-use
Better infill compatibility
Greater attention to streetscape and the design of the public realm; and the role of individual buildings in shaping the public realm
Form-Based Codes

22. Primarily Residential Primarily Mixed-Use
Graphic by Duany Plater-Zyberk & Company
Less Density
More Density
Primarily Residential
Primarily Mixed-Use
Smaller Buildings
Larger Buildings
More Greenspace
More Hardscape
Detached Buildings
Attached Buildings

23. Regulating Plan & Code

24. Building Scale Plans

25. Financial Analysis Development Goals
To support additional retail and restaurant offerings we need:
People & Money
People by day: Employees
Current: 2,717
Goal: 7,500
Plan: 6,835
People at night: Residents
Current: 1,075
Goal: 4,000
Plan: 3,575
Development Goals

26. Smart Grown Plan Absorption
Financial Analysis
Total Units Per Plan
Average Annual Absorption
Absorption Period
Office
1,387,800 sf
131,406 sf
10.5 years
Retail
1,104,200 sf
120,000 sf
9 years
Residential
1,233 units
115 units
7 years
Smart Grown Plan Absorption

27. Financial Analysis Before and After BEFORE AFTER NET GAIN Housing 470
1,233
Units
763
Commercial
908,931
2,096,900
S.F.
1,187,969
TOTAL STUDY AREA
Estimated Value
343,086,200
724,230,400
381,114,200
111%
SUPERBLOCK / MAIN STREET
66,450,200
283,813,600
217,363,400
327%
GERMANTOWN
Appraised Value
4,683,528,100
5,064,642,300 8%
Before and After

28. Development Capacity Analysis

29. Development Capacity Analysis

30. Regulating Plan & Code