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Home My Public Portal AboutCRA Master Plan_2017City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 1 City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 2 The Crestview Community Redevelopment Area Master Plan The Plan: Is an update of the 1995, 1998, and 2015 CRA Master Plans Was developed after observation of the community and with public, staff, and Board input Outlines a planning and design framework for revitalization Includes design guidance as well as concepts for revitalization of sectors, districts, neighborhoods, blocks, and some individual buildings Emphasizes the advantages of mixed-use development with extensive residential opportunities Includes residential uses in and near the town center to provide for walkability and an 18-hour day The Plan is a long-term vision of possibilities for redevelopment and revitalization with some short-term recommendations The Sector Plans indicated are concepts and are optional The Catalyst Projects are part of the vision—they are also conceptual and are “aspirational” The Recommendations include incentives for revitalization and redevelopment City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 3 The Crestview CRA District Created in 1995 Expanded three times 1.East of Brett Street, including Twin Hills Park, and neighborhoods south of the CSX rail line 2.West of Main Street and east of Wilson on the south side 3.Neighborhoods surrounding Martin Luther King, Jr., Avenue 1 2 3 City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 4 The Hub City--Disconnected At one time the hub of activity in North Okaloosa County Strategically located at one of the highest elevations in the panhandle of Florida, between two navigable rivers, at the crossroads of US 90 and SR 85, and as a rail hub served by rail connections to points east and west and even north into Alabama. Today, downtown Crestview has been bypassed in many ways, and, although still served by those same transportation systems, much of the traffic simply passes through and does not stop and enjoy the historic downtown of the community or engage in its economy. Retaining the courthouse in the city’s center was a blessing. However, many of the traditional meeting places, elements of community life that bring people together daily as “community condensers” such as a post office, community meeting center, library, or farmer’s market have left the downtown or other locations were chosen. A YMCA and a grocery store have closed eliminating yet other places to meet and greet neighbors and build community. A great park, separated from the downtown by a very busy and difficult to cross elevated highway, is nearly inaccessible safely from the town center, and the railroad adds yet another feature that separates easy access from north to south in the downtown area. City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 5 Reconnection If all of these elements of separation are to be overcome, a clearly defined plan of connection must be developed, encouraged, nurtured, and maintained. One aspect of land use is critical to encouraging daily connection and an 18-hour day in downtown: residences must be in or near the town center, allowing people to live near the businesses, services, and entertainment that will spring up around new residential developments or neighborhoods and a revitalized town center. And with new residential development, walkability becomes more necessary for connecting residents within the central business district. Restoring a Vibrant Town Center Bringing people together to create an 18-hour day is not really difficult when lively events, programs, and opportunities of interest exist. The struggle for the Crestview downtown CRA will be to enliven and invigorate the streets with daily, weekly, monthly, and annual events and activities, and to vigorously market them. Even with new residential development in the town center and surrounding neighborhoods to support activities downtown, it will still be essential to identify the unique nature and location of the historic downtown to those passing through or bypassing it. Gateway features at both the north and south entrances to the district must entice passers-by into the town center, historic district markers need to be added to US 90 and SR 85 at the approaches to downtown, and specific historic district signage on I-10 before the interchange can bring visitors to town that might not be otherwise engaged. City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 6 Half-Mile Walking Radius Quarter-Mile Walking Radius A Framework Plan for the Future Historic Landmarks Existing Parks and Recreation Facilities Existing Religious Facilities Existing Schools and Education Facilities Bike Routes and Trails Gateway District Identity and Intersection Enhancements Gateway/Bridge Intersection Enhancements Demonstrates Walkability City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 7 Gateways and Intersection Enhancements Introducing the CRA Downtown District with Gateway Icons Focusing on Wayfinding Signage Gateway District Identity and Intersection Enhancements •North Main Street at SR 85 •South Main Street at SR 85 Improvements to Interconnect Town with Park •Pedestrian facility under the SR 85 overpass •Unsafe turn eastbound after the overpass should be addressed Gateway/Bridge Intersection Enhancements •Paint the bridge •Landscape the bridge embankment •Art on the bridge abutments City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 8 Gateways/Intersection Enhancements Introducing the CRA Downtown District with Gateway Icons Focusing on Wayfinding Signage Gateway District Identity and Intersection Enhancements Gateway/Bridge Intersection Enhancements Improvements to Interconnect Town with Park City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 9 Vacant Parcels Of the total of 285 parcels within the CRA boundary, as of November 2016, 104 (15%) are noted as “vacant” by the county property appraiser’s database. While a few of the parcels within Expansion Area 1 are residential lots, the remainder are predominantly in areas suited and designated for commercial/retail/office uses. Several parcels designated as industrial use may be used for warehousing but are also suitable for commercial/retail uses. City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 10 Vacant Parcels In the listing of the findings of necessity in Table 2-1 it was noted that 13% of the parcels within the CRA were “vacant”, one of the indicators of neighborhood deterioration or “blight”. It is now noted that 15% are listed as vacant indicating that the condition may have worsened Vacant parcels that are unkempt and overgrown become a further detriment to progress toward revitalization. These conditions can be resolved with needed and proper code enforcement. However, because there are a large number of vacant parcels, there are clear opportunities to pursue consolidation of small parcels into redevelopment parcels significant enough in size to entice and encourage developers to purchase the parcels for redevelopment purposes. CRA Investments Table 2-24 in the 1998 Plan Proposals for Redevelopment noted that one program to be initiated by the CRA was a “vacant land remarketing program” described as follows. “The Community Redevelopment Agency will acquire key parcels of vacant land within the expanded Community Redevelopment Area, as they become available, they will be marketed to developers committed to carrying out specific commercial or residential elements of the Community Redevelopment Plan.” (1998 CRA Plan, p. 39) One example of the potential consolidation of land for redevelopment purposes may be five lots adjacent to E. Woodruff Avenue that could be acquired by the CRA for development of a downtown-to-park gateway, characterized as “Crestview Junction”. City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 11 The Master Plan Separation… …and reconnection. A grid of streets turned on an angle Good walkability Complicates street intersections Districts, or sectors, are similar City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 12 Sector Map Splits and combines areas with similar existing conditions, characteristics, and development potential Divided by distinct divisions •CSX Rail Line •SR 85 Development opportunities are similar in each City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 13 Defining Catalyst Sites and Investments To accomplish the goal of revitalizing “Historic Crestview” the suggested approach is to identify areas and projects that have the immediate potential of attracting new investment into the city. These projects thus serve as a “catalyst” for new investment. Often, these projects serve as the first positive indications of renewed development potential in an area and provide a model for the development one hopes will occur on surrounding parcels. One opportunity exists to connect town and park with “CRESTVIEW JUNCTION” City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 14 Connect Town and Park Possible oil depot donation Gulf Power donation for parking and park only Purchase of 5 lots on Woodruff Ave. Purchase of parcel on Brett/Industrial Create a new, safer intersection for automobiles and pedestrians Enhance the SR 85 overpass with paint and landscape, and in that way create… …“CRESTVIEW JUNCTION” Connecting town with park with a walkable street Gulf Power Donation Oil Depot Public Gathering Venue with Outdoor Amphitheater City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 15 Connect Town and Park with “CRESTVIEW JUNCTION” “CRESTVIEW JUNCTION” OIL DEPOT AND PUBLIC GATHERING VENUE WITH OUTDOOR AMPHITHEATER CRESTVIEW JUNCTION City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 16 City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 17 Public Strategies The Plan recommends options for public action that can provide momentum toward revitalization by encouraging both public and private investment. Recommended actions include: Reinforce Existing City Regulations Establish a Revitalization Task Force Establish a Crestview Marketing Effort Promote Cultural Activities in downtown Develop Architectural Design Standards Create a new Mixed-Use Zoning Overlay District and Ordinance City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 18 Public Improvement Plan The Master Plan recommends a number of public improvements that can foster and encourage revitalization. Some of the recommendations can be adopted and implemented immediately and others are more long -term approaches. Recommendations include: Develop a Gateway and Wayfinding Signage Program Develop and Implement a Comprehensive Streetscape and Intersection Improvement Program Develop and Promote Bicycle Improvements throughout the Crestview CRA and Adjacent Neighborhoods Prepare Incentives for New Mixed-Use Development Enhance Existing Parks, Greenspaces, and Unused Space Develop a Parking Plan for the Downtown Build on the Knowledge-Based Community Develop Community Arts Programs to Unite the Community City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 19 Key Recommendations During the process of developing the recommendations for the Master Plan the study team noted opportunities for revitalization of the downtown area within the CRA district as well as obstacles and needs that must be overcome. Listed below without priority or value order are items that must be recognized, addressed, and prioritized in order to revitalize and redevelop the CRA district. 1.Extend the CRA Time Horizon for an Additional 20 or 30 Years 2.The Effect of I-10 and a Bypass on the Economy of Downtown Crestview 3.The Effect of Moving Key Community Gathering Places Away from Downtown 4.Vigorously Support and Encourage Residential Development in and Near the Downtown District 5.Encourage Walkability in the Town Center 6.Create Safe Streets City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 20 Key Recommendations 7.Address the Lack of Convenience Goods in the Downtown 8.Vacancy Rates Send a Strong Signal to Investors 9.Landscape Features Must Be Maintained 10.Parking Regulation Can Assure That Short-term Parking Is More Available and Convenient 11.Building, Life Safety, and Sanitation Code Enforcement is Essential 12.Create Energy, Vitality, and a Vibrant Down Center 13.What is Needed Now is Action It should be noted that all plan goals and objectives based on a vision for the community are “aspirational”, not prescriptive. Pursuing the following recommendations in whole or in part will assure that the community recognizes momentum toward change as new programs, policies, approaches, and development proposals are implemented. City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 21 Catalysts for Development This plan demonstrates how the town center and surrounding neighborhoods could be developed or redeveloped. The conceptual plans are merely concepts, but indicate the opportunities for a new direction. Recommendations for neighborhood revitalization and street improvements are also provided in the Plan. However, all of the physical improvements that development and infrastructure can provide cannot substitute for energy provided by the community. We’ve called the proposed projects “catalyst projects”, but the real catalyst for future improvements will be committed groups of citizens willing to jump start these new initiatives. The Next 100 Years The community just recently finished celebrating its centennial. Revitalizing the community in the next 100 years will rely on not just catalyst projects, but citizens as catalysts for change. The opportunity to change the conditions in the community exists. Citizens and community leaders must make the commitment. City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 22 Acknowledgements CRA Board/City Council Councilman Joe Blocker Councilman Shannon Hayes Councilman J.B. Whitten Councilman Bill Cox Councilman Doug Faircloth Mayor David Cadle Board Member Dr. Margareth Larose-Pierre Board Member Ron Gautney CRA Director Brenda Smith West Florida Regional Planning Council Austin Mount, Executive Director Mary Beth Washnock, Planning Manager—Transportation Tiffany Bates, Planner—TPO Coordinator City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 23 City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 24Table 2-27. Vacant Properties for Sale or Lease--MLS--December 2016 Commercial/Retail/Office Buildings Type Address Year Built Floor Area/Lot Sale/Lease Asking Vacant?Parcel ID Notes Office 550 N. Main St.1930 1575/140 Lease $575 Y 17-3N-23-2490-0050-00D0 Main Street Suites Office 468 N. Main St.1926 784 Lease $850 Y 17-3N-23-2490-0059-013A Three separate office spaces Commercial/Retail 337 N. Main St.1924 1491 Lease $1 Y 17-3N-23-2490-0069-0060 Paver alley on north side Office/Medical 292 W. Oakdale Ave.1955 3105 Lease $1,800 Y 17-3N-23-2490-0067-0060 Brick; former residential Commercial/Retail/Office 504 N. Main St. 2 N/A 4968 Lease $2,800 Y 17-3n-23-2490-0050-00F0 Retail first floor; office second floor Commercial/Retail/Office 504 N. Main St. 1 N/A 2468 Lease $1,550 Y 17-3n-23-2490-0050-00F0 Retail first floor; office second floor Commercial/Retail/Office 504 N. Main St.N/A 2500 Lease $1,250 Y 17-3n-23-2490-0050-00F0 Second floor Commercial/Retail/Office 154 Hickory Ave.1958 4294 Lease $3,000 Y 17-3N-23-2490-0034-0050 On corner of Hickory and Hwy 90. Commercial 698 S. Main St.N/A 150 x 143 Sale $225,000 N 17-3N-23-2490-0134-0070 Current paint and body shop Commercial 224 N. Main St.N/A 64 x 100 Sale $330,000 Y 17-3N-23-2490-0003-018B Uncorked; Two-story Commercial/Restaurants 172 E. Woodruff Ave 1985 9462 Sale $1,475,000 Y 17-3N-23-2490-0004-011B National Register of Historic Places in MLS? Commercial 648 N. Wilson St.1980 9404 Sale $188,999 Y 17-3N-23-2490-0040-0030 Intersection of Wilson and US 90 Commercial/Retail/Office 366 S. Main St.N/A Multiple buildings Sale $3,350,000 Y/N 17-3N-23-2490-0091-0110 Multiple locations/addresses (not all vacant) Commercial/Retail 157 S. Main St.N/A 4350 (140 x 125)Sale/Lease $450,000 Y 17-3N-23-2490-0014-0010 Community garden site and building/will lease Commercial 212 N. Wilson St.N/A 140 frontage Sale $700,000 Y 17-3N-23-2490-0002-0240 NW corner of Wilson St and Woodruff Ave Commercial/Retail 108 S. Main St.N/A 210 x 150 Sale $1,500,000 N 17-3N-23-2490-0013-073A Furniture store Commercial/Industrial 401 Highway 90 N/A 3764/0.99 ac.Sale $480,000 Y 17-3N-23-2490-0071-00A0 Warehouse/junkyard Office 202 S. Main St.2010 16166/0.75 ac.Sale Pending $2,700,000 Y 17-3N-23-2490-0018-0010 Two-story office Commercial/Retail/Office 482 N. Wilson St.1963 2400 Sale Pending $179,900 17-3N-23-2490-0058-0190 Retail or office Vacant Parcels Type Address Parcel Area Sale/Lease Asking Vacant?Parcel ID Notes Commercial/Retail/Office 292 Oakdale Ave 75 x 140 Sale $40,000 Y 17-3N-23-2490-0067-0060 Corner of Oakdale Ave. and Spring St. Commercial/Retail/Industrial N. Brett St.300 x 140 Sale $450,000 Y 17-3N-23-2490-0010-0560 Corner of Woodruff Ave. and N. Brett St. Commercial N. Wilson St.160 x 140 Sale $240,000 Y 17-3N-23-2490-0040-0050 On Wilson near US 90; wooded Commercial 798 S. Wilson St.0.47 ac.Sale $69,900 Y 17-3N-23-2490-0137-0060 Corner of Wilson St. and W. Edney Ave. Residential Buildings Type Address Year Built Floor Area Sale/Lease Asking Vacant?Parcel ID Notes Single Family 248 S. Booker St.1959 1601 Sale $55,000 Y 17-3N-23-2490-0078-0160 Near; not in CRA; West side Single Family 142 Cross Dr.1940 914 Sale $28,000 Y 08-3N-23-0740-0024-0000 Near; not in CRA; West side Single Family 396 W. Griffith Ave.1950 2332 Sale $99,000 N 17-3N-23-2490-0082-0110 Near; not in CRA; West side Single Family 420 W. Beech Ave.2006 1224 Sale $89,900 Y 17-3N-23-2490-0178-0050 Near; not in CRA; West side Single Family 597 S. Wilson St.1929 1218 Sale $415,000 N 17-3N-23-2490-0131-0040 In CRA; multiple parcels 23 plus 5 residential City of Crestview Community Redevelopment Area Master Plan April 13, 2017Community Redevelopment Agency Board Meeting 25 …plus 15 additional City of Crestview Community Redevelopment Area Master Plan Catalyst Building Renovation April 13, 2017Community Redevelopment Agency Board Meeting 26 City of Crestview Community Redevelopment Area Master Plan Catalyst Building Renovation April 13, 2017Community Redevelopment Agency Board Meeting 27 City of Crestview Community Redevelopment Area Master Plan Catalyst Building Renovation April 13, 2017Community Redevelopment Agency Board Meeting 28 City of Crestview Community Redevelopment Area Master Plan Catalyst Building Renovation April 13, 2017Community Redevelopment Agency Board Meeting 29