Re-do revealed on downtown development plans
McMinnville’s Third Street Improvement project, long a topic of controversy about trees, design and parking, became a source of background murmurs earlier this year. It first came to my attention when a committee member quietly disclosed, “We’re starting over.”
Project construction once was scheduled to begin in 2024. A year ago, McMinnville contracted for engineering work expected to be completed this summer, with start of construction moved out to “at least 2026.”
In foretelling things to come, here’s the beginning of reporter Scott Unger’s February news story: “The view grew longer, the needs got deeper, and the costs are getting higher, when it comes to Third Street redevelopment planning.”
The city’s consultant said, “We have not started the pricing exercise yet. The first step is to finalize the scope, establish the scope and then we’ll put drawings together and prepare the estimate.”
Public discussion of project scope continued, moving from trees to parking to signage to utilities to lighting and more. Unger reported city expectations to unveil cost estimates in May and complete engineering work in August. More murmurs came when those cost estimates exceeded $20 million, leading to this July headline:
“Third Street committee curbs its enthusiasm.” The story described how the scope of the project was being tossed high in the air for consideration of curbless streets, utility moves, plaza development, changing tree groves and more.
Unger’s story in this week’s Wednesday e-edition reported major changes in Third Street design discussed tentatively approved by the downtown improvement committee: Removing curbs; modifying plans for tree groves; modifying or removing mid-block curb extensions; increasing hardscaping areas usable by adjacent businesses.
That’s a lot of change from earlier plans that were subject to extensive discussion and community feedback. To avoid any suggestion that major changes could be fast-tracked to remain on a previous development schedule, it seems judicious to follow one committee member’s suggestion to ask other cities about the pros and cons of going curbless.
Downtown property and business owners have a lot at stake in making sure that dramatic changes in their business district — and iconic community image — will stand the many tests of time. One of those tests is meeting the future needs of ground transportation in ways that continue facilitating both local use and visitor engagement.
For that I’ll harken back 32 months in this space to a quote from the University of Delaware Complete Communities Toolbox:
“A successful streetscape has multiple aspects. Because all roads have multiple users and serve many functions, each streetscape design must be context-sensitive. Transportation systems must consider the context or physical setting and use design approaches and materials that are consistent with local conditions. A streetscape needs to have boundaries to ensure safe travel for all roadway users. Signs, curbs, fences and landscaping can effectively create an inclusive, yet safe environment that provides a sense of physical comfort for diverse users and activities. The aesthetic appeal elements of beautification initiatives, attractive lighting, street furniture, clean streets and outdoor dining contribute to a town’s sense of place.”
Jeb Bladine can be reached at jbladine@newsregister.com or 503-687-1223.
Comments
Don Dix
As I have stated for years, in my mind, the logical approach is to close 3rd for the east/west traffic and allow north/south traffic on Cowls, Davis, Evans, Ford and Galloway. That allows the 3rd street blocks between those cross streets to be used by businesses - much like the summer closure each weekend. Maybe ask the businesses on 3rd what their choice might be - they are who will be most affected by any change.
Bill B
Don Dix - I totally agree
Moe
Ever parallel park?
More or less one path in.
But many paths out.
That's why out is so much easier.
Close Third Street, and you provide fewer paths.
That would tend to make things harder.
Probably not good overall.
And after years of expensive central planning.
Look at a photo of Third circa 1960 - good enough for me.
CubFan
Don Dix- I also agree!
Jeb Bladine
Third Street has about 16 parking spaces per block, so Third Street businesses would lose 80 high-value parking spaces in those 5 blocks from Baker to Gallaway.
Don Dix
In 1960 there were no kiosks, no 'curb bubbles', and no traffic lights. Much easier to navigate 3rd back then compared.
Moe
"Jeb Bladine
Third Street has about 16 parking spaces per block, so Third Street businesses would lose 80 high-value parking spaces in those 5 blocks from Baker to Gallaway."
Imagine taking aerial snapshots of downtown.
Would it be surprising:
If all 80 parking spaces sat empty?
Yes.
Through traffic on Baker to Gallaway, but nobody turning onto Third?
Yes.
Of course, the above "could" happen.
It's just so unlikely as to be practically impossible.
Never happen spontaneously in a million years.
But if it did happen?
The extra congestion on nearby streets would lead people to return to Third. And the anomalous congestion nearby would be relieved. Traffic would spontaneously return to the usual smooth pattern. Basically, traffic / cars spread out with minimal fluctuations in density. A more comfortable situation. No new laws, construction, etc. needed. Just people doing what is natural.
Closing Third, even while leaving cross traffic on Baker to Gallaway, would be oppressive, an intolerable constraint on movement. And would require new laws, construction, etc.
Don Dix
If those 3rd street parking spaces are so important, why are there kiosks and 'curb bubbles' on each side of every block? How many parking spaces were lost due to this foolish attempt just to appear 'quaint'?
1st and 5th are through streets that bracket 3rd, and provide a clear path to Baker, Adams, Lafayette Ave., and Hwy 18 from either direction (east/west).
Moe
What is the purpose of a curb?
https://www.lemoynepa.com/streets-committee/faq/what-purpose-curb
aim
Just to add to Don Dix’s idea. How about making 2nd 4 one ways, with angled parking in the lane the is then unused. More then 80 parking spaces made available there.
Moe
The problem with solutions is problems.
Which lead to more problems:
"aim
Just to add to Don Dix’s idea. How about making 2nd 4 one ways, with angled parking in the lane the is then unused. More then 80 parking spaces made available there."
Yet more problems ...
With Third closed to traffic, imagine the circus on 1st & 5th?
Moe
Nightmare on hypothetical no curbs Third:
1. Black ice: cars sliding into pedestrians & store fronts.
Heavy rain: flooded sidewalks & businesses.
Much better to employ a crown in the road, with substantial curbs to constrain water movement, and standard, off-the-shelf storm drains. Powered by gravity.
2. City and individuals on planning committee bankrupted by lawsuits.
3. New committee planning expensive remediation of problems.
//
Should fire Third Street committee & outside consultants.
New committee with emphasis on local engineers, tradesmen, and building managers. In other words, let's get back to the dog wagging the tail!
Don Dix
It would be helpful to know the daily vehicle travel on 3rd (from Baker to Galloway) - and how many parking spaces are occupied by those working on 3rd. Those specific numbers might reveal whether 3rd is a necessary east/west route or one of convenience.
CubFan
Moe... You have lots of ideas. Have you ever volunteered to be in a planning committee? Or attended any city meetings where they take public input?
Moe
'Project construction once was scheduled to begin in 2024. A year ago, McMinnville contracted for engineering work expected to be completed this summer, with start of construction moved out to “at least 2026.”'
In my mind's eye, I am head of the new committee - paid position. Core of committee, maybe 3 - 4 people total, comprised of local engineers & tradesmen - paid positions. Engineers are trained to consider finances - that's integral to engineering. And of course, tradesmen want to get to work. So, how is it possible that '... construction moved out to “at least 2026.”'? It's possible if planning has become an industry of its own, profitable as long as it can be extended, with no regard for Mac.
I drove down Third today. Seems pretty fine to me. No complaints. I know there are some places where the sidewalk is a hazard to navigation for people using walkers, and so on. Unconscionable to put off those obvious repairs. Delay doubly unconscionable while burning up money planning for a grandiose makeover years in the future. For now, with winter coming, my recommendation would be to get busy on what needs fixing, above & below ground, but where it ain't broke, don't fix it. In other words, put as much effort as possible into necessary repairs, minimizing effort elsewhere.
Otis
Wanna see in another town how to do it right? Look here:
https://www.visitcharlottesville.org/directory/charlottesville-historic-downtown-mall/