Analysis
A retail market analysis was undertaken in 2000 to assess
the amount and the types of retail uses that could be successfully
accommodated within Washington ’s downtown business area.
This study identified the primary trade area of the downtown
to be within a five-mile radius,including Washington, Mansfield,
Franklin and White Townships and Oxford Borough.Based on the
findings of the analysis, a program for development of the
downtown area was recommended that included the following goals:
- Create a complete center for convenience goods and services
- Establish
a restaurant and entertainment center
- Add freestanding specialty
shopping goods anchors
- Expand smaller specialty retailing
- Create two new “villages ” Just
off Washington Avenue
- Preserve Unique Physical Character
of Town Center
- Use site designs that maintain front door
viability
- Use the southern village to create a front door
on Route 31
The retail analysis finds that the primary trade area could
support an additional 140,000 SF of retail space. The
revitalization plan includes floor area to satisfy that
recommendation and incorporates the overall recommendations
contained within the retail analysis.Recommended uses within
the market study should be used as a guide to the creation
and renovation of buildings and to target,and attract suitable
retail users.
Existing Land Use
Existing
land uses within Washington ’s downtown are
typical of those uses found in many older downtown areas.Non-residential
uses include a mixture of retail goods and services, offices,
bars, restaurants, public and quasi-public uses.
Residential uses include single-family,two-family
and multi-family dwellings. Although many of the residential
dwelling units within the downtown are abovea non-residential,street-level
use,many are located within the ground floor of structures.These
street-level residential uses are not necessarily supportive
of a healthy downtown business area.
Among many appropriate retail uses, such as food,bars and
services,the downtown contains several retail uses that
do not support a high level of downtown activity. These
include “warehouse-style ” home
furnishing businesses as well as certain public facilities
and uses.
The uses that are clustered around the intersection
of Route 57 and Route 31 are not pedestrian-oriented,but
are automobile-oriented.These include two (2) gasoline filling
stations,convenience stores and fast-food drive-through service.
An existing public utility (potable water wells)
in the vicinity of the Shabbecong Creek should be considered
within the revitalization scheme to ensure its continuity,unless
an alternative location is feasible.
Revitalization of the downtown will depend on
the elimination of uses that do not support a vibrant mixed-use
town center and the incorporation of additional uses that draw
people and keep people within the downtown area.
Historic
Sites and Structure
 Washington Borough does not contain a historic
district. However, the Warren County Planning Board has undertaken
a study of historic structures within the Borough. This study
identified one significant structure in the downtown (the church)
and many contributing structures. In the end, the study recommended
that a historic district within Washington could extend along
both sides of Route 57, beginning in the east at Jackson Street.
Many
of the existing contributing structures have the ability
to support existing and future downtown uses.In the case of
older contributing structures that have had unsympathetic alterations,they
can be rehabilitated where necessary to help continue an appealing “street
wall ”,serving as an aesthetically pleasing backdrop
for downtown activity.
Conversely,many marginal contributing
structures are located within the downtown that do not
appear adequate to support downtown uses or the creation of
a suitable “street wall ”.In those
cases,the structure should, in all likelihood,be replaced
with a new structure that does fulfill the Borough ’s
revitalization objectives.
Existing Parking Analysis
A survey was conducted
of existing parking within the revitalization area, focusing
on parking within the right-of way of Route 57 and on the public
and private surface parking lots scattered throughout the district.
This analysis found a total of approximately 1023 existing
parking spaces within the downtown. This represents an existing
parking deficit of approximately 569 spaces,based on the estimated
total existing floor area and existing dwelling units within
the downtown.
Several of the existing off-street parking areas
are comprised of several smaller lots that had been assembled,
either publicly or privately.Many small private parking areas
are located adjacent to each other,but are not connected. In
these cases a more efficient layout could be achieved through
a combination and reconfiguration of these lots. The physical
conditions of the parking lots are somewhat less than inviting
from
a pedestrian perspective. Quality signage, lighting,shade
trees and direct linkages to the downtown are absent in many
cases. Visual screening of parking areas from the public
view,and adjacent residential neighborhoods,is absent in
most areas. Parking often is located along the street line,
resulting in a gap in the “street wall ” and
a diminution in the visual and spatial quality of the space.
One
of the major deficiencies that needs addressing is the lack
of parking. An interim-parking plan has been proposed to
maximize parking in the downtown area. Large parking
lots should be municipally owned or leased in order to maximize
shared parking.The municipality should maintain these public
parking lots. The acquisition of additional land for parking
is recommended.The relocation of the municipal public works
garage is currently in process and should result in additional
parking in the downtown business district. Parking should be
without charge, but regulated as necessary to prevent abuse
of parking privileges.The municipality should investigate whether
developers could be assessed a fee for the construction of
parking off-site of the developers property. This should be
done in accordance with an overall parking plan for the down-town
area in lieu of providing off-street parking on the developer ’s
site. Owners of private parking lots should be encouraged
to share parking or enter into leases with the Borough to allow
for public parking in order to maximize available parking.
Parking lots should be paved, adequately drained, landscaped
and well lit for public safety. Off-street parking behind storefronts
should be encouraged and gaps in storefronts due to parking
lots should be reduced and building space along the street
front encouraged.
Pedestrian and Bicycle Circulation
Sidewalks of varying widths are located throughout
the revitalization area. The widest sidewalks are located in
the central business core, between Lincoln Avenue and School
Street. These range from 10 feet to 20 feet
in width, providing a comfortably sized pedestrian space
along Route 57. Designated crosswalks are located at each
of the major intersections along Route 57, which also contain
traffic signals.These are Lincoln Avenue, Belvidere/Broad
and Route 31. Narrower walks are located on the streets feeding
into Route 57.
Formal pedestrian walks are not designated
between parking areas and the downtown, although driveways
to existing public parking areas currently serve double duty
as vehicular and pedestrian paths from Route 57.
Facilities
related to bicycle mobility, such as dedicated lanes, signage
or storage furnishings, are not found within the revitalization
area. |
