RESIZED 180618 Tyler Gateway Street Improvement Project 18055 · also hasan inventory of two existing rails ... This view shows the current state of Broadway Avenuelooking north fromFront

The Downtown Gateway Street Catalyst Project: Resetting the City Center in Tyler, Texas

01 – Supporting Parties……………………………………………………………………... 2

02 – Existing Conditions…………………………………………………………………….. 3

03 – Phase I: Gateway: Precedents and Proposal……………………………………….. 8

04 – Phase II: The Square: Proposal……………………………………………………… 20

05 – Downtown Case Studies……………………………………………………………… 29

06 – Conclusion and Schedule…………………………………………………………….. 31

Table of Contents

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Section 01 – Supporting Parties

The Downtown Gateway Street Catalyst Project has the support of key parties, both public and private, including:


- City of Tyler Mayor, Martin Heines- Tyler City Council- City Manager, Ed Broussard- Tyler Area Chamber of Commerce- Tyler Economic Development Council- Heart Of Tyler- Main Street America- Tyler 1st Comprehensive Plan- Fitzpatrick Architects – Tyler, Texas- Aqueous Engineering – Tyler, Texas

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Tyler is perfectly positioned at the center of six metropolitan hubs while serving the at large rural area of Eastern Texas.

Three different universities have a presence in Tyler.

Tyler is home to two regional, billion-dollar hospital systems !

270,000 people enter Tyler each day for work, entertainment, shopping, medical services, and municipalities from rural surrounding areas.

As the Rose Capital of the World, Tyler has a unique sense of charm and a vibrant cultural personality.

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Today, internal and external migration from outside the State of Texas is fueling unprecedented urbanizationand growth entirely East of Interstate 35. As Dallas, Houston, and Austin have earned the nickname “thegolden triangle”, their growth, density and demand have become increasingly saturated while much of theremaining rural portions of the state have lessening dollars and income for improvement.(Site: Texas Demographic Center)

Tyler, Texas, located just 1.5 hours east of Dallas on Interstate 20, is perfectly situated to take on load from thissaturation and spillover from the “golden triangle” due to its position in this eastern moving growth trend. Notonly is it predicted that Tyler will take on some of this migration growth, it has become, in its own right, the ruralhub for the entire East Texas Region at large. Because of Tyler’s unique position in the East Texas ruralregion at large, the city can triple its actual population on evenings and weekends as its rural neighbors comeinto the area for shopping, dining, entertainment and necessities. Tyler, Texas, is laying groundwork for theday when the growth in Texas becomes the “golden rectangle”.

Meanwhile, the East Texas region has been regarded in Texas as the region “behind the pine curtain” where ithas remained, juxtaposed and characterized as “behind and backward” when compared to our relativelygeographically close metropolitan neighbors. Through incremental changes, the city plans to put into motioncatalyst projects which provide a new approach and a “reset” for the city which lay the ground work for acomprehensive plan for growth that is more sustainable, efficient, and equitable, and that will ultimately changethe former perception. These goals will affect many facets of the planning process, but the catalysts first focuson circulation and transportation as these set the patterns for organization.

Section 02 – Existing Conditions

The Downtown Gateway Street Catalyst Project: Resetting the City Center in Tyler, Texas 3

1940 DOWNTOWN TYLER – POPULATION: 28,000

TRAFFIC IMPACT: “THE LOOP”

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1940 DOWNTOWN TYLER

1950 BERGFELD CENTER – POPULATION: 39,000

1970 INDOOR SHOPPING MALL – POPULATION: 57,000

1990 LOWE’S SHOPPING CENTER – POPULATION: 75,000

2000 TARGET / WALMART – POPULATION: 84,000

2015 THE VILLAGES, LIFESTYLE CENTER– POPULATION: 104,000

TRAFFIC IMPACT: GRANDE EXTENSION

TRAFFIC IMPACT: CUMBERLAND EXTENSION


The growth timeline in Tyler over the last 75 years has been a southern, primarily linear one creating astrenuous demand on the municipality to provide extensive east-west vehicular and utility connections alongthat southern spine. This growth pattern is reaching an unsustainable boundary and continues to highlight theinequitable commodities of the southern portion of the city when compared to the blight that is beingexperienced in the north quadrant of the city and that continues to spread in a southern direction, followingslowly behind the growth.

The City of Tyler has an existing radial organization overall that is ideal for a proportionate growth pattern. Italso has an inventory of two existing rails (shown as the blue and white dotted lines) running north-south to acentral downtown depot. These rail lines are ideal for future multi-modal transit as they cross all of the east-west circulation corridors at key locations in the city (The Midtown Medical District, Industrial District, andconnections to neighborhoods and rural adjacent neighbors).


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As part of the overall Tyler 21 Comprehensive Plan, an initiative to “Reset the City Center” initiates are-focus on the center in order to reset the radial growth pattern already established. This reset boundary istargeted using the gateway streets of Gentry, Palace, Beckham, and Front, and is walkable being only ! mileto each gateway from the center encouraging connectivity and walkability. As focus returns to the center, thestruggling and blighted districts around the center will become strengthened proportionately, and sets in motiona sustainable circulation pattern to implement in the future.


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BUILDING5. PUBLIC LIBRARY6. CALDWELL ACADEMY7. FOUNDRY8. DISCOVERY SCIENCE

PLACE9. SMITH COUNTY JAIL10.COTTON BELT DEPOT

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Zooming into the affected boundary, targeted districts can be identified, each containing potential andpersonality. Particular notice was given to the yellow grouping of properties. The yellow grouping to the west ofBroadway represent The City of Tyler’s concentrated land ownership and the yellow concentration of land to theeast of Broadway represents Smith County’s concentrated land ownership.


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Within the overall boundary, the first catalyst project occurs along Broadway in the area just south of thesquare at the southern gateway: Front Street to the City Center: Erwin Street. As part of a property ownershipstudy, private owners were presented with the plan and surveyed for feedback. Private owners indicated thatyes, once street improvements were made, creating connectivity, walkability, transit and aesthetics, theywould be ready to invest in these properties. A particular asset along this target catalyst area is a recentlycompleted free public parking structure. In the Phase I catalyst project, this becomes a hub of activity as a‘park and ride’ facility. The east side of the parking structure on Broadway is slated to be the first location of anew express transit line that provides connection to the south. The express transit stop will host a newbicycle share program, plugging into the city’s proposed bicycle circulation routes. This is a primary initiative:to change the perception of alternative transportation in the City of Tyler in order to improve travel times,reduce emissions, reduce accidents and to decrease the number of cars overall.


Section 03 – Phase I: Gateway: Precedents and Proposal

The proposed cross section of the Phase I catalyst street improvement project describes the enlarged andactivated pedestrian ways, a road diet to slow traffic and reduce cars, dedicated bike lane, free parallel shortterm parking, and landscaped medians with turn lanes. The accompanying case studies are two of manysimilar sized cities (when compared with Tyler) who have completed this type of street improvement project.Greenville, South Carolina and Hendersonville, North Carolina are only two of many road diet case studieswith successful outcomes and results as described and expected in this proposal.

5201 South Broadway, Suite 200Tyler, TX 75701

[email protected]

Fitzpatrick Architects

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In the 1960s, downtown Greenville, South Carolina was empty due to all of the retail moving to suburbs. In the1970s, the city leaders focused on redesigning Main Street as well as improving its streetscape. One of themajor changes was adding free parking along Main Street and reducing the four lane highway to two lanes. Byreducing the number of lanes it allowed for wider sidewalks for opportunities like outdoor eating spaces andsafe pedestrian walkways.

Today, downtown Greenville is ranked in the top 10 of downtowns in America, and includes over 200 retail andrestaurant establishments.


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Hendersonville, North Carolina’s Main Street was a four lane highway which was reduced to only two lanes. Byusing bends in the middle of each block it created bump-outs for outdoor eating and streetscape. The lateralshifts also allowed for the slowing down of traffic as well as space for diagonal parking on one side with parallelparking on the opposite side. The new main street was designed with intersections marked with crosswalksthat (1) shorten pedestrian visibility (2) promote tighter and slower automobile turns, and (3) signify entrance ina traffic calmed area. Trees that were planted twenty-five years ago now provide a pedestrian canopy.


What is Achievable?- Area is primed and ready for development- City of Tyler completed free parking structure in this district

Time-lapse 1: - Front & Broadway Gateway Focus- Current state: Existing Gateway to City Center



This view shows the current state of Broadway Avenue looking north from Front Street to Erwin Street, thenorthern extent of Phase I. Note the four lanes of traffic, unprotected turn lanes, lack of place, lack of urbanedge, above ground power poles,and limited pedestrian connections available.

“If the number one activity of visitors in the world is shopping, dining, and entertainment in a pedestrian friendly,intimate setting (80% of all non-lodging tourism occurs in such places)” - is this place available and setting thetone to accomplish this in this state? – Answer: No. Additionally, “70% of all consumer retail spending, nowtakes place in the evening hours” is Tyler’s downtown open? - Answer: No. The question is asked, whatwould it take to “reset” this area, make it a destination, revitalized and remembered so that it can serve as acatalyst for change?

(Site Roger Brooks International – The 20 ingredients of on outstanding downtown)

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Why & How?- Slows down traffic, reduces lanes (lane diet)- Provides off-street parking & bike lane connections- Improves pedestrian connectivity and walkability, widens sidewalks & crosswalks

Time-lapse 2:- Proposed street improvement project on Broadway corridor- Estimated $6.25 million construction project



This is the same catalyst area with the proposed street improvement project as the only change. The proposedcross-section is implemented and immediately, the area is transformed. It is ready to answer the questionsabove. Through this public catalyst investment the statement is made about the reset and refocus of the area.

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Why & How?- Infill projects create an urban edge mixing current design into the existing fabric of downtown- Connects Gateway to City Center

Time-lapse 3:Gateway to City Center Plaza



The next three pages show a sequenced time-lapse of the future potential of the catalyst area. Historicallysignificant buildings remain and current mixed-use structures and parking structures become infill projectscreating the true gateway to the downtown City Center. An urban edge is established and the area’s potentialis unlocked creating a district and destination.

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Why & How?- Infill projects continue to create an urban edge mixing current design into the existing fabric of downtown- Connects Gateway to City Center






Why & How?- Catalyst area is fully activated and full of life, day to night- Connects Gateway to City Center


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The next few renderings show the future potential of this district from a pedestrian level perspective using theexisting inventory of buildings, shown revitalized and reactivated after the catalyst project.

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Pedestrian view of catalyst project area.

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Pedestrian view of catalyst project area.

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Pedestrian view of catalyst project area with proposed redesigned City Center Square in background.

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What is Achievable?What would be a starting point to reset the center?

Time-lapse 1: The SquareCurrent state of Tyler’s City Center

Section 04 – Phase II: The Square: Proposal


This begins another time-lapse sequence beginning with the current conditions of Tyler’s City Center Square. Inthe 1940’s, the original state of the square was not divided by Broadway Avenue. It was only with the advent ofthe automobile that the original historical courthouse was torn down, Broadway Avenue was extended to bisectthe center, and a new “modern” courthouse was built. This courthouse has never been accepted by citizens ofTyler and is a source of regret. In 2018, the current state of the courthouse is unsafe and inadequate to house thecounty’s functions.

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Why & How?- Returns the City Center to its original state - Slows traffic around the plaza

Time-lapse 2: - Proposed closing of Broadway Avenue Corridor through middle of City Center



This shows returning the City Center to its original state by removing Broadway Avenue from the center andrejoining the square as one large plaza. This becomes the beginning of Phase II catalyst project in a series toreset the center. This phase creates a formal green lawn in front of the courthouse and establishes a true openspace in the center of Tyler.

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Why & How?- Modern design ties into new concept- Appropriate sized courthouse & consolidation of County functions needed

Time-lapse 3: - Redesigned western portion of City Center park- New proposed Courthouse on County owned property, East of City Center



The next time-lapse shows the phase which redesigns the western end of the square into a new park with astylized rose play structure (Tyler is the rose capital of the world), grove of trees, new park pavilion with publicrestrooms, and lunch area for food trucks, along with new paving and pedestrian connections. On the easternside of Broadway, in the area of concentrated land primarily owned by Smith County, a new courthouse isconstructed in an existing juror parking lot providing a program of spaces exceeding the existing by 100%. Thiscourthouse would allow all of the Smith County functions to operate under one roof allowing for efficiencies thatcannot exist now. The new design would accompany a parking structure and would provide safe and separatecirculation for the judges and juries. (there is currently no provision for separation of the convicted and thepublic even though we have recently endured a shooting at our courthouse).

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Why & How?- Up-valuing of all surrounding property- New destination for work, live, play

Time-lapse 4: - Eastern section of City Center square redesigned- New City Center park opened & new courthouse in operation



In the final time-lapse, the existing courthouse is removed after the new courthouse is occupied, and the easternportion of the new open square plaza is completed. The eastern side shows a green lawn and bandstand venuewhich could hold live performances and video presentations of concerts occurring in Liberty Hall, located acrossthe street on the square. Centered in the square is a new restaurant pavilion and is a focal point for thosearriving to the plaza along Broadway from the north or south. The plaza becomes a bridge and gathering spacefor north, south, east, and west, rather than one singular area. With the courthouse removed (always closed anddark after 5pm), the center of the city truly is “open for business”.

According to Roger Brooks International, it is even more important for rural cities to invest in open plazas thantheir urban counterparts. “It is consistently the number one initiative in revitalizing downtowns.” “Property valuesin the three block area surrounding public plazas nearly triple as a result of plaza development.” “Everymerchant within a three block radius will see increases in their business year round.” ”Plazas have been shownto more than double retail sales in downtowns.” “Plazas make rural communities a desirable place for youngpeople to work and live.” “Plazas are more important in rural communities than in urban areas.” “Plazas are oneof the top three strategies in reducing “leakage”, locally earned money being spent elsewhere.” “Plazas givedowntown an ‘anchor tenant’.” “Plazas bring people downtown, and once downtown, they will spend more timeand money in their community.” (Site – Roger Brooks International; Public Plazas: If you build it, they willcome.)

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Shown: A county owned façade on the east side of the square where an existing building previously burnedand was recently restored. This façade would serve as the new pedestrian gateway to the new courthouseplaza as well as connection to the new open park square. This activates the empty and unoccupied existingspaces shown opening up on the new courthouse plaza.

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Why & How?- New destination plaza as a transit stop along existing eastern rail line- Potential to connect the entire eastern quadrant of Tyler

New Proposed Courthouse PlazaPedestrian and Rail Connection

Beyond the historic façade gateway, one enters the new courthouse formal plaza. The new proposed 80,000square feet courthouse is shown. The existing eastern rail, shown in plan on page 4, runs in front of the newcourthouse site and would be the last stop at the courthouse plaza before stopping at the downtown depot.





The Courthouse Plaza provides a destination for a future transit stop and new retail, restaurants, andprofessional office activity insulated from the new county jail existing just south of the plaza. The area directly infront of the jail is not conducive for this, but an insulated space such as this would be.

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View from upper floors of new courthouse looking back to the City Center Square. Walking back to the squareone can experience the tallest existing towers in this district. The People’s Petroleum Building, (PPB - tanbrick), was recently restored and renovated boasting over ninety percent occupancy, up from its former twentypercent. Plaza Tower (black building) was recently bought by the same owner of PPB with goals to perform asimilar transformation, revitalization, and adaptive reuse to boost future occupancy rates and give new life tothe building.





Pedestrian view walking back toward new City Center Square with Plaza Tower in the background.

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Due to the study performed to date, private owners of existing buildings are currently studying how to reuseand reactivate the once desolate area. One of which is transforming a former hotel, The Carlton, into new retailat the podium and future residences above. The rendering above is a vision of what The Carlton can be.

Section 05 – Downtown Case Studies


Another case study is a former office building. Private owners are investigating the potential of turning thisoffice building into private loft apartments, called The Wilcox, after the original architect. Both of theseproperties, The Carlton and The Wilcox, fall within the Phase I gateway catalyst area.

Section 05 – Downtown Case Studies


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Documents

RESIZED 180618 Tyler Gateway Street Improvement Project 18055 · also hasan inventory of two existing rails ... This view shows the current state of Broadway Avenuelooking north fromFront