Study assesses downtown

Home

Related Photos

Discussion

September 28, 2008

Anonymous The Joplin Globe Sun Sep 28, 2008, 10:43 PM CDT

By Derek Spellman

dspellman@joplinglobe.com

NEOSHO, Mo. — If anyone has a good vantage point for downtown Neosho, it’s Diane McCleland.

McCleland, a regular vendor at Neosho’s farmers’ market, sometimes spends up to six days a week downtown during the warm-weather months.

“This year has not been good at all,” she said of business, speculating that the slump might be tied to the national economy.

McCleland’s spot along the county courthouse sidewalk usually has her facing a pair of vacant storefronts across the street. Most of her customers, she said, are people who work downtown.

“It’s hard to say,” she replied when asked what she thought would attract more visitors, then suggested a greater variety of small niche shops.

It’s the same question explored by a housing study conducted this summer.

Addressing issues

The study, undertaken as part of the state’s Downtown Revitalization and Economic Assistance for Missouri program, focused on downtown Neosho. The study was conducted by PGAV Urban Consulting in concert with the Missouri Housing Development Commission.

Weaknesses that the study noted included a lack of businesses, parking, signs and residential population. Strengths included the momentum generated by ventures, a “large amount” of vacant or underutilized buildings, historic structures, and the downtown’s role as the seat of local and county government.

City officials said they hope the number of infrastructure projects that are either under way or planned will address issues such as parking and access, and foster a business-friendly environment for downtown.

“We believe the number and magnitude of projects that we have will weather the national economic crisis,” said City Manager Jan Blase.

Over the next year, the city will see about $390,000 worth of infrastructure projects in the downtown area. The work entails new pavement and lighting for seven municipal parking lots, and reconstructed sidewalks on Spring Street, from Big Spring Park to Wood Street. The new sidewalks also will be accompanied by new lighting. The city awarded a contract for the project last month, and a state grant will pay for 80 percent of the cost.

More recently, the city announced late last week that it is seeking bids for the design of proposed streetscaping work in the downtown square. The city plans to apply for a Community Development Block Grant and for assistance from the Missouri Development Finance Board to pay for the work. A cost estimate for the project is still to be determined.

“We hope that will be approved,” Blase said of the application.

The proposed work would narrow streets by 10 to 15 feet via green space that would be added to the existing sidewalks on the exterior of the square. It also calls for landscaping throughout the area, water features, brick-paved islands and crosswalks, and pedestrian seating.

City officials hope the improvements will cultivate a pedestrian-friendly atmosphere that will entice more people downtown to patronize businesses.

Opportunities

The housing study stated that existing businesses on the square mostly consist of banks, title companies, law firms and related businesses. These are complemented by a few mom and pop antique and gift stores, a couple of family restaurants, and a coffee shop.

“Even with these businesses the downtown square appears to have soft demand for much of its commercial space, which is evidenced by the significant amount of vacant storefronts and vacant upper floor space,” the study noted.

But the study also stated that the vacancies afford an opportunity because they provide readily available space.

The study also raised hopes for a pair of revitalization projects worth a combined $3.16 million that would offer an additional 30 housing units. A stronger housing base in the downtown would increase “the level of local consumers of business patrons in the area,” the study concluded.

A senior-housing apartment building, Newton Place, at 130 E. Spring St., recently opened up. The building contains 11 one-bedroom units and four two-bedroom units.

And within the next two weeks, a proposed plat for loft apartments and condominiums for the newly renovated Sterling Building, 124 S. Wood St., will come before the City Council for review. The Sterling Building would house five condominiums and seven apartments — four one-bedroom units and three two-bedroom units — on the top floor while reserving the first floor for retail and office space.

The proposed plat was recommended for approval last week by the Neosho Planning and Zoning Commission.

The study recommended that the city consider some measures, including changes in building codes, a streamlined permit approval procedure, incentives for businesses, and signs that would guide visitors to the downtown central business district.

Blase said the city budget for next year does not have any money set aside for signs. As for incentives, he said the city has to be careful about offering special incentives solely to downtown businesses in fairness to other businesses in town.

DREAM

Neosho was one of the first 10 communities in the state to be chosen for the Downtown Revitalization and Economic Assistance for Missouri program. The state program is designed to streamline access to state assistance in revitalizing downtowns. A few weeks ago, Webb City and Lamar were selected among this year’s DREAM communities.