Brace yerselves - there's some reading involved in this. But, dear readers, I know you can do it! Perhaps some councilmen will as well - especially because this is ALL part of their workshop meeting this evening.
Tonight, the Copperas Cove city council receives an
update on the City of Copperas Cove’s comprehensive plan.
It is 131 pages long, y’all! I encourage you to read it and
think about it and let your elected officials know what you think about it.
Because use of this plan – or lack of execution thereof – can and will affect residents directly.
Good thing with technology, the plan is downloadable and searchable.
So, Curmudgeon will look at downtown….downtown. Reminds me
of a song:
“The lights are much brighter there
You can forget all your troubles, forget all your cares
So go downtown, things'll be great when you're
Downtown, no finer place for sure
Downtown everything's waiting for you
Downtown.”
Except, in downtown Copperas Cove, locals are quick to say. It’s
not completely wretched, but downtown is in its own little world of hurt. It’s
not a place to hang out. There are buildings there with caved-in roofs, and
more.
Well, wouldn’t ya know, there’s gobs and gobs of stuff in
the city’s comprehensive plan about downtown Copperas Cove and ideas to build
it back up.
I know, I know, what about the west side? We hear plenty of
bellyachin’ about the west side of Copperas Cove needing some business development.
That’s discussed in the plan, too. But that’s for another day. So, hush, y’all.
Wouldn’t ya know, some of the gobs ‘n gobs of stuff for
downtown is a POLICY in the comprehensive plan?
Here, dear readers, is some of that policy:
Policy 3.3 Implement projects which strengthen Downtown Copperas Cove.
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Encourage
small-scale retail, window-based shopping and dining.
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Encourage
office and residential use above retail (vertical mixed-use).
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Consider a
tax-increment funding mechanism to make necessary public improvements.
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Provide
centralized, easy parking which is well maintained and has directional signage.
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Incentivize
façade enhancement.
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Implement
the existing Downtown Master Plan, including gateway and pavement treatments.
Here is yet another POLICY related to downtown in the city’s
comprehensive plan:
Policy 8.2 Pursue a coordinated downtown revitalization strategy
· Agree on a vision for downtown based on a review
of prior plans and input from key stakeholders and residents. As part of the visioning process, consider
identifying an individual investor or group that can serve as the champion for
downtown.
- Create a “Downtown Investment Package” of materials (online and in print) to highlight and market downtown as a target investment location for retail, professional services, and office support operations.
- Identify an appropriate site for an anchor tenant in the downtown. An anchor tenant should generate employment and help catalyze development. As such, the city should be prepared to offer incentives comparable to those offered to industrial prospects
- Ensure that regulations are in keeping with vision and do not create barriers to investment.
- Explore potential incentives to encourage new investment and funding mechanisms to support improvements.
- In addition to employment anchors, explore opportunities to link downtown activities with key regional assets (e.g., higher education, Fort Hood) or with specific needs (e.g., co-working space
- Consider using the Main Street approach to downtown revitalization:
o
Organization: Create a formal organization to
establish clear lines of responsibility, create consensus and cooperation, and
maximize resources (partnerships, volunteers)
o
Promotion: Create a positive image and drive
foot traffic to the downtown by scheduling and promoting events in the downtown
on a regular basis (e.g., farmer’s markets, trade days, walking tours, art
displays, movie nights)
o
Design: Ensure downtown is safe and visually
appealing. Related elements include storefronts, signs, public spaces, parking
areas, street furniture, public art, landscaping, merchandising, window
displays, and promotional materials
o
Economic Restructuring: Identify potential types
of businesses to target. Work with existing businesses to improve merchandising and
address any competitiveness issues
Also, here is some of the narrative about downtown and
Copperas Cove:
Downtown
Revitalization
Downtowns are among the first places visitors (tourists, potential
residents, prospective businesses) see in a community. Communities with vibrant
downtowns often have a distinct advantage, making them better able to compete
for talent and business investments. Although
Copperas cove does not have the advantage of an “historic” downtown,
maintaining and enhancing the existing building stock should be a priority.
Recent infrastructure investments (sidewalks) add to the area’s appeal. This
investment should be met with a concerted strategy for filling available
vacancies and driving foot traffic downtown.
And here:
Copperas Cove has not
entirely consolidated a clear identity or created a focal point of community
activity. The two most common and immediate areas that can create a city
aesthetic are along major corridors and in a downtown space.
Whew, I'm tired just reading all this again. That's a lot of stuff in there. Good stuff. Good ideas and valid points. BUT - and here's the rub - what has the City of Copperas Cove done to implement this plan?
There has been one first, big tragic step 'n stumble in that direction - the Avenue D sidewalk project.
Ok, Ok, I know. Curmudgeon can hear the howling from where I'm typing this as I imagine you reading this. The Avenue D sidewalk aka "downtown revitalization" project caused a lot of Manning Heartburn. Again, it is with the execution of the project and the obvious flubs that needed correcting.. I won't even touch that.
Part of the problem with this 131-page TOME is that NO ONE seems to have come up with a PLAN to execute THE PLAN.
What has the city done to encourage small-scale retail, window-based shopping and dining?
Nada.
Or tax increment funding to help fix up those facades and what about the crumbling roofs?
Nada.
Nobody wants to touch downtown and instead, foists the responsibility onto the property owners who do not fix up their properties.
You can't force someone to fix it up.
You can't force someone to market downtown. Because the EDC can''t.
We have a TYPE A EDC which we -- ah, I mean the City council -- are hooked on like a drug, and meanwhile property owners downtown can't get ANY help to help give their storefronts a facelift.
Has the city council - our GOVERNING BODY which SETS THE POLICY - explored ANYTHING IN THE PAST FEW YEARS TO HELP OUR DOWNTOWN?
Cricket-cricket-cricket -
Another point well made in this plan, yet NO solution -
Copperas Cove has not entirely consolidated a clear identity or created a focal point of community activity. The two most common and immediate areas that can create a city aesthetic are along major corridors and in a DOWNTOWN SPACE
Another part of the comprehensive plan was preserving green space, yet what did we do??
The city tore up a perfectly good green space beside the library to install a really expensive gigantic flat brick of a building, and yet, our OLD CITY HALL HAS REMAINED VACANT, UNTOUCHED, AND CRUMBLING FOR ALMOST SIX YEARS ON THE CORNER OF MAIN STREET AND ROBERTSON AVENUE.
Comprehensive plan?
Nice words but Curmudgeon does not want to hear it, not while the COPPERAS COVE CITY COUNCIL HAS DONE LITTLE AND GIVEN LITTLE DIRECTION TO MAKE THIS PLAN COME TO FRUITION. Commercial property owners in this city are hamstrung to receive ANY help for economic development - unless they are a big-time, multimillion dollar company that installs a trailer and porta-potties in the Narrows Business Park. (C'mon, seriously - 'Nuff about that for now!)
C'mon, y'all. This is bigger than the EDC and bigger than the Chamber and bigger than Rabbit Fest.
Oh, and Happy May! The month of all things Rabbit Fest. A great big bunny kiss for reading this far.
Peace, love, bunnies, and a grade of D-MINUS on the plan execution, y'all!
Can't blame she-who-shall-not-be-named for this one. It's on you council, for not digging into that plan and directing the head honcho of the city to start making it happen. Oh, wait... maybe SHE will get a point for the sidewalks...but let's step it up, boys!
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