Comprehensive Plan - Carbondale, IL

Adopted June 22, 2010City of Carbondale2.26Figure 2.11 | DOWNTOWNCHARACTERThese two adjacent blocks illustrate thedifference between an urban (outlined inorange) and auto-urban (red) character,with the primary difference being thearrangement of on-site and street parking.a market for auto-oriented strip shopping centersand malls. This draws retail out of the core of thecity and to the fringe of the community.• The emergence of big box stores attracting fastfood restaurants and small retailers to nearby sitesaway from Downtown.• Specifically in Carbondale, perhaps the mostsignificant influences were the Federal (U.S. 51)and State (IL 13) highway improvements creatingone-way pairs through Downtown. This had theeffect of increasing traffic and speeds and, in turn,deteriorating the pedestrian environment. (seeFigure 2.11, Downtown Character).Before the roadway widening and trafficimprovements, Downtown had more of an urbancharacter. Remnants of this pattern remain today,made visible by pedestrian-scaled block frontagesalong Illinois Avenue, on-street parking rather thanlarge off-street surface parking lots, and mostlyhidden rear parking and loading areas. While foottraffic remains, it is much less than it once was andless than what is most desired.The major street projects have served to break thedirect connections to the University and each of thenearby neighborhoods. This is due to major at-gradestreet crossings, deteriorating or missing sidewalks,and interruptions of pedestrian ways by drivewaysand parking lots. This has broken the ties and thenatural synergies that underpin a sense of place andare common among successful downtowns.There are great opportunities to repurpose Downtown. This is to say that it willnot be what it once was, but it may be re-established as a destination for culture,entertainment, and community gathering, with a healthy compliment of localshops and eateries. Doing so will require a commitment to restore the marketattraction and redesign the environment and reintroduce an urban fabric. Thismeans a combination of economic initiatives and physical improvements to createa business-friendly environment that is both accessible and walkable.A recent amendment to the zoning code now takes a step to preserve the streetscapeand urban character. The Primary Business (BPR) district is intended to “protectthe community created values by: encouraging uses serving primarily pedestrianorientedtraffic; discouraging uses requiring large areas of land in proportion topedestrian traffic generated; and encouraging intensive use of land.” This elementof the zoning code advances several concepts that promote quality design; yet, thereare additional changes to better equip the district to forge the desired character.An appropriate mix of uses is essential, including vertically integrated residentialover retail uses, as well as higher-intensity attached-living integrated within or onthe immediate fringes of Downtown. Moreover, the boundaries of the Downtownmay warrant realignment and expansion.Chapter Two