SMALL TOWNS WITH BIG DREAMS
As New Urbanists, we often focus on incremental change and how small towns with limited resources can use “Tactical Urbanism” to help revitalize their struggling downtowns. Whether it’s taking an empty lot on a main street and converting it into a farmers’ market, or creating a space for food trucks, creating pop-up spaces that attract people seems to be all the rage.
However, an alternative approach is to embark upon a major project that will potentially transform a downtown, hoping that the project creates regional buzz, becoming a magnet for attracting new business and visitors to the downtown.
Often known as the “Bilbao Effect” (after the Guggenheim Museum designed by Frank Gehry in Bilbao, Spain) this type of approach can be high risk and often requires a village to take on additional debt to complete. However, when these projects work, they can truly be transformative.
Two communities, both in the Chicago metro area, chose different pathways to revitalize their struggling downtowns. Each of these communities chose the same design firm, the Lakota Group, out of Chicago, Illinois. One of these projects has been completed and has proven to exceed original expectations while the other is about to be completed.
Plainfield, Illinois
Plainfield, Illinois is a historic village of approximately 45,000 people, fifty miles southwest of Downtown Chicago. In 2005 Plainfield was going through a building boom and transforming from a sleepy rural community to one of the fastest growing suburbs in the Midwest. However, Plainfield’s historic downtown was struggling. Many buildings were in poor condition and most of the rich historic fabric had been badly altered over the years.
In 2010, the Village retained the services of Lakota Group to complete a new vision for Lockport Street. With a budget of approximately seven million dollars, the existing streetscape was completely replaced with sidewalks, stone walls, seating and gathering spaces, and public art.
New wayfinding signage, planters, and a raised intersection – with the village logo embedded – helped define a new vision for downtown Plainfield. A raised speed table slowed traffic on Lockport Street and helped create a more pedestrian friendly environment in downtown.
The streetscape project in downtown Plainfield in many ways duplicated the “Bilbao Effect” and radically transformed downtown into a vibrant place. New restaurants and specialty shops started to open and the Village supported an aggressive façade program that helped renovate most of the street’s historical buildings. Downtown Plainfield today has been designated as a National Register Historic District and is a far different place from what it was in 2010, when the project was completed.
Figure 1: New outdoor dining areas-Lakota Group
Figure 2: Wayfinding Signage- Lakota Group
Figure 3: Renovated Clock Tower Building
Antioch, Illinois
Some 80 miles to the north – on the Wisconsin border at the northern edge of the Chicago metro area – is the Village of Antioch. Antioch, a city of 15,000, has a historic downtown that has helped define the character of the community for generations. With a classic Main Street, a rich canopy of trees, and numerous historic buildings Antioch, like Plainfield, is trying to find a way to revitalize its downtown and bring new energy to its streets. The biggest perceived problem for Antioch, like so many small downtowns, is the lack of street life and foot traffic.
Figure 4: Antioch's Main Street
Figure 5: Restored Creek in Sequoit Creek Park
Antioch proceeded on a journey to convert a 2.5-acre site into a new community gathering space. What was previously a vacant auto dealership in the heart of Downtown was an eye-sore for generations. The Sequoit Creek once ran through the property but was replaced with an underground culvert in the 1970s. Controlled by an absentee owner, the property continued to deteriorate until, in 2020, the Village decided to purchase the property from the owner.
A great deal of discussion took place in the community about how the property should be used, ranging from mixed use to open space. At this point the Village retained the services of the Lakota Group to create a vision for the property. It was decided by community leaders that the Sequoit Creek should be daylighted and restored to its original natural condition. The restored creek would become the foundation of the park’s design.
A master plan was prepared which showed the newly restored creek, a stone bridge, amphitheater, gazebo, and café. Additionally, meandering pathways along the creek along with lookouts were added, along with a splash pad and a fully inclusive playground.
Figure 6: Lakota Master Plan for the Downtown Park
Figure 7: Creek restoration with new cafe.
Figure 8: Restored creek in the center of Downtown Antioch.
Figure 9: Amphitheatre and gazebo under construction.
As envisioned, this new park will become the center of downtown and hopefully a transformative project. The question is whether the twelve-million-dollar investment will succeed in attracting the restaurants, niche retail, and additional foot traffic that community leaders are seeking.
The Payoff of Large Investments
Both projects pose the question on whether large investments, whether through a streetscape project or the creation of a new centrally located park, can successfully transform a small downtown. Based on my professional experience, large investments can have a positive impact if a community gets the other things right. Does it have a compact walkable downtown with good street enclosure? Or, alternatively, is it a downtown dominated by parking lots, empty lots, and an arterial that runs through the heart of it?
The success or failure of these large investments will often depend on the quality of the existing public realm and whether there is enough historic fabric that people still care about. Incorporating the principles of New Urbanism continues to provide the best foundation for revitalizing or maintaining the prosperity of a small downtown.
Author BIO:
Michael S. Garrigan, Esq, AICP, CNU-A
As a municipal planner in the Chicago metro area for the past 25 years, Michael has been a member of the Congress of New Urbanism for 25 years and an accredited member of the CNU since 2009. He is currently employed by the Village of Antioch and previously worked for the Village of Plainfield, Illinois. Michael is also a licensed attorney in the State of Illinois.