Featured
Project:
Downtown Newark, Delaware
It must be noted that, by any standards, Newark, Delaware — home
of the University of Delaware — is a very attractive community with
a relatively healthy Downtown. In fact, it must be recognized that most
communities would love to have the concerns being lamented in Downtown
Newark — such as the concern that Downtown Newark has too many pedestrians,
too much vehicular traffic, and not enough parking spaces — since
these can be considered signs of Downtown success. In addition, as is
typical in communities with highly educated residents, Newark has a large
number of individuals who think they know “the answer” —
THE right way to resolve Downtown issues which have been debated for years.
 This
combination of “success pains” and a highly educated, activist
resident base has resulted in prolonging and fomenting Downtown issues.
The challenge in Downtown Newark is to, once and for all, address these
issues, determine how best to resolve them, take focussed and aggressive
action, put the issues to rest, and move on to other Downtown improvements.
To do so, the following items are needed:
- An overall economic context — or “broad picture”
— that will allow Downtown’s constituents and partners to make informed
decisions regarding Downtown’s economic enhancement and long-term stability;
- Strong leadership that will enable Downtown’s constituents
to stop debating and revisiting issues and take decisive, relevant action;
and
- A single voice — in the form of Downtown Newark,
Inc. — that advocates for Downtown and the enhancement strategy and
that stresses the importance of personal responsibility, long-term commitment,
market-based actions, and partnerships.
The bottom line is that the Economic Enhancement
Strategy is being used to move Newark’s Downtown enhancement
effort on to the next plateau. To do so, the overall Downtown enhancement
effort is becoming more aggressive, targeted and focused on economic
development initiatives.
It must be noted that, within Downtown Newark, there
is an inordinate amount of concern being placed on the issues of traffic
and parking. These are important issues that certainly must be addressed
and resolved, once and for all. However, the following truism must be
realized in Downtown Newark:
Consumers become more forgiving
of inconveniences
— such as traffic slowdowns and outlying parking —
when they find a Downtown’s business mix to be
exceptional and compelling.
Therefore, at least as much time and energy is being
spent on Downtown business development issues as on Downtown traffic and
parking issues.
Development Framework
The following development framework is being used to manage the future
growth and development of Downtown Newark and to guide the overall Downtown
enhancement effort.
The Downtown Core District
This district includes property in the historic core of Downtown
Newark, extending along the Main Street corridor from Chapel Street to
the Galleria/University Mall area. Due to the high visibility and significant
street-level retail concentration found in the Downtown Core District,
this is the first focus area for Downtown Newark, Inc.
Revitalization and overall enhancement efforts are being
focused in this section of Downtown until a significant degree of economic
enhancement is experienced. This is critical since further revitalization
of this district will result in a larger critical mass of quality development
in Downtown Newark’s core. And, in turn, this will foster a higher demand
for quality development in all surrounding districts during the immediate
future. Therefore, as the core of Downtown Newark is strengthened, redevelopment
and/or significant revitalization in surrounding districts will be induced.
The Downtown Core District is being positioned as a first
floor specialty and traditional retail district, and as an area with a
balanced concentration of food and entertainment. Quality, market-rate
residential units — for both students and non-students — and offices
will continue to be placed in the upper floors. If market conditions allow,
additional retail and food uses will also be sought for upper floor spaces.
An effort will made over time to reposition the maximum
number of first floor office uses, which are located in traditional retail
space in the Downtown Core District, to upper floor space in the district
or appropriate office space in other Downtown locations. By concentrating
retail, food and entertainment uses in the first floors of the district,
a much more significant retail, food, entertainment cluster is being created
here. If the University of Delaware, for example, has an opportunity to
move office operations from first floor space in the core area of Main
Street to another appropriate location — such as to the upper floors
of buildings within this area or to the main campus — then the institution
will be encouraged to consider relocation.
Obviously, first floor space not designed for retail
uses — such as the Newark Academy, post office, church, school district,
and bank buildings — will continue to be occupied by appropriate office,
service and institutional uses.
Additional leasing of traditional first floor retail
space to uses other than retail, food or entertainment will be discontinued
in the district.
The University District
This district literally wraps around three sides of the Downtown
Core District — resulting in the virtual integration of the heart of
Downtown Newark into the University of Delaware campus. With the University
of Delaware Mall and student center located within the University District,
most university students frequent Downtown Newark on a daily basis.
The University of Delaware has set a high standard of
quality throughout the institution’s campus, and particular attention
has been given to the completion of quality development projects and landscaping
undertaken by the university in Downtown Newark. The renovation of the “old” St. Thomas Episcopal Church is another example of the
university’s effort to further enhance Downtown Newark. This is an excellent
project and which greatly improves the appearance of Downtown Newark’s
and the University of Delaware’s western gateway.
The University District is appropriate for the continued
development of university- related classroom, administration, housing,
alumni, and student services facilities.
Concern about the placement of additional retail and
service uses on campus exists among some Downtown business and property
owners. The University of Delaware will continue to work with Downtown
Newark, Inc., in identifying the retail and service needs of students.
The university strives to make the Downtown business community aware of
identified student needs and extends every opportunity to local businesses
to fulfill student needs whenever possible.
It is clearly understood, and expected, that the university
will do everything within its power to provide for the needs of students
if local businesses do not respond to the identified needs of students.
This is the trend on virtually all major university campuses throughout
the nation. Downtown business and property owners, therefore, are striving
to provide quality retail goods and services that are needed by the student
body so that the university does not have the need to further provide
these on campus. And, if Downtown businesses provide identified retail
goods and services, the university will not add similar businesses to
the university’s range of retail and service uses in the future.
It is understood by all that if Downtown Newark is not
healthy, the commercial district will have an extremely negative impact
on the University of Delaware. And, adding more appropriate businesses
to Downtown will make the commercial district a stronger center of commerce
in the future.
Mixed-Use Redevelopment District
This district extends the length of Main Street from Chapel Street
to the Kirkwood Highway/Library Road, and extends down Chapel Street to
the Del Chapel redevelopment property. The district includes the Newark
Shopping Center.
Building on the trend which is starting in the district,
and at the eastern and western edges of the district, a significant amount
of property in the district should be prime for redevelopment within the
near future — particularly as the core of Downtown Newark is further
enhanced.
The City of Newark is taking the lead in working with
property owners and qualified developers to ensure that this valuable
part of Downtown is developed to the highest levels of quality possible.
Working with owners and/or developers, the City of Newark is becoming
an active partner in designing redevelopment projects in this district
— treating the area as a large-scale planned unit development type of
project. Consistent with the trend in similar types of commercial districts
throughout the nation, the area is being developed as a pedestrian-oriented “urban village.”
The district will be a mixed-use area, with various complexes
that integrate convenience retail, services, offices and housing (both
student and non-student housing.) Commercial uses — retail, services
and offices — will be oriented toward Main Street. Housing is also an
appropriate use for projects along the Main Street corridor. Redevelopment
undertaken in the southern portions of the district, along and adjacent
to Chapel Street, will consist, primarily, of housing — particularly
on the Del Chapel property.
If significant new entertainment projects are undertaken
in the district — such as a new multi-screen movie theater complex —
the projects will be located along the Main Street corridor near Chapel
Street. This will ensure that the projects are tied to the Downtown Core
District and within an easy walk from the center of the university campus.
Housing Rehab District
The Housing Rehab District consists of two primarily residential
areas of Downtown. Both portions of Downtown are ideal in-city residential
areas — in proximity to the core of Downtown Newark.
Efforts are being continued to enhance the quality of
housing development within the Housing Rehab District. Any and all possible
housing rehabilitation assistance available through the City of Newark,
or others, is being targeted to these areas. As housing is upgraded in
these areas, emphasis is being placed on the return of the maximum number
of housing units to family occupancy — and owner occupancy, as feasible.
Highway Commercial District
Located at the extreme southwestern edge of Downtown Newark,
the Highway Commercial District contains a cluster of highway-oriented
commercial uses.
Highway-oriented commercial uses — particularly convenience
retail, offices and light services — are appropriate for this district
and will be continued. To the greatest extent possible, businesses within
this district are being encouraged to maintain attractive landscaping
on Elkton Road since this is a gateway to both Downtown and the University
of Delaware |
