Nelson County Gazette - www.nelsoncountygazette.com

Thursday, April 27, 2006 -- Tossing this writer's tongue-in-cheek "Music Man" analogies aside for a moment, there's no denying Rick Hill, owner of Village Solutions LLC of Anchorage, Ky., put on an impressive show for a packed house at Kreso's Restaurant Wednesday evening.

Hill was on stage at the old Arco Theater to present a final draft of a plan -- or "cookbook" in his words -- for the future of downtown Bardstown.

The plan he presented Wednesday night was not his, he explained. The plan was compiled from the ideas from people who attended the public meetings. He simply distilled and filtered them into a plan.

"Everything I'm going to say is what's been told to me," he told the capacity crowd. "It's your thoughts, your ideas -- and it's the truth."

The 118-page plan takes a critical look at the downtown district, which for Hill's study is generally defined as the area bounded by Broadway on the north, Muir on the south, and on the east and west by First and Fifth Streets respectively.

Hill acknowledged he had been asked by county government to expand the scope of his study west to Maple Hill. He said he had driven through the Maple Hill area a few times and deemed it a neighborhood "in transition." Hill did not present a specific plan for the area, but said that improvements in the core downtown area would have a positive effect on Maple Hill.

Hill's plan is an ambitious one, and he told the crowd the plan arrives at a critical time because downtown Bardstown is having an identity crisis.

The population of the city's core areas is declining, and there's been a loss of single-family homes in that area, he said. Retail stores are moving to outlying areas, and shoppers are following.

Hill estimated that $50 million in annual retail sales leave Nelson County for Louisville or other nearby cities. "The loss of retail sales means the loss of the quality of life here in Nelson County," he said.

Much of Hill's presentation was devoted to the need for more housing within the downtown area. Hill said adding high-density housing units to downtown was good growth because the infrastructure is already in place for the services everyone wants. It costs four times more to provide services in the county than it does in the city, he said.

HOUSING FIRST

Hill's plan recommends the addition of several condominiums in the downtown district. For example, his plan suggests the upper floors of downtown buildings should be converted into condos. The current site of the public library could also be converted into upscale condominiums. The plan identifies several other sites where condominium would either replace existing structures, including the Seeger Garage building on the Court Square, and the Salt River Electric building on Brashear, or fill in existing open spaces.

Hill said the addition of 100 single-family housing units scattered around the downtown district would be a catalyst for new retail businesses to come to the area.

Hill said 78 percent of the families in Nelson County were nontraditional, meaning they did not fit the typical two-parent family demographic that was once dominant.

There's a growing demographic of people who would prefer to live in a condominium located in town. "Not everyone wants a 3,000 square-foot house in the county," he said.

Condo-style developments bring in people who are interested in staying in a community for a long time, he said. The residential part of the plan comes first; the retail will follow when there's a demand for new shops and services.

RETAIL SECOND

The plan suggests changing the use of many existing buildings and the addition of new construction to fill in areas or replace existing structures. For example, the plan recommends a specialty market and restaurant for the old A&P building, currently the site a consignment shop.

The recommendations include changing other building uses to from office space back to retail, including the Luckett Real Estate building, Ice's Produce and others.

The goal is to create an interesting mix of retail shopping opportunities that will be meaningful to residents and tourists alike, he said.

Hill was careful in his presentation not to step on the toes of businessmen and property owners who may be worried about the plan's suggestions for changing the use of a building.

"We're not saying 'take down these businesses,'" Hill said. "We're just showing you these as ideas that can be applied."

LEADERSHIP QUESTIONS?

Hill carefully explained how he was not being political in his comments about "leadership" in the community. He explained that any of his comments weren't about any current or past government administrations. Leadership comes from many sources, both inside and outside elected office, he said.

Hill said he wasn't taking shots at existing government officials in his comments on leadership. "Dean Watts and Dixie have been on board this since the beginning."

The plan is designed to increase the economic viability of downtown Bardstown and to preserve our way of life. "When we talk about Bardstown, we talk downtown," he said. "It's got to be protected. You have to act now, you have to make it happen."

'ENABLING LEGISLATION'

The plan Hill presented highlighted the shortcomings of several ordinances now in place in the light of the redevelopment of downtown.

With a photo of Third Street looking south from near the Around The Town Carriage stable, Hill said the storefronts in downtown currently are "lacking animation," meaning the business signs aren't visually interesting, unique or descriptive. He contrasted current signs with his memories of downtown when a large ice cream cone sign hung in front of the old B & B ice cream shop on North Third Street.

Of course, local ordinances would have to change to allow for business signs with more "character." Storefront lighting can also improve the look of a building, he said.

(Editor's note: The most interesting sign now in downtown is the old Wathen Bottom clock hanging in front of Arleen's Mane Corner; I wonder if the Main Street program could give her a grant to have it repaired?)

Hill recommended reducing some of the restrictions on construction in the downtown area. Instead of saying what you can't do, Hill suggested the passage of what he called "enabling legislation" that would specify what builders could do.

Some of the plan's suggestions are certainly outside-the-historic-box, but Hill said that was by design. Zoning restrictions shouldn't require new construction try to look old, he said. Instead, new construction should compliment historic architecture without overpowering it. "It can still look new without looking out of place," he said.

CAN IT BE DONE?

In a word, "yes," Hill told the crowd. "I firmly believe this plan will be developed by property owners and developers who will need the enabling legislation and financial support."

Hill and his 10-member "vision council" identified several "catalyst sites" -- projects, that if developed, will serve to encourage additional development of Hill's plan. These "catalyst sites" include:

Opening the alley next to The Kentucky Standard in order to make it more pedestrian friendly;
Redevelop the old public library building into condominiums. Hill said suggestions the building serve as a local museum aren't viable due to the expense of having quality exhibits.
A&P/Baskin-Robbins - The plan calls for the demolition of the Baskin-Robbins building and construction of a building at the sidewalk level. The A&P building would house a specialty market with a restaurant and condos above it.

To achieve the projects in the plan, Hill said it require enabling legislation, favorable financing and property owners who believes they can make each project an economically viable one.

PLAN AVAILABLE

Kim Huston, president and CEO of the Nelson County Economic Development Agency, said copies of the plan will be available Monday, May 1 at the NCEDA office. She said she would like to also make it available on CD-ROM and on a Web site as well.

Hill said though he is "off the clock" now that the report is complete, he's always willing to sit in on any meetings related to redevelopment plan projects.

REACTION

There was a lot of enthusiasm in the old Arco Theater; Hill's program ended with thunderous applause. But outside the doors, it was evident not everyone was convinced of the plan's viability in the light of reality.

"Are you ready to go to Disneyland?" quipped one longtime Bardstown businessman and property owner.

The plan was ambitious, creative and well presented, the man agreed. "The problem is that when we come out here we have to come back to reality," he said. "You can make all the changes you want on a piece of paper.

"The problem I see with his plan is private property ownership," he said. "It doesn't matter what ideas you have for a piece of property; unless you own it you can't do it.

"I can't see the property owners of some downtown buildings making these changes," he said. "It's just not going to happen, not in our lifetime."

The plan seemed to please the bankers I saw at the meeting, with several nodding in approval as Hill spoke.

While Hill's plan may never be completely implemented, it's certainly a worthy goal to work toward, and a road map for future use of city property.

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