Vision forming for U.S. 31 corridor

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November 19, 2009

Second public hearing focuses on future changes

By KEN de la BASTIDE The Kokomo Tribune Thu Nov 19, 2009, 11:14 PM EST

Local residents envision a new U.S. 31 to the east of Kokomo as a green corridor with limited retail and commercial developments, which would direct traffic back to the existing business corridor.

About 40 residents gathered Thursday on the Indiana University Kokomo campus to discuss what development they want to see along the two U.S. 31 corridors over the next two decades.

Common themes arrived at by the six individual groups included gateways at the north and south entrances to the new U.S. 31 expressway and at the four interchanges leading into the city.

Most of the new U.S. 31 expressway corridor would maintain the agricultural and natural landscape around Kokomo, with the intersections landscaped with decorative artwork to draw people into the historic areas of the city.

The groups also wanted to see water and land recreation opportunities enhanced between the two corridors and extending to Greentown, and to connect with other amenities like the Nickel Plate Trail.

Several of the groups wanted to see manufacturing and distribution centers encouraged along the expressway with one group envisioning pockets of medical and light industrial development.

A few of the groups wanted to discourage retail development along the new corridor, but one recommended light retail development along Markland Avenue and Boulevard between the two corridors.

One person recommended building satellite visitor centers at the junction of the two corridors in Tipton and Miami counties.

Several wanted the guardrails removed along the existing route and replaced with trees. Others suggested creating access roads along existing U.S. 31 to eliminate some of the traffic lights.

Another participant in Thursday’s meeting called for a redevelopment of the existing corridor with strict architectural guidelines to create a standard appearance.

There was also a recommendation to eliminate billboards on the new U.S. 31 expressway.

Shane Burkhardt with American Structurepoint said the next step is to take the recommendations from the public and work with a steering committee to present a zoning plan to the community early next year.

At the start of the meeting, Burkhardt discussed retail trends in the Kokomo area and noted several factors that would have an impact, including stagnant population growth, an aging population, an average household income that is only 87 percent of the national average and a slower income growth than the national average.

He said Kokomo captures more in retail sales than the local consumers spent, which means the city is capturing customers from the surrounding area. He said those sales amounted to $200 million per year.

Burkhardt said there is potential growth in the area for grocery stores, gas stations, men’s clothing and home centers.

“There is not a lot of demand for new retail,” he said. “Retailers will shift locations to be closer to population centers.”

Burkhardt said an Indiana University/Purdue University model shows retailers are moving south of Markland Avenue south toward Indianapolis.

He said the model is not showing growth in Tipton or Miami counties as a result of the new U.S. 31 corridor. Burkhardt did say that hotels and gas stations will look at the north and south splits around Kokomo.

• Ken de la Bastide is the Kokomo Tribune enterprise editor. He can be reached at 765-454-8580 or via e-mail at ken.delabastide@kokomotribune.com

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