Zoning & Design Strategies
Zoning Code
Analysis of Existing Conditions
The zoning category which is most pertinent to our study area is the Historic District. The intent of the district outlined in the zoning code emphasizes numerous qualities essential to sustainable main streets, including fostering a sense of civic pride, economic stimulation, and incorporating alternatives to driving, specifically pedestrian accessibility (Main Street America, n.d.). Furthermore, there is deliberate effort made to ensure the structures on Broadway share some of the typical features in a historic district. For example, front yard setbacks are not required on Broadway yet are required for any other building in Bedford. Furthermore, parking minimums are subject to modification by the Planning Commission due to the on-street and municipal parking already available, further contributing to a dense, less car-depending downtown.
Lack of front yard setbacks and limited building heights help maintain the historic small-town feel that draws many residents to downtown.
That said, there are some specifications for the Historic District which may impede opportunities for development and investment on Broadway. For example, the height limit for any structure in the Historic District is three stories or forty-five feet, which, given that survey data indicated that the small-town feel was a well-liked feature of the district, may be of benefit. However, in addition to the height limits are dwelling limits for the second and third stories. Currently, six is the maximum number of residential units allowed in the district, which may limit opportunities for infill development on larger sites such as the municipal parking next to Gionino’s or the Dollar General.
The zoning code also specifies certain uses which are prohibited outright or are allowed but only conditionally. Tattoo and piercing shops, for example, are considered prohibited, while beauty solans and parlors are categorized as conditional uses, meaning they must receive approval from the Planning Commission and the Historic Preservation Board for approval. However, each of these shops is already present on Broadway, meaning that, at best, the provisions for each business type within the zoning code are outdated. Furthermore, should someone wish to open another tattoo parlor or salon, their process for approval would be lengthy compared to that of any other business owner and could prove needlessly costly in their own right.
Beford’s Historic District has the same parking minimums as other districts; however, these minimums may be reduced given the public parking and street parking spaces provided. Given that on-street parking along Broadway is plentiful and the city has three convenient parking lots adjacent to downtown, we recommend that parking minimums be waived in the Historic District entirely. Our survey did indicate that some residents are concerned about a lack of parking. However, it should be noted that this is a minority of residents in Bedford, roughly 10% according to our data. Furthermore, strategies such as improved signage and wayfinding may diminish this concern outright. Lastly, it should be noted that the parking provided may impede other opportunities in the Historic District and beyond, as studies indicate that devoting a significant portion of space to parking reduces locations which could spur economic growth (Gabbe et al., 2020).
Under today’s parking minimums, a small business like Bedford Falls Café would have to include nearly twice the number of spaces given square footage and staffing.
Our Recommendations
While not isolated to a single zoning district, the parking provisions in the Beford zoning code do pose some problems regarding efficiency, affordability, and hindering development opportunities. In the Historic District, parking is considered practically conditional, as any parking requirement could be waived by the Planning Commission. However, this is easier said than done, as the Planning Commission meets bi-monthly and even following approval from the Commission, any plan must further be approved by the city council, which only meets once to twice a month. It should be noted that public parking is available throughout the Historic District whether via street parking or numerous public lots. As such, it may be worth considering whether the parking provisions for the Historic District are a necessity at all.
Fayetteville, Arkansas is now home to the popular Feed and Folly, which would not have been possible without reducing parking minimums citywide.
Throughout all the residential districts, single-family dwellings are permitted outright, but that is not guaranteed for other development types. For example, in the R-2 residential district, two-family dwellings are listed as a conditional use, meaning that like the conditional uses in the Historic District, must go through a longer approval process than permitted uses. Ideally, this and other housing types should be permitted as well, especially given that survey data indicates many residents would like to see varied housing types throughout the city.
Residential districts could also be a hub for additional housing in the form of accessory dwelling units (ADUs). While the zoning code does allow for ADUs, there are numerous limitations which make their feasibility mixed at best. For example, they must be located in the rear yard of the primary structure, which is typically a single-family home. However, single-family homes are only required to have garage spaces behind the front line of the building itself, not necessarily in the backyard. So, a single-family homeowner may want to convert their garage into an ADU but cannot due to location limitations. However, even if someone were able to build an ADU in their backyard, it would have to be done without reducing the required backyard space specified in the zoning code. As such, the zoning code should be updated so that garage spaces can be converted into ADUs regardless of location and yard requirements should be relaxed to provide for more immediate access to ADUs as well. That said, this should be done with height limitations in mind, perhaps keeping them to a single story in the rear yard, so as to avoid large structures which could be irritating to residents.
Small backyard ADUs such as this could provide excellent secondary income for residents while increasing a much-needed rental market in Beford.
Design Concepts
Bike Trail Connector
Building upon work by the Transportation for Livable Communities Initiative (TLCI), we recommend a modification of the planned bike route to pass through the former hospital site and along Garden and Ennis streets to avoid the busy main street of Center Street. This plan bypasses the five-point intersection, connects Viaduct Park, Ellenwood Recreation Center, the library, and the future development at the former hospital site.
Wayfinding Signage
This design is based on current Metroparks signage, tying the district in to the nearby Bedford Reservation. However, we add a slight twist in color and branding to give Bedford its own identity, leveraging familiarity while introducing a distinct local flavor. By grounding the design in the well-established Metroparks aesthetic, we can tap into a pre-existing sense of recognition and trust among locals and visitors alike. This minimizes potential visual dissonance and allows for a smoother integration of the new signage within the existing landscape.
Public Art & “Gateways”
Through our stakeholder interviews it was evident that public art is valued by public officials and locals. While Bedford already boasts multiple lovely pieces of public art, it is lacks a bold visual element that tells those entering the historic downtown district where they are. Bedford should work with local businesses to enliven empty outer walls that face major intersections.
Branded Streetlamp Banners
Banners can showcase and celebrate local veterans, arts & culture, natural features, and many more aspects of Bedford that generate local pride. Holiday or seasonal uses could also be applied to the banners. Beyond simply adding visual interest, these banners communicate a sense of care and investment in the community's appearance, fostering a warmer and more welcoming atmosphere for both residents and visitors. Moreover, the versatility of this program allows for a dynamic and evolving expression of Bedford's character.
Landscaping & Bioretention
The city and Metroparks already plan to upgrade Viaduct Park with changes that include stormwater control measures, and connections to the existing trail systems. Our rendering of the entrance to Viaduct Park shows stormwater control measures to reduce impervious surface at the entrance to serve as both a function and an aesthetic.