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The new approach underlying the need for a new master plan is somewhat reflected in the <br />Main Street Overlay and Design Guidelines. Those regulatory vehicles establish the following: <br />¤ Main Street Overlay <br />- Allows mixed use: commercial and residential <br />- Creates urban pedestrian environment through build-to lines <br />- Substantially reduces off-street parking requirements <br /> Main Street Design Program <br />- Establishes standards for awnings, signs and colors <br />Both of these regulations provide a good starting point. However, they both should be refined, <br />and the reach of the intent of the overlay should be expanded as discussed above. <br />The Overlay supports mixed use, but it does not provide enough certainty of the form of the <br />buildings and the transitions beyond Main Street. Similarly, the Design Standards provide <br />aesthetic guidance such as color; but they do not provide enough guidance for architectural <br />function such as storefront design and public space design. The key to creating a successful <br />walkable Greater Downtown will be revising these standards to implement the recommended <br />new comprehensive master plan for Greater Downtown with a higher level of detail that <br />creates investment certainty from property to property and from street to street. See below for <br />an example of the kind of regulatory performance-based approach that could take the initiative <br />to the next level of quality development by providing more certainty of how buildings interact <br />with public spaces for walkability and retail success. <br />14 <br />Forward La Porte Economic Development Strategic Plan I 2009-2013 <br /> <br />