Downtown Papillion readies for redevelopment

The Papillion Planning Commission gave its blessing to a proposal to overhaul downtown Papillion to promote the growth of the commercial district.

Planning Director Mark Stursma said the 20-page plan will become a chapter in the city's comprehensive plan, which will be adopted later this year. It was considered separately so the city could move forward sooner on one of the projects, a proposed water garden that would replace a city-owned parking lot.

"There's something special about a downtown environment," Stursma said.

Stursma said the city hopes to spark "a rejuvenation of interest" in downtown Papillion. Overall, the plan's eight goals for downtown Papillion are to:

- Create a mixed-use urban district that maximizes interaction and minimizes distress;

- Encourage a self-sustaining business area as an incubator for new ideas and businesses;

- Establish downtown Papillion as a destination rather than a throughway;

- Maintain existing connections and remove barriers to accessing the area;

- Increase residential development to encourage others to visit the district;

- Create memorable experiences using new and existing public spaces;

- Reduce demand for parking while growing both supply and convenience; and

- Build relationships among businesses and promote cooperation within the district.

"I love the emphasis that we place on small business incubation," said Commissioner Jim Masters.

The plan proposes creating four new public spaces in downtown Papillion: a water garden at First and Washington streets, the Piazza Papillion plaza project proposed in 2002 along the creek at Second Street, a municipal plaza by City Hall and a museum square at the former Performance Auto dealership site.

The water garden would feature a linear, moving water feature and interactive water feature, as well as a plaza with outdoor tables and shade. The park would also offer a structure that provides shelter, public restrooms and an indoor space for vending machines and vendors.

The water garden will provide an active public space that will almost be an extension of City Park into downtown, Stursma said. He said the site could be used for a farmers market, performances and other public gatherings as well as a tranquil place to eat lunch or relax downtown.

To offset the lost parking from the site's former use, the city would place diagonal parking along the south side of First Street and the west side of Adams Street. Stursma said the result would be a neutral effect on parking space availability, with the bonus that the spaces are more likely to be used by the public.

"It's all about bringing people downtown and creating an environment where people want to come to," Stursma said. "It will certainly be more attractive than what is there today."

To take advantage of available funds, the city would have to move quickly to start the project, Stursma said. The other projects — the Piazza Papillion, municipal plaza and museum square — would come after the water garden was completed.

They would be joined with other projects to improve the interconnectedness of downtown Papillion and efforts to improve streets and parking availability. One idea, a pedestrian refuge on Washington Street proposed roughly between City Hall and Runza, addresses the challenge of safely crossing the state highway that is the heart of downtown Papillion.

Private development would be encouraged in an effort to follow in the success of other mixed-use urban districts in the metropolitan area, including Omaha's Old Market, North Downtown, Midtown Crossing and Aksarben Village.

Four buildings are identified as possible sites for new commercial development, while three sites are identified for potential mixed-use development. The historical facades of buildings along the 100 block of Washington Street would also be preserved to maintain the "special image of downtown Papillion."

Gene Pfahl, owner of Gene's Auto and Truck Service at 245 S. Washington St., said he was one of those business owners whose property was identified for possible redevelopment. He said he felt comfortable after the meeting that he would not be run out of town, and he said he supports the plan's proposals.

The commission emphasized that at no point is the plan recommending that private property be removed or that property rights are not being respected.

"We're not going to force any changes of private property," Stursma said.

Ultimately, Pfahl said he wasn't sure how much of an impact a water garden or other public spaces would have on businesses, but he said it might help encourage a restaurant to stay in the area. He said the park would be a benefit for the community, even if downtown Papillion will never be an Old Market.

"I'm all for helping downtown become a little nicer," Pfahl said. "I think Papillion is getting more into making it more of a family atmosphere."

The commission recommended approval of the plan unanimously, suggesting a handful of tweaks such as adjusting the tone of certain portions of the text, addressing the labeling of an illustration and noting that the museum proposal is only a suggestion — so other uses of the land would not be inconsistent with the city's comprehensive plan if the museum location changes or the project fails to happen.

"The idea of a museum somewhere downtown appears appropriate," Stursma said. "We're not going to force any of these things to happen."

Darren Carlson, the city's spokesman, said now is the time for the public to comment on the proposals. He said residents who want to give input can call the mayor's hotline at (402) 827-1111, submit a comment online at papillion.org, speak at a future council meeting or participate in the city's MindMixer website, planpapillion.com, or its social media accounts.

The City Council is expected to hold a public hearing on whether to create a paving improvement district for the downtown Papillion area at its Feb. 21 meeting, Carlson said. Forming that district would allow the city to create new parking that anticipates the First Street water garden project.

A copy of the downtown Papillion plan is available through the city's website and through Facebook and Twitter, Carlson said. It can also be found on the Papillion Times' website, www.papilliontimes.com. A public hearing on the plan will be held at a future council meeting.

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