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The historic area of downtown Poplar Bluff has been the focus of several attempts to revitalize the area. One such effort was a plan developed in 1992 by Paul Kjorli, a St. Louis based urban planner. Mr. Kjorli was hired through a grant from the local telephone company. He visited the area and met with many residents, business leaders and city employees.
 The Kjorli plan was completed and presented at the (then) Downtown Poplar Bluff, Inc. office and again that evening at the City Council meeting. Unfortunately, the plan was not seriously considered by the city and was quickly forgotten. A copy of the presentation has recently been found in the historical society files. The "copy" consisted of 35mm slides of the presentation boards and a Xerox of a portion of the plan. Presented here are scans of the slides and a digitized version of the text. Interestingly, many aspects of this plan have been partially or completely realized, but some other opportunities have been lost. Two of the most ambitious projects have been accomplished or are progressing toward the recommended goals. One of these is the completion of the Black River Colosium. The other is the somewhat unplanned "Government Center" that is taking shape through construction of the Justice Center and relocation of City Hall and the Police Department. Another major project that is currently in process (2009) is the MACO senior housing apartment and historic building renovation project between Vine and Poplar Streets. The Begley Building (Hays, the Music Store) has been renovated; and an area just east of the couthouse has been landscaped as a "micro park" and planted with Tulip Poplars to commemorate the namesake of Poplar Bluff. A new roof and other improvements are scheduled to be completed on the Missouri Pacific (Union Pacific) railroad depot in 2009. Live entertainment is being provided at the Rodgers Theatre which has seen significant improvements completed during 2008. The City Council has passed an ordinance establishing the Downtown Commercial Historic District and Design Guidelines for the exteriors of buildings within the District. Please read this short text and look at the "slides". It may spark some new ideas for the DREAM Initiative the city is currently working on. The DREAM Initiative is a much more comprehensive and in depth approach to this challenge and will provide the detailed recommendations and direction needed to revitalize the downtown area of the County Seat of Butler County, Mo.  Text of a portion of the Master Plan developed in 1993 by Paul Kjorli
OCR Scanned by David Boyer
THE MAJOR ATTRIBUTES TO CAUSE DEVELOPMENT OF THE DOWNTOWN DISTRICT I. The River A. Wiseman Park & Marina Area
1. Boat Access Ramp
2. Dock with Tower and Concession / Restroom Facilities
3. River Walk with Overlook(s) and Picnic Sites
4. Natural Vegetation (Trees, Plants. etc.)
5. Retaining Walls to provide a visual and physical separation from tracks.
B. Future Community-Use Building (Smiley Container Building)
1. Restore building to original structure (auction-off metal additions).
2. Interior work to include areas for restaurant, shops, and activities.
3. Exterior Multi-purpose Court for sports, dances, concerts, etc.
4. River Walk and Overlooks connecting with Marina area with overpass.
C. The Poplar Bluff Overlook
1. Create area for observation of river below.
2. Planting of the "Tulip" Poplar Trees around court.
3. Installation of four columns from old Post Office.
4. Future expansion to connect the west bluff bank to the east bank.
5. Local history signs (city and logging history, etc.)
D. Jogging/Walking/Bicycling/Nature Trail
1. Trail begins at east end of Vine Street Bridge and north on top of the levee.
2. Information/Rest Nodes with signs identifying trees and points of interest.
3. Planting of natural vegetation and selective thinning of existing trees.
4. Renovation of the abandoned Frisco R.R. trestle to continue the trail back to downtown R.R. Museum via abandoned R.R. right-of-way.
5. Renovation of "tunnel" built under Main Street for trail.
Comment: This river development connects the south end of Downtown with the east side of the Black River back through the north end of Downtown. ultimately ending in the central business district and across 5th Street and Downtown’s second major attribute, the new Community Cente
II. The Community Center A. The Structure
1. Designated area for multi-uses (sports, concerts, conventions)
2. Designated area for small meetings, craft rooms, activities.
3 Designated area for emergency shelter.
4. Designated area on site for future building expansion.
B. Site
1. Swimming Pool
2. Sports Courts
3. Amphitheatre
4. Natural Park (with picnic nodes) and parking.
C. Adjacent Parking Lots
1. Functional for parking
2. Plantings to give shade and natural beauty
3. Overflow Parking doubles as green area by using grass/grid pavers.
4. Will serve other areas when not in use by center and could support festival booths and amusement rides
III. A Downtovn Residential Area A. Existing Apartments on South Broadway (Welfare Building)
1. Established area for residential uses.
2. Existing population to support shops, services, and restaurants.
B. New Buildings for Residential Use.
1. Two partially vacant blocks of South Broadway will be used.
2. Creation of approximately 77,000 square feet of residential space.
3 Tenant parking located underneath buildings.
4. Near proximity of Farmers Market, as well as other shops, services and restaurants, will increase activity.
C. Renovation of existing buildings for residential use.
1. Provides a use for 2nd and 3rd floor spaces of several buildings and added income for building owners.
2. Creates "captive" consumers for shops, services on 1st floor retail uses.
3. Adds more users of facilities and proposed improvements.
4. Residents will provide a feeling of security to visitors of downtovn.
IV. Renovation of Existing Buildings and Store Fronts A. Concept
1. Use of historical facade at store fronts gives a warm welcome.
2. Incorporation of coordinated awnings gives a pleasing comfort level.
3. Will encourage other shop owners to locate downtovn.
4. Accent an atmosphere to induce more activity V. Special Effects A. Streets
1. Special paving at key intersections and points.
2. Informational signs (such as walls at 5th and Pine Streets).
3. Metal Pole Signs marking downtovn and special subdistricts.
4. Lighting for a secure feeling at night.
5. Widening of key streets for traffic flow.
B Displays
1. Laser Beams from Courthouse roof to Wiseman Park tower to Community Center tower and back to Courthouse to announce special activities.
2. Fireworks burst(s) on Saturday nights and beginning of special events.
3. Bridge lighting and / or sails on the 2 viaducts (Pine and 5th Streets).
4. Seasonal displays and lighting, "sky spots", etc.
C. Trees And Plantings
1. Welcomes with natural beauty to line streets.
2. Shades and screens courtyards, parking lots, trails and parks.
3. Container gardens at storefronts and trails
4. Absorbs auto emissions and filters and cools the air.
VI. Government Center A. Concept
1. Use and restoration of existing facilities (i.e.: Court House. City Hall. Library). Restore the Courthouse roof to its original configuration.
2. Expansion to Poplar Bluff Hospital Complex. Commerce Drive-in Bank.
3. Future Community-Use building (jail ?) with tunnels (or sky bridges) connecting the Courthouse and City Hall.
4. Lunch Court and Sunken Court for all to enjoy.  COMMENT:
The inclusion of the Community Center into the Master Plan creates more possibilities for Downtown. Just as it creates more possibilities, it also presents tougher design challenges for the Master Plan, which is good. Along with the flow of the River Area of the design, we come to the community center area of the design.
The Community Center, although not yet in a final design stage, will create a beautiful and functional addition to enhance the future activity of Downtown Poplar Bluff. Designed for multi-functional use, the center has the potential to be used 7 days a week, thus creating more activity and potential consumers in the Downtovn business district.
Taking up two blocks (with room for expansion included), the center will have a major impact on the "quiet" southwest area of downtown. In addition, parking will be required wilh one lot located on the entire block directly east of the center across 5th Street, another located in front of the Railroad Museum and overflow parking will be provided in a triangular piece of ground at the south east corner of 5th and Park Avenue. Future parking may wish to be built in part of the blocks to the immediate north of Cedar Street and South of Park Avenue.
To the east, of the Community Center is the residential area of South Broadway with one existing apartment building that we will use as the begining of this residential district. It is proposed that two new buildings (with up to 77,000 square feel) be constructed. Shops, sevices and restaurants are envisioned for 20, 000 square feet of the first floor levels. The buildings could also feature roof-top terraces and parking below the buildings.
Renovation of existing buildings for some residential use of the 2nd and 3rd floors will also add alternative areas to consider. The new residential space in the existing buildings that will replace vacant or storage areas, will provide increased income to the owners of the building. Not only will this new residential population provide a "captive" audience of consumers, but, it also will discourage the "undesirable element", by adding street life. and, thus create a more secure atmosphere.
In addition, the Downtown Poplar Bluff Inc. Committee should set design codes for downtovn. The Code should include standards for store fronts, canopies, building heights, finishes, uses, set backs and signage. etc. New construction that is "auto oriented" with parking in front of the structures (such as fast food restaurants, car dealerships, tire stores, etc.) should be discouraged in the "core" pedestrian-oriented areas, unless parking is located behind the building. Such uses are detrimental to creating a continuous, user-friendly pedestrian environment
After setting standards and deciding on storefront designs that are appropriate for Downtown, implementations should be done immediately within a set time period. Streets should be renovated to the brick pavers that have been covered over in past years. Curbs that are cracked or deteriorated should be repaired. A.D.A (Americans with Disabilities Act of July 19, 1991) should be implemented at all sidewalks and street crosswalks. General scrubbing or cleaning of streets and sidewalks should begin. Remarking of key intersections, crosswalks, special traffic areas, and A.D.A. zones should be done. The use of paint on brick pavers should be held to a minimum and the use of contrasting colored pavers, instead, should be considered. Special permanent pedestrian crosswalks should be added to all major pedestrian intersections. The Master Plan incorporates directional curved walls at the intersection of Pine and 5th Streets. These will create a sense of entry into Downtown and they could also give directions to important areas such as the Community and Government Centers. Light pole banners for Downtown and special subdistricts (such as the Government Center. Riverfront Park area. Community Center) will add a festive touch to Downtovn. The use of metal banners, instead of cloth banners, will last longer and will be less maintenance-intensive. A tasteful historic-style street illumination system should be selected which will provide sufficient lighting for security while not being overpowering. Many Americans are now concerned about how lighting has eliminated the nightime sky and stars in our urban areas. They are demanding that this form of "light pollution" be eliminated by requiring the use of special fixtures that cast all of thcir light downward. Some cities have experienced dramatic results from such programs. Poplar Bluff should consider doing this city-wide, since it would make the laser beam more noticeable and it will also lend itself to more dramatic fireworks displays.
Streets that should be widened include 5th Street, Park Avenue, South Broadway (Ditch Road) and the 5th Street Viaduct over the railroad tracks. These feeder streets for the Community Center will provide traffic flow along with Pine Street. Also, the streets immediately bordering the Community Center (Cedar, Cherry, and part of 6th Streets) should be widened. In general, the existing traffic flow and parking are more than adequate (as stated in previous traffic surveys for the City of Poplar Bluff).
A key in attracting the general public and area residents to come Downtown is to entertain them with continuously changing events. The Master Plan proposes a laser light display to be used for special activities. This laser beam could be mounted on a community center tower with small reflectors located on towers at Wiseman Park and the Courthouse roof. This system could include a selection of colors and outdoor music speakers at selected locations. The Master Plan also recommends fireworks bursts of at least five aerials at the beginning of special events and on Saturday nights. The nightime excitement of downtovn Poplar Bluff also will feature the addition of mast lighting on the Pine and 5th Street bridges and / or the use of fabric shade "sails" on the outside rails of the bridges. A single center mast could be added in the center of the Pine Street bridge with lighted riggings angled down at certain intervals along the mast mast and inside bridge rails. The sails, or reflective floodlights, could be of various colors to promote particular seasons or events The sails would be rigged on the outside rails of the bridge spans (north rail of the west bound span and the south rail of the east bound span). The Master Plan also encourages the use of seasonal displays of lighting on buildings, trees, and other appropriate areas. The use of "sky beams" (search lights) could also be utilized at special events. We envision Downtown Poplar Bluff becoming the exciting, regional night-time destination for southeast Missouri.
The most important, cost effective and practical improvement is the use of street trees and other plants and flowers. Street trees give shade and screening in areas that permit parking lots and they define major streets. Due to narrow sidewalks and future awnings. we feel that most of the plantings should be concentrated along the major entry street to downtown such as 5th and Pine Streets. Several buildings are too close to the street to allow a continuous line of plantings. New buildings along these streets should be required to have more of a setback from the curb line. Howcver, there are presently many existing tree lawn areas on these streets that can be planted now - especially on Pine Street - west of Downtown. However, individual property owners in the core area should be allowed to plant trees, where practical, in front of their business and, especially to screen parking lots. To avoid visibility problems, the proper selection of tree varieties in such tight urban spaces is of prime importance (note the problems that Bradford Pear trees created on St. Louis' Cherokee Street antique district). We envision Pine to eventually be lined with a double row of trees all the way into downtown from U.S. 67 (where an inviting entry and markers for Downtown should be constructed - by the Chamber of Commerce Building). Presently, there are no signs at all along the "strip" to inform motorists of the route to downtown. Container plantings on downtown sidewalks, courtyards, parks, and other appropriate areas, should be encouraged. The use of trees and plants is not only visually appealing and functional by filtering the air - it also makes good sense from a business and economic standpoint. Downtown should consider a special taxing district that could fund its own planting, maintenance, and watering crew.
The Court House, City Hall, Library, Fire Station, and other public properties should be more than a part of the Downtown Master Plan because the Court House is the focal point of downtown. It should be restored to its original design - including the roof line. Window air conditioners should be eliminated. The Court House square should include trees and plantings as the original photos show. A semi-circular drive on the east side for the Sheriff and Courts use should replace the existing, unattractive, parking lot. The main addition to the Government Center would be a jail located to the north of the Court House and bordered by 2nd Street, Pine Street, and Oak Street to the north. For security during prisoner transport, the jail could be linked by sky bridges or tunnels from the Court House and City Hall
While this plan is a conservative and "do-able" plan, the implementation of this Master Plan can and should be done in phases. It is recommended that the Downtown Poplar Bluff, Inc. Committee choose areas for immediate, mid-range, and long-term implementation.
To view the rest of the slides please visit the BCHS Photos Gallery |
