Comprehensive Development Plan
The Comprehensive Development Plan for Marion, Iowa
Planning & Zoning Commission
RDG Crose Gardner Shukert
Marion has undergone a transition from a classic small town linked to its larger neighbor of Cedar Rapids by interurban railroad to a major urban center in a growing metropolitan area.
The city has experienced major residential development during the 1990s. Its growth prospects continue to present exciting challenges and opportunities. The objective of this comprehensive plan is to help Marion accommodate inevitable and desirable growth while maintaining its unique community character.
The comprehensive plan for Marion has three fundamental purposes. It provides a legal basis for land use regulation, presents a unified vision for a community, and defines the specific actions necessary to fulfill that vision. The Marion Plan is the result of a planning process that involved citizens of the city to define its future. In addition, it builds on an active program of local and regional community planning.
A Profile of Marion
Population Characteristics
- Marion has grown at a steady rate since 1970. That population growth has accelerated substantially since the late 1980s.
- Marion has shown population growth among most age cohorts. Marion's median age increased from 28.4 in 1980 to 32.6 in 1990.
- Marion's recent population growth has been most pronounced among family-aged households and older adults.
- Marion has experienced significant population in-migration since 1990.
- Population projections predict that 33,000 people will live in Marion by 2020. The largest amount of this growth will occur in areas north of the current city, generally between 29th Avenue and County Home Road.
Economic Characteristics
- The character of Marion's workforce is shifting from a reliance on manufacturing jobs to a greater focus on retail and professional employment.
- Marion's average household income exceeds that of both Cedar Rapids and Iowa as a whole.
- The number of jobs within the immediate Marion area is projected to increase by about 66% between 1990 and 2020.
- Marion has experienced significant increases in both retail sales and number of businesses during the last ten years.
Economic Policy Directions
- The Marion community should promote commercial and industrial growth in order to support population growth and residential development.
- The Marion community should continue its active recent history of business start-ups by maintaining a focus as a center for entrepreneurial activity.
- The Marion community should respond to its own changing demographics and occupational characteristics by attracting additional office and non-manufacturing employment.
- The Marion community should continue to support ongoing business development and recruitment programs.
Development Principles for Marion
THE DEVELOPMENT PRINCIPLES establish basic patterns that should guide future development in Marion. These principles are based on the city's special character, development patterns, and opportunities.
- A REGIONAL CITY OF 33,000. Marion should capitalize on its ability to attract growth and will achieve a target population of 33,000 by the year 2020.
- A UNIFIED COMMUNITY FRAMEWORK. Marion, through its plan, should adopt a framework of future streets and open spaces.
- URBAN GROWTH AREAS. Marion should establish policy areas to manage growth, including an area for present urban development, and areas reserved for future urban growth and open space and agricultural preservation.
- A GREENWAY SYSTEM. Marion should develop a greenway system that touches all parts of the city and is connected to major activity centers and attractions.
- TRANSPORTATION TO MEET CITY AND REGIONAL NEEDS. The transportation system should support development objectives of Marion as a growing city.
- EQUITABLY DISTRIBUTED AND FINANCED PUBLIC FACILITIES. Marion should develop a system to assure that quality public facilities are extended to development areas and are financed in proportion to benefit.
- A BALANCED COMMUNITY. Marion should accommodate diverse land uses and economic activities.
- A VITAL COMMUNITY CORE. Marion should encourage the emergence of its central corridor as a high-value, mixed use center.
- PRESERVATION OF HISTORIC MARION. Marion's historic built environment must be maintained and preserved.
Land Use Trends
Residential Development
- Substantial development has occurred in the single-family growth areas identified in the 1989 plan.
- Development has occurred in the Hunters Ridge golf course development, generally bounded by Lucore and Winslow Roads.
- Single-family construction has continued north of 29th Avenue and west of 10th Street, and in the Alburnett Road corridor in northwest Marion.
- Major mobile home court development has continued along Highway 13 north of Highway 151.
- Development of single-family attached and townhouse developments has become popular in Marion.
Commercial Development
- Most recent commercial development in Marion has occurred in the east and west parts of the Business 151 corridor.
- Major areas of commercial zoning have been granted in 1996-97 along the Highway 100 bypass in anticipation of significant demand.
Industrial Development
- Most industrial growth in Marion since 1990 has occurred in the southeastern industrial districts.
- A land use study of the airport area recommends substantial industrial development around that facility.
Land Use Projections
Residential Land. Forecasts of future land needs in Marion are based on population and development projections for the planning period up to the year 2020. Population forecasts for Marion project a year 2020 population of about 33,000 for Marion. These projections indicate a cumulative demand of 6,880 units for Marion between 1990 and 2020, an annual average of 229 units. A demand for 5,054 units is projected between 1998 and 2020. Future housing trends suggest that:
- Higher-density housing forms that maintain single-family characteristics will grow in popularity.
- Affordable housing development will generally take the form of townhouse, multi-family, and mobile home development.
- New development between 1997 and 2020 is projected to be:
- 65% single-family detached
- 10% single-family attached, duplex, and townhouse housing, including condominiums
- 20% multiple-family housing
- 5% mobile homes
Annual actual absorption of residential land will be about 50 acres annually. This suggests a total reservation of land for residential use of about 2,298 acres to the year 2020. Commercial Land. Marion has a relatively small proportion of total land being used for commercial purposes. Development needs created by increasing population, the Highway 100 corridor, and a policy of encouraging balanced development suggest that Marion will require substantial new commercial space during the next twenty years. About 284 acres of land should be designated for future commercial development. Development of an entirely new project type, such as a regional research or business park, would require additional land. Industrial Land. The need for industrial land is less related to population growth than commercial use, making it much more difficult to predict. Marion should provide for an absorption of between 130 and 180 acres of industrial land over a 20-year period and a designation of about 465 acres. The character of this industrial land should be related to Marion's overall community and economic development objectives. Industrial development may be increasingly related to major transportation facilities, including the Highway 100 and 13 corridors, and Marion Airport. Older industrial areas within Marion's central corridor should gradually redevelop for other uses. |
Projected Need for Urban Land, 1998-2020
| Land Use | Actual Demand (Acres) | Designated Land (Acres) |
| All Residential | 1,149 | 2,298 |
| - Single-Family Residential | 939 | 1,877 |
| - Attached Residential | 84 | 168 |
| - Multi-Family Residential | 84 | 168 |
| - Mobile Home Residential | 42 | 84 |
| Commercial | 189 | 284 |
| Industrial | 155 | 465 |
Parks and Open Space
(Based on standard of 1 acres per 100 people) | 100 | 100 |
| Total Land Needs | 1,618 | 3,147 |
Land Use Policies
ADEQUATE LAND SUPPLY. Marion should designate enough land for new development to meet its year 2020 population target of 33,000. New development in Marion should be focused in those areas designated by the Land Use Plan. The plan recommends four major development zones:
- An Urban Development Zone. This area corresponds to the projected land needs for the city between 1998 and 2020.
- An Urban Reserve Zone. This corresponds to areas likely to fall within Marion's future urban jurisdiction, and will be needed for urban development following the year 2020. The Urban Reserve zone should be preserved in current agricultural and open space use during this planning period.
- An Agricultural Zone. These areas include excellent farmlands which will not be required for urban development in the foreseeable future and should continue in agricultural use.
- A Conservation Development Zone. These areas include land with difficult topography that cannot accommodate conventional urban development.
COMPACT DEVELOPMENT PATTERN. Marion should encourage compact development that channels growth into development areas contiguous to or served by existing infrastructure and developments.
DEVELOPMENT CENTERS. Marion should establish a framework of development centers, connected to one another by transportation and greenway connections, designed to create better neighborhoods and improved linkages.
CONSERVATION RESIDENTIAL DEVELOPMENT. Residential development should conserve the quality of the local landscape by designing subdivisions around important natural features and resources.
GREENWAY SYSTEM. A continuous greenway system should be created in Marion to link development areas and the established city together. Major park space should be developed along with each growth center and related to the greenway network.
CONTINUOUS TRANSPORTATION. New growth areas in Marion should be served by continuous street networks that are linked to established parts of the city.
EQUITABLE DISTRIBUTION OF FACILITIES. Marion's public facilities should serve its growth areas equitably to support community growth objectives.
COMMERCIAL NODES. Marion's new commercial development should be located within well-defined nodes or districts.
INDUSTRIAL GROWTH AREAS. Marion should use its favorable transportation situation to generate new sites for industrial development.
HIGHWAY 100 MIXED USE CORRIDOR. Highway 100 should be a major mixed use corridor with a combination of commercial, office and some residential uses.
CENTRAL CORRIDOR. If abandoned, the Illinois Central Railroad alignment should be studied for development of a local collector and greenway corridor, encouraging the gradual, private upgrading of the corridor into an urban mixed use district.
Land Use Map and Use Criteria
MARION'S FUTURE LAND USE PLAN provides a context that guides logical decisions which implement the overall principles of the plan. The Land Use Plan establishes categories of land uses, which are then located in various areas of the map (See bottom of page). This section presents and defines the various categories proposed in the plan, and establishes criteria for their application.
Urban Reserve
- Generally in agricultural or open space use.
- Areas may be in the path of future urban development after the planning horizon contained in this plan.
- Very low density residential uses may be located in the area.
- These areas should be reserved for long-term urban development.
- Primary uses through the planning period will remain agricultural.
- Any interim large lot residential development should avoid obstructions to future urban development.
Conservation Development District
- Restrictive land uses, emphasizing housing and open space.
- Civic uses may be allowed with special use permission.
- Applies to wooded and hilly areas, generally between Highway 100 and 30th Street Drive/Lakeside Drive.
- Development regulations should promote reservation of common open space and design of projects to take best advantage of open space resources.
- Gross densities will generally be less than one unit per acre.
Large Lot Residential
- Restrictive land uses, emphasizing housing and open space.
- Civic uses may be allowed with special use permission.
- Includes area that have developed to low densities, but utilize conventional subdivision techniques.
- Applies to areas where conventional large lot subdivisions have been established.
- Gross densities will generally be less than one unit per acre.
- Includes area that have developed to low densities, but utilize conventional subdivision techniques.
- Applies to areas where conventional large lot subdivisions have been established.
- Gross densities will generally be less than one unit per acre.
- Typical zoning would be A-1.
Urban Residential
- Restrictive land uses, emphasizing housing.
- May incorporate a mix of housing types, including single-family detached, single-family attached, and townhouse uses.
- Civic uses are generally allowed, with special permission for higher intensity uses.
- Primary uses within residential growth centers.
- Should be insulated from adverse environmental effects, including noise, smell, air pollution, and light pollution.
- Should provide a framework of streets and open spaces.
- Typical densities range from 1 to 10 units per acre.
- Typical zoning would include R-1, R-2, R-3, R-4.
Mobile Homes (Manufactured Housing)
- Single-family, small lot settings with planned mobile home parks.
- Develop in projects with adequate size to provide full services.
- Tend to locate in complexes, but should include linkages to other aspects of the community.
- Typical maximum density is 6 units per acre.
- Proposals always require Planned Unit Developments.
Multi-Family/Low Intensity Mixed Use
- Allows multi-family development exceeding 10 units per acre, along with compatible civic uses.
- Allows integration of limited office and convenience commercial within primarily residential areas.
- Density varies depending upon building configuration.
- Locate at sites near major amenities or activity centers.
- Should be integrated into the fabric of nearby residential areas, while avoiding adverse traffic and visual impacts on low-density uses.
- Traffic should have direct access to collector or arterial streets to avoid overloading local streets.
- Requires Planned Unit Developments when developed near lower intensity uses or in mixed use developments.
- Attractive landscape and planning standards should be applied.
- Typical zoning would include R-5 and R-6.
Office/High-Intensity Mixed Use
- Allows major office and high-density multi-family development.
- May include limited commercial development, including lodging facilities.
- Most appropriate on the edge of residential areas or along major local highway corridors, including Highway 100.
- Appropriate category for planned office parks and for mixed use projects which combine living and working environments.
- Should avoid traffic and operational impacts on adjacent lower-density areas.
- Buffering may be required to reduce effects on other uses.
- Attractive landscape and planning standards should be applied.
- Efforts should be taken to cluster office buildings and pool parking areas.
- Normally requires Planned Unit Developments for mixed use or multi-building projects.
- Typical zoning would include R-5, R-6, O-1, and O-2.
Limited Commercial
- Includes a range of low-impact commercial uses, providing a variety of neighborhood services.
- Includes low to moderate building and impervious coverage.
- Should avoid a "four corners" configuration.
- Uses should be limited in terms of operational effects such as noise, odors, glare, and excessive traffic.
- Restrictive signage standards should be applied.
- Good pedestrian/bicycle connections should be provided into surrounding areas.
- The dominance of automobiles should be moderated by project design.
- Attractive landscape and planning standards should be applied.
- Typical zoning would include C-1.
Commercial
- Includes a variety of commercial uses.
- Includes larger buildings and parking facilities than in Limited Commercial uses.
- Should be located at intersections of arterials or other major streets.
- Negative effects on surrounding residential areas should be limited.
- Restrictive signage standards should be applied.
- Good pedestrian/bicycle connections should be provided into surrounding areas.
- Buffering from surrounding uses may be required.
- Attractive landscape and planning standards should be applied.
- Typical zoning would include C-3 and C-3P.
Central Corridor Mixed Use
- Mixture of residential, office, and commercial uses.
- Overlay or special design standards may apply to new projects.
- Provide improved landscaping along public rights-of-way.
- Coherent design themes are necessary to establish overall unity of the district.
- Public environment is very important.
Marion Center Mixed Use
- Traditional downtown district of Marion.
- Includes mix of uses, primarily commercial, office and upper level residential.
- Establishes mixed use pattern in the traditional city center.
- Recognizes current development patterns without permitting undesirable land uses.
- District may expand with development of appropriately designed adjacent projects.
- may include areas west of Downtown, including 8th Avenue, where a pattern of preservation and conversion of houses to non-residential uses has occurred.
- Zoning limited to C-2.
Civic
- Includes schools, churches, libraries, and other public facilities that act as centers of community activity.
- May be permitted in a number of different areas, including residential areas.
- Individual review of proposals requires an assessment of operating characteristics, project design, and traffic management.
Industrial
- Limited industrial provides for uses which do not generate noticeable external effects. Business parks may combine office and light industrial/research uses.
- General industrial provides for a range of industrial enterprises, including those with significant external effects.
- Limited industrial uses may be located near office and commercial areas.
- Strict control over signage, landscaping, and design is necessary for locations nearer to low intensity uses.
- Most proposed industrial locations in Marion Plan are relatively isolated from residential uses.
- Requires good access to arterial street system without using local residential streets.
- When possible, public utilities should be located in industrial areas.
- Zoning would include C-4, I-1, I-1P, and I-2.
Land Use Compatibility Guide
THE LAND USE COMPATIBILITY TABLE ASSESSES THE COMPATIBILITY of various types of adjacent land uses and provides policies for the review of land use proposals based on their surroundings.
The vertical axis of the table lists land uses that might be proposed adjacent to pre-existing land uses displayed on the horizontal axis. Each condition is given a rating that corresponds to the policy guidelines indicated in the Rating Key.
Compatibility Rating Key
5: Identical to pre-existing land uses or totally compatible. Development should be designed consistent with good planning practice.
4: The proposed use is basically compatible with the pre-existing adjacent use. Traffic from higher intensity uses should be directed away from lower intensity uses. Building elements and scale should be consistent with surrounding development.
3: The proposed use may has potential conflicts with existing adjacent uses, which may be remedied or minimized through project design. Traffic and other external effects should be directed away from lower-intensity uses. Landscaping, buffering, and screening should be employed to minimize negative effects. A Planned Unit Development may be advisable.
2: The proposed use has significant conflicts with the pre-existing adjacent use. Major effects must be strongly mitigated to prevent impact on adjacent uses. A Planned Unit Development is required in all cases to assess project impact and define development design.
1: The proposed use is incompatible with adjacent land uses. Any development proposal requires a Planned Unit Development and extensive documentation to prove that external effects are fully mitigated. In general, proposed uses with this level of conflict will not be permitted.
Transportation Policies
Transportation Issues
- Major existing congestion problems in Marion occur along the 7th Avenue corridor and on two-lane major and minor arterials near the traditional town center. Transportation and land use policies which increase the number of route alternatives and divert some trips away from the central corridor are advisable. The completion of the Highway 100 corridor helps divert regional trips from the Business 151 corridor.
- Additional development to the north will place stress on the North 10th Street corridor without additional north-south street continuity.
- The alignment of the Business 151 corridor create awkward intersections at some locations.
- Evolution of public transportation system, providing services which are more specific to the function of each route segment, can help increase transit ridership and improve the quality of bus service to a range of users.
- Expansion of bicycle use in Marion can help complement the automobile for certain recreational and commercial trips.
Major Street System
Marion should complete the year 2020 transportation system presented in the Linn County transportation plan. Major elements of this system depend upon reservations of right-of-way in advance of development.
Collector Street Criteria
The collector street system in developing areas should provide collector streets spaced at no more than one-half mile apart. The collector system should be designed to complement the major street system. In development areas with curvilinear systems, an alternative standard is about four miles of collector or arterial streets per square mile of development. As projects are designed, they should reserve the required collector routes and dedicate their rights-of-way.
Local Connectivity
The local street network is developing residential areas should be designed with multiple connections and relatively direct routes, preserving the quiet qualities of local streets while providing residents, visitors, and public safety and service vehicles access which is comprehensible and direct. The following standards or techniques in local street design encourage these goals:
- Connectivity. The street network should have segments which connect to one another internally and to collector streets. Local street networks should help lead residents and visitors to their destinations.
- Alternatives to Cul-de-Sacs. Cul-de-sacs are difficult and expensive to serve with public safety and maintenance. Alternatives should be used which maintain the positive characteristics of cul-de-sacs while limiting some of the liabilities.
- Design for Low Speeds. Local street systems should be designed to slow traffic.
Civic Streets
Marion's major streets should be designed as public spaces as well as movers of traffic. Civic streets can connect neighborhoods, parks and activity centers, and provide a strong and unified image for the community. These streets have special characteristics that serve to unify rather than divide neighborhoods, accommodate pedestrians and bicyclists, encourage adjacent development to be oriented toward rather than away from the public right-of-way.
Crosstown Links
Future redevelopment in the central corridor should provide additional north to south linkages.
Multi-Use Corridors
Marion should develop a network of multi-use corridors that encourage pedestrian and bicycle transit.
Function Specific Transit
Marion, in cooperation with Five Seasons Transit, LIFTS, United Way, and other agencies, should consider a transit system in the city that provides services and vehicles tailored to functional demands.
Quality Public Services: Public Facilities
Quality Public Services: Infrastructure
Sanitary Sewers
Marion's wastewater system is defined by two primary trunk line sewers, following the Indian and Squaw Creek drainage corridors. Wastewater treatment is provided regionally, by the Cedar Rapids Wastewater Treatment Plant. Future growth creates the following issues for the system:
- Trunk Sewer System Capacity. Extensions or expansions of the trunk sewer system will be needed to accommodate future growth to the northwest and northeast.
- Trunk System Financing. The financing of major trunk and interceptor sewer extensions poses significant challenges for the city. Marion should consider establishing a connection (or benefit) fee program to finance these necessary but costly system extensions and enhancements. This program provides front-end financing and reimbursement by the fees charged to lots that are served by the improvement.
- Plant Capacity. Based on future growth forecasts, additional capacity will be needed for Marion at the plant between 2005 and 2010. Planning and negotiations should begin immediately to expand capacity allocated to the city.
- Conditions of Existing System. The city should provide regular funding for needed rehabilitation of sewer lines in older areas.
Stormwater Management
In 1984, the City of Marion adopted a Stormwater Management Policy which governs design standards and stormwater design in new development areas. The policy mandates a Master Drainage Plan and requires preparation of and compliance with grading and drainage plans for each subdivision. The plan also defines the roles of the city and developers in financing stormwater improvements and creates an impact fee to finance storm management improvements.
Major issues and priorities for the stormwater system include:
- Existing Stormwater Network. The city should provide a regular source of funding to address deficiencies in the stormwater system, including construction of missing storm sewer segments and enlargement of intakes.
- Multi-Use Greenway Corridors. The development of greenway corridors in new developments can provide an important amenity for residents and increase the carrying capacity of surface drainageways.
- Stormwater Management Policy. Marion should continue administration and enforcement of its effective and systematic policy for managing stormwater.
Water Supply
Marion's municipal water is supplied by five wells located around the city. Issues relating to water supply and distribution that will emerge during the planning period follow:
- Well Construction and Replacement. Well #3 at 5th Avenue and 31st Street, will require replacement. In addition, a new high capacity well will be needed east of 35th Street.
- Unserved Areas. Some scattered areas within the Marion corporate limits currently lack water service.
- Ongoing Service Expansions. Marion's municipal water system should continue to provide water service to new developing areas identified within the comprehensive plan.
- Repair of the Existing System. The city should continue an ongoing program of replacement and repair in areas that experience problems of aging or undersized mains.
Solid Waste Management
Marion is a partner in Bluestem, Linn County's regional solid waste management consortium. Marion should continue to expand waste stream reduction programs and participate in the Bluestem consortium.
A Green Network
Park Development Issues
- Future Park Needs. Marion's public park and open space system contains approximately 234 acres, excluding the private Indian Creek and Hunters Ridge Golf Courses. To serve its twenty-year target population of 33,000, Marion will have a need for about 100 acres of additional open space. Within this requirement, Marion will need an additional 25 acres of neighborhood parks and 75 acres of community parks to meet future population needs.
- Facilities by Geographical Distribution. Most existing developed areas in Marion are nominally (if not actually) served by neighborhood parks, although service north of 29th Avenue is dependent on recreation use of the Novak and Indian Creek school sites. Most of the city falls within the community park service areas of Thomas/Legion and Willowood Parks. However, the Willowood Park is too small to provide a full array of community park services.
- Incremental upgrading of existing park facilities.
- Development of a community park facility to serve development east of Indian Creek outside of Thomas Park's service area.
- Growth and financing of parks to serve projected growth areas.
- Evolution of a trails and greenway system to connect existing and future parks.
- Use of park and open space amenities to support other community development and neighborhood revitalization efforts.
Green Network. Marion's park system should be a network of parks, connected by continuous green corridors defined by trails, greenways, boulevards, and civic streets.
Park Site Enhancements. Marion should implement a regularly budgeted program of park site improvements and upgrades at its existing parks. The improvement program should address three specific types of situations:
- Parks which lack certain facilities that most users would expect to be present. An example of this situation is a neighborhood open space that lacks a playground, picnic area, or informal ballfield.
- Parks which have conditions that prevent use by certain population groups, require rehabilitation, or present potential hazards to safety. An example of this situation is a restroom which is not accessible to disabled users.
- Site and landscape improvements to upgrade the character and design of existing parks.
Greenway Access To Community Features. Major community activity centers should have pedestrian connections to the greenway system.
Neighborhood Parks in Growth Centers. Marion should develop new neighborhood parks in growth areas. These parks should either develop as nodes along the greenway system or be linked to the system. Neighborhood park policy for Marion should identify the range of facilities typically included in a neighborhood park and size and location criteria.
Neighborhood Park Finance System. In order to finance acquisition of appropriately sized parks, Marion should establish a park acquisition fund.
Two New Community Parks. Marion should acquire and develop two new community parks to serve citywide park needs. Major projected growth north of 29th Avenue will require additional community park development. Parks should be located on the greenway and trail system, include the features of a neighborhood park along with special regional facilities, have a minimum size of 20 to 25 acres, and be highly accessible.
Joint Use School Sites. Marion should continue its policy of identifying joint school/park opportunities at new school sites. As Marion grows and needs additional school sites for an expanding population, the two school districts and parks department should continue to cooperate to identify joint use opportunities for park and recreational development.
A Vital Community Nucleus
The traditional center of Marion, oriented around a town square, is a place of special importance to the city. In recent years, the district has been able to capitalize on its historic character and architecturally significant buildings to establish a sub-center for specialty retailing and services. Street landscaping and streetscape improvements have contributed to this trend. Downtown Marion is also a key center of civic life. Civic buildings, including city hall, the new library, and several historic churches are located in the district.
Downtown Marion now faces the important question of defining its future role in a much larger and growing community. The strategy presented in the Marion Plan proposes:
- Enhancing the existing historic center of Marion.
- Reinforcing the tradition of locating civic and cultural facilities in the town center.
- Expanding the center as a mixed use district, incorporating substantial residential, commercial, office and recreational development.
Downtown Housing Opportunities. Marion should continue to encourage new housing development within walking distance of the traditional town center. Many of Marion's two-story commercial buildings maintain active residential or commercial/office uses. These developments can use a variety of financing mechanisms. Pooling of several adjacent properties into unified developments can provide shared elevator service.
The future reuse of parts of 6th Avenue corridor may also encourage new development of urban housing on underused sites.
The Central Corridor. If abandonment of the Illinois Central Railroad through the central corridor appears likely, the city should undertake a study to examine development options for the corridor. The study should evaluate:
- Possible use of the corridor as a street or boulevard, providing special design features.
- Development of a trail and greenway either as a primary use of the corridor or as part of the street design.
- Development of north-south links across the current corridor.
- Improved landscaping, sign standards, and building facades along 7th and 5th Avenues.
- Possible private mixed use development on underused sites in the corridor.
Streetscape Revitalization. Marion should implement a streetscape revitalization program within the traditional town center. This program should include:
- Street landscaping which enhances the appearance of the district without obstructing visibility to businesses.
- Development of features which define the boundaries and entrances to the district.
- Developing and implementing a design plan for City Square.
- Providing a better sidewalk connection to the downtown strip center at 11th Street and 7th Avenue, extending the design features of downtown's sidewalks into the center.
Intersection Improvements. Street improvements should be used to ease crossing of major streets and to increase the visibility of pedestrians. Corner and crossing nodes should be considered to ease crossing at critical points.
Adaptive Reuse and Preservation. Historic preservation and rehabilitation of key buildings should be encouraged to complement other private and public investment.
- Adaptive Reuse. The city and local lenders should encourage the improvement of existing buildings in the town center.
- Facade Improvements. The community should develop a facade improvement program.
- National Register Listing and Preservation Ordinance. The city should work to list the town center district on the National Register of Historic Places and to implement a program of historic designation and design review.
- 8th Avenue. The 8th Avenue historic district should be woven into the fabric of the downtown district, with directional and interpretive signage and information. In addition, the 8th Avenue residential district should be nominated separately as a National Register district.
