As discussed in Chapter II, the existing character and future development potential varies as you traverse Highway 20 through Galena. Each area has distinctive qualities including the age and style of development, types of land uses, access and orientation to the highway, open space, and views to the distant countryside, mounds and Mississippi bluffs. Some of these traits are highly desirable and need to be retained to create an overall positive image for the entire highway corridor while others are at odds with that image and need to be phased out. Further, the west end of the corridor is comprised of large areas of open space and agricultural lands, some with historic structures, that will develop over time. While some aspects of that future development need to be analogous to existing development along the highway, the pastoral qualities of this area are an important defining element of the entire corridor that need to be preserved. In order to properly guide the pattern and design of future development, it's important to first identify the existing and desired character of development along the Corridor. While most of the design standards contained the in Chapter VI apply throughout the entire Corridor, it is important that their application on a particular site respect the unique qualities of the particular, setting/neighborhood. The following, then, is a description of the four sub- areas/neighborhoods that comprise the Highway 20 Corridor through the city (see Figure VI.1 on the following page).
Figure VI.1 - Design Districts
Downtown Transition District
The Downtown Transition District is an existing, mostly developed commercial and residential corridor on the near northwest side of Galena. It is comprised of Highway 20 (Spring Street) related development parcels within the Historic District. The form of development is heavily influenced by the steep terrain adjacent to this portion of Spring Street. Currently, most parcels not on steep terrain have been developed with historic structures lining Spring Street. There is potential, however, for some new hillside residential development and a few infill parcels.
The appearance of this transition corridor is very important to the current positive image of Galena. Because any property on the slope of the bluffs and on lower Spring Street is associated with, and literally within the Historic District, more care must be given to new development. Future infill projects and future redevelopment of underutilized properties must respect the sensitive historic context of this area.
In addition to providing a transition between the Historic District and the Hilltop District, the area itself is undergoing a transition in the types of land uses. Most of the structures in the area initially were built for residential use. As the buildings have aged and the volume of traffic on the highway has increased, the area has become a less desirable location for residential use and the cost of rehabilitation and maintenance has made residential use less economical as well. As a result, future conversions to non-residential use - like offices, art studios and galleries, and boutique retail - are expected.
Future development in the Downtown Transition District should include preservation of existing historic structures, strict adherence to Historic District guidelines, and high quality building materials and site amenities.
Existing Character
Developed commercial and residential historic sites.
Steeply sloped terrain.
Framed and restricted views.
Historic District status.
Proposed Character
Preserved historic structures.
Additional conversions from residential to low- density office and commercial uses.
Coordinated and shared access and parking.
High quality site design and amenities.
Maintenance of historic scale in new construction.
Only approved, high quality materials.
Hilltop Commercial/Industrial Districts
(Includes both the northwest and southeast areas)
The Hilltop Commercial/Industrial District is an existing, partially developed commercial and industrial corridor on the northwest side of Galena. It is comprised of Highway 20 related development parcels within the corporate boundary and outside the Historic District. The current appearance of this district and development status of the parcels along Highway 20 is varied. Most parcels are developed with some properties vacant and not currently viable. There are several parcels that have never been developed. Every era of development is represented, dating from the turn of the century to projects under construction. Structures vary from an historical residence, to an aging roadside motel, to new metal-sided shops, to the latest commercial franchise.
This area has the greatest potential for new development and redevelopment in the short term, and its appearance currently has a mixed impact on the image of the Corridor and entire city. The preservation of historic structures and high quality new development have enhanced this portion of the Highway 20 Corridor, while aging structures, vacant properties, and low quality site design and new construction have diminished the community's image. Future infill projects and future redevelopment of underutilized properties must serve to improve the overall character of the Hilltop Commercial/Industrial District.
Future development of the Hilltop Commercial/ Industrial District should include coordinated access and circulation, higher density development at access points, preservation of viewsheds to surrounding and distant landscapes, a unifying character and/or theme for site and building design, consistent use of design elements, integration of buildings with the character of the sites, and high quality building materials and site amenities.
Existing Character
Partially developed commercial and industrial sites.
Inconsistent architectural themes.
Inconsistent setbacks and parking strategies.
Visible service and storage areas.
Rolling, and sometimes steep, terrain.
Proposed Character
Visually unified through consistent use of brick as a design element.
Coordinated and shared access and parking.
Higher density development at controlled access points.
Preserve views to distant bluffs, mounds and countryside.
High quality site design and amenities.
High quality materials.
Preservation of historic structures.
Rural Mixed-Use District
The Rural Mixed-Use District is currently "countryside" and outside the core and edge development of Galena. Views from Highways 20 and 84 are dominated by rolling agricultural fields framed by fence rows and farmsteads. Panoramic views to the horizon include wooded hillsides, distinct mound features, and the bluffs of the Mississippi River valley.
This area has the greatest potential for new development and redevelopment in the long term. Its current appearance contributes greatly to a positive image of Galena as an historic city in a beautiful and historic rural and river-influenced landscape. Future development must enhance, not detract from, this image. Opportunities also exist to preserve and utilize elements of Galena's historic "country estates" and to interpret Highway 20 and Galena's history. Unlike the already developed portions of the Highway 20 Corridor closer to downtown Galena, the Rural Mixed-Use District can be planned and designed according to these goals ahead of future development.
Future development of the Rural Mixed-Use District should include coordinated access and circulation, higher density development at access points, preservation of viewsheds to surrounding and distant landscapes, a unifying character and/or theme for site and building design, the consistent use of design elements, integration of buildings with the character of the sites, and high quality building materials and site amenities.
The Rural Mixed-Use District also may be influenced in the future by the construction of a Highway 20 bypass and an interchange of Highways 20 and 84 at the current "T" intersection. These transportation improvements will likely increase development pressures at the interchange and create access and site design issues important to the character of the District.
Existing Character
Agricultural.
Rolling terrain.
Planted fields.
Fence rows.
Small wood lots.
Scattered farmsteads.
Proposed Character
Rural or agricultural design theme(s).
Visually unified through consistent use of design elements (e.g. brick, white fencing).
Coordinated and shared access and parking.
Higher density development at controlled access points.
Views to distant bluffs, mounds and countryside.
High quality site design and amenities.
High quality materials.
Preservation of historic structures.