In this series, the Icon presents the Bluffton Beyond Tomorrow comprehensive plan in eight segments, which can be found in full on the Village of Bluffton website HERE. The Bluffton Public Library has two print copies.

Improving an Asset 
Downtown Bluffton has an economic presence of its own. A mix of retail, banks, financial consultants, insurance, restaurants, and retail shops line Main Street. The majority of residential units above downtown businesses are currently occupied and are in high demand. 

Bluffton is known locally as one of the most charming villages in Northwest Ohio. Its downtown storefronts boast a near 100% occupancy rate, unlike American municipalities ravaged by suburbanization that suffer from underdeveloped parcels with empty storefronts and vacant lots. Bluffton has retail space, a movie theater, restaurants, library, post office, grocery store, primary healthcare, and other professional services downtown, a rarity in small-town Ohio.   CONTINUES ▶︎

Not surprisingly, Bluffton residents appreciate the downtown’s offerings, which also attract visitors from the surrounding region. Community members have identified even more potential to be realized. Residents have expressed a desire to attract more visitors downtown. Over 90% of residents share a vision of downtown bustling with pedestrians, moving from one establishment to the next.

Trip Generators and Pedestrians 
America’s optimally functioning downtowns share two common traits: worthy attractions and pedestrian activity. Pedestrian activity is the backbone of vibrant downtowns. Centralized parking is key as it produces pedestrian traffic for the entire downtown, not just one enterprise. A surplus of parking is a negative characteristic for downtowns. The target rate for parking occupancy is 85%, according to LACRPC. The optics of a bustling downtown are enhanced when most of the parking is being utilized. The steering committee noted a perceived parking shortage. A parking study may be required to accurately assess occupancy rates.

How do you measure and maintain a bustling downtown? The Institute of Transportation Engineers has created a way to measure vitality of commercial areas based on trip generators, or the number of trips a particular business generates in a given period. The number of trips generated by a business depends upon its market, business, and size. For example, a restaurant will arguably generate more trips per hour than a professional services office. To create and sustain a vibrant downtown, there must be a balance between offices offering services and retail/restaurants which draw a larger number of customers. With this in mind, future business leaders should encourage commercial businesses downtown that promote more trip generators and a larger customer base, such as retail and restaurants.

Zoning and Mixed Uses 
The village could consider implementing an overlay district to foster a mix of businesses to bring traffic downtown. Vandalia, Ohio is electing to employ such an overlay, to incentivize businesses to relocate or originate downtown, by offering tax breaks for businesses with preferential land use. This could target businesses which fit Bluffton’s vision for the long-term, such as mixed use buildings and microbreweries, etc.

Mixed-use zoning is becoming more popular as a way to invigorate downtown areas. Mixed-use concepts are the future of planning. They create more efficient use of space. Bluffton does employ some mixed-use in the form of residential units above downtown stores. According to a survey performed by a steering committee member, there are currently 50 upstairs apartments occupied downtown. Private-public partnerships have proven useful in communities resurrecting residential spaces downtown. The steering committee expressed a consensus supporting the preservation of the historic look of Bluffton. Walking the line between encouraging period correct renovation and stifling improvement in a much-needed building can be difficult. These improvements are governed by building codes which may be in need of evaluation.

The Outdoor Experience 

When the goal is to increase pedestrian usage of the downtown right of way, safety is paramount. Traffic calming is a concept that originated in Europe to describe transportation engineering tools that help automobiles and pedestrians coexist in the same space. Noise pollution from freight traffic can also be detrimental to the outdoor experience but can also be mitigated with traffic calming. 

Bluffton has already upgraded its downtown infrastructure with traffic calming measures via the bump outs on Main Street, which increase the visibility of pedestrians and narrow the perception of lane width to slow vehicular traffic. Further traffic calming measures can be implemented to increase the safety of pedestrians and discourage unnecessary freight traffic on Main Street. Speed tables could be particularly effective in this role. 

Survey respondents remarked on the lack of entertainment opportunities for young adults in Bluffton. Downtown is the perfect venue to host more entertainment–possibly with very little new infrastructure required. A DORA or Designated Outdoor Refreshment Area could be an appealing update to Bluffton’s landscape. Within a DORA, downtown shoppers and diners may walk from one enterprise to the next with a branded container. These areas are springing up statewide to inspire vitality in downtown areas. 

Closing Vine Street from North Main Street to the alley east of Jackson Street would create an outdoor entertainment space within the DORA. The area spans over 7,500 square feet and could be a small, intimate venue for performers and a place for DORA customers to enjoy the outdoors. Entertainment in a unique space would draw locals from around the area. Some of the cost to develop and maintain the space may be offset by the savings of maintaining one less intersection. 

The survey respondents overwhelmingly agreed that the downtown area could be improved by more beautification. There may be an opportunity to partner with local artists at Bluffton University and elsewhere in order to procure artwork. These aesthetic enhancements boost the quality of life for residents and attract more people to the area.

Annual Events
Bluffton has a number of special events and festivals throughout the year that bring many visitors to downtown by creating lively outdoor experiences. These events are culturally important to creating a sense of Bluffton as a community, and they also bring pedestrian traffic to downtown businesses. Responses from the public suggest the need to continue these events and develop additional opportunities. Important events include: Trout Derby Festival of Wheels (car show) Fall Festival Blaze of Lights Farmers Market (Weekly May-October) Arts & Crafts Festival Ride to Remember (bicycle ride) Chocolate Walk

Family Attractions 
Attractions for young children are trip generators too. A splash pad was one of the highest survey responses for new amenities the public would like to see in Bluffton. Often splash pads are accessories to public pools, but municipalities have been implementing the seasonal attraction in downtown areas as well. 

Bluffton’s downtown may be the crown jewel of the municipality. Still, savvy residents see a greater potential. The Bluffton community envisions more activity downtown. More trip generators and more residents via mixed-use zoning leads to more revenue for the Village while lessening the tax burden on residents for additional amenities. Maintaining the charming character and flourishing aspect of Bluffton requires continued work to make the most of the Village’s assets and opportunities.

Downtown Strategies 

• Employ overlay district with tax breaks to attract businesses downtown. 
• Install traffic calming devices to enhance pedestrian safety and reduce conflict with vehicular traffic. 
• Enact Designated Outdoor Refreshment Area (DORA), or equivalent, to generate more business for downtown enterprises. 
• Close east end of Vine Street to create small outdoor venue. 
• Construct splash pad to bring families to the commercial area. 
• Encourage private-public partnerships to support period-correct renovations and help maintain historic properties. 
• Conduct a parking study to assess on-street and public parking capacity, including parking on Vine Street.