Historical past is often remembered as a nearly perfect time. This is no different with downtowns. Most people want downtowns returned to “the way it was” because that represents a wonderful time. The dilemma with that thought process is that the present and future are full of new challenges and issues that did not exist in the past. Even if we wanted to, we couldn’t go back to those times.

Much of the historic downtown “fabric” of buildings in Angola is still intact. Having historic building facades alone, however, does not make for a vibrant downtown. Having activity and commerce within the buildings and on the street is what allows for life and economic sustainability. Therefore, it is critical that the economics of building revitalization be brought into a realistic balance with the desire for history.

While the quaintness of “small shops” in downtowns is a wonderful ideal, the potential for building a strong economic foundation for downtown around that retail strategy alone is unlikely. Much like the prototypical shopping mall of the suburbs with JC Penney or Macy’s as anchors, successful downtowns must also have anchors. These anchors (courthouses, government offices, libraries, hospitals and other non-retail uses can serve this role as well) bring a critical mass of people to the area on a regular basis, which “feeds” the smaller stores and shops with potential customers.

Downtown Angola has several organizations and “anchors” already in place. The Courthouse, City and County Government, Cameron Memorial Hospital, and Tri-State University are just a few examples. To be successful, Downtown must reach out to these organizations, understand their issues and needs, welcome them to the area and work to allow them to grow and prosper.

Revitalizing downtown properties or building new downtown structures is often less about “desire” and more about “economic feasibility.” Building in downtown environments is complex and difficult. However, in exchange for this complexity, those that choose to be in downtown get added benefits such as uniqueness, community pride, lasting value and sense of place that are often not found in easier development projects.

 

Downtown Angola has several opportunities for redevelopment that can lead to additional value for not only investors, but the community. To be successful, the community must find a way to assist in reducing the complexity of such projects.

To be vibrant past normal business day hours, downtowns must have people. Because of this, residential opportunities must exist to allow people the option of locating and living in downtown. Several historic buildings in Downtown Angola are suitable for higher floor residential uses. The barrier of building code and fire issues must be rectified and residential uses allowed, as has occurred in numerous other communities around the State of Indiana and country.

Discussion has occurred about a potential relocation of Cameron Memorial Hospital out of Downtown Angola. As a major employer and “anchor” in the downtown area, it is critical that the facility remain in Downtown and be assisted in efforts to solve growth and functionality issues. Potential actions might include: Assistance with land acquisition, regulatory assistance, streetscape and beautification activities, etc. In addition, promotion of other health related activities should occur in the area of the Hospital included medical offices, assisted living and research and laboratory facilities.

Tri-State University, as a major employer and anchor in the downtown area, must be encouraged to grow (adding potential users to the Downtown area.) It also should have a physical presence on the Square. This might include the location of offices, classrooms, or even a learning laboratory for students in an existing building or storefront in the Downtown.

Several properties represent redevelopment or reuse opportunities in Downtown Angola. One that offers potential to help the downtown as well as provide a model for others is the closed Wendy’s Restaurant Building just north of the square on North Wayne Street. To understand the feasibility of such a project, a property redevelopment analysis should be done in the downtown to assess priorities and opportunities.

While the need to protect users as well as other property is well understood, it is critical to find opportunities to break through regulatory “red tape” and allow the reuse of historic buildings in Downtown Angola. In addition, the City Government of Angola can perform pre development activities (rezoning, etc.) for areas of Downtown in order to open the door for private investment.