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C H A P T E R I I I C o m p o n e n t s o f t h e P l a n 13 ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I M a s t e r P l a n C o n c e p t Master Plan Concept The Riverfront Triangle Master Plan uses a public space frame- work to create a vibrant mixed-use development along the Clark Fork River. Public plazas and streetscape improvements orient the development to the river and establish direct connec- tions to the surrounding neighborhoods and business districts. The plan has been organized to become a gateway for down- town Missoula as well as a mixed-use destination for shopping, restaurants, cafés and public gatherings along the riverfront. The framework for the Master Plan uses the following five main ideas to guide redevelopment of the site: • Land-use distribution encourages a mixture of activities and fosters an active public environment. • A diversity of public spaces including large public gather- ing spaces, small intimate plaza's and street improvements create permeable building fabric that connects residents to the riverfront corridor. • Building heights and massing are shaped to preserve important views and enhance the relationship to the sur- rounding mountains. • Architectural nodes are used to create a relationship with downtown and the surrounding neighborhoods by estab- lishing terminating axis points at important intersections. • The circulation and access plan must organize and dis- tribute pedestrian, vehicular and service access in a clear and logical pattern, providing a flexible framework for development of the site. M I S S O U L A R I V E R F R O N T T R I A N G L E 14 ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I L a n d - U s e P l a n Land Use Plan The land use at Riverfront Triangle has been planned as a mixed-use development that benefits from its location on the Clark Fork River and concentrates diverse building programs around a public plaza and streetscape network. The basic land uses of the site respond to the varied uses surrounding the site and include residential, office, commercial, retail and civic institutions including areas for a potential performing arts complex. The plan establishes a horizontal and vertical mixture of uses by stacking residential uses above ground-floor retail throughout the plan and creating concentrated nodes of higher density at key intersections. These mixed-use nodes have been located at Gateway Plaza (corner of Front Street and Broadway Street), Riverfront Plaza (corner of Owen Street and Front Street) and at the intersection of Front and Orange streets. The primary distribution of issues is as follows: West Broadway has the highest density of uses in the develop- ment area consisting of ground-floor retail and commercial office space. Residential space for affordable housing or rental units has been included at the corner of Broadway and Orange. The Front Street corridor has been identified as a mixed-use residential area from Broadway to Owen Street The plan allo- cates ground-floor retail or conversion space at street level with residential units above. The section from Owen Street to Orange becomes a transitional zone, as uses get closer to Orange Street and accommodates other non-residential uses such as a hotel, commercial office space and the performing arts complex. The primary use along the riverfront edge is residential with the exception of the hotel use at Riverfront Plaza. Heights and distribution respond to the relationship with the river by cre- ating U-shaped courtyards and stepped building heights from Front Street down to the river's edge. Riverfront Plaza at the intersection of Owen and Front Street M I S S O U L A R I V E R F R O N T T R I A N G L E 15 ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I B u i l d i n g P r o g r a m M I S S O U L A R I V E R F R O N T T R I A N G L E 16 has the highest concentration of mixed uses in the redevelop- ment plan. This area capitalizes on the public space amenity by providing office, residential, hotel and retail on the adjacent sites. The two-tier plaza that steps down from Front Street pro- motes the active use of the riverfront edge by including space for ground floor retail, hotel restaurants and riverfront resi- dential units at the lower plaza level. Building Program The building program for Riverfront Triangle provides approximately 694,740 square feet of building space for future development. The summary chart at the left defines the specif- ic program distribution by block and by individual building, including parking requirements and overall floor-area ratio for Riverfront Triangle. The development program includes approximately 175,000 square feet of office space; 109,000 square feet of retail; 345,000 square feet of residential program; and, 81,000 square feet for hotel use; and has allocated 64,000 square feet for the potential performing arts complex. The program distribution includes the estimated construction cost for each building in the redevelopment plan. As a part of the master planning effort, meetings with contractors, Realtors and lenders from Missoula were conducted to generate a snap- shot of the market economy. The plan has incorporated these findings into the program study by creating smaller building footprints that can be supported and absorbed by economic conditions in Missoula. By anticipating the economic condi- tions, the redevelopment plan provides a flexible solution for both short-term and long-term development interests. ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I B u i l d i n g M a s s i n g a n d F o r m As expressed in the Riverfront Charrette Report, the vision for the site will include a high-density, mixed-use (both vertically and horizontally) development that responds to the surround- ing areas. The basic shaping of the building mass has been informed by the following assumptions: • Preservation of important view corridors as identified during the first public meeting. • Building set-backs along the riverfront to preserve the quality of the Clark Fork open-space system • Higher density and heights along the Broadway corridor that respond to St. Patrick Hospital’s Broadway building and the existing building density in the downtown business district. • Clear definition of building façade and higher building 'spikes' at important axis points that terminate streets and help define public plaza spaces. This includes the termina- tion of Front Street and Main Street along with the intersections at Orange/Broadway and Front/Broadway streets. • Use of building height and architectural façade to high- light significant public spaces in the Master Plan. The general distribution and pattern of building heights places four-to-six story buildings along the corridor. Six-story build- ings have been located at key plaza areas and street termination locations. This organization establishes clear definition to the project edges and creates a contextual relationship to the sur- rounding downtown areas. Along Front Street, the building heights average three to four stories and step down to three stories as the buildings approach the waterfront. This height condition alters on the former Fox site where the buildings rise to six stories to accommodate higher densities at the corner of Orange Street and Front Street. M I S S O U L A R I V E R F R O N T T R I A N G L E 17 ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I B u i l d i n g M a s s i n g a n d F o r m M I S S O U L A R I V E R F R O N T T R I A N G L E 18 View down Front Street to Broadway View down Front Street to Higgins Avenue and the Mountains View looking east down Front Street View down Front Street to Riverfront Plaza View down Owen Street to Riverfront Plaza View looking northeast along the riverfront ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I We s t B r o a d w a y F a c a d e S t u d y West Broadway Facade Study As a general study to investigate the proportion, scale, pattern and form of the buildings along West Broadway, this conceptu- al building façade was drawn to study the overall relationship between buildings along this section of the site. The intent of the façade study is not to define a specific style or predeter- mined architectural expression for Riverfront Triangle, but to examine the basic relationships between buildings, establishing a guideline for façade treatment and roofline variation. Vertical Controls The study identifies maximum building heights at 105 feet and horizontal expression lines at 10, 30, and 80 feet. The expres- sion lines provide a level of consistency in the architecture and create a pedestrian-friendly streetscape environment. Horizontal Variation Horizontal variation of architecture and building heights along West Broadway establishes an interesting mix of building types preventing the formation of a static façade. Building heights are elevated at key intersections to define public spaces and create gateways into Riverfront Triangle. M I S S O U L A R I V E R F R O N T T R I A N G L E 19 ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I P u b l i c S p a c e s M I S S O U L A R I V E R F R O N T T R I A N G L E 20 Public Spaces A diversity of public spaces, including streetscape improve- ments, plazas, larger gathering spaces and trail connections, provide a clear framework for the Riverfront Master Plan. The framework establishes a public space network that integrates the development with the riverfront through the arrangement of plazas and corridor connections. The central gathering and destination plaza in the plan is Riverfront Plaza, located at the terminating point of Owen Street. The plaza has been oriented to maximize views to the surrounding mountains and is fronted with hotel, residential, office and retail uses. The plaza establishes a two-tier gather- ing space where the upper level responds to the uses along Front Street and the lower level accommodates riverfront activities including performances. To establish a clearly defined edge to the development and provide an identifiable gateway to downtown, Gateway Plaza has been located at the Front and West Broadway intersection. This space includes a newly designed intersection, a plaza space including the proposed relocation of the Fox Theatre sign, pedestrian crosswalks with bulb-outs extending sidewalks at intersections, and proposed buildings with ground-floor retail to activate the plaza. Streetscape improvements along West Broadway, Front Street, Orange and Owen streets establish pedestrian connections around the entire development and strengthen the relationship to the surrounding areas by promoting a continuous circula- tion network. Based on current use and character of each street, the plan establishes a hierarchy of streetscape treatments from the intimate scale of Front Street to the broader boule- vard treatment along West Broadway. The Master Plan includes a continuation of the riverfront trail system into the site. The proposed trail alignment connects to all public corridors and plaza spaces creating a sequence of plazas along the riverfront that are activated by a mixture of building uses. The general character of this section of river- front departs from the large open spaces along the southern portion of the Clark Fork River and creates urban pockets of activity for public gatherings of various sizes. The distribution of these spaces creates a series of punctures in the development fabric, providing a variety of connections to the river's edge. ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I S t r e e t s c a p e I m p r o v e m e n t s - F r o n t S t r e e t Front Street Improvements Front Street will become the primary mixed-use pedestrian street in the Riverfront Master Plan. Cafes, retail, residential town houses and future hotel uses line the street and activate the adjacent sidewalk zone. Improvements include establishing a one-way inbound connection between the West Broadway intersection (Gateway Plaza) and the Owen Street intersection. Diagonal parking is located on the North side of the street in this section. Two-way traffic with parallel parking will occur between the Owen and Orange streets intersection. Streetscape improvements include the implementation of pedestrian streetlights, furnishings, awnings along building facades and adequate architectural fenestration to establish a well-scaled pedestrian atmosphere. M I S S O U L A R I V E R F R O N T T R I A N G L E 21 Section - Front Street Improvements Existing Section - Front Street View West View East ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I S t r e e t I m p r o v e m e n t s - We s t B r o a d w a y M I S S O U L A R I V E R F R O N T T R I A N G L E 22 West Broadway Street Improvements West Broadway will be a new tree-lined boulevard connecting downtown Missoula to the areas west. A triple row of trees will provide a defined boulevard that accommodates high traffic volumes and pedestrian activity. Intersection improvements including bulb-outs and medians will accommodate pedestri- an crossings, minimizing conflicts with vehicular traffic. The overall character and scale of the streetscape improvements are intended to reinforce the role of Broadway in the citywide street network and to help establish a clear hierarchy around Riverfront Triangle. Improvements include a new landscaped median, additional tree plantings, street furnishings, street lighting, pedestrian cross- walks with bulb-outs at corners, intersection improvements, bicycle lanes, and the narrowing of vehicular lanes. Section - West Broadway Existing Section - West Broadway View East View West ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I S t r e e t I m p r o v e m e n t s - O r a n g e S t r e e t M I S S O U L A R I V E R F R O N T T R I A N G L E 23 Orange Street Improvements Orange Street will continue its role as a primary connector between South Missoula and Interstate 90 and establish a con- tinuous tree-lined street to accommodate pedestrian crossings. Tree patterns will define important intersections and pedestri- an crossings will be included at West Broadway and Front Street/Main Street. Improvements along the street significant- ly impact the east edge of Riverfront Triangle and should establish an improved relationship with buildings fronting Orange Street. Improvements include a new landscaped median, additional tree planting pattern to reinforce the role of the street as a vehicular connector, street lighting, pedestrian crosswalks with bulb-outs at corners, intersection improvements and the nar- rowing of vehicular lanes. Section - Orange Street Improvements View South View North Existing Section - Orange Street ---PAGE BREAK--- I I I . C O M P O N E N T S O F T H E P L A N I C i r c u l a t i o n a n d A c c e s s Pedestrian Connection and Public Space Plan The pedestrian framework establishes direct connections to the adjacent neighborhoods and the existing riverfront trail by establishing a “permeable” development area along the river. Public plazas, alley corridors and new trails along the Clark Fork River establish a diverse mix of pedestrian experiences that integrate public spaces with new development activated by a mixture of uses. Gateway Plaza and Riverfront Plaza establish destinations that connect neighborhood streets to the river- front trail network. The orientation and configuration of plaza spaces preserve important views that were identified during the planning process. M I S S O U L A R I V E R F R O N T T R I A N G L E 24 Parking Structure and Access Plan The parking plan concentrates on the use of structured parking with well-defined access points and on-street parking as a result of street improvements. Two types of structures have been proposed for the Master Plan. The largest structure, at the corner of Orange Street and West Broadway, is a stand-alone parking deck wrapped with mixed-use buildings. All other structures have been integrated with, and stacked below, pro- posed buildings. Water-table levels have been considered and are reflected in the plan by using only two-story, below-ground parking structures. The Riverfront site is being considered for inclusion in the central business district area. The CBD area currently has no required parking conditions. Vehicular Circulation and Access Plan In order to achieve a successful mixed-use development, the plan allows traffic exposure and visibility to influence the for- mation of the plan and the location of street improvements. The circulation framework has been organized to achieve well- distributed traffic volumes in and around the Riverfront site without compromising the pedestrian atmosphere. Access points to all parcels have been clearly defined in the plan and provide a flexible framework for future development. The plan proposes the modification of Front Street between Broadway and Owen to a one-way inbound access street lined with diag- onal parking. This strengthens the pedestrian orientation of the street and minimizes impacts to the historic Front St. busi- ness corridor. Service Corridors and Alley Plan The service plan has been organized to provide clearly defined access to all buildings in the plan. Mid-block access points and alley connections between buildings have been used to provide flexibility for future land development. Anticipated uses for service areas include garbage removal, delivery zones and pos- sible utility corridors to accommodate development parcels.