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missoula riverfront triangle redevelopment master plan August 03 DESIGNWORKSHOP OZ Architects WGM Group, Inc. ---PAGE BREAK--- A c k n o w l e d g e m e n t s The Missoula Riverfront Triangle Redevelopment Master Plan has been prepared for the Missoula Redevelopment Agency, under the directed leadership of Geoff Badenoch and Chris Behan. The plan was prepared by Design Workshop, a planning and urban design firm, OZ Architects and WGM Engineers of Missoula. The planning effort was jointly funded by the Missoula Redevelopment Agency and St. Patrick Hospital. The redevel- opment plan is the result of a three-month process that included three public meetings and review sessions, meetings with individual land owners and interviews with local officials. ---PAGE BREAK--- Ta b l e o f C o n t e n t s I I N T R O D U C T I O N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1 project vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 objectives of the master plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2 project history . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 riverfront timeline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 planning principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5 context and vision plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 framework plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 I I M A S T E R P L A N P R O C E S S & D E V E L O P M E N T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .8 public process overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 first public meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 second public meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11 final public meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 I I I C O M P O N E N T S O F T H E P L A N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13 introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .14 land use plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 building program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16 building massing and form . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 west broadway facade study . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19 public spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20 streetscape improvements I front street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21 streetscape improvements I west broadway . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22 streetscape improvements I orange street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23 circulation and access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24 I V A R C H I T E C T U R A L A N A LY S I S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 architectural timeline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26 architectural principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 missoula skyline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .30 V E C O N O M I C A N A LY S I S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31 development assumptions and economic data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32 summary of economic analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33 V I I I M P L E M E N TAT I O N P R O C E S S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .35 strategic phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36 development controls . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39 implementation process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .45 V I I I A P P E N D I X . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46 ---PAGE BREAK--- C H A P T E R I I n t r o d u c t i o n 1 ---PAGE BREAK--- I . I N T R O D U C T I O N I P r o j e c t V i s i o n The vision for the Riverfront Triangle Redevelopment Site is derived from the role of the city in its regional context; the rich natural, cultural and architectural history of downtown Missoula; the textured urban fabric and block structure that surrounds the site; the development of linkages and connec- tions to the Clark Fork Open Space, St. Patrick hospital district, central business district, Civic Stadium and McCormick Park; and the determination to reinforce a vital civic life in the heart of the city. Fundamentally, this project has been more than one specific site, it represents an opportunity to energize the western downtown district, reorienting itself to the river and surrounding community. Riverfront Triangle will play a central role, both geographically and financially, in the future of downtown Missoula. The primary objective of this Master Plan effort was to lead and foster an in-depth exploration of design possibilities in order to generate a plan that will create a successful downtown district that is alive with a diversity of peoples, public places, activities and uses. The plan is a bold vision, socially/cultural- ly responsible and is economically beneficial to the city. Urban redevelopment projects such as Riverfront Triangle offer numerous challenges that must be understood and sys- tematically addressed in any plan. Some of the challenges have included integrating a diverse development program offering both public and private uses, understanding parking demands and site access, sensitive density distribution including the preservation of view corridors, and establishing a sense of permeability in the design that integrates public/private spaces and extends the influence of the river- front into the surrounding community. The Master Plan capitalizes on the surrounding assets, estab- lishing a meaningful dialogue with these resources in order to become an extraordinary urban redevelopment. The plan incorporates the existing proximity and location along the Clark Fork River, including significant interfaces with the northern riverfront trail. As a continuation of the extensive public investment along the Clark Fork, the Riverfront Triangle project orients the development to the river, providing civic amenities and uses along its shores. McCormick Park and the new Civic Stadium are additional public amenities along this park system necklace that have been considered in the plan- ning process in order to evaluate how this site fits within the entire corridor. Seen as the western gateway to Missoula, the existing downtown activities, services and entertainment have represented a significant influence on the configuration of the site and resulted in the proposal for a Gateway Plaza at the intersection of West Broadway and Front Street. The area to the north, including West Broadway, St. Patrick Hospital, and the surrounding mixed-use residential area were considered in the planning process and have resulted in pedestrian corridors connecting the northern community areas to proposed river- front improvements and mixed-use development. The project has been oriented to fit within the existing fabric while also becoming a centerpiece and point of connection among the significant urban facilities, establishing a dialogue with the greater Missoula community. In order to create a successful redevelopment plan for Riverfront Triangle, a list of specific objectives was defined to guide the decision-making process. The list draws from the opinions expressed during the charrette process and establish- es a framework for the development of the Master Plan. The objectives are: To continue the process of active public involvement in defin- ing the vision for the property To produce a physical plan that clearly articulates the follow- ing: • proposed land uses and building program • architectural massing, form and character • delineation of public and private areas • transportation/access/service improvements • public amenities such as plazas, gathering spaces, pedestrian trails, park areas, and interfaces among public areas and adjacent private spaces. To establish a list of improvements to infrastructure, includ- ing parking, utilities and traffic calming. To produce a plan that is economically viable for short- and long-term development To develop a blueprint for the city to evaluate future devel- opment proposals. To provide a list of strategies and a series of steps for the city to implement the master plan. 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 2 O b j e c t i v e s o f t h e M a s t e r P l a n ---PAGE BREAK--- I . I N T R O D U C T I O N I P r o j e c t H i s t o r y Riverfront Triangle history plays a significant role in its future development. The importance of settlement along the Clark Fork River and the relationship of the community to the land have guided the growth of Missoula since it was founded in 1865. The history of the Riverfront site began with its use as the town dump between the years of 1865 and 1928 on portion of land currently owned by the City of Missoula. Surrounding development pressure continued and, in 1928, the McCormick Subdivision was put in place on the western portion of the parcel followed by the construction of the Orange Street Bridge in 1935. In 1945, the landmark Fox Theater was constructed at the corner of Front and Orange streets permanently transforming the use of the site from city dump to a community entertainment venue. The construction of the Fox Theater also began to establish the importance of the Riverfront site as the western entrance to Missoula's Central Business District, establishing a direct link to businesses along Front Street, where historical “female boarding houses” were once located. After an extended period of operation the Fox Theater closed its doors to business and in 1984 the Mann Corporation donated the site and existing building to the City of Missoula. Soon after, the city, interested in redevelopment of the site, began to solicit development pro- posals for the Fox property in hopes of providing a land use that maximized the development potential of the site while contributing significant public amenities. After a series of unsuccessful proposals and a structural assessment ruled the building unsuitable for renovation, demolition plans were pre- pared and the building was razed in 1990. Proposals for the city-owned Fox property continued through- out the 1990s and in 2001, the city acquired the former Mustard Seed site solidifying its land holdings at the corner of Front and Orange streets. Simultaneously the expansion of the St. Patrick Hospital complex was also beginning to have an impact on the triangu- lar site. The helipad, parking structure and connecting pedestrian tunnel were constructed between 1977 and 1985. As a primary land owner, the hospital continued its influence on the future of the site by acquiring the Western Montana Clinic properties in the 1990s. On January 12, 2002, Missoula Redevelopment Agency and St. Patrick Hospital and Health Sciences Center co-sponsored a conceptual planning charrette involving a diverse group of selected community members. The charrette provided a philo- sophical framework to guide strategies of development design and uses within the Riverfront Triangle. The product of this planning exercise was the Riverfront Triangle Charrette West Broadway at Orange Street Project Report. 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 3 ---PAGE BREAK--- I . I N T R O D U C T I O N I R i v e r f r o n t T i m e l i n e 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 4 Riverfront Timeline The Riverfront Timeline attempts to capture the evolution of the project site since the establishment of the City of Missoula. The historical data for this study was gathered from personal interviews and research of the site and surrounding areas. The timeline establishes a sequence of developments and proposals for the site that have influenced the changing conditions of the Riverfront Triangle area. Displayed chronologically, each significant event includes a summary of related principles and programs. The purpose of this study is to inform the proposed Master Plan by reviewing important historical events and pro- posals for the site. ---PAGE BREAK--- I . I N T R O D U C T I O N I P l a n n i n g P r i n c i p l e s The guiding principles for Riverfront Triangle provide the basic foundation for decision-making throughout the Master Plan process. These principles were generated from the 12 the- matic goals defined in the Consensus section of the Riverfront Triangle Charrette Report. 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 5 ---PAGE BREAK--- I . I N T R O D U C T I O N I C o n t e x t a n d V i s i o n P l a n In order to provide the greatest benefit to the residents of Missoula, the Master Plan must be integrated with the larger context of the entire city, capturing the benefits of the sur- rounding assets and generating a plan that responds to the needs of the local community. The Master Plan team reviewed existing conditions and analyzed this context to establish a framework that would inform the development’s land-use dis- tribution, public-space areas, building orientation, pedestrian corridors and transportation improvements. The location of the Riverfront Triangle site along the Clark Fork River corri- dor, its position on the western edge of the central business district, and the influence from the surrounding neighbor- hoods all have a significant impact on the formation of the Mater Plan. Missoula Riverfront Vision Plan Establishing a relationship to the lager city context is imperative to create a well-informed plan that continues to promote cen- tralized redevelopment in the core downtown areas along the Clark Fork River. The Riverfront Vision Plan establishes a frame- work for current and future improvements along the open-space corridors that run though the center of the city and balances this opportunity with the surrounding business districts, neighbor- hood areas and university district. The key contextual features that influenced the vision plan are as follows: The Clark Fork River and Rattlesnake Creek corridors provide a tremendous open-space amenity and establish a green spine throughout the city. This is seen as a tremendous asset unique to Missoula and continued redevelopment along its edges are important to the future of central Missoula. The Riverfront site plays a pivotal role in this vision by establishing a redevelop- ment pattern that reorients itself to the river corridor. The proximity of the site as the western gateway to the Central Business District, including St. Patrick Hospital Complex, has direct impact on the types of uses and proposed density for the redevelopment. Ground-floor retail and office uses stacked horizontally and vertically should be included in the Mater Plan. The Broadway mixed-use corridor currently functions as the primary east-west transportation spine, including various business establishments and random building patterns. Distribution of appropriate land uses, transportation roadway improvements and building densities will need to respond to the functions of the Broadway corridor. The positions of the neighborhoods throughout central Missoula establish a residential zone that surrounds the Central Business District, mixed-use corridors and open-space networks. Specific influences include connections from the Northside and Westside Neighborhoods to the riverfront trail and views from the southside neighborhood. Trails, bicycle paths, and parks act as connecting elements linking residents to the river and creek corridors. A mixture of residential uses and interconnected trails will form the primary structure of the Master Plan. 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 6 ---PAGE BREAK--- I . I N T R O D U C T I O N I F r a m e w o r k P l a n The framework plan for Riverfront Triangle establishes the basic foundational structure for the redevelopment of the site. Specific influences include the adjacent streets surrounding the site, such as Orange and Broadway; pedestrian connections to the Northside and Westside Neighborhoods at Owen and McCormick streets; existing and future links to the riverfront trail corridor; axial relationship to Front Street and Main Street; delineation of public open space at the Clark Fork River; building heights and the preservation of important view corridors; and the relationship across the river to McCormick Park and the Civic Stadium. The framework plan identifies the following areas as a foundation to the Master Plan. • The historic importance of the Front Street connection as a primary riverfront business street along the edge of the Clark Fork River must be maintained. Building orienta- tion, fenestration and streetscape design will respond to this connection by establishing a direct link to the Front Street corridor. • The addition of a pedestrian bridge connecting the Riverfront plaza to McCormick Park will provide a direct link across the river that captures the benefits of the Civic Stadium and McCormick Park. • The relationship to Main Street and the termination of the view from Higgins Avenue must be addressed by responsi- ble architectural treatment of the buildings at the corner of Front and Orange streets. • The Owen Street neighborhood connection establishes a direct link to the Northside and Westside Neighborhoods. Public improvements along this corridor must enhance the connection to the riverfront and terminate at the Riverfront Plaza. • The McCormick Street connection will become the primary link between the St. Patrick Hospital campus and the riverfront trail. Pedestrian streetscape improvements and the proposed Gateway Plaza will provide a clear entry to downtown Missoula. • Improvements along West Broadway are recommended to establish a pedestrian-friendly, tree-lined boulevard on the northern edge of Riverfront Triangle. Improvements include a tree-planted median with turn lanes, widened sidewalks, and adjusted lane configurations that will include bicycle lanes and parallel parking. • Improvements along Orange Street will provide a narrow tree-lined median and widened sidewalks. The function of Orange Street as a transportation spine connecting down- town to Interstate 90 will be balanced with streetscape improvements enhancing pedestrian areas and project visibil- ity. • Clark Fork River corridor trail and connections to Caras Park and areas west of the site will be enhanced through the addition of new public gathering areas and a extension of the existing trail system. 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 7