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C H A P T E R V I I m p l e m e n t a t i o n P r o c e s s 35 ---PAGE BREAK--- A key component of the success of Riverfront Triangle will be incremental growth of the development and strategic phasing of public infrastructure and utility improvements. The pro- posed plan has been created to proved flexibility for short-term and long-term growth patterns. The foundation for this study was created by simultaneously testing economic trends, basic market analysis research, physical testing of the site plan and a schematic study of the utility improvements necessary for the success of the project. (A more detailed explanation of the eco- nomic assumptions can be found in the Economic Summary section of this document.) The result of these efforts has produced a projected plan with a 1- year build-out cycle. The plan has been subdivided into development parcels and building envelopes that fit within the economic assumptions researched by the consultant team. The following phasing scenario demonstrates one potential 15-year build-out cycle of the Riverfront Triangle Master Plan combin- ing public improvements such as utility infrastructure, plazas and trails with new building development. 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 36 V I . I M P L E M E N TAT I O N P R O C E S S I S t r a t e g i c P h a s i n g Strategic Phasing Sequence ---PAGE BREAK--- V I . I M P L E M E N TAT I O N P R O C E S S I S t r a t e g i c P h a s i n g Phase 2 The Fox Parcel Phase 2 concentrates on the development of the Fox Parcel. Beginning along the riverfront, the development utilizes the asset of the location and creates a residential building in the first stage. The second stage incorporates the Riverfront Plaza public space and the adjacent hotel. The final stage and full build-out of the parcel develops the building at the corner of Orange and Front streets. This three-stage development scenario includes public improvements such as the extension of the riverfront trail and Riverfront Plaza. Structured parking for the site has been accounted for but must be considered an integral part of the development sequence. 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 37 Phase 1 The Chicken Parcel In this scenario, Phase 1 development hesitates from develop- ing the former Fox Theatre site and concentrates development on the block between West Broadway and Front Street. Public improvements include Owen and Front Street improve- ments.This is intended to build value on the riverfront parcels by developing the surrounding parcels and holding off until market pressure is able to create the desired development along the river. The parcel is planned as a wrapped parking structure and can be phased in three stages. The first stage includes the building on the corner of Front and Owen streets. Building develop- ment continues to the north side of the block, along West Broadway, before the final development of the building at the corner of Orange and Front streets. ---PAGE BREAK--- Phase 4 The Clinic Parcel Planned for an eight-to 15-year build-out, the final phase of the redevelopment begins the demolition of the Western Clinic buildings and the infill on those sites. The first stage includes the implementation of the West Broadway Street improvements and the development of the triangular site between Owen and West Broadway. The position and development of this building defines the eastern edge of Gateway Plaza and becomes a land- mark building for entry into the downtown business district. The second and final stage of this phase includes the redevel- opment of the Western Clinic Building along Front Street. The new building completes improvements along Riverfront Plaza and provides the final mixed-use structure at the corner of Owen and Front streets. 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 38 V I . I M P L E M E N TAT I O N P R O C E S S I S t r a t e g i c P h a s i n g Phase 3 The Taco John I Tire-Rama Parcel Phase 3 of the redevelopment occurs between six and 10 years, leapfrogging the existing Western Clinic and beginning the res- idential buildings near the intersection of West Broadway and Front Street. Public improvements include the continuation of the riverfront trail. With the Front Street improvements in place, the new residential development is able to capitalize on river views and the new streetscape environment. The second stage of Phase 3 continues the development west- ward and begins to form the southern edge of Gateway Plaza at the corner of West Broadway and Front streets. Structured parking and service alleys have been considered in the planning for these sites but must become an integral part of the develop- ment. ---PAGE BREAK--- Parcel Plan The parcel plan defines the larger development areas for Riverfront Triangle and the basic building blocks for future development. Parcel boundaries define the perimeter areas for proposed building in the plan. Public plazas, right-of-way boundaries, service corridors and riverfront setbacks have been accommodated in the parcel plan as areas outside parcel limits. The Riverfront Master Plan has identified five basic parcels along with parcel subdivision for individual building envelopes. 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 39 V I . I M P L E M E N TAT I O N P R O C E S S I D e v e l o p m e n t C o n t r o l s I P a r c e l P l a n ---PAGE BREAK--- Build-to Requirements To promote a pedestrian-oriented urban environment, build- to requirements have been established to prevent building setbacks and encourage well-defined public spaces. They are intended to affect the location of buildings in order to define and contain the street space, concentrate and reinforce pedes- trian activity, and create a sense of place. 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 40 V I . I M P L E M E N TAT I O N P R O C E S S I D e v e l o p m e n t C o n t r o l s I B u i l d - t o - R e q u i r e m e n t s ---PAGE BREAK--- Architectural Axis and Nodes To promote a pedestrian-oriented development and respond to the adjacent city fabric, specific corners have been identified as key architectural elements. Building orientation, heights, entries and façade treatments are intended to create a clear axial relationship to the surround streets by identifying archi- tectural nodes. 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 41 V I . I M P L E M E N TAT I O N P R O C E S S I D e v e l o p m e n t C o n t r o l s I A r c h i t e c t u r a l A x i s a n d N o d e s ---PAGE BREAK--- Building Heights To integrate the new development with the surrounding city fabric maximum building heights have been identified for each parcel. Building heights are measured by the highest point of proposed structures. Building height varies throughout the plan and achieves the higher structures along West Broadway and lower structures along the riverfront corridor. 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 42 V I . I M P L E M E N TAT I O N P R O C E S S I D e v e l o p m e n t C o n t r o l s I B u i l d i n g H e i g h t s ---PAGE BREAK--- Permitted Uses Permitted uses prescribe a maximum square footage of build- ing program and land use for each parcel. To promote overall mixture of uses the program distribution corresponds with the desired building density and public space framework. Specific required square footages for retail, office/commercial and resi- dential uses and overall floor-area ratio have been defined . 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 43 V I . I M P L E M E N TAT I O N P R O C E S S I D e v e l o p m e n t C o n t r o l s I P e r m i t t e d U s e s ---PAGE BREAK--- Ground-Floor Retail To promote an active street environment, required ground-floor retail areas have been identified. This is intended to affect the location of active retail areas in the plan and to provide a clarity for future developers. The required retail must promote an active street environment and are encouraged to have outdoor eating areas, adequate signage and appropriate window trans- parency to encourage a building-to-street relationship. 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 44 V I . I M P L E M E N TAT I O N P R O C E S S I D e v e l o p m e n t C o n t r o l s I G r o u n d F l o o r R e t a i l ---PAGE BREAK--- V I . I M P L E M E N TAT I O N P R O C E S S I I m p l e m e n t a t i o n P r o c e s s The following list of recommendations are provided to guide the implementation of the Riverfront Triangle Master Plan. The list of requirements anticipate both a public and private involvement in the development of the plan. • Criteria need to be established for the successful bidder(s) for the Riverfront Triangle and a process for the selection of developer(s). We have outlined a suggested list of crite- ria in the master plan document but these need to be discussed with the MRA board, St. Patrick Hospital and the city officials to reach agreement on how developers will be selected. • We believe that a community association may be in order for the Triangle. The maintenance of common areas and criteria for operations of the various facilities should be managed in common rather than on a building by build- ing basis. • A design review process needs to be established and agreed upon. Bidders want to know what steps they will have to take in order to get to a building permit. We recommend that this be handled by a committee appointed by the community association rather than given to city staff. Developers would be much more comfortable with this process. • It appears that the housing authority has the ability to par- ticipate at some level in development of one of the projects. Inclusion of affordable housing in the plan would also advance the city's social agenda. Focusing its energies on the Chicken block, at the corner of West Broadway and Front streets, would seem to make the most sense. • Financing of parking, streetscape, and park improvements may best be accomplished through the creation of a new TIF district. Knowing that this possibility exists would greatly enhance the attractiveness of the project to devel- opers. • To the extent that the streetscape and park improvements are financed through a public finance mechanism, the developer would be freed from any direct responsibility for managing the work and for designing these improve- ments. This would suggest a public design process that would also help to avoid a negotiation over finishes, levels of amenity, etc. This work also needs to be placed on the master work schedule. • The parking authority needs to participate at some level (ideally with $4M in bonds but at a minimum $2M). This is critical to having the funding needed to kick-start the Chicken block. • Zoning of the Riverfront Triangle should be completed before the project goes to bid. This removes much of the uncertainty for potential developers and gives them confi- dence they are in accordance with zoning and have approval from the City. • The creation of a boulevard on Broadway would help to advance the development of the Riverfront Triangle. To the extent that MRA can participate in the State's planning process, it would be time well-spent. • The MRA, based on our pro forma, will need to remove the trash from the site. It would seem that there is no point in proceeding with this until you have a developer identified, but this work needs to be placed on a master calendar. • Finally, a more focused proforma and market analysis should be conducted to answer any of the more detailed questions from potential developers. This would again remove any uncertainty for the developer about the economic “legs” of the project and give the city hard data for the negotiation of the parcels. By anticipating developer questions, the City will have proven its understanding of the economics. 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 45 ---PAGE BREAK--- A p p e n d i x 46