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C H A P T E R 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 ---PAGE BREAK--- I I . M A S T E R P L A N D E V E L O P M E N T P R O C E S S I P u b l i c P r o c e s s O v e r v i e w The Master Plan vision for Riverfront Triangle has been defined as a continuation of the Riverfront Triangle Public Charrette held on January 12, 2002. The Master Plan process represents the continued exploration of the principles and vision defined by the participants of the charrette. A series of three public meetings, lead by the consultant team and organ- ized by the Missoula Redevelopment Agency, guided the formation of this Mater Plan allowing periodic review and comments from the residents of Missoula. The following outline summarizes the purpose of the three meetings and describes the plan development as presented to the public. 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 9 ---PAGE BREAK--- I I . M A S T E R P L A N D E V E L O P M E N T P R O C E S S I F i r s t P u b l i c M e e t i n g 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 10 First Public Meeting The first public meeting introduced the consultant team to the public and outlined the timeline for the Master Plan process. • Master Plan consultant team introductions by Geoff Badenoch • Outline for Master Plan process identifying timeline, phases of the master plan process, and tasks for each phase. • Review of Riverfront Triangle and Fox Theater site history and previous redevelopment proposals. • Review of the Riverfront Charrette process and summary of principles identified by the participants. • Comments, question-and-answer period for the attending public. • Public participation exercise ranking the design principles from the Riverfront charrette process. Twenty-six principles were developed by the consultant team from the previous studies and voted on, using Post-It tabs. • Public participation exercise ranking the location of mixed- use distribution and view corridors on the Riverfront site. Plans locating office use, ground-floor retail, residential use, and important views to preserve were posted by the con- sultant team and voted on using Post-It tabs. • Final comments and recommended areas of improvement for the second public meeting. Tabulation of Principles 1. Park along the River Extended and 33 Riverfront Park Nodes 2. Housing along The River 32 3. Mixed Uses and Economic Diversity 31 4. Pedestrian Scale at Street 26 5. Use Relationship with Hospital 22 6. Building Stepping 21 7. Multiple Buildings 20 8. "Downtown-Like Along Broadway” 18 9. Interior Plaza 18 10. Structured Parking/Underground 16 11. Consider Partial Closure of Front Street 16 12. Urban Attitude 15 13. Traffic Control/Safe Crossing at Broadway 13 14. Commercial Activity Along Front Street 12 15. Strong Thematic Whole 12 16. Great Streets 12 17. Architectural Terminus To Front Street 11 18. Commercial Activity Along Orange Street 8 19. Civic Nodes 8 20. Land Assembly/Joint MRA and St. Patrick 6 21. Fox Theatre Sign Relocated 5 22. Owen St. Access & View Corridor To River 5 23. End Points and Entry Gates 3 24. Maintain the Grid Pattern 2 25. Utilize Missoula's Parking Program 0 Tabulation of Retail Option 1 18 Option 2 7 Option 3 4 Tabulation of Office Option 1 8 Option 2 6 Option 3 15 Tabulation of Residential Option 1 5 Option 2 3 Option 3 21 Tabulation of View Corridors View A 0 View B 0 View C 4 View D 14 View E 5 Planning Principles Voting Chart Retail Diagram Office Diagram Residential Diagram View Corridor Diagram ---PAGE BREAK--- I I . M A S T E R P L A N D E V E L O P M E N T P R O C E S S I S e c o n d P u b l i c M e e t i n g Second Public Meeting The primary purpose of the second public meeting was to present the project analysis and the master plan alternatives to the general public. • Review of the first public meeting, including a summary of the public participation exercises. • Presentation of project analysis using the Riverfront Vision Plan and the Riverfront Framework Plan. • Presentation of three master plan alternatives,including land- use distribution, building heights and density, and public space plan locating trails, plazas, and sidewalk improvements. • Comments, question-and-answer period from the attending public. • Transportation and utility analysis by traffic engineer including proposed street improvements for Broadway, Orange, and Front Streets. • Architectural analysis of downtown Missoula timeline, principles derived from the timeline study, and an analysis of the Missoula skyline and building heights in downtown. • Final comments from the consultant team 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 11 Distribution of Uses Alternative 1 Distribution of Uses Alternative 2 Distribution of Uses Public Space Plan Public Space Plan Public Space Plan Building Massing and Density Building Massing and Density Building Massing and Density Alternative 3 ---PAGE BREAK--- I I . M A S T E R P L A N D E V E L O P M E N T P R O C E S S I F i n a l P u b l i c M e e t i n g Final Public Meeting The purpose of the third and final meeting was to present the preferred Master Plan to the general public and to introduce development guidelines for redevelopment of the site. • Review of the first two public meetings including project history, analysis overview and alternative review. • Presentation of alternative for possible street closure on Front Street. • Presentation of preferred alternative Master Plan includ- ing building use and density distribution; building heights, fenestration, and important architectural corners; streetscape improvements along Broadway, Orange, and Front streets; public space improvements; and three dimensional views of the proposed Master Plan. • Explanation of the development criteria and economic assumptions established for the Master Plan. • Explanation of the potential need for some public subsidy to make the public's vision become reality. • Presentation of phasing scenario and the flexibility in the Master Plan to accommodate smaller, incremental devel- opment based on consultant team economic analysis. • Presentation of development controls including: circula- tion, parking, and access points, building heights, architectural axis and nodes, permitted land use, parcel plan and required ground-floor retail areas • Comments, questions-and-answer period. • Public participation exercise voting on alternatives for the closure of Front Street. Tabulation of Street Closure Full Closure of Front Street 2 Partial Closure of Front St. and Pedestrian Corridor 19 No Closure of Front St.; One-Way Inbound Access 15 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 12 [ A ] [ B ] [ C ] Distribution of Uses Building Massing West Broadway Facade Study Phasing Diagram Parcel Plan Circulation Plan Front Street Closure Diagrams