Charrette Report the City of Columbia, Mo

CHARRETTE REPORT THE CITY OF COLUMBIA, MO

10.08.10

prepared for the City of Columbia and the Downtown Leadership Council by STUDIO 2 acknowledgements IMAGE OF CHERRY STREETPEDESTRIANMALL Tony Sease PE,NCARB;CivitechInc. Dan Hellmuth AIA, LEED AP; Hellmuth+Bicknese Architects Matt Wetli, DevelopmentStrategies,Inc. Robert Lewis AICP, CEcD; DevelopmentStrategies,Inc. Sub-Consultants Eduardo Ponce,Designer Timothy Breihan,SeniorUrbanDesigner Laura Lyon, PublicLiaison Tim Busse AIA, CNU; CharretteCoordinator Bryan Taylor Robinson AICP, LEED AP; Project Manager John HoalPhD, AICP, NCI,FBCI;ProjectDirector H3 StudioCharretteTeam Bernie Andrews, REDIRepresentative Clyde Wilson,EastCampusNeighborhood Association Bill Thompson, DouglassNeighborhood Association Glenn Rice,Planning&ZoningCommissionRepresentative Jay Hasheider, Benton-StephensNeighborhood Association Former Members: Mike Brooks,DirectorofEconomicDevelopment Tim Teddy, DirectorofPlanningandDevelopment Phil Steinhaus,ColumbiaHousing Authority Representative Brent Gardner, HistoricPreservationCommissionRepresentative Matthew Vander Tuig, P&ZCommissionRepresentative Mary Wilkerson,SpecialBusinessDistrictRepresentative Douglas Lange,StephensCollegeRepresentative Bob Hutton,ColumbiaCollegeRepresentative Ken Pearson,BooneCountyCommissionRepresentative Linda Rootes,CityCouncil Appointee Bonnie Bourne,CityCouncil Appointee Rosalie Gerding,CityCouncil Appointee Nick Peckham,CityCouncil Appointee Brian Treece, Secretary, CityCouncil Appointee Gary Ward, Vice-Chair, UniversityofMissouri Representative Randy Gray, Chair, CityCouncil Appointee Current Members: Downtown LeadershipCouncil Toni Messina,DirectorofPublicCommunications Timothy Teddy, DirectorofPlanning&Development John Fleck,GISCoordinator&SeniorPlanner Billye Clemons, Administrative Assistant Tony St.Romaine, Assistant CityManager&Projectmanager Bill Watkins, CityManager Honorable BobMcDavid,Mayor City ofColumbia in theDistrict (forproviding wirelessinternet) (for providing lowrateroom &board),and Wilson’s Fitness Suites (forproviding lowrateroom&board),Regency Hotel (for allthedelicious bacon&hashbrowns),Hampton Inn& lege (forproviding thepublicmeetingspaces),Ernie’s Cafe Department (for providingtables&chairs),Columbia Col- ity, and lighting), The City ofColumbiaParks&Recreation John Ott(forproviding thecharrettestudiospace, electric- A SpecialThanks to... NEIGHBORHOOD WALK table of contents PHOTO DURING 3

1. Introduction...... 4 Table OfContents 2. Charrette Process...... 6 3. The Context...... 8 4. Vision & Goals...... 14 5. Preferred Plans...... 16 6. Implementation...... 32 7. Appendices...... 41

PHOTO OF SOUTH NINTH STREET H3 STUDIO

MAP OF PRIORITY AREAS

NORTH VILLAGE ECO-ARTS BROADWAY & DISTRICT PROVIDENCE

PHOTO OF COLLEGE AVENUE & BROADWAY

4 1 introduction INTRODUCTION began to revitalize local communities by reinventing and re- INCEPTION OF THE PROJECT energizing place. At the same time, transportation strategies As cities look to build upon recent success in revitalization, are embracing sustainability, economic strategies are focus- In May of 2009, the Downtown Leadership Council and they are finding new tools and techniques to reinvest in ex- ing on historic assets and reinvestment, and the environ- the City of Columbia released an Interim Report which fo- isting underutilized infrastructures, reconnect residents with ment has become a top priority for many planning initiatives. cused on urban design as crucial to any future vision for local histories, repopulate vacant and blighted areas, restore Independently, these strategies remain relatively benign; Downtown Columbia. The report focused on “place making” local economies, revitalize sensitive natural assets, and re- working together, they have begun to transform our com- including “key elements of place” and the “key element of wealth their communities with civic dignity for the decades munities. The City of Columbia is well-aware of the trans- urban design.” Specifically, the report included an expanded to come. The City of Columbia, Missouri, is neither new to, formative capabilities of urban design, as well as the myriad downtown study area and the investigation of many layers nor alone in this journey. In many other cities across the challenges faced by the City in this economic climate, and of the urban environment including: buildings, public space, nation, urban design combined with sustainable develop- the imperativeness of sustainability and stewardship to the streets, transportation, landscape, social concerns, historic ment practices and sound economic strategies has already future of their community and local economy. preservation, and energy. The DLC’s key recommendation URBAN DESIGN & PLANNING CHARRETTE to the Columbia City Council was to conduct a “Downtown THE H3 STUDIO CHARRETTE TEAM CHARRETTE TEAM DIAGRAM Urban Design Charrette”, which would synthesize previous planning efforts, bring together the diverse voices of the H3 Studio is a national award-winning, Saint Louis-based City of Columbia, MO community, and develop a consensus vision for the future of interdisciplinary design and planning firm offering a highly

Columbia’s Downtown core. Two priority areas were target- specialized approach to projects within the public and private Project Director & Principal-In-Charge ed for the charrette and, in April 2010, the H3 Studio Char- sector dealing with community development and infrastruc- John Hoal, Ph.D, AICP, CNU, NCI rette Team was contracted with the City of Columbia, under ture. Sub-Consultants to H3 Studio for the charrette includ- Project Manager Bryan T. Robinson, the guidance of the DLC, to conduct the Downtown Urban ed: Development Strategies (economic strategy & market AICP, LEED AP Design Charrette for these two identiﬁed areas. research); Civitech Inc. (transportation & infrastructure); and

Hellmuth+Bicknese Architects (sustainability & energy). This Charette Public Liason Charette Coordinator Laura Lyon, CNU Tim Busse, AIA, CNU The two key nodes were carefully selected. The first node collaboration of diverse professionals allowed the team to identified by the DLC is the North Village Arts District, roughly view problems holistically and provide firm recommenda- DESIGN TEAM bound on the north by Rogers Street, Columbia College, and tions grounded in the best practices of all disciplines. Refer Planning, Urban Design & Landscape Economic Development Planning, Urban Design & Landscape Development Strategies the rail yard; on the east by College Avenue and Stephen’s to the Charrette Team diagram to the right for the working Bob Lewis, AICP, CECD

College; on the south by Elm Street and the University of structure used during the Charrette. Transportation & Civil Engineering BROADWAY & Civitech, Inc. NORTH VILLAGE Missouri; and on the west by Ninth Street. The key features PROVIDENCE Anthony Sease, PE, ARTS DISTRICT DESIGN TEAM NCARB, LEED AP, NCI DESIGN TEAM of this node include a long-standing history of community DOCUMENT PURPOSE Sustainability & Energy arts, current reinvestment in former industrial sites, consoli- Hellmuth + Bicknese Architects Daniel Hellmuth, AIA, LEED AP dated land ownership, prominent institutional presence, and The purpose of this document is to present the preferred op- 5 unique neighborhood fabric and identity. tion plans for both of the priority areas in detail, synthesize Introduction all of the recommendations and assessments to the City of PHOTO OF FLAT BRANCH PARK The second node identified by the DLC is the Broadway & Columbia, and ultimately operate as the guiding document Providence area, roughly bound on the north by Park Av- for the future vision within both areas as well as downtown enue; on the east by Sixth Street; on the south by Elm Street Columbia. This document represents a 15-20 year long- and the University of Missouri; and on the west by Garth range plan for the priority areas; and upon approval of this Avenue. The key features of this node include existing open document by the Columbia City Council, it is recommended spaces and natural features, large underdeveloped parcels that the City of Columbia begin to adjust and amend speci- of land, the edge of the public housing, consolidated land fied ordinances, seek the appropriate funding mechanisms, ownership, and numerous historic assets and streets. The and begin to develop incentive packages to accomplish the nodes are both shown on the map located on the preceding preferred plans contained herein. Detailed information and page and were the focus areas for the H3 Studio charrette specific implementation recommendations are defined in team during this planning process. Section 6 of this report. H3 STUDIO

PHOTO OF WORKBOARDS KICK-OFF PUBLIC MEETING PREFERRED OPTION DEVELOPMENT FINAL REVIEW

DAY 2 (FR) DAY 3 (MO) DAY 4 (TU) DAY 5 (WE) DAY 6 (TH) DAY 7 (FR) DAY 8 (TU) DAY 9 (WE) DAY 1 (TH) JUNE 10 JUNE 11 JUNE 21 JUNE 22 JUNE 23 JUNE 24 JUNE 25 JULY 6 JULY 7 Breakfast Breakfast Breakfast 8:00AM Team Meeting Team Meeting Team Meeting Team Meeting Team Meeting Team Meeting Team Meeting Team Meeting and Studio Set-up Product 9:00 Stake- Stake- Stakeholder Stakeholder Interviews Interviews Refinement holder holder (Property (Property Stake Studio Set-up Studio Set-up Finalization of Owners & Owners & Produc- 10:00 Interviews Interviews Developers) Developers) holder Plan Design tion review Production Stakeholder Stakeholder Options Interviews Interviews as needed Final Client 11:00 Neighborhood Stake- Stake- Meeting with (Institution & (Institution & N-hood N-hood Walk holder holder City Staff Groups) Groups) Meeting / 12:00PM Interviews Interviews Conference Lunch Lunch Follow-Up Call Lunch Stakeholder 1:00 Stake- Stake- Stakeholder Stakeholder Meetings Interviews Interviews holder holder (Property (Property Production Interviews Interviews Owners & Owners & NODE 1 NODE 2 2:00 Developers) Developers) Preferred Plan Stake Client Team Stake Stake holder Stakeholder Stakeholder Development Produc- Meeting Prepara- Mtg. Prep Interviews Interviews holder holder review 3:00 (Institution & (Institution & tion tion Stake- Stake- N-hood N-hood review review as needed as needed as needed holder holder Groups) Groups) 4:00 Interviews Interviews Public Lecture Public Mtg. DLC Meeting Prep Public Meeting Meeting Prepara- Draft 3 WEEKS (OFF-SITE) 3 WEEKS (OFF-SITE) tion CHARRETTE PREPARATION 5:00 Team Meeting Client Review Preferred Plan Public Meeting Dinner Client Review Open House Analysis, Ideas & Preliminary 6:00 Dinner Case Studies Preferred Plan Dinner (snacks provided) Public Meeting Dinner Dinner Stake- Stake- Plan Design holder holder 7:00 holder holder Options REPORT & PLAN IMPLEMENTATION FINAL Interviews Interviews Presentation Preferred Plan Preferred Plan to City Council 8:00 Development/ Synthesis/ Plan Production Preferred Plan Team Review Development 9:00

10:00 ALL-DAY OPEN HOUSE 11:00

Meeting Key Team only Stakeholder/Client Meeting Public Meeting ON-SITE ON-SITE ON-SITE 6 2 charrette process OVERVIEW & SCHEDULE interviews, a neighborhood walk, a public presentation on downtown redevelopment and best practices, and the Kick- The Charrette Process used for both of the priority areas Off Public Meeting. Phase 2 of the charrette process was the was a three-part public engagement and open design studio On-Site 5-Day Charrette aimed at preferred option devel- process phased over a one month period beginning on June opment. This phase included two public meetings, an open 10, 2010. Prior to the Charrette Process, the team worked house, numerous stakeholder interviews, and an on-site de- with the city to assemble a vast of amount of information and sign studio where the team worked to develop a preferred filter through an analysis of the greater context of Columbia plan. Finally, Phase 3 of the charrette process was the On- and the identified priority areas. Base maps and analysis Site Final Presentation where the preferred options were re- maps were created to help the public visualize the issues fined and detailed. This phase included the final stakeholder of the project. Phase 1 of the charrette process was the On- interviews and a presentation of the preferred options to the

PHOTO DURING THE FINAL PUBLIC PRESENTATION Site Kick-Off Meeting, which included the initial stakeholder City of Columbia City Council. URBAN DESIGN & PLANNING CHARRETTE

PHASE 1: ON-SITE KICK-OFF MEETING on display the entire week, and the public was invited in to view evolution of the project. The purpose of this phase of The purpose of this phase of the Charrette was to achieve work was to bring key stakeholders—including developers, an initial understanding of the issues affecting the com- property owners, and decision makers—back to the table munity and to develop a set of goals & ideas to aid in the in order to work through revisions and refine the develop- creation of a set of options for the priority areas. The H3 ment options. Day one included a round of stakeholder in- Studio charrette team met with numerous stakeholders terviews in the morning and a public meeting in the evening over the course of the two day period and garnered valu- where the public was shown the development options and able input into the project with one-on-one interviews, group encouraged to provide input on the plans. Using this input, PHOTO DURING THE FIRST PUBLIC WORKSESSION stakeholder forums, and a neighborhood walk. The neigh- the team gained an understanding of the general direction of borhood walk took place on June 10, 2010 at 11:00 am. The the preferred plans. On day three, following a second round general public was invited to walk around Downtown with of stakeholder interviews, open house was held where the the team and offer their concerns, ideas, and vision for the public was invited into the design studio and provided ac- future of the study areas. Following this walk, the team met cess to the design team for a questions and comments. The with numerous stakeholders over the next day-and-a-half Team walked the attendees through the preferred options where all of the key issues and ideas for the project were and listened to the residents reactions. Final changes were vetted and refined. The summation of this phase of work made to the preferred options in response to this input, and was a public presentation and public meeting held at Dulany a final presentation of the preferred options was made to the OPEN HOUSE Hall on June 11, 2010 at 4:00 pm. The team gave a public public at 5:00 pm in Dulany Hall on June 25, 2010. PHOTO DURING THE 7 lecture on downtown redevelopment scenarios and projects, Charrette PlanningProcess and finished the evening with a public work session where PHASE 3: ON-SITE FINAL PRESENTATION the attendees sketched their ideas onto blank base maps. Immediately following this kick-off meeting, the team com- Following the week long On-Site Charrette, the team began pleted an urban analysis of the priority areas, and developed to detail the preferred options and make final revisions to the three options for each node based on the initial public meet- draft plans. On July 6, 2010 the H3 Studio charrette team ings and stakeholder input. held final meetings with several key stakeholders and presented the refined preferred options to the Columbia City PHASE 2: ON-SITE 5-DAY CHARRETTE Council to update them on the planning process and collect any final input from the public. After this presentation, the During this phase, the H3 Studio charrette team worked team returned and made the final revisions to the preferred in an open design studio at the Berry Building on Walnut plans based on the input which was received, along with Street. Presentation boards and analysis mappings were developing the final report. PHOTO DURING STAKEHOLDER MEETINGS H3 STUDIO

HOMECOMING PARADE, BROADWAY, C. 1960 COURTESY OF THE BOONE COUNTY HISTORICAL SOCIETY

BROADWAY, DOWNTOWN COLUMBIA, C. 1919 COURTESY OF THE STATE HISTORICAL SOCIETY OF MISSOURI 8 3 the context HISTORICAL CONTEXT trade routes (for example, the KATY Railroad) inspired early growth in the Downtown and the development of many of its The City of Columbia has a rich history of pioneering, en- significant institutions today, including The University of Mis- trepreneurship, and institutions. Founded in early 1821, the souri and Stephen’s College (formerly the Columbia Female City owes much of its location and historic assets to the Flat Academy, the first school for women west of the Mississippi Branch Creek area where the original settlement and ini- River). As our nation was experiencing the trauma of the tial homestead occurred. Market Square (on Fourth Street, Civil War, growth in Columbia continued as the City became formerly Water Street) and the creek became important to a base for Union Forces, providing a blanket of security for early businesses like tanning and trade, as well as early local business and trade. While only a fraction of the history African American entrepreneurship in the case of many in- of the City of Columbia, these events serve as a context for which our team began to appreciate the physical and social FIRST CHRISTIAN CHURCH, WALNUT STREET, C. 1920 dividuals such as John Baptist Lange Sr. and his butcher COURTESY OF THE BOONE COUNTY HISTORICAL SOCIETY shop. Precious local water resources and well established form of the city. 9 The Context CHARRETTE URBAN DESIGN & PLANNING Central Columbia Neighborhood Planning - 1994 Benton Stephens Neighborhood Plan - 1997 Columbia Metro 2020 - 2001 Parking Study Update - DBD, 2001 Stephens College Master Plan - 2001 Beautification Project - SBD, 2002 Parks, Recreation & Open Space Plan - 2002 Revitalization Study for Business Loop 70 - 2002 1 & 2 - 2005 Revitalization Plan Vol CHA Creative Columbia - 2005 Campus/City Opportunity Study - Sasaki, 2006 2008 Plan - CATSO, Transportation 2030 Arts District - 2008 Columbia & Light, 2008 Integrated Resource Plan - Water Columbia College Master Plan + Update - 2009 About Columbia (FP&BS) - 2009 Get Downtown Leadership Council Interim Report - 2009 UM Campus Master Plan - 2010 Columbia Zoning Code Chapter 29 - 2010 Others• the widening of Rangeline Road between I-70 and Down- town Columbia. In addition, the report makes references to transportation the many “backbone” elements of Columbia’s and the Trail and transit network such as the existing MKT has been working MODOT More recently, rail corridor. COLT to plan for highway interchange adjustments in with CATSO this area, including the removal of I-70/Rangeline Road interchange and the addition of a new two These proj- service streets near the municipal power plant. ects will have impacts on the future of Downtown Columbia, and it was critical for the H3 Studio charrette team to develop a comprehensive picture of the planning context for The following list represent many of the previous the project. taken into account during the preparation of planning efforts the Urban Design Plans for Broadway & Providence and Arts District Nodes: North Village • • • • • • • • • • • • • • • • • • • PLANNING CONTEXT In our discussions with many neighborhood residents, property owners, and developers—along with working closely with the City of Columbia leadership—we became familiar and projects with many recent and future planning efforts that will ultimately play a role in the future of Downtown. institutions have a particularly The City of Columbia and it’s rich history of planning within their communities. One the more recent examples impacting this project is the Sasaki in coordination The City, Downtown Columbia Study (2006). with the University of Missouri and Stephens College, conducted a series of public community forums to determine key opportunities for development within the downtown area, as well highlight several financial tools available for these opportunities. Some catalyst projects suggested for implementation in this study include: the expansion of cul- Theater; a Hotel/Conference tural institutions; the Missouri Center; a number of mixed use developments and institutional expansion buildings; and a number of policy changes to support future development. Study Organi- Transportation Area the Columbia Similarly, Plan. Transportation has prepared the 2030 zation (CATSO) is the Metropolitan Planning Organization (MPO) CATSO for the Columbia metropolitan area and is responsible The the coordination of all transportation planning activities. Plan focuses on, among other things, Transportation 2030 coordinating policies and projects to help integrate all modes of transportation and ensure the expansion pedestrian and bicycle network within the City of Columbia. For example, one project recommended in the report includes H3 STUDIO

cial business district. This information was reviewed in paral- lel with stakeholder interviews to understand the limitations of the current regulation and inconsistencies with the built environment. After compiling and reviewing this information, the team conducted a series of ﬁeld surveys for both of the priority areas. These surveys included several important factors of the existing built environment including: building height (1, 2, 3, 4, 5, and 6+ stories) and setbacks; building materiality (brick, stucco, siding, metal, and other); building conditions (good, fair, and poor); building occupancy (vacant and occupied); and access, circulation, and parking (surface parking lots, structured parking, and circulation directions). All of this information was compiled into maps such as those shown on the opposite page. See Appendices A & B.

DOWNTOWN CHALLENGES

Throughout the Charrette process and from the urban analy- AERIAL PHOTO OF DOWNTOWN COLUMBIA

10 sis, the H3 Studio team developed a list of key challenges which most of the residents and stakeholders could agree URBAN ANALYSIS upon. These issues helped form the planning framework for how the node designs could begin to address larger issues Along with previous planning efforts, it was important for the within the community. The challenges are as follows: The Context H3 Studio charrette team to analyze the data base of existing information available on the study areas, as well as • Restrictive regulatory system to perform a basic set of ﬁeld surveys of the priority areas. • Lack of central civic space • Lack of parks & playgrounds Working with the City of Columbia, the team assembled a • Limited access to fresh food vast amount of information from the City’s GIS Database. • Perception of safety Some of the layers of speciﬁc interest to the team included: • Surface parking lots • Lack of diversity of housing zoning districts and land-use; historic districts and buildings; • History of previous development initiatives wards; neighborhood boundaries and plan areas; Metro • Site assembly & cost • Lack of clear boundaries PHOTO OF BROADWAY, LOOKING EAST 2020 planning areas; parks and open space; and the spe- URBAN DESIGN & PLANNING CHARRETTE

ZONING METRO 2020 NEIGHBORHOODS COUNCIL WARDS 11 The Context BUILDING HEIGHT BUILDING MATERIALITY BUILDING CONDITION ACCESS, CIRCULATION & PARKING

BUILDING HEIGHT BUILDING MATERIALITY BUILDING CONDITION ACCESS, CIRCULATION & PARKING 12 H3 STUDIO promising trendshas been thereintroduction ofpublic experienced in at leasttwogenerations. Among themost growth, energized downtownsinawaythatthey hadnot more livabledowntowns translateintovitalityand economic coupled withagrowing awarenessbycitypolicymakers that trends indicatemostofthegrowth wasandissustainable), by thehousingbubble,granted, butbroaddemographic found marketdemandfordowntown housing(fueledinpart 2008, downtownswerebeginning tofindtheirgroove.New- Prior tothe“GreatRecession” thatbefellthecountryin MARKET &ECONOMIC SUMMARY OUAINGOT AE4-MDA OEVLE 6-EARLY WORKFORCEPOPULATION 4-MEDIANHOME VALUES 2 -POPULATION GROWTHRATE 1 -COLLEGE AGE POPULATION DENSITY walkable places and economicvitality ofourdowntownsandother dense, urban plazas,squares, andparkscanenhancethe vibrancy several reasons tobeconfidentthatthenewgeneration of be distrustfulof urban revitalizationprograms.But thereare To somedegree,theyhave apoint,oratleastreasonto public housingtowers—evenearlier generationsofparks. failures ofpublicintervention: pedestrian malls,high-rise and, therefore,controversy. Criticswillpointtoprevious Creating orevenupgradingpublic spacesinvolveschange ban parksascenterpiecesinurban revitalizationstrategies. spaces—in particular, civicsquaresandhuman-scaledur- 3 -MEDIANINCOME the downtown overthenext 10to15years, sinceconsumer/ opportunity exists toaddasubstantialamountof housingto new development andinvestment.Still,asignificant market town hasalsoplaced itatagreatdisadvantagein attracting of acquiringproperty andaccommodatingparking down- reinvestment indowntownColumbia. The relativeexpense and visibilityaregreatest. This discouragesprivatemarket where landisrelativelyinexpensive andhighwayaccess its educationalinstitutionsislocated atthecity’s periphery, much oftheregion’s commercethatisnotdirectlyrelatedto cal constraintstooutwardgrowth (see1above). As aresult, Columbia isarapidly-growingcollege townwithfewphysi- 5 -INCOMEDENSITY 13 The Context CHARRETTE URBAN DESIGN & PLANNING that 100,000 to 150,000 square feet of office and 30,000 60,000 square feet of storefront retail can be absorbed in Downtown over the next ten years. Other opportunities exist in addition to those listed above. Downtown can likely support one or two hotels, despite the potential support of three higher education institutions, current hospitality options are almost all located outside Downtown. While demand for grocers in Columbia is limited, opportunities likely exist for specialty grocers selling organic and quality prepared foods. With this, downtown Columbia would have a typically elu- sive amenity essential to the marketability and livability of urban places. MARKET CONTEXT MAP CONTEXT MARKET 600,000 square feet of retail over the next 10 years, little will trickle to downtown without incentives because of urban The prevailing lease rate range downtown land economics. for commercial space (retail and office) is presently $15 to and occupancy is estimated $18 per square foot year, The market likely requires lease rates of to be 87 percent. $20/square foot to trigger new construction ($25/square foot if structured parking is required). New development in the region cannot achieve $25/square foot, so it locates at the periphery where land is cheap and parking structures Assuming public-private partnerships are are not required. forged to support downtown office expansion, we estimate 250 student housing units 250 upscale rental units 250 moderately-priced townhomes ($200K-$250K) 250 upscale townhomes/condominiums($225K-$375K) • • • • 500 market rate, rental units 250 affordable rental units (targeting those with annual household incomes of $20K-$35K) 300-500 for sale units household attitudes have embranced the viability of urban living, and adding more residents will strenghthen the com- The city of Columbia (population: 100,900) mercial market. grew by 19 percent over the past decade, and Columbia is adding on average 1,250 housing units annually (cur- MSA rent economic conditions notwithstanding.) National studies frequently indicate that one-quarter to one-third of many walkable housing markets would prefer to live in denser, After subtracting those who would likely prefer communities. a new urban product over downtown living, it is reasonable to expect a demand for about 125 (1,050 1250 over 10 years) new housing units per year in downtown Columbia. This assumes a broad range of housing products, at vari- ety of price points and rentals, over 10-years including: • • • (i.e., only If a less broad range of housing products is offered upscale, for-sale housing units) the time required to achieve the aforementioned housing targets is increased from estimated 10-year period. Commercial opportunities are likely to be more limited. While the Columbia region is projected add one to 1.5 million square feet of office space and at least H3 STUDIO

PANORAMIC PHOTO OF COLLEGE AVENUE & BROADWAY INTERSECTION

PHOTO OF CHERRY STREET

PANORAMIC PHOTO OF PROVIDENCE ROAD & BROADWAY INTERSECTION 14 4 vision & goals A VISION FOR DOWNTOWN

Downtown Columbia comprises a diverse community of “Build upon Downtown Columbia’s historical and cultural heri- residents and users, a scale and use of urban fabric well- suited to walkablity, and vibrant street life. However, the tage and legacy; support continued, incremental reinvestment Downtown Core suffers from poor visibility from major arte- rial roads, lack of a clear boundary and coherent entrances and revitalization; develop a walkable downtown and surround- from the east and west, and land vacancy on the periphery ing neighborhoods framed by great streets, parks, and public of the district that hampers connectivity and walkability to surrounding neighborhoods. The Vision for Downtown Co- space; and encourage environmental stewardship, the creation lumbia addresses these challenges by capitalizing on the strengths that deﬁne Downtown. The Vision calls us to: of social capital, and economic development.” URBAN DESIGN & PLANNING CHARRETTE

PHOTO OF BROADWAY

PHOTO OF PARK AVENUE 15 Vision &Goals REDEVELOPMENT GOALS 1. Create an authentic place based on Columbia’s specific history, culture, and natural conditions. 2. Create a walkable, mixed-use, & mixed-income downtown integral to neighborhoods. The Vision for Downtown Columbia is an ideal of what Down- 3. Expand existing and develop new centers of innovation, education, and culture. town may be in the future, illustrating the best aspirations of 4. Increase appropriate range and scale of uses and densities in downtown. its residents, stakeholders, property owners, citizens, and 5. Create healthy, humane, & active living environments to improve the quality of life for residents & users. development community. As a means to successfully con- 6. Build blue & green infrastructure by utilizing regional and local rivers, parks, trails, ceive of and implement the Vision for Downtown Columbia, and greenways as a framework for development. eleven goals—representing specific design principles— 7. Provide and promote varied forms of transportation and connectivity. were developed with feedback from the Client Group and 8. Adapt and re-use sites, landscapes, and buildings. the engaged citizenry of the Columbia community. These 9. Build the soft infrastructure and create urban vitality. Goals, informing and guiding the development of the plans, 10. Build in a holistic manner for urban systems & multi-generational sustainability. are stated as follows: 11. Create vibrant and complete streets and public spaces. 16 H3 STUDIO entrances intodowntown Columbia. At theopposite endof providence toact asa“GreenGateway,” offering multiple hanced way-finding signageanddistrictbranding willallow ation ofanurban boulevardalongProvidenceRoad withen- this report,theexpansion ofFlatBranchParkand thecre- visitors totheUniversityofMissouri. Detailedfurtherlaterin Providence Roadcurrentlyactsas amajorentryandexitfor into DowntownColumbiainthe future. FromInterstate70, priority areaswillplaysignificant rolesasthegateways Though verydifferent incharacterandcontent,bothofthe THE GATEWAYS 5 preferredplans hood and institutionalentrance totheDowntown. Although tially moreemphasis onCollege Avenue asakeyneighbor- addition ofaservice laneatInterstate70willplace substain- a newinterchange, removalofanexistinginterchange, and adjacent toColumbia Collegeandpotentialconstruction of the plannedstreetscapeimprovements toRangelineStreet “Campus Gateway”intodowntown Columbia. Additionally, tutional developmentswillallow College Avenue toactasa neighborhood connectionsand strong relationshiptoinsti- Stephens College. Again, anurbanboulevardwithmultiple oughfare connectingfromBusiness 70toDowntownand Broadway Street,College Avenue isahighly traffickedthor- IMAGE OF BROADWAY STREET recommendations arelocated onthefollowing pages: and keysustainability, district character, andtransportation key components ofthepreferredplan,priorityarea details, information oneach areaincluding“theChallenges” faced, growth anddevelopment inDowntownColumbia. Further connections whichwilloperateas thearmatureforallfuture priority areasformagatewaystrategy andaframeworkof and bike-friendlystreetsboulevards. Together, both the citytogetherwithawell-defined frameworkofpedestrian ing theinstitutions,neighborhoods, andbusinessareasof ways intodowntownColumbiawhile simultaneouslyseam- Individually, Bothpriorityareaswillact as significantgate- eas iscrucialtothesuccessofgatewayconcept. amenities. The characterandidentitywithinbothpriorityar- hosting manyimportanthistorical,cultural,andrecreational surface parkinglotstoavibrantmixed-useneighborhood area willbetransformedfromanofvacancyand within theneighborhood;while,Broadway&Providence and thecontinuedexpansionofarts&communitygardens a centralgatheringspace,theexpansionofinstitutions, be fortifiedwithadiversityofhousingtypes,thecreation eclectic compositionoftheNorthVillage Eco-Artsdistrictwill and thensouthtoJefferson City. The existingcharacter and across theCitytoMKT trailgoing southtotheKATY Trail, help connectthepotentialfuturetrailnorthfromCentralia traffic throughDowntown.Finally, theCOLT RailLinewill allowing forseamlesseast/westvehicularandpedestrian edges andentrypointsforbothpriorityareas,aswell north andElmStreetonthesouthwillcreatewelldefined connections acrossdowntownincludingPark Avenue onthe Broadway willremainasignificantstreet,focusingonnew URBAN DESIGN & PLANNING CHARRETTE

MAP OF THE GATEWAY CONCEPT 17 Preferred Plan H3 STUDIO

MAP OF ISSUES

PHOTOS OF EXISTING CONDITIONS & DISTRICT CHARACTER

NORTH VILLAGE ECO-ARTS DISTRICT THE CHALLENGES

The North Village Eco-Arts District node is focused on the in- • Lack of connectivity and pedestrian connections across College Avenue. tersection of College Avenue and Broadway, encompassing • Unsafe pedestrian access along Rogers Street and at the intersection of College Avenue.

Preferred Plans 18 portions of Columbia’s three college and university campus- • Long blocks and lack of pedestrian and bike connectivity through the neighborhood. es. Surrounded by vibrant, historic neighborhoods including • Lack of diverse housing opportunities. North Central and the Benton-Stephens Neighborhood, the • University and College’s expansion plans & boundaries are unclear and need definition. North Village Eco-Arts District is a predominantly residential • Traffic speed and streetscape along Walnut make street unsafe for bikes and pedestrians. district with consolidated areas of obsolete light industrial • Lack of street connectivity south of Broadway; Should Elm St. extend east to College Avenue? development. College Avenue (State Route 763) may carry • Relatively unattractive intersection at College Avenue and Broadway Street. significantly increased traffic volumes as a result of proposed • Lack of identifiable entrance(s) to the downtown area & the arts district. changes to the interchange system at Interstate 70. • Underutilization of the Ameren UE site. 19 Preferred Plans CHARRETTE residential mixed-use | live work commercial | retail civic | institutional 1 2 1 9 9 9 9 13 12 URBAN DESIGN & PLANNING 5 6 8 13 11 1 3 13 10 10 4 7 En- Add En- Expand Encour- Add bike Extend Elm Reconfigure Convert Ameren Embrace the cam- Enhanced institu- Make College Av- Make College Private hotel develop- age private infill development and redevelopment near the campuses south of Avenue. Broadway and west of College more housing and link to future trail con- line. nection to Centralia along COLT Residential Infill Development: courage a diversity of housing types throughout the priority area. Campus Housing: pus expansion plans and future student housing and development. Elm Street Extension: Avenue Street from 10th St to College Arts School: Lee Expressive and reconfigure the school grounds to and more open space. create drop off Development Opportunity: boulevard to Park Avenue with storm- Avenue boulevard to Park water retention for the neighborhood. | Trail: Live/Work Artist Studio’s UE site to public space and amenity Neighborhood Stormwater: the street grid to the north of Walnut the street grid to north of Walnut Avenue Street and east of College Public Park/Square: hance the pedestrian connections from Columbia College to Broadway Street. Neighborhood Network: Urban Boulevard: enue a signature street by adding medians, street trees, safe pedestrian connections, and way-finding signage. Campus Entrance: tional development at intersection of College and Broadway. Hotel Gateway: ment (with pedestrian pathway from as catalytic project Broadway to Walnut) and gateway to downtown. Columbia College Connector: 9. 10. 11. 12. 13. 8. 7. 6. 5. 1. 2. 3. 4. COMPONENTS OF THE PREFERRED PLAN H3 STUDIO

1 - COLLEGE EXISTING 1 - COLLEGE EXISTING STREET SECTION

2 - COLLEGE STREETSCAPE IMPROVEMENTS, NEW DEVELOPMENT, AND NEW GATEWAY ENTRY 2 - COLLEGE RE-CONFIGURED STREET SECTION

PRIORITY AREA DETAILS • Utilization many of the available development sites over the long term, such as the Ameren UE Site (see images above), the lumber yards, and vacant properties along College Avenue The concept for the North Village Eco-Arts District priority • Facilitation of bike and pedestrian connections east and west across the district including a focus on the bike boulevard area is to create a new gateway to the downtown by en- connection from Ash Street to Park Avenue through the new proposed park and market

Preferred Plans 20 hancing the existing character of institutional development • Supporting the railroad dining car service and the utilization of the railroad right of way for recreation activities including at the entry points and edges of the node; completing and a future MKT Trail connection to Centrailia extending the street network to form new connections; and • Building upon the strengths of the university development plans as a framework for the new downtown entryway (see establishing a neighborhood centered on a new park and images above) and reinforcement of the edges; market, well served by multiple modes of transportation, and • Expansion of the current arts and cultural aspects of the neighborhood and community (for example art facilities and deﬁned by a diversity of housing, and an eclectic composi- artist housing) tion of people. Within the preferred plan, there are a number • Offering more diverse housing opportunities in order to establish a socially equitable neighborhood base (including: live/ of more detailed key recommendations including: work housing, single family residential, and multi-unit apartments and student housing) URBAN DESIGN & PLANNING CHARRETTE

1- BROADWAY EXISTING STREET SECTION 1- BROADWAY EXISTING

2 - BROADWAY RE-CONFIGURED STREET SECTION 2 - BROADWAY STREETSCAPE IMPROVEMENTS + INFILL DEVELOPMENT 21

• Employing distinct streetscape and district branding strategies to define the neighborhood, commercial areas, and civic Preferred Plans space • Creation of safe biking connections & pedestrian access throughout the priority area including reconfigurations and extensions of the City grid to establish a more cohesive and appropriately scaled framework for non-auto dependent transportation; • Development and definition of a center of civic and recreational activity for the neighborhood such as a farmers market or public square by capitalizing on underutilized sites such as Ameren/UE • Enhancement of district walkability between the institutions and the neighborhood.

Within the development of the plan, the following is recommended: new residential of 656-685 units (see images to right); new ofﬁce space of 50,700 to 84,500 sq ft; new primary retail of 35,000 sq ft; ﬂexible space (such as work space/galleries/shops) NEW NEIGHBORHOOD of 113,700 sq ft; and at least 1 new hotel. CENTER WITH PARK & MARKET H3 STUDIO

• A Central Zip Car station co-located on the parking lot of the Wabash MAP OF SUSTAINABILITY PROJECTS Bus Station provides the ability to rent a car when needed for regional trips not covered by the bus or practical by bike, providing a multi-level green transportation options for the district and city at large. • As a model eco-district, the relocation of the Sustainability Office as a Community Development Office within the area would create a higher visibility for the office and make it more of a community amenity. Other recommendations include: FARMER’S MARKET • Incentives for green roofs, pervious paving, and rainwater harvesting as well as other conservation stormwater management best pactices • Utilization of the International Green Construction Code • Encouraged LEED (Leadership in Energy & Environmental Design) Sil- ver for all new buildings • Encouraged LEED EB (Existing Buildings) & O&M (Operations & Main- tenance) for existing public buildings • Zero Net Energy requirements for all Public Buildings

BIKE | TRANSIT CENTER Green Jobs Potential: A showcase for the North Arts Eco- District could be a public-private partnership between Uni- versity of Missouri, Columbia, City of Columbia “District” and the Downtown Leadership Council to create a Green Job Business Incubator associated with the Urban Agriculture Center and the Office of Sustainability. Office and manufacturing space can be provided within the district following URBAN AGRICULTURE CENTER a similar model to business incubators but focusing on sustainable research and development (in sync with ongoing SUSTAINABILITY • A new expanded urban agriculture center could be a public-private partnership between the City of Columbia, University of Missouri School of university research in areas such as: RECOMMENDATIONS Agriculture, Business, Health Professions and Education and the local Farmer’s Market Organization. Additional venues could include a local foods restaurant, grocery (supporting the Farmer’s Market) and agricul- • Renewable Energy Production: Biomass Fuel, Photovoltaics, Wind Stategies can be complementary between what can be ac- tural green roof used for extension classes on urban agriculture. Energy, Bio-Fuel Production, District Energy/Infrastructure Production • An Indoor/Outdoor Farmer’s Market located on the AmerenUE site, Research Preferred Plans 22 complished within the public right of way and incentivized within easy walking distance of the North Arts Neighborhood, Stephens • Sustainable Food Production: Urban Agriculture, Local Food Restau- rant/Grocer, Value-Added Agricultural Products on the adjacent parcels. Given the unique character of the College and University of Missouri campus and within easy biking and driving distance of Columbia College and the greater city of Columbia. • Alternative Transportation: Zip Car Franchise, Bike Rental and Repair area, the existing location of the Wabash Station, an existing • A small Bike Transit Center located between the end of the Centralia Re- Shop • Energy Efficiency: Energy Audits and Assessments; small urban agriculture center, the lack of larger scale fresh gional Trail, Bus Station, Farmers Market and Urban Agriculture Center and in close proximity to Mizzou, Stephens College and Columbia Col- • Green Building Materials: Recycled Building Materials, Agricultural produce in the central district and the proposed Columbia lege. Additional venues should be a bike rental, repair shop and café. Waste Product Based Building Materials, Green Roofs, Green Walls • This area would also be a strategic location for an Energy Assessment *Some businesses could be spin-offs from the green business incubator Centralia Regional Bike Trail, the Creation of a North Arts District where the City of Columbia Sustainability Office working closely while others would be part of the catalyst projects or a viable business with Columbia Water & Light could assess local businesses, make de- Eco-District would be an exciting and contextually appropri- opportunity in the district. mand side recommendations and implement them with funding available ate concept. Green catalyst projects include: through Columbia Water & Light as a case study for the rest of the city. URBAN DESIGN & PLANNING CHARRETTE

NEW DEVELOPMENT ALONG COLLEGE AVENUE

1- ORR EXISTING

2 - ORR STREETSCAPES, NEW PARK & MARKET, NEW DEVELOPMENT + DIVERSE HOUSING 23

DISTRICT CHARACTER TRANSPORTATION Preferred Plans RECOMMENDATIONS RECOMMENDATIONS

• HEIGHT: a 2 story minimum and 8 storey maximum on Broadway Street, a 2 story • Adoption of ITE Street Design Standards (“Context Sensitive Solutions in Designing minimum and 5 story maximum on Walnut and within the neighborhood, and a 3 story Major Urban Thoroughfares for Walkable Communities”); the minimum and 10 story maximum on Elm Street • Embracement of the Complete Streets Policies on future transportation projects; incor- • SETBACK: zero-lot line building placement or match existing within the neighborhood poration of “Green Streets” Programs & Incentives; and the • MATERIALS: primarily of brick materiality or match of existing within neighborhood • Development of the bike boulevard on Park Avenue connecting the proposed North USE: • USE: mixed-use with ground ﬂoor retail on Walnut and Broadway and area around Elm, Village Park & Market to new developments. See appendices E & F for additional im- with the remainder being residential except for corner retail, and NO industrial land agery. uses allowed within the district • PARKING: all new development shall require | include parking within their property boundaries. City is currently completing a new parking garage at 5th & Walnut. H3 STUDIO

MAP OF ISSUES

PHOTOS OF EXISTING CONDITIONS & DISTRICT CHARACTER

BROADWAY & PROVIDENCE THE CHALLENGES

Providence Road (State Route 163) is the major trafﬁc • No clear western boundary to Downtown. route south from I-70. Characterized by non-urban build- • CHA public housing is functionally obsolete and has a negative public perception.

Preferred Plans 24 ing types, uses, and large amounts of underutilized parcels. • High-volume, high-speed vehicular traffic on Providence Road. The Broadway and Providence node possesses the op- • Unattractive and pedestrian-unfriendly, automobile-dominated development along Providence portunity to provide a coherent boundary to Downtown and Road. Lack of identifiable entrance(s) to Downtown from the west. the surrounding residential neighborhoods. The area of the • Lack of pedestrian connections across Providence Road. original settlement of Columbia, Broadway and Providence • Height of new municipal parking structure does not fit with surrounding context. encompasses many important historic assets, including Flat • Lack of connection to and visibility of Flat Branch Park and Columbia Cemetery. Branch Creek, Columbia Cemetery, Second Baptist Church, • Lack of coherent urban pattern other than key streets. the Blind Boone House, and the MKT Railroad depot. 25 Preferred Plans CHARRETTE 6 9 5 2 4 5 3 7 URBAN DESIGN & PLANNING 1 1 8 2 T EN 9 PM P DEVELOPMENT OPTIONS residential mixed-use | live work commercial | retail civic | institutional Ex- Ex- Infill Signa- Bike boule- Extend the exist- Private develop- Make Providence Urban Boulevard: ing streetscape strategy to 1st Street w/ curb extensions, street trees, and safe pedestrian crossings. (Extend diagonal parking to 4th Street only) Build the Corner: ments and historic assets to the north of Broadway Street and east Provi- dence Road. Armature: Cherry Street as area surrounding Cherry Street as core neighborhood component. Cultural/Educational Amenities: pand cultural amenities & mixed use infill between Locust & Cherry Street. Flat Branch Park as destination: pansion of green space and entry to downtown; and utilization of existing historic assets with new squares on corner as part of gateway entry. Catalytic Development Options: New development opportunities south of Broadway Street and west Provi- dence Road Neighborhood Linkage: vard connection (with bioswales) along from new development to Avenue Park Park & Market proposed North Village Road a signature street by adding medians, street trees, safe pedestrian connections, and way-finding signage creating multiple downtown entrances. Broadway Extension: ture intimate streetscape on Cherry and Fourth Street with connections to Flat Branch & Bike Routes; Connecting Cherry Street with 9th Street. Residential/Mixed-Use Area: 1. 3. 4. 6. 7. 8. 9. 2. 5. COMPONENTS OF THE PREFERRED PLAN H3 STUDIO

1- BROADWAY EXISTING

2 - BROADWAY STREETSCAPE IMPROVEMENTS + INFILL DEVELOPMENT

PRIORITY AREA DETAILS • Utilization of large-scale development opportunities including the OSCO site (detailed options on page 26) for new mixed-use retail areas (see images above); The concept for the Broadway & Providence priority area is • Building upon the African American history & culture of the area including the Blind Boone House, Second Baptist to create a new central, green civic space by expanding Flat Church, and utilizing historic Water Street (currently Fourth Street) to connect to the CHA housing and the Frederick

Preferred Plans 26 Branch Park, surrounding it with dense new development Douglas High School; and inﬁll development, and connecting the areas with urban • Redevelopment of CHA housing with a mix of market-rate & subsidized units, along with a bike boulevard on Park Av- boulevards, bike boulevards, and signature streetscapes. enue and community gardens throughout the area (see images above); Within the preferred plan, there are a number of more de- • Reinterpretation of the Flat Branch Creek landscape as a public space amenity and “Green Gateway” into downtown tailed key recommendations including the following: Columbia (see images above); • Capitalizing on the presence of Columbia Cemetery as a historical asset and amenity, including a new entrance at the Locust Street extension and cross programming with cultural institutions; URBAN DESIGN & PLANNING CHARRETTE

1 - CHERRY EXISTING 3 - CHERRY PEDESTRIAN MALL 1 - CHERRY EXISTING STREET SECTION

2 - CHERRY STREETSCAPE IMPROVEMENTS 4 - CHERRY AT NIGHT 2 - CHERRY RE-CONFIGURED STREET SECTION 27

• Support of the expansion of educational and cultural assets of the area; development of safe pedestrian access and Preferred Plans crossings on the Providence Road “urban boulevard,” including crosswalks, medians, and street trees; • Support of bike connections through the downtown including a bike boulevard with bioswales on Park Avenue (see above) between a new grocery store and the proposed North Village Park and Market, and connection from Fourth Street to Flat Branch Park and trails • Support of appropriate, pedestrian-scaled development along Providence Road; • Development of a gateway entry concept into downtown Columbia, including wayﬁnding signage, branding, spatial change, multiple entrances, and the reconﬁguration of the Broadway and Providence Road intersection; • Enhancement of pedestrian connectivity east across Providence Road and north across Broadway Street including the extension of the street grid to the west of Providence Road and safe bike connections at Broadway Street and Fourth Street. MIXED-USE | INFILL AREA SURROUNDING CHERRY STREET H3 STUDIO

MAP OF SUSTAINABILITY PROJECTS Project Zone can be identiﬁed and initiated, taken “off the grid” and supplied by renewable energy sources (such as biomass) to show how this can be done on a neighborhood level and simultaneously help the city meet its Climate Ac- tion Plan reductions. (EPA Climate Showcase Communities RAINGARDENS submitted by Barbara Buffaloe & HUD Sustainable Commu- nity Challenge Grants submitted by Tim Teddy)

Green Jobs Potential: Given the more focused opportunities in the Eco-District, the concentration of green job opportunities may be best focused there. However with the spin-off of viable business models from the incubator, there may be TRAILS available ofﬁce and manufacturing space in this district as well.

More speciﬁc sustainability recommendations for the Broad- way & Providence priority area include:

PARKING LOTS • District Energy Project (see project boundaries above) • Tree Canopy Program water quality issues related to a “piped” waterway as well as SUSTAINABILITY • Neighborhood Stormwater System (from Park Avenue reduce runoff into the system. The expanded park itself pro- RECOMMENDATIONS to Flat Branch Park; see map above) vides a space for more extensive rainwater gardens along • Transit/Trolley/Bike System including a trolley on the waterway that are both attractive landscaped areas as With the new proposed development between the Columbia Broadway Street and Bike Boulevard on Park Avenue

Preferred Plans 28 well as structured stormwater solutions. The MKT bike trail Cemetery and the Flat Branch Creek Greenway, there is a • Rainwater harvesting along the creek can be designed as a stormwater interpre- great opportunity to implement comprehensive conserva- • Utilization of the International Green Construction Code tive trail as a “trails to swales” design to educate the public tion stormwater management best management practices (IGCC) on how different conservations stormwater techiques work on the parking lots and landscaped areas which will greatly • Encouraged LEED (Leadership in Energy & Environ- in practice. improve water quality at the headwaters of Flatbranch Creek mental Design) Silver for all new buildings and decrease ﬂooding. Providing linear bioretention from • Encouraged LEED EB (Existing Buildings) & O&M (Op- In concert with the two Sustainable Community Planning Park Avenue to the north down to the beginning of the park erations & Maintenance) for existing public buildings Grants* recently submitted by the city, a District Energy area just south of Broadway can also mitigate some of the • Zero Net Energy requirements for all Public Buildings URBAN DESIGN & PLANNING CHARRETTE

1 - PROVIDENCE EXISTING STREET SECTION 1 - PROVIDENCE EXISTING

2 - PROVIDENCE RE-CONFIGURED STREET SECTION 2 - PROVIDENCE STREETSCAPE IMPROVEMENTS 29

DISTRICT CHARACTER TRANSPORTATION Preferred Plans RECOMMENDATIONS RECOMMENDATIONS

• HEIGHT: Established minimum building heights of 3 stories and maximum building • Adoption of ITE Street DesignStandards (“Context Sensitive Solutions in Designing Ma- heights of 10 stories jor Urban Thoroughfares for Walkable Communities”) • SETBACK: Zero-lot line building placement • Embracing of the Complete Streets Policies on future transportation projects; and the • MATERIALS: Primarily brick development of the bike boulevard on Park Avenue connecting the proposed North Vil- USE:• USE:• Mixed-use with ground ﬂoor retail on primary streets. NO industrial land uses lage Park & Market to the new healthy grocer on the old OSCO site, and connecting to allowed within the district. Flat Branch Park along 4th Street and on to the MKT Trail. . • PARKING: all new development shall require | include parking within their property • Development of the bike boulevard on Park Avenue connecting the proposed North Vil- boundaries. City will construct new parking garage located on Walnut Street between lage Park & Market to the new healthy grocery on the old OSCO site, and connecting to Orr Street & Hubble Street (see preferred plan for further details). Flat Branch Park along Fourth Street and on to the MKT Trail. H3 STUDIO

3 - PROVIDENCE EXISTING

4 - PROVIDENCE STREETSCAPE IMPROVEMENTS, EXPANSION OF PARK, AND NEW DEVELOPMENTS

DEVELOPMENT OPTIONS: MIXED-USE OPTION

During our stakeholder interviews and throughout the char- This option was most well-received in the community. It rette planning process, no general consensus was achieved recommends an extension of the street grid across Provi-

Preferred Plans 30 for the large area south of Broadway Street and west of dence and Broadway, allowing the retention of the existing Providence Road. This area presents large-scale rede- Walgreen’s. The proposal contains a natural | organic foods velopment opportunities and currently consists of vacant store (like Clover’s), a mixed-use residential (about 339 parcels with consolidated land ownership, poor circulation, units) development (including community amenities like a and limited connectivity to the downtown due to the unsafe pool and plaza) with some ground floor retail (about 160,850 nature of Providence Road. We have developed a series of square feet) and office spaces (about 376,400 square feet). options for these sites which allow some flexibility for the This option is intended to operate like a mixed-use lifestyle EXPANDED FLAT BRANCH PARK + NEW DEVELOPMENT future developer(s). They are as follows: center providing boutique retailing and urban living. 31 Preferred Plans CHARRETTE URBAN DESIGN & PLANNING CONFERENCE CENTER OPTION This is one of the more controversial options which would ultimately require a strong partnership of the developer with the City of Columbia as well a study to determine feasibil- This proposal includes a hotel/convention center (about ity. 260,000 square feet of convention space and 200-300 over- night units) with some office (about 376,400 square feet) Also and retailing (about 106,950 square feet) opportunities. This op- included are a parking garage and service areas. north across tion recommends the relocation of Walgreen’s Broadway to available sites. OFFICE OPTION This option recommends creating a more campus like office park as the new edge to downtown accessed by extending the street grid across Providence Road; and The proposal contains a retention of the existing Walgreen’s. office space (about 676,400 square A large amount of Class feet) and a small amount of live|work space (about 152 resi- This dential units and 109,950 square feet of retail space). office A proposal seeks to address the need for more Class space within the downtown Columbia area while defining a new edge by placing parking behind. RESIDENTIAL OPTION RESIDENTIAL This option creates a live | work area as the new edge to The proposal contains multiple terraced condo downtown. units (about 401 units) with office spaces 376,400 square feet) and ground floor retail (about 134,950 The feet) along Broadway Street and spread throughout. units should be designed such that they are accessed from the rear (west side) on second level, allowing ground floor retail and office spaces at the front (east side) along This options recommends the relocation Providence Road. north across Broadway to available sites. of Walgreen’s 32 H3 the projects’ success. Followingoffi cial adoption oftheplan, projects whichshould bepursuedimmediately toensure 20 yearvisionfor Downtown,thereareseveral short-term the CityofColumbia. And althoughitrepresentsa15 to Charrette Planis abroad-reachingandambitious visionfor ments, theDowntownColumbia Urban DesignandPlanning streetscape, infrastructure,park, andpublicrealmimprove- 1,250 newresidentialunits—supported bymajorstreet, up to2.8millionsquarefeetofnew development—including Encompassing approximately250 acresofstudyareaand ACTION PLAN 6 STUDIO implementation 5. 4. 3. 2. 1. tation process. These tasksareasfollows: there arefi ve tasksthatformtheprologueofimplemen- Support ofongoing developmentandrevitalization Study the Initiationof adetailedDowntownTransportation Plan the Creationandadoptionof an IntegratedFunding Sustainability Plan the Creationandadoptionofa Form-BasedCodeand the Formationofanimplementation entity winding down itscommitment astheprivate sectorsteps up. might offer tofund mostoftheearlyyears’ operations, slowly sibility. Intheinterestofspeedyinitiation, citygov-ernment day-to-day. Fundingshouldalsobe apublic-privaterespon- paid executivedirector shouldbehiredtomanage theDDA ture, andpromotedowntownasa world-classdestination. A lumbia, serveasthevoiceandadvocate fordowntown’s fu- in specifi c economic sectorsappropriateforDowntownCo- services, theDDA shouldcultivateeconomicdevelopment take responsibilityforenhanced streetscapeandsecurity vative heartofthecity. WhileanorganizationlikeaCIDcan of downtownColumbiaasaprosperous, stimulating,inno- mission oftheDDA shouldincludethecatalyticdevelopment match theneedsofdowntownColumbiaattime. The annually orbi-annuallywithskillsandinfl uence thatbest should beself-perpetrating,invitingreplacementmembers partly bytheexistingSBDorCID.Subsequently, theboard sioners appointedpartlybyColumbiaelectedoffi cials and should bepublic-privatepartnershipwiththeinitialcommis- for downtowndevelopmentauthorities,soaColumbiaDDA nity. Missourienablinglegislationdoesnotexistspecifi cally represent acrosssectionofthediversedowntowncommu- member boardofcommissionerswithstaggeredtermswho city government. The DDA shouldbegovernedbya7-to-11 conjointly withdowntownstakeholders(SBD/CID)and Columbia aspresentedinthisdocument.Itshouldwork opment andimplementationforthevisionDowntown principally provideenhancedservicesineconomicdevel- A downtowndevelopmentauthority of Columbiawould IMPLEMENTATION ENTITY FORMATION OF AN 33 Implementation CHARRETTE URBAN DESIGN & PLANNING the centerline of Seventh Street to east; of Elm Street to the south; and centerline Providence the Broadway/Main Street Code Road to the west. Finally, District is bounded by the centerline of Providence Road to the west, property line of First Baptist Church and Ste- Broadway phens College to the east, and one-half block off The boundaries of these districts to the north and south. rmed during the code prepara- ned and confi should be refi it is the tion process. If resources are available, however, recommendation of this report that the City Columbia initi- ates development of a Form-Based Code and Sustainabilty Plan for the whole of Downtown. This Code will help ensure that future development com- plement the character of Downtown, while encouraging more sustainable forms of development, and supporting the Vision propose, at & Goals set forth by the City and its citizens. We minimum, a Form-Based Code and Sustainabilty Plan area The comprised of three (3) districts, as illustrated above. Arts District is bounded by the centerline of North Village Avenue Rogers Street to the north; centerline of College Street to the to the east; mid-block alley south of Walnut The Street to the west. Tenth south; and the centerline of Flat Branch District is bounded by the centerline of Broad- way to one-half block north of Cherry Street the north; Building envelope standards including heights, use, lot-line setbacks, frontage types, and massing Detailed design guidelines for architectural detailing, and allowable styles materiality, Thoroughfare Standards for all streets including widths, lane sizes, and streetscape detailing District character requirements for preservation, and parking requirements Requirements for building and infrastructure perfor- mance A key job of the executive director will be to raise appropriate A nancing for operations, major initiatives, and select- private fi size and capabilities of The staff ed capital improvements. can be very limited in the early years as it relies on, the DDA for certain technical skills. Over time, the DDA city staff, say, may expand substantially with success and funding. staff FORM-BASED CODE & PLAN SUSTAINABILITY Building upon the work already completed in Charrette, a Form-Based Code and Sustainability Plan will transform the recommendations of Charrette into a legal frame- The District Character Recommendations (located work. in Section 5 of this document) described for each priority area will form the basis of building envelope standards component of the Form Based Code which will ensure appropriate scale and character of new development within the area and cohesiveness with existing conditions while The code accomplishing the intent of preferred plans. should contain the following: • • • • • H3 STUDIO

MAP OF CENTRAL CITY CORE

PHOTOS OF EXISTING CONDITIONS & DISTRICT CHARACTER

INTEGRATED FUNDING PLAN while leveraging private investment to fund recommended, or revitalization and divert those incremental tax dollars into large-scale public works projects like the expansion of Flat public improvements or infrastructure within the TIF District. The financial counterpart to the Form-Based Code and Sus- Branch Park or redevelopment of the Ameren/UE site. In ad- Such dollars, above and beyond the nominal taxes presently tainability Plan, the Integrated Funding Plan must identify dition to these proposals, the Integrated Funding Plan must paid by the taxed entities in the district, can be collected implementation 34 the various public-private funding mechanisms that the City support the implementation of currently-planned, private and used for TIF-allowed purposes for up to 23 years after has at its disposal to fund streetscape, infrastructure, and investments and developments in Downtown Columbia, in- creation of the district. Most often, municipal bonds are sold public realm improvements and to provide incentives for pri- cluding the Regency Hotel redevelopment and new munici- to finance TIF-allowable investments. The bonds are paid vate developments and investment. For example, by coor- pal parking garage. off over time from the TIF collections during the 23 years. A dinating existing TIF districts in the Downtown Columbia or thorough market study and set of fiscal projections are re- creating new TIF districts that correspond with the proposed Tax increment financing (TIF) in Missouri enables municipal- quired in order to (1) plan appropriately for future TIF-related Form-Based Code and Sustainability Plan Districts, the City ities to “capture” added taxes (typically real estate property investments and (2) convince bond buyers that sufficient fu- of Columbia can provide incentives for new development taxes and retail sales taxes) that result from redevelopment ture income will be generated to amortize the bonds. URBAN DESIGN & PLANNING CHARRETTE

Alternatively, a real estate developer could be required to greatly benefit the specific project but do little to incentiv- make all of the TIF-allowed investments with a guarantee ize further market-based revitalization elsewhere in, say, the that TIF dollars will be used to pay back the developer downtown area. It is quite possible, in fact, that the incre- over time. In effect, this means that the developer “buys mental taxes emanating from that spot district are more than the bonds.” From the public’s perspective, the best TIF sufficient to support the allowable improvements for that programs require that the project or set of projects them- spot. Excess increments would then have to be re-directed selves support the debt service. This places an appropriate to the appropriate taxing authorities. If those excess funds economic incentive onto the developers, property owners, could, instead, be redirected toward, say, under-street utili- and retail businesses to manage their assets sufficiently to ties that serve the entire downtown, or for streetscapes that PHOTO OF REGENCY HOTEL SITE generate the tax increments to repay the debt. improve the function and aesthetics of the entire downtown, then more property owners are likely to invest their own Some municipalities, however, guarantee the repayment of money to improve their properties, thus enhancing the entire the bonded debt if the project cannot generate sufficient tax downtown, not just the one city block. increments. While such guarantees help to reduce the risk to the private sector owners and developers, and help to en- Moreover, by enlarging the TIF district to the entire down- courage the sale of the bonds, there is created an inherent town, the dollars invested by other property owners will help disincentive on the part of the owners to manage through to increase the tax base of their properties, and the added tough economic times in order to repay the debt. Moreover, incremental taxes so generated can also be captured by the the municipal guarantee will likely require the diversion of TIF district. The overriding purpose of TIF is generally to PHOTO OF THE VACANT OSCO SITE 35 general revenue funds to repay such debts, thus diminish- encourage public investment to support private investment. implementation ing resources for other city services and increasing public In many ways, this is a chief function of municipal govern- Thus, the preferred approach to TIF in Downtown Columbia displeasure with municipal leaders. ment—to provide and maintain a stable socio-economic is to designate the entire downtown as one TIF district. TIF environment, including physical improvements, wherein the funds can, therefore, be spent to directly support specific If the TIF district is created as a stand-alone development private sector can thrive. Often cities do not have the re- projects within the district, and they can also be spent to project, such as the redevelopment of a single city block, TIF sources to improve infrastructure in a manner that closely support improvements that benefit every property owner dollars can be spent only within that block. This is a “spot coincides with the actual redevelopment. TIF creates this and business in the district. That said, TIF law also allows TIF district.” On the other hand, a TIF district that encom- opportunity by directly investing added taxes generated by the municipality to create one or more redevelopment proj- passes multiple city blocks enables TIF dollars generated the directly affect properties and businesses in support of ect areas (RPAs) within the TIF district. in one part of the district to be spent in other parts of the real private investment. All the while, the nominal tax dollars district, ideally to encourage private sector economic revi- that had supported local government before the TIF district Downtowns are large areas, and private reinvestment will talization by many and varied property and business owners was created continue to flow into government coffers. Only not necessarily take place simultaneously throughout the throughout the district. Spot TIF districts, therefore, might the increment can be captured. downtown. So the TIF law enables the 23-year “TIF clock” H3 STUDIO

MAP OF PLAN ELEMENTS TRANSPORTATION STUDY

After review of the CATSO Transportation 2030 plan, it is recommended that, regardless of whether or not a new In- terstate 70 interchange is constructed near the Columbia OPEN SPACE NETWORK Power Plant, the Rangeline Road interchange should remain open to serve as a neighborhood entrance to the North Village Eco-Arts District and Columbia College.

Additionally, we feel that it is critical for the City of Colum- bia to conduct a Comprehensive Downtown Transportation Study to determine the impact of the proposed Interstate 70 PUBLIC/CIVIC BUILDINGS interchange and new connector (potentially along the Colt Rail Line) to College Avenue on Downtown Columbia and the surrounding neighborhoods, particularly North Village, Benton-Stephens, and the Stephens College Campus. The Comprehensive Downtown Transportation Study should take into account the land uses of the properties adjacent to NEW DEVELOPMENT the new connections (including the potential of a greenspace corridor) to ensure that these entryways into Downtown Co- to start later than the date of the creation of the TIF dis- Still, by allowing the beneﬁts of TIF investments to accrue to lumbia be fully copacetic with the Community’s vision for the trict within specially designated RPAs. While only 23 years’ business and property owners in the district, the municipality future of the Downtown. worth of TIF money can be collected in such RPAs, the “TIF can and should exercise a certain degree of extraordinary clock” can be delayed up to ten years. This allows some authority within the district to assure that all such owners Whether, as part of the Comprehensive Downtown Transpo- implementation 36 ﬂexibility in private market responses to TIF-generated im- perform to the highest standards in order to generate the TIF ration Study or not; we are recommending additional study provements. A downtown-scale TIF district, however, may dollars that repay the debt. in the areas adjacent to the new Interstate 70 interchange require the municipality to effectively guarantee the debt and new collector to College Avenue in the form of a char- payments. While it is almost always best to lay the onus Through the integrated funding plan and TIF, the city will rette or independent public planning process which will pre- of debt repayment on the TIF developer as a powerful in- be able to target money to the components of the preferred ceed the future improvements, and where the stakeholders centive to manage the property accordingly, the municipality plans, all while leveraging private investement around the and property owners affected by the new improvements will probably cannot reasonably expect every property and busi- public projects. This strong relationship between public and have a voice in the future of their surroundings. ness in the TIF district to behave accordingly. private will be crucial to the long term success of the plan. URBAN DESIGN & PLANNING CHARRETTE

SUPPORT ONGOING DEVELOPMENT

The ability of the City of Columbia to support and facilitate private reinvestment in Downtown is critically important to its ability to transform Downtown based upon the Vision & Goals presented herein. Therefore, support of continued, incremental development is a top priority. Some examples include the redevelopment of the Regency Hotel site and proposed municipal parking garage, the Tiger Hotel, re- PHOTO OF NEW RESIDENTIAL CONSTRUCTION PHOTO OF COMMUNITY GARDEN development of former industrial sites in the North Village neighborhood, the expansion of cultural institutions, and ini- tiation of a feasibility study for redevelopment of the OSCO site. Also, located on the 100-block of South Fifth Street, immediately west of the municipal parking garage, there is an existing surface parking lot. The City of Columbia has currently agreed to allow the University of Missouri to use this parking lot as an interim parking facility. Over the medium- to long-term, however, it is the recommendation of this plan

NEW LIBRARY LEE SCHOOL 37 that the site be redeveloped as a high-density residential PHOTO OF THE PHOTO OF THE building, with the subsequent development of ground-floor can, but the market for this product type is limited. Modestly Implementation commercial space. Utilizing this site for future mixed-use • Apply for brownfield grants and tax credits for build- priced homes and apartments, necessary to achieve a criti- development is important to the viability of the Cherry Street ing and site remediation cal mass of residents, will likely need help from government and Fifth Street corridors. The support for these types of de- • Access the Missouri Downtown Economic Stimulus as will catalyst projects (given their scope and their reliance velopments over the medium and long term is critical. Act (MODESA) which combines substantial state and on attracting anchor tenants). Below are some of the tools local financial incentives ADDITIONAL TOOLS & PROGRAMS and programs available to aid the City in realizing such a • Implement Community Improvement District (CID) vision: and/or Transportation Development District (TDD) • Prepare a capital improvements program that con- Due to the economics of downtown development, few of where businesses and/or property owners “tax forms to the recommendations of the plan these market oportunities are likely to happen without assis- themselves” to finance improvements within specific • Create budgets: public, private, “gap” financing tance. Often, retail, office, and hotel projects do not achieve boundaries. • Coordinate and facilitate, where necessary, the trans- high enough financial returns to be able to include parking • Implement a supplemental sales tax to finance iden- fer of property from landowners to developers. garages in their financing. High-end condominiums likely tified capital projects and improvements H3 STUDIO

PHOTO OF ORR STREET STUDIOS PHOTO OF PARK AVENUE

PHOTO OF THE BERRY BUILDING IMAGE OF PARK AVENUE STREETSCAPE PHOTO OF NEW CITY HALL PLAZA

MEDIUM TERM PROJECTS 1: SUPPORT CONTINUED, INCREMENTAL 2: IMPLEMENT A PUBLIC ART POLICY & BRANDING, DEVELOPMENT AND REVITALIZATION PROJECTS WAYFINDING, AND SIGNAGE PLAN Following the official adoption of the Downtown Urban De- In order to support ongoing redevelopment fulfilling the The development of a unified branding, wayfinding, and sig- sign and Planning Charrette plan, the creation of a Form- goals of the Charrette plan, it is important for the City to build nage plan for Downtown will not only further the goals of the implementation 38 Based Code and Sustainable Development Framework, and relationships and partner with various organizations to lever- Charrette plan, it can also help to stimulate private devel- corresponding Integrated Funding Plan, we recommend five age a diverse stream of funding and implementation tools. opment and investment in Downtown by attracting visitors priority projects as medium-term action items. These proj- Private capital as well as grant funding through organiza- and marketing Columbia to a broader region. In addition to ects have been identified for their ability to be implemented tions like the Columbia Center for Urban Agriculture and the coherent branding, wayfinding, and signage, it is important with funding and/or tools currently available to the City of Columbia Housing Authority can be used to execute projects that the City develop a comprehensive public art policy. By Columbia, for their value as being catalytic projects, as well such as the Park Avenue streetscape, neighborhood storm- capitalizing on Downtown’s unique character, a branding as their ability to encourage additional redevelopment and water improvements, bike and pedestrian improvements, plan and public arts policy will help to both clarify and cel- investment in their adjacent surroundings. and the redevelopment of the OSCO site. ebrate the identity of Downtown Columbia. URBAN DESIGN & PLANNING CHARRETTE

PHOTO OF THE AMEREN/UE SITE PHOTO OF COLLEGE AVENUE, LOOKING SOUTH PHOTO OF PROVIDENCE ROAD, LOOKING NORTH

IMAGE OF THE NEW NORTH VILLAGE PARK IMAGE OF COLLEGE AVENUE STREETSCAPE PHOTO OF FLAT BRANCH PARK GREEN GATEWAY 39 implementation 3: INITIATE PLANNING FOR REDEVELOPMENT OF 4: INITIATE MAJOR STREETSCAPE IMPROVEMENT 5: BEGIN LAND ACQUISITION AND ASSEMBLY FOR THE NORTH VILLAGE AMEREN/UE SITE PROJECTS FOR DOWNTOWN GATEWAYS FLAT BRANCH PARK EXPANSION Given its status as a brownfield site, the Ameren/UE site Arguably the most visable public improvement projects, Perhaps the most ambitious single public project, the ex- is ideal for redevelopment as a multi-use park and public streetscape improvements to College Avenue, Providence pansion of Flat Branch Park west to Providence Road—and space for the North Village Arts District. Although the site is Road, and the east and west ends of Broadway—while positioning Flat Branch Park as the civic centerpiece to the currently still in use by the utility provider, it is owned by a requiring significant capital investments—will have a great western gateway to Downtown—will require significant time single entity and can be easily redeveloped by the City at the effect on the creation of legible gateways to downtown. and resources to complete full land acquisition and assem- time that Ameren/UE decides to vacate it. It is important that Though full implementation is a medium-term goal; applying bly. Working with the Columbia Chamber of Commerce and planning and funding for the redevelopment be initiated as for and securing funding, completing necessary traffic stud- Visitors Bureau, it is important that City begin to put in place a priority project to help ensure that the proposed North Vil- ies, and completing detailed design and engineering plans the mechanisms required to complete this expansion and lage Park is a “shovel ready” project when the site becomes is important to ensure that when funding is available these endeavor to purchase the necessary land as it becomes available. streetscape improvement projects may proceed. available over the coming years.

41 appendices CHARRETTE URBAN DESIGN & PLANNING appendices 7 Appendix A : Analysis Maps Appendix B : Field Surveys Appendix C : Preferred Plan Option-Buildups Appendix D : Street Sections Appendix E : Perspectives Appendix F : Public Record 42 H3 STUDIO appendix A ZONING 43 appendices A : analysis maps CHARRETTE C-P PLANNED BUSINESS C-P PLANNED OFFICE 0-P URBAN DESIGN & PLANNING C-3 GENERAL BUSINESS C-3 GENERAL 0-1 OFFICE C-2 CENTRAL BUSINESS C-2 CENTRAL M-C CONTROLLED INDUSTRIAL C-1 INTERMEDIATE BUSINESS C-1 INTERMEDIATE INDUSTRIAL M-1 GENERAL DWELLINGR-1 ONE-FAMILY DWELLINGTWO-FAMILY R-2 DWELLING MULTI-FAMILY R-3 MEDIUM DENSITY DWELLING MULTI-FAMILY R-4 HIGH DENSITY appendices A : analysis maps 44 H3 STUDIO NEIGHBORHOODS 45 appendices A : analysis maps CHARRETTE NORTH CENTRAL NORTH RIDGEWAY URBAN DESIGN & PLANNING EAST CAMPUS EAST HILL PARK WESTMOUNT DOUGLASS PARK ROADS OLD STEWARD LOCUST TENTH HITT BENTON - STEPHENS BENTON DP CENTRAL NORTH SHOE FACTORY appendices A : analysis maps 46 H3 STUDIO HISTORIC DISTRICT 47 appendices A : analysis maps CHARRETTE URBAN DESIGN & PLANNING DOWNTOWN CEMETERY COLUMBIA CENTRAL DAIRY BUILDING DAIRY CENTRAL 9TH STREET NORTH HISTORIC DISTRICTS COMPOSITE HISTORIC CAMPUS NEIGHBORHOOD EAST STEPHENS COLLEGE SOUTH CAMPUS FRANCIS QUADRANGLE appendices A : analysis maps 48 H3 STUDIO HISTORIC STRUCTURES 49 appendices A : analysis maps CHARRETTE COUNCIL WARDS COUNCIL 1 WARD 3 WARD 4 WARD 5 WARD 6 WARD URBAN DESIGN & PLANNING appendices A : analysis maps 50 H3 STUDIO NEIGHBORHOOD PLANS EAST CAMPUS BENTON-STEPHENS NORTH CENTRAL 51 appendices A : analysis maps CHARRETTE METRO 2020 CITY CENTRAL EMPLOYMENT NEIGHBORHOOD | OPEN GREENBELT URBAN DESIGN & PLANNING appendices A : analysis maps 52 H3 STUDIO SPECIAL BUSINESS DISTRICT 53 appendices A : analysis maps CHARRETTE CENTRAL CITY CENTRAL URBAN DESIGN & PLANNING 54 H3 STUDIO appendix BUILDING OCCUPANCY B OCCUPIED VACANT 55 appendix B : field surveys CHARRETTE VACANT OCCUPIED URBAN DESIGN & PLANNING appendix B : field surveys 56 H3 STUDIO BUILDING CONDITION POOR FAIR GOOD 57 appendix B : field surveys CHARRETTE GOOD FAIR POOR URBAN DESIGN & PLANNING appendix B : field surveys 58 H3 STUDIO BUILDING HEIGHT 5 STORIES 4 STORIES 3 STORIES 2 STORIES 1 STORY 59 appendix B : field surveys CHARRETTE 1 STORY 2 STORIES 3 STORIES 4 STORIES 5 STORIES URBAN DESIGN & PLANNING appendix B : field surveys 60 H3 STUDIO BUILDING MATERIALITY OTHER METAL SIDING STUCCO BRICK 61 appendix B : field surveys CHARRETTE BRICK STUCCO SIDING METAL OTHER URBAN DESIGN & PLANNING appendix B : field surveys 62 H3 STUDIO ACCESS, CIRCULATION, AND PARKING CIRCULATION STRUCTURED PARKING SURFACE PARKING 63 appendix B : field surveys CHARRETTE SURFACE PARKING SURFACE STRUCTURED PARKING CIRCULATION URBAN DESIGN & PLANNING appendix B : field surveys 64 H3 STUDIO SITE BARRIERS 65 appendix B : field surveys CHARRETTE URBAN DESIGN & PLANNING 66 H3 STUDIO appendix PREFERRED PLAN NORTH VILLAGE ARTS DISTRICT: C 67 appendix D : preferred plan option-buildups CHARRETTE 10 - ELM STREET EXTENSION 10 - ELM STREET SCHOOL ARTS - LEE EXPRESSIVE 11 URBAN DESIGN & PLANNING 7 - ARTIST STUDIO’S LIVE/WORK | TRAIL STUDIO’S LIVE/WORK | ARTIST 7 - DEVELOPMENT INFILL 8 - RESIDENTIAL 4 - COLUMBIA COLLEGE CONNECTOR 4 - COLUMBIA 5 - NEIGHBORHOOD NETWORK 1 - URBAN BOULEVARD 2 - CAMPUS ENTRANCE GATEWAY3 - HOTEL | SQUARE NH STORMWATER 6 - PUBLIC PARK 9 - CAMPUS HOUSING OPPORTUNITY 12 - DEVELOPMENT appendix D : preferred plan option-buildups 68 H3 STUDIO PREFERRED PLAN & PROVIDENCE: BROADWAY 69 appendix D : preferred plan option-buildups CHARRETTE 10 - OFFICE OPTION - CONFERENCE CENTER OPTION 11 URBAN DESIGN & PLANNING 7 - FLAT BRANCH PARK AS DESTINATION BRANCH PARK 7 - FLAT 8 - MIXED-USE OPTION 4 - CHERRY STREET AS ARMATURE AS STREET 4 - CHERRY AREA | MIXED-USE 5 - RESIDENTIAL 1 - URBAN BOULEVARD EXTENSION 2 - BROADWAY THE CORNER3 - BUILD AMENITIES | EDUCATIONAL 6 - CULTURAL OPTION 9 - RESIDENTIAL 12 - NEIGHBORHOOD LINKAGE 70 H3 STUDIO appendix D BROADWAY STREET

PROPOSED STREET SECTION EXISTING STREET SECTION 71 appendix D : preferred plan option-buildups CHARRETTE

URBAN DESIGN & PLANNING

EXISTING STREET SECTION STREET EXISTING SECTION STREET PROPOSED PROVIDENCE ROAD appendix E : street sections 72 H3 STUDIO PARK AVENUE

PROPOSED STREET SECTION EXISTING STREET SECTION 73 appendix E : street sections CHARRETTE

URBAN DESIGN & PLANNING

EXISTING STREET SECTION STREET EXISTING SECTION STREET PROPOSED COLLEGE AVENUE appendix E : street sections 74 H3 STUDIO CHERRY STREET

PROPOSED STREET SECTION EXISTING STREET SECTION 75 appendix E : street sections CHARRETTE URBAN DESIGN & PLANNING 76 H3 STUDIO appendix BROADWAY STREET(AT WAUGH STREET) E 2 -STREETSCAPEIMPROVEMENTS 1 -EXISTINGCONDITIONS 3 -INFILL DEVELOPMENT 77 appendix E : street sections CHARRETTE URBAN DESIGN & PLANNING 1 - EXISTING CONDITIONS 2 - STREETSCAPE IMPROVEMENTS DEVELOPMENT 3 - INFILL BROADWAY STREET (AT FOURTH STREET) STREET (AT BROADWAY appendix E : street sections 78 H3 STUDIO PROPOSED NORTHVILLAGEPARK &MARKET 2 -PARK, FARMER’S MARKET, AND STREETSCAPEIMPROVEMENTS 1 -EXISTINGCONDITIONS 3 -INFILL DEVELOPMENT 79 appendix E : street sections CHARRETTE URBAN DESIGN & PLANNING 1 - EXISTING CONDITIONS 2 - STREETSCAPE IMPROVEMENTS 3 - FUTURE RE-DEVELOPMENT PARK AVENUE PARK appendix E : street sections 80 CHERRY STREET H3 STUDIO 5 - AT NIGHT 81 appendix E : street sections CHARRETTE URBAN DESIGN & PLANNING 3 - DAILY USE 3 - DAILY 4 - PEDESTRIAN MALL 2 - STREETSCAPE IMPROVEMENTS 1 - EXISTING CONDITIONS appendix E : street sections 82 H3 STUDIO PROVIDENCE ROAD 2 -STREETSCAPE IMPROVEMENTS 1 -EXISTINGCONDITIONS 83 appendix E : street sections CHARRETTE URBAN DESIGN & PLANNING 3 - EXTENSION OF FLAT BRANCH PARK 3 - EXTENSION OF FLAT DEVELOPMENT 4 - INFILL appendix E : street sections 84 H3 STUDIO COLLEGE AVENUE 2 -STREETSCAPEIMPROVEMENTS 1 -EXISTINGCONDITIONS 3 -INFILL DEVELOPMENT

86 H3 STUDIO appendix F ONE WORDCARDS 87 appendix F : public record CHARRETTE URBAN DESIGN & PLANNING appendix F : public record 88 H3 STUDIO 89 appendix F : public record CHARRETTE URBAN DESIGN & PLANNING appendix F : public record 90 H3 STUDIO EXIT SURVEYS 91 appendix F : public record CHARRETTE URBAN DESIGN & PLANNING appendix F : public record 92 H3 STUDIO 93 appendix F : public record CHARRETTE URBAN DESIGN & PLANNING appendix F : public record 94 H3 STUDIO WORKBOARDS 95 appendix F : public record CHARRETTE URBAN DESIGN & PLANNING appendix F : public record 96 H3 STUDIO 97 appendix F : public record CHARRETTE URBAN DESIGN & PLANNING appendix F : public record 98 H3 STUDIO 99 appendix F : public record CHARRETTE URBAN DESIGN & PLANNING