Riverfront Masterplan Mobridge, South Dakota I Riverfront Economic Development Committee
perspective view looking north of proposed Riverfront Masterplan
Riverfront Masterplan: Mobridge SD Riverfront Economic Development Committee I. INTRODUCTION PROJECT DESCRIPTION
The Mobridge, South Dakota Riverfront Masterplan is a proposal for various improvements and development that support the civic and economic future of the city. The proposals vary in scale and use, promoting a diverse, heterogeneous process, slowly growing, sustaining and maintaining Mobridge in both the riverfront location and across the community. The plan and analysis was commissioned by the Mobridge Riverfront Economic Development Committee. This committee was first formed over ten years ago to explore ideas for the development of over 30 acres. The parcel was (virtually) inaccessible by car because there wasn’t a railroad crossing at Main Street until December 2012, when (following almost ten years of negotiations) BNSF installed one.
PROJECT SITE
The site rests on the northern shore of Lake Oahe, a reservoir along the Missouri River. The lake is a popular recreational spot in summer and winter both. Until roughly 1980, the site was privately operated as a rail yard. Currently, an extension of Main Street, a small parking area, and a nature trail are the only existing improvements.
top: Mobridge and South Dakota shown in the context of a Milwaukee & St. Paul Railway map, c.1926. The rail crossing at Mobridge consolidated the Milwaukee line with the Northern Pacific line, connecting to Seattle and Tacoma.
West of the site is a city-owned designated open space. The property a half-block east of the Main Street extension is privately held. The site slopes towards the lake, with a bowl located near the proposed band shell. Traces of demolished industrial & railroad buildings are evident, including the roundhouse and turntable. CONTENTS This booklet was designed for the presentation to the Mobridge Riverfront Economic Development Committee, and remains largely intact. It is meant to convey a sequential, layered process and growth strategy that occurs over a long period of time. I.
INTRODUCTION Project Description / Project Site Background II. USE STRATEGIES: TOWARDS A COMPREHENSIVE CITY PLAN Housing Parks & Open Space Grand Projects III. RIVERFRONT MASTERPLAN Organizing Principles: Smart Growth Final Masterplan Phasing / Implementation
Riverfront Masterplan: Mobridge SD introduction: project description / project site
above: Mobridge aerial view with the riverfront site dashed. The Main Street rail crossing was completed in December 2012, opening the waterfront directly to downtown for the first time in the city’s history. Vehicular access had previously been at 4th Avenue East and via a gravel underpass eight blocks west. Pedestrian access had always been across the active rail lines. US 12 is the major east-west highway.
BACKGROUND
Mobridge was settled as a railroad town in 1906, then the western terminus of the Milwaukee Road. Its settlers and history differ from other South Dakota towns because of its connection to railroad cities to the east, its direct use of imported and skilled rail workers from those cities, and because of its rapid growth during its founding years. The “company� town flourished there until mid-century, as passenger rail succumbed to automobile travel, and by the early 1980s the Milwaukee line was sold and completely restructured. But for almost 70 years, Mobridge was a steady, self-sustaining community with a culture and economy set in place by the railroad. What is most positive about the existing economy in Mobridge is its connection to the hunting and sporting community. Located on Lake Oahe, summer boating and watersport recreation also remains as a larger potential resource. The city still attracts tourism and boasts a Main Street mostly occupied and active with a mix of traditional and boutique shops. The name Mobridge is literally taken from this location as the site of the first Missouri (MO) River bridge and rail crossing. Lake Oahe was formed in 1962 with the completion of the Oahe Dam in Pierre, SD.
underlay: Mobridge parcel map, c.1920s. Prior to the completion of the Oahe Dam, Mobridge was almost a full mile distant from the northern banks of the Missouri. The vehicular ferry crossing was south of the city along US12. The railroad bridge is to the northwest. Note the extent of the rail yard on the map, and the location of the passenger depot, roundhouse and turntable.
Riverfront Masterplan: Mobridge SD introduction: background
II. USE STRATEGIES: TOWARDS A COMPREHENSIVE CITY PLAN
POWER PLANT RENOVATION
HOUSING
The immediate issue facing the city is the shortage of housing options. The oil boom currently centered around Williston, ND has impacted communities and infrastructure for hundreds of miles in every direction. Additional drilling sites are being explored much closer to Mobridge in western South Dakota and Wyoming. The need for workers and potential for high individual wages has created a shortage of housing, retail outlets, entertainment and recreation, and put a critical strain on physical infrastructure and basic community services.
OLD MILWAUKEE HOSPITAL SITE
MAIN STREET EXTENSION
There is not a singular building type or location that solves the housing issue. New units should consider adding to and infilling denser areas downtown, and should take advantage of existing utilities and services. Smart planning strategies should pursue a variety of options for new housing in and around Mobridge: SINGLE FAMILY HOUSES / DUAL-FAMILY HOUSES / MULTI-FAMILY HOUSING LEASING (APARTMENT) OPTIONS / INCENTIVES FOR HOME PURCHASES & RENOVATIONS DOWNTOWN & MAIN STREET LIVING / UPPER STORY LOFTS AND LIVING UNITS INCENTIVES FOR UPGRADES/RENOVATIONS MOBILE HOMES / INCENTIVES FOR SMALLER SCALED PARKS LOCATIONS CONTROLLED BY ZONING / CITY & COUNTY COORDINATE OF GROWTH PLANS
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Riverfront Masterplan: Mobridge SD use strategies: housing
HOUSING OPPORTUNITIES
The locations shown on this map indicate potential building lots in the downtown area that reinforce the commitment to maintaining and strengthening Main Street. Lots identified along Main Street are vacant sites that promote “infill,” which promotes downtown, and often mixes ground floor retail with upper floor residential units. Lots identified along Grand Crossing, 1st Ave East and 1st Ave West are larger, under-developed sites, mostly used as parking lots. Larger sites can offer higher density housing, such as the Power Plant Site and the Milwaukee Hospital site.
MOBRIDGE POLLACK HS
LEGION MEMORIAL PARK
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EXISTING DEDICATED OPEN SPACE
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CITY OWNED RIVERFRONT PROPERTY
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PARKS & OPEN SPACE
Mobridge has the potential to combine existing parks and open space with additional dedicated parks, plazas, and riverfront access. These improvements create a foundation for increased tourism and economic growth, and provide amenities for the community. New parks and open space also allow for diverse collection of year-round activities.
FUTURE WATERFRONT OPEN SPACE, PARK & DEVELOPMENT AREA LAKE OAHE NATURE WALK & BIKE TRAIL TO BE IMPROVED & EXTENDED
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Riverfront Masterplan: Mobridge SD use strategies: parks & open space
GRAND PROJECTS TO SUSTAIN DOWNTOWN & THE RIVERFRONT as areas for COMMUNITY, TOURISM, RECREATION AND COMMERCE
Example of pier in Clevedon, UK
Example of pier in Jacksonville Beach, FL
Example of amphitheater in Louisville, KY
Example of bandshell in Sioux City, IA
Example of waterfront pool in Leça, Portugal
Example of boardwalk in San Juan, PR
Imagining the future of Mobridge is to support the civic and architectural precedents that have always withstood the test of time. Monuments, parks, plazas, structures and icons that have lasting value in cities large and small, everywhere in the world. Such amenities are shown to withstand changes in economic fortunes and advancements in technology. They are the proven, public elements of cities and are important places of civic pride. Mobridge has now, with the development of its Riverfront, an opportunity that most communities never see. The city can expand and develop spaces and monuments for the community, encourage tourism based on local distinction, expand recreational options along the water, and support growth with new shops, restaurants, and services. Here is a short list of “Grand Projects” for Mobridge that support what’s next and what’s best. Many of these have been incorporated into this Masterplan, and the list can (and should) be expanded: MOBRIDGE MAIN STREET PIER LAKE FRONT OPEN SPACE / PARK / NATURE TRAIL PERFORMANCE SPACE / AMPHITHEATRE ESTABLISH NEW COMMUNITIES FOR CULTURE AND THE ARTS PRESERVATION & GROWTH OF MAIN STREET ATTRACTING TOURISTS YEAR ROUND: HOTELS, LODGES, EVENTS ACKNOWLEDGING LOCAL HISTORY: THE MILWAUKEE ROAD / THE YELLOWSTONE TRAIL / LEWIS & CLARK / SITTING BULL
Riverfront Masterplan: Mobridge SD use strategies: grand projects & precedents
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existing riverfront open space
WRIGLEY SQUARE
FOOTPRINT PARK, WRIGLEY SQUARE and TURNTABLE PARK
TURNTABLE PARK
One way to increase downtown green space and park area is to create stronger boundaries parallel to the remaining railroad tracks. This is the same area that once was the industrial home for the Milwaukee Railroad, and includes the old passenger depot. Today, almost all traces of these old structures are gone. FOOTPRINT PARK and TURNTABLE PARK do not propose to reconstruct these buildings,but to use the remaining sites for parks organized by recalling their old locations. Interspersed throughout are play areas and gardens. The “footprints” of old rail buildings suggest an outdoor historical site, and tell the story of the founding of Mobridge using inventive re-creations, interactive structures, salvaged train engines and other monuments. The improvement and re-alignment of Railroad Street are natural results of the new Main Street crossing. WRIGLEY SQUARE proposes to re-claim the once active passenger loading area in front of the old depot. It is a vital public space connected directly to Main Street and to Mobridge’s historic fabric. This public square also connects the architecturally significant Wholesale Grocery Warehouse Building (currently the OWD offices) to the active life of Main Street and the new rail crossing.
Riverfront Masterplan: Mobridge SD use strategies: park / plaza proposals
axis of pier & Main Street
model view of observation tower
MOBRIDGE “MAIN STREET” PIER and OBSERVATION TOWER The most ambitious proposal for Mobridge would create a tourist and recreational attraction without equal in South Dakota. The Main Street Pier would provide opportunities for Lake Oahe access, entertainment, large scale events and festivals, recreation, boating and swimming, retail and restaurant outlets, and more.
section of tower
sketch of pier looking east
An observation tower is designed for the end of the Pier. It would afford views of both the lake and back to the city itself. The tower would also be a focal point on axis driving down Main Street. The Pier entrance would connect with the open space and Nature Trail at the new Riverfront Development Area. It extends over 1000’ into the lake allowing for boat docking even at times of low water levels. An oversized sign of “MOBRIDGE” would be built into each side of the pier, providing a final, iconic touch.
Riverfront Masterplan: Mobridge SD use strategies: pier and tower proposal
pier plan
M O B R I D G E
pier elevation
existing riverfront open space
III. RIVERFRONT MASTERPLAN ORGANIZING PRINCIPLES: SMART GROWTH FOR THE RIVERFRONT DEVELOPMENT AREA AND MAIN STREET SOUTH WRIGLEY SQUARE
The potential for the riverfront development area and open space is huge. It represents an economic future for the city that could sustain and reinvent Mobridge for decades to come. The solution is to understand that planning for this area should remain flexible to allow for shifting uses and continued, smart development. A hasty solution that finds only short term gains, or provides for only a select few in the community, will likely be a take a generation or more to recover from.
EXISTING CITY OWNED RIVERFRONT PROPERTY
EXISTING IMPROVEMENTS TO MAIN STREET SOUTH
The community should be the primary benefactors of the new development at the Riverfront and along Main Street South. This can happen by following simple steps and understanding that incremental additions and improvements can be made for the long term. “Smart Growth” combines strategies that consider physical growth (buildings, roads, parks), economic development (a range of uses including housing, retail, leisure, entertainment, institutional, commercial), and uses flexible structures that can easily accommodate change. Smart Growth is a planning strategy that combines the following ideas: • MAINTAINING THE BUILDING SCALE OF THE SURROUNDING AREA • LET NEW DEVELOPMENT HELP FUND RENOVATIONS AND MAINTENANCE OF OLDER, ADJACENT NEIGHBORHOODS • PROVIDING FOR A MIX OF PEDESTRIAN AND AUTOMOBILE USE • ALLOWING FOR A MIX OF USES, INCLUDING RETAIL & HOUSING • PROVIDING OPEN SPACE, PARKS, LAKE ACCESS AND TRAILS • PROVIDING A RANGE OF RECREATION TYPES
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Riverfront Masterplan: Mobridge SD
riverfront masterplan: organizing principles / smart growth
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existing nature walk & bike trail
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MAIN ST / RAILROAD ST / RIVERFRONT ST EXTENSION / PROJECTION
RIVERFRONT DEVELOPMENT BOUNDARY
Continuity into the new open space is importantto assure similar street and building sizes, and pedestrian scale. The square block grid and alley configuration is projected into the development area to preserve the understood, proven scale and pattern of the city.
MAIN ST
CITY GRID EXTENSION / PROJECTION
PROJECTED GRID / BLOCKS
PROJECTED GRID / BLOCKS
The new block grid reinforces Main Street as the central thoroughfare of the city. It is essential to maintain the scale and proportion of this existing economic and civic system. The grid and Main Street is altered/terminated by the improvements to Railroad Street and by establishing the new “riverfront” street. These diagonal streets provide opportunities for changes in the Main Street scale with monuments, parks, plazas and significant buildings.
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Riverfront Masterplan: Mobridge SD
riverfront masterplan: city grid extension / projection
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REINFORCING MAIN STREET SCALE & USE
New buildings along Main Street should align with the existing building fronts; sidewalks and diagonal or head-in parking should also be maintained. New building heights should be kept to a three-four story maximum, and parcels should be based on the city’s existing 25’ lot width. New buildings along the Riverfront may increase in size and scale, taking advantage of views and pedestrian traffic.
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Parking lots should be kept behind buildings, with access from side streets and alleys.
FOOTPRINT PARK: A linear park that recalls the Milwaukee Railroad History in its exact locations. TURNTABLE PARK: Recalls the old Roundhouse as a park and train museum, and connects to a new amphitheatre. WRIGLEY SQUARE: Located at the new Main Street RR crossing and the former site of the old Passenger Depot. HOSPITAL PARK: A potential park site at the location of the old Milwaukee Road Hospital, currently a vacant block. MAIN STREET PIER AND PLAZA: A (future) public recreational amenity and tourist attraction extends Main Street into Lake Oahe. A Plaza situated at the “end” of Main Street would serve as a visual terminus to the axis that starts at City Park.
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Riverfront Masterplan: Mobridge SD
riverfront masterplan: reinforcing Main St / new parks & plazas
V LA IEW KE S OA TO HE
WRIGLEY SQUARE MAIN ST: REINFORCE EDGE
Supporting civic parks and plazas can be developed with regard to the street grid:
VIEWS TO PARK
NEW PARKS AND PLAZAS
TURNTABLE PARK
NEW PLAZA
NEW PIER
HOSPITAL PARK
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existing riverfront open space
[H] FOOTPRINT PARK
train museum
1ST ST E
[H] WRIGLEY SQUARE
picnic pavilions & historic trains
sundial GF
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[G] TURNTABLE PARK RAILWAY ST SW
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[H] FOOTPRINT PARK
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[B] MAIN STREET DEVELOPMENT
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FINAL MASTERPLAN
MOBRIDGE PIER MAIN STREET SCALED DEVELOPMENT RIVERFRONT HOTELS & LODGES BOARDWALK & NATURE TRAIL PUBLIC POOL & BEACH AMPHITHEATRE TRAIN MUSEUM & TURNTABLE PARK WRIGLEY SQUARE & FOOTPRINT PARK RETAIL / COMMERCIAL / MIXED USE RESIDENTIAL MUNICIPAL
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Riverfront Masterplan: Mobridge SD riverfront masterplan: final masterplan
[C] LODGE/ HOTEL
public plaza
pool house
bulkhead
[E] PUBLIC POOL & BEACH
WATER ST SW 1ST AVE SW
A B C D E F G H
[C] LODGE/ HOTEL
2ND AVE SW
The Riverfront Masterplan is a proposal for various improvements [F] and development that support the future AMPHITHEATRE of Mobridge. They vary in scale and use, promoting a diverse, heterogeneous process, slowly growing Mobridge in this valuable location:
[B] MAIN STREET DEVELOPMENT
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grocery warehouse building (OWD)
[C] LODGE/ HOTEL
[D] BOARDWALK & NATURE TRAIL
P public plaza
[A] PIER
above: view of pier and plaza below: view south towards pool house and beach left: overall top-view
MODEL VIEWS
A 1� = 50’ scale physical model shows the site, its connection in context to Main Street, Lake Oahe and the railroad. Building massings are removable and may be reconfigured, showing various phasing and programming schemes.
Riverfront Masterplan: Mobridge SD riverfront masterplan: model views
above: overall view looking north below: view south, with Turntable Park at right
01 Proposed Street Grid Public Improvements: Pier, Pool & Beach, Parks Boardwalk & Nature Trail 02 Lodge #1 Hotel, Spa, Conference Center, Restaurant 03 Main Street Development phase 1 04 Main Street Development phase 2 05 New Housing / Residential phase 1 06 Main Street Development phase 3 07 New Housing / Residential phase 2 Hotel/Lodge #2 & #3 08 Expanded Commercial, Mixed-Use & Retail Development
09 New Housing / Residential phase 3 10 Commercial, Mixed-Use & Retail Development phase 2 11 Commercial, Mixed-Use & Retail Development phase 3 12 Commercial, Mixed-Use & Retail Development phase 4
PHASING / IMPLEMENTATION
This series depicts one (of many) possible build-out timelines, showing the growth of residential, commercial, retail, an mixed use development. All images on this page are photographs of the physical model built and presented to the Riverfront Economic Development Committee.
Riverfront Masterplan: Mobridge SD
riverfront masterplan: phasing / implementation