Market District of East Village I Urban Design Study May City of Des Moines Jeffrey Morgan Architecture Studio Confl uence

Market District of East Village I Urban Design Study May 2010 City of Des Moines Jeffrey Morgan Architecture Studio Confl uence

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Table of Contents page 5 rocess and urpose Statement page 9 Guiding rinciples/goals City of Des Moines page 10 Context Images (table of contents) page11-20 Context Images page 21 Framework Diagrams (table of contents) page 22-33 Framework Diagrams page 34 Master Development Concept lan page 35 page 36 page 37 Aerial erspective of Master Development Concept lan Implementation Strategy recedent Images (table of contents) page 38-49 recedent Images page 50 Appendix A arking Assessment Building Use Diagram - Alternative Option 1 Building Use Diagram - Alternative Option 2 Character Images of roposed Development May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence 3

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OVERVIEW Newly accessible, adjacent to a thriving neighborhood, and with plenty of area for redevelopment, the Market District of the East Village holds promising potential to be a thriving area in downtown Des Moines. The Market District has been planned to build from the successes of the adjoining East Village, a revitalized and bustling mixed use downtown neighborhood, while responding to its proximity with a major new arkway. With the opening of the first new downtown Des Moines River bridge in nearly a century, this 45-acre area is soon to be much more accessible than ever. Once the back door to the east side of downtown, with the completion of the Martin Luther King Jr. Bridge and arkway, the Market District will soon serve as a downtown entry from southern and eastern parts of metropolitan Des Moines. The area currently serves as a workhorse for the city, occupied by the City s ublic Works facility, the main olice Station, the Federal Courthouse, warehouses for a local utility, a salvage yard and a collection of industrial and warehouse uses. This plan envisions use of the existing city blocks for new and revitalized structures that house offices, residential, a new market, retail, and Federal Courts uses. Open spaces, gardens, parks, trails, connections to the River and State Capitol grounds, access to multi-transit modes, and a commitment to sustainability premise the plan. The vision presented in the following pages of the Market District of the East Village Urban Design Study shows a thriving section of downtown that adheres to urban principles for the proposed development pattern, while imagining development types and configurations that are unique to downtown Des Moines. With its dearth of constraints, the Market District is a rare opportunity to create a new district with an array of desirable and progressive contemporary amenities that is tightly knit into the city s urban fabric. rocess and urpose Statement UROSE Jeffrey Morgan Architecture Studio I Confl uence The 2008 downtown plan (What s Next, Downtown?) identified the emerging potential of the Lower East Village. This Urban Design Study was commissioned to build from the basic ideas that were proposed in the downtown plan and identify a set of planning ideas that capture the enthusiasm for the area and depict the desired long-term vision for the district. Significant investments are being made and changes are being considered in the area, including: Construction of a new bridge across the Des Moines River that extends Martin Luther King Jr. arkway east to E. 14/15th Streets. This extension is part of a multi-year plan to connect Des Moines International Airport, Interstates 80 and 235, Highway 65/69 through downtown Des Moines. Emergence of the East Village, a collection of new and revitalized buildings that house a vibrant mixed use district with thriving businesses, retail shops, and restaurants. East Village residents occupy an array of housing including market rate condominiums and affordable and market rate apartments. Construction of the Riverwalk, a multi-use trail loop and pedestrian promenade along the Des Moines River that includes an array of civic and recreation amenities and new pedestrian bridges and touches the northwest corner of this district Commission of a feasibility study by the General Services Administration to understand the long-term future of the Federal Courthouse and the physical needs of the Southern District of Iowa Federal Courts. Award of federal funding to IDOT to study passenger rail service to downtown Des Moines on active rail lines that pass through this district Completion of a tram feasibility study that shows electric trolley lines bordering two edges of this district Consideration of relocating the City of Des Moines ublic Works facilities that occupy ~15 acres in this district. ROCESS City of Des Moines May 2010 I Market District of East Village - Urban Design Study 5

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summer 2009: City of Des Moines commissions Urban Design Conceptual Development lan for Lower East Village Area 29 July 2009: Developer Roundtable. Current East Village developers offer thoughts on development of areas south of the East Village July and August 2009: Technical input on study area from City staff (engineering, environmental, parks, traffic, planning and urban design, economic development) 21-22 October 2009: Input and review with Southern District Federal Courts and General Services Administration 20 October 2009: Informational presentation to City of Des Moines Urban Design Review Board 5 November 2009: Informational presentation to City of Des Moines lanning and Zoning Board 16 November 2009: East Village Neighborhood and Historic East Village input meeting October-November 2009: City Staff review of draft material for the Market District of the East Village lan This Study includes the most current progress with the aforementioned projects and defines a vision for this area that makes the most of these important investments. The ambitious and transformative vision will require many years of public and private collaboration to realize. City of Des Moines May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence 7

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1. Build on the strengths of the area including: a. Identity of the East Village b. Successful existing businesses that compliment the desired mix of uses c. Grid of streets and moderate block sizes d. Viable buildings recently renovated e. Buildings with extant character and potential historic value to be retained for public or private uses. f. Buildings with adaptive reuse potential 2. Complement and foster the existing districts in the area and make connections to adjacent areas and neighborhoods: a. Historic Civic Center along the Des Moines River b. Historic East Village c. State of Iowa Capitol Complex d. Italian area to the south including proposed River oint District e. West Central Business District f. Riverpoint West / Gray s Landing / Gray s Lake Offi ce ark g. Court Avenue Entertainment District h. South East Neighborhood 3. Create a vibrant live, work, play district as an extension of the East Village 4. rovide recreation and public space opportunities and amenities: a. Connection to the Des Moines River and the rincipal River Walk b. Develop neighborhood/district park amenity c. Develop opportunity and potential for a year-round farmer s market area d. rovide connections to regional trails and amenities e. Foster long-term vision for a white water recreation area near the confl uence of the rivers f. Compliment open space programming offered in downtown 5. Create a mix of uses throughout the study area with a mix of urban building types including: a. Multi-family residential of varying models/price points as well as mixed income levels that complement the stock of housing in downtown both apartment and condominium. b. Speculative commercial offi ce c. Retail & service-oriented commercial amenities i. To support residential, offi ce, and civic proposed in the district (eateries, coffee shop, daycare, delivery/copy center, cleaners) ii. To enhance offerings in downtown Guiding rinciples/goals d. Entertainment venues such as bars, nightclubs and restaurants. e. Adaptive re-use of existing civic buildings, warehouses and other complimentary buildings that provide character to the district f. Signature civic and cultural uses on signifi cant site(s) in the district and unique identity in downtown g. lan all development uses at a scale and density that is commensurate with the envisioned urban character and investment in and around the district 6. reserve Historic Buildings 7. Infrastructure: a. An integrated system for pedestrians, bicycles, vehicles, buses, tram, and regional rail transportation b. hased approach to private parking utilizing surface parking in accessible relationship to buildings and uses that can be phased over time to private structured parking. c. ublic structured parking for district visitors and that supports development on multiple blocks by multiple owners d. Respect existing brownfi eld conditions in their current preliminary defi nition e. Coordinated, collaborative, effi cient, environmental approach to providing the basic infrastructure needs streets, curbs, lighting, storm water management, sewers, utilities, fl ood mitigation measures that are currently inadequate to serve new development in the district f. Systemic, collaborative (public-private) approach to meeting development infrastructure needs in an environmentally-friendly manner through aspects such as: i. district geothermal, ii. coordinated storm water management that meets on-site detention needs. iii. coordinated storm water management that improves water quality in the Des Moines River watershed iv. alternative power sources wind and/or solar 8. District-wide sustainable development plan using LEED-ND (Neighborhood Development) or other as a guide. 9. Identify a planning framework that: a. Creates enthusiasm for development in this district b. Generates commitment from the public and private sectors to ensure that expectations are realized c. provides fl exibility for long-term evolution of the area Jeffrey Morgan Architecture Studio I Confl uence City of Des Moines May 2010 I Market District of East Village - Urban Design Study 9

Context Images (table of contents) page 11 page 12 page 13 page 14 page 15 page 16 page 17 page 18 page 19 page 20 roject Study Area District Area Map Historic Civic Center East Village East Village - East Court Avenue East Village State Capitol East Village - Recent Development East Village - Recent Development Martin Luther King Jr. arkway Corridor 10

City of Des Moines E Court Av E Vine St E Market St E Elm St Raccoon St MLK arkway May 2010 I Market District of East Village - Urban Design Study Scott Av 11 E 6th St E 5th St E 4th St E 3rd St E 2nd St E 1st St existing conditions Urban Design Study Study Area : 45 Acres Jeffrey Morgan Architecture Studio I Confl uence

existing conditions District Area Map Existing Districts: -State Capitol Complex -Historic Civic Center Cultural -Historic East Village -Historic Italian Area Adjacent Districts: -Two Rivers -La laza -Court Avenue Entertainment -West Central Business Capitol ark Adjacent Neighborhoods: -Capitol ark -Capitol East - River East La laza otential New Districts: -Market District (L.E.V.) - Signature Development Civic Center East Village Capitol Complex Capitol East Gateway West & CBD Court Avenue West Market District River East River oint Gray s Landing Historic Italian District Two Rivers 12

existing conditions Historic Civic Center Existing Buildings: -Existing development to remain -Renovated historic buildings -Historic buildings for adaptive reuse -Boutique hotel potential City of Des Moines Federal Courthouse Jeffrey Morgan Architecture Studio I Confl uence Des Moines olice Station May 2010 I Market District of East Village - Urban Design Study 13

existing conditions East Village Recent Infi ll Development: -Mixed Uses -Mixed Income -Street Level Retail -edestrian Orientation Development potential on E. Walnut East Village Square & e300 14 Soho Lofts & Teachout Building Capitol Center

existing conditions East Village east court avenue Existing Buildings: -Existing development to remain -Renovated historic buildings -Historic buildings for adaptive reuse City of Des Moines State of Iowa ublic Safety Building Iowa State Bar Association Jeffrey Morgan Architecture Studio I Confl uence East Village Court May 2010 I Market District of East Village - Urban Design Study 15

existing conditions East Village Existing Buildings: -Renovated historic buildings -Historic buildings for adaptive reuse Builder s Kitchen arker Oil Building 16 Rail Depot The Market Building

existing conditions State Capitol Views to Adjacent Areas: -State of Iowa Capitol Complex -Science Center of Iowa -West Central Business City of Des Moines View to Downtown Iowa State Capitol Jeffrey Morgan Architecture Studio I Confl uence Rail Depot View to Science Center View to State Judicial Building May 2010 I Market District of East Village - Urban Design Study 17

existing conditions East Village Recent Development: -Infi ll Mixed-Use -Variety of housing: condominiums live-work apartments market rate subsidized East Village lace E5W Mixed-Use Development 18 East Village Square Oxford Row

existing conditions East Village Recent Development: -Infi ll Commercial & Mixed-use City of Des Moines Scandia Building e300 Mixed-Use Development Iowa State Bank Offi ce Building Jeffrey Morgan Architecture Studio I Confl uence 300 East Locust Building Soho Lofts May 2010 I Market District of East Village - Urban Design Study 19

existing conditions MLK arkway Corridor Corridor Character: - Intersection Treatments - Views and access into the Development Area - Complete street with recreational trail and pedestrian amenities - Vegetation Types -Component of Southeast Connector corridor project 20

Framework Diagrams (table of contents) page 22 Existing Buildings page 23 Buildings and Business Viability City of Des Moines page 24 page 25 page 26 page 27 page 28 Viable Buildings and Businesses To Remain roperty Ownership Site Importance Views and Corridors Nodes and Gateways page 29 page 30 page 31 page 32 page 33 page 34 page 35 Building Use Open and ublic Space Transit Routes Bicycle Routes and Trails Sustainability and Infrastructure Master Development Concept lan Aerial erspective of Master Development Concept lan May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence 21

E Walnut St E 7th St E Court Av Bike Trail E Vine St E Market St E Elm St Raccoon St MLK arkway Scott Av E Locust St E 6th St E 5th St E 4th St E 3rd St E 2nd St E 1st St 22 Existing Buildings Civic Industrial Warehouses City ublic Works Mid American rivate Business Bars/ Night Clubs Iowa State Bar Association Offi ce/trade Further historic buildings analysis is recommended before development proceeds Existing buildings

Buildings and Business Viability 1 Federal Courts building 2 Municipal building (olice Station) E 5th St E 6th St E Locust St E 7th St E Walnut St City of Des Moines 3 Warehouses to remain 4 Two Rivers Marketing 5 Market Building & Garden 6 Old Depot 7 Capitol Center 8 Northwestern Hotel 9 Iowa State Bar Association E 1st St 1 2 E 2nd St E 3rd St 3 10 3 E 4th St 8 3 3 5 6 7 4 9 E Court Av E Vine St E Market St Bike Trail 10 11 Dickey & Campbell Law Offi ces Rose Manner Further historic buildings analysis is recommended before development proceeds Existing buildings Existing buildings with potential economic viability 11 E Elm St Raccoon St MLK arkway Scott Av May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence 23

otential Viable Buildings and Businesses To Remain Existing, renovated, and viable business uses - Court Avenue businesses and renovated buildings - Two Rivers - The Garden Night Club - The Market Building - Capitol Center E 1st St E 2nd St E 3rd St E 4th St E 5th St E 6th St E Locust St E 7th St E Walnut St E Court Av Bike Trail Adaptive reuse potential - Warehouses into offi ce/trade or loft residential over time - Federal Courts building as offi ce concourse building - Historic Municipal Courts as boutique hotel - Salvation Army Annex as restaurant/ night club/convention use connected to hotel E Vine St E Market St E Elm St Raccoon St MLK arkway Scott Av Existing buildings with potential economic viability 24

City of Des Moines E Walnut St E 7th St E Court Av Bike Trail E Vine St E Market St E Elm St May 2010 I Market District of East Village - Urban Design Study Raccoon St MLK arkway Scott Av 25 E Locust St E 6th St E 5th St E 4th St E 3rd St E 2nd St E 1st St roperty Ownership City ownership comprises a large portion of the area providing a rare opportunity to infl uence the development of the area. City of Des Moines olk County State of Iowa Federal Railroads MidAmerican Energy Mid American is next largest owner located and is located on a brownfi eld site Railroad ownership exerts signifi cant infl uence on the area Jeffrey Morgan Architecture Studio I Confl uence

E Walnut St E 7th St E Court Av Bike Trail E Vine St E Market St E Elm St Raccoon St MLK arkway Scott Av E Locust St E 6th St E 5th St E 4th St E 3rd St E 2nd St E 1st St 26 Site Importance Sites along the River should be reserved for important public or private destination venues rimary Civic Site Secondary Civic Site Existing buildings with potential economic viability

Views and Corridors Respect signifi cant views of the State Capitol across and within the site Confi gure development to take advantage of signifi cant views from the site Height restrictions through primary view corridor approximately 55 feet E 1st St E 2nd St E 3rd St E 4th St E 5th St E 6th St E Locust St E 7th St E Walnut St E Court Av Capitol Building View Supreme Court Building City of Des Moines E Vine St 2 11 E Market St View from rincipal ark across Market District to State Capitol 8 1 2 3 4 5 6 7 8 9 10 11 12 Science Center View Corridor Iowa Supreme Court Building View Corridor E. 5th Street View Corridor Federal Courthouse View Corridor View to Federal Courthouse from MLK kwy View into Market District from recreation trail View to Federal Courthouse from Downtown View to Downtown from Civic ark View to Civic ark from intersection View across farmer s market to State Capitol rimary View Corridor View/View Corridor 7 Science Center 6 9 10 Civic ark 1 Federal Courthouse 12 5 3 4 E Elm St Raccoon St MLK arkway Scott Av May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence 27

Nodes and Gateways Align new commercial development along primary transportation corridors with emphasis of street level retail along E. 4th and E. 6th. E 3rd St E 4th St E 5th St E 7th St E 6th St E Locust St E Walnut St Orient development on E. Court and E. Market to relate to arkway landscape (per Open and ublic Space diagram) E 1st St E 2nd St E Court Av Align residential along secondary corridors and green spaces Bike Trail Develop gateway type uses and special design features at rimary Nodes E Vine St Develop higher density designation type retail/entertainment uses at Secondary Nodes E Market St E Elm St Raccoon St MLK arkway Scott Av rimary Development Corridors Tertiary Nodes Secondary Nodes rimary Nodes 28

Building Use Build on the East Village brand creating a vibrant live, work, play district - Diverse housing types density, ownership and income diversity - Diverse commercial offi ce types - Diverse entertainment uses build on existing bars and nightclubs - Market/trade identity of retail shops for home products and furnishings/ fi xtures - Grocery Market use potential - Farmer s Market- closed and open air structures for year round use - Riverfront kiosk to activate river walk - edestrian mall on abandoned rail corridor Highrise residential South of MLK arkway - Mixed-Use Recreation south of Scott Ave on River Civic Center Historic District extended south - ossible site for Amtrak station and associated mixed use redevelopment of existing police station - otential new Federal Courthouse - New Art facility A... AA Ground Level Retail/ Restaurants Social, Institutional, Infrastructure Shopping, Business, Trade Residential Assembly, Arts, Entertainment Transportation, arking Industrial, Manufacturing Refer to arking Assessment E 1st St E 3rd St E 2nd St B A Hotel Amtrak G M H Civic ark N S E 4th St C I O T E 5th St D J U F E L K Market Square V Y E 7th St E 6th St E Locust St E Walnut St E Court Av E Vine St E Market St R Q X W AA Z Bike Trail E Elm St Raccoon St MLK arkway Scott Av City of Des Moines May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence 29

Open and ublic Space Streetscape improvements - E. Market Street as boulevard for residential-scale identity - E. Court Avenue as boulevard for traffi c calming and enhancement of important downtown street E 1st St E 2nd St E 3rd St E 4th St E 5th St E 6th St E Locust St E 7th St E Walnut St arks, gardens, and recreation - Year-round Farmer s Market withclosed and open air structures - Community gardens - Dog park - Civic park for downtown recreation - Extend riverfront linear park south - Water/Adventure recreation park Northwestern assageway with mix of entertainment uses along former rail line - Hotel, Amtrak, mixed-use and parking structure complex - Historic Depot as visitor or interpretive center with public restrooms & bike facilities - Ground fl oors of existing and new buildings to include retail/entertainment uses - Trail connection between Riverwalk and State Capitol grounds E Court Av D.. C.G. E Vine St Civic ark Market Square C.G. C.G. E Market St E Elm St Raccoon St MLK arkway Scott Av Bike Trail D.. C.G. Dog ark arkway lanting Community Garden edestrian Corridor ublic Open Space Adventure Rec Area 30

City of Des Moines E Court Av Bike Trail x x x x E Vine St x x E Market St E Elm St May 2010 I Market District of East Village - Urban Design Study Raccoon St MLK arkway Scott Av 31 E Locust St E Walnut St E 7th St E 6th St E 5th St E 4th St E 3rd St E 2nd St E 1st St x x x x x x x x x x x x x x x x Transit Routes otential Amtrak terminal site - 700 ft uninterrupted platform - Connection to City transit lanned Transit Station/Stop - Tram line, Amtrak/commuter rail terminal Existing Bus Routes lanned Bus Routes Tram Line Amtrak / Commuter Rail Tram extension to incent development Extended bus routes Jeffrey Morgan Architecture Studio I Confl uence x x x x

E Walnut St E 7th St E Court Av Bike Trail E Vine St E Market St E Elm St Raccoon St MLK arkway Scott Av E Locust St E 6th St E 5th St E 4th St E 3rd St E 2nd St E 1st St 32 Bicycle Routes and Trails Streets to include bike lanes Regional bike trails extend to connect with MLK arkway Trail connection between Riverwalk and State Capitol grounds lanned Urban Bicycle Routes Existing Meredith & DorianTrails

Sustainability and Infrastructure Brownfi eld clean-up - signifi cant development to offset cost - LEED certifi cation - underground electrical overlay district District-wide storm water management plan to incent private development E 1st St E 2nd St E 3rd St E 4th St E 5th St E 6th St E Locust St E 7th St E Walnut St E Court Av Bike Trail City of Des Moines Storm sewer improvements including pumping station E Vine St Street infrastructure improvements New, reclaimed and restructured streets with streetscape improvement plan E Market St E Elm St Central geothermal loop system LEED-ND (Neighborhood Development) as guideline Underground ower Overlay District Brownfield otential Mid Am Soil NFA Shallow G.W. Exceeding Statewide Standards Deep G.W. Exceeding Statewide Standards Underground Stormwater Management Overlay Geothermal Loop edestrian Corridor ublic Open Space New ump Station Raccoon St MLK arkway Scott Av May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence 33

E Walnut St E 7th St E Court Av Bike Trail E Vine St E Market St E Elm St Raccoon St MLK arkway Scott Av Adventure Rec Area E Locust St E 6th St E 5th St Master Development Concept lan E 4th St E 3rd St -Diagram to include full development Buildings and open space along with all changes from other diagrams. E 2nd St E 1st St -color to match the Capitol master plan that is in the works. Civic ark Market Square 34 Master Development Concept lan Existing Buildings New Buildings Future Buildings

City of Des Moines May 2010 I Market District of East Village - Urban Design Study 35 Jeffrey Morgan Architecture Studio I Confl uence

Implementation Strategy 2008-2012 ML King Jr. arkway/se Connector Extension 2008 Downtown plan identifies future opportunity in Lower East Village 2009-2010 Lower East Village design study commissioned T I M E L I N E 2010 Commit to realizing the Vision of the Market District of East Village lan; adopt guiding principles; establish a flexible Living lan for the development of this area. 2010 Zoning adjustments/ reconsider appropriate land and zoning classification 2010-ongoing Develop public-private partnerships to develop key sites; plan, design, and budget for public infrastructure investments; 2011 Create standardized economic development incentives that uniquely relate to the goals of this district 2012-2015 Relocate City ublic Works facilities 2012-2032+ lan Implementation Work with the surrounding property owners, neighborhood groups, future developers, stakeholders, courts, and area residents throughout the process 36

recedent Images (table of contents) page 38 Infi ll Mixed-Use Development page 39 Mixed-Use Development City of Des Moines page 40 age 41 page 42 page 43 page 44 Mixed-Use Development Multi-Family Residential Adaptive Reuse Adaptive Reuse Market District and River Walk page 45 page 46 page 47 page 48 page 49 Amtrak Stations Signature Development Federal Courthouse Water Recreation/Development Sustainable Urban Development May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence 37

Infi ll Mixed-Use Development Boulder, Colorado Retail market potential: Neighborhood service businesses - dry cleaners - hair salons - ethnic restaurants - bars and night clubs - insurance agents - boutique retail - grocery 1. 2. Image Keynotes 1. Three-story scale and varied material palette hold the corner attract interest 2. Residential above retail increases activity along retail corridors after normal business hours 3. New construction using time honored materials should be appropriately scaled to its location and use. Corner entrances activate street edge along two building facades. 4. Existing buildings adapted for new retail and residential uses 5. 3. 4. 38 5. Existing buildings adapted for new retail and residential uses

Infi ll Mixed-Use Development Various City of Des Moines 1. 2. Image Keynotes 1. The scale of large buldings can be broken down through creative massing and use of color and material. 2. New residential construction with interior parking at the ground level. 3. Building setbacks for large, full-block buildings provide opportunities for semi-public space that activates the street edge. Jeffrey Morgan Architecture Studio I Confl uence 3. May 2010 I Market District of East Village - Urban Design Study 39

Infi ll Mixed-Use Development Various 2. 1. 3. Image Keynotes 1. arking garages wrapped with residential units fi t the character of the neighborhood. 2. New Construction at a scale consistent with the existing building inventory. 3. arking garage entrances that fi t the urban pattern. 4. Appropriately scaled and sited grocery stores can fi t the urban fabric. 5. 4. 40 5. Mid-rise development around large civic or cultural institutions provides opportunity for creating entertainment districts that support the larger entity but ultimately breath a life of their own.

City of Des Moines May 2010 I Market District of East Village - Urban Design Study Infi ll Multi-Family Residential Various 41 Jeffrey Morgan Architecture Studio I Confl uence

Infi ll Multi-Family Residential Various 1. 2. 3. Image Keynotes 4. 42 1. The adaptive reuse of existing buildings reinvigorates the area and encourages new growth and development. 2. The spaces between buildings are often as important as the buildings themselves. 3. rivate entrances on these live/work studios provide multiple points of actication on this urban street. 4. Older buildings can be adapted to a multitude of new uses. 3.

Adaptive Reuse: Warehouse Chelsea, New York City of Des Moines 1. Image Keynotes 1. Art galleries are an easy fi t for the large open spaces in older warehouse buildings. 2. Niche restaurants are often the fi rst tenants to move into an area on the cusp of redevelopment. 3. The openness of this building invites people to move freely from interior to exterior. Jeffrey Morgan Architecture Studio I Confl uence 3. 2. May 2010 I Market District of East Village - Urban Design Study 43

Market District and River Walk Various Year-round market Retail and vendor kiosks 1. 2. 3. Image Keynotes 1. Open-air markets bring large groups of people into the downtown. 2. Free-standing kiosks provide a diverse retail experience in dedicated pedestrian districts. 3. Covered environments provide protection from weather that might otherwise drive people away. 44

Amtrak Various Requires 700 foot platform Integrate with tram stop at 6th City of Des Moines Adjacent use potential: - transit oriented development - multi-family housing - restaurants & retail Image Keynotes 1. Train platform can have contemporary or classic vocabulary. 2. At-grade platforms provide easy access forpassengers without negative impacting traffi c patterns at crossing streets. 3. Mid-block pedestrian crossing should be considered when platforms exceed two city blocks in length. Jeffrey Morgan Architecture Studio I Confl uence 1. 3. 2. May 2010 I Market District of East Village - Urban Design Study 45

Signature Development Various ublic or rivate Theater/Opera House Hotel - Condo Recreation facility Museum Adjacent use potential: - mid - high density housing - restaurants/retail - public park 2. 1. Image Keynotes 1. erforming arts centers and other cultural institutions are a major attraction in redeveloping areas and can incite additional adjacent development. 2. Signature residential developments support adjacent cultural uses. 3. Urban hotels provide convenient and unique lodging options for out-of-town visitors. 4. Musuems and theaters take many forms and often have a dramatic impact on exterior public spaces. 4. 3. 46

Federal Courthouse Various City of Des Moines 1. Image Keynotes 1. New Federal courthouses take a signifi cant architectural departure from their predecessors. Jeffrey Morgan Architecture Studio I Confl uence May 2010 I Market District of East Village - Urban Design Study 47

Water Recreation Development Various 1. 2. Image Keynotes 1. Urban whitewater parks provide recreational opportunities not normally found in the city center and can be found in growing cities across the country. 2. Outdoor recreation oriented businesses support urban whitewater parks and can be built new or utilize existing adjacent structures. 48

Sustainable Urban Development Station Green (right) San Mateo, California Upper Chester Development (below) Cleveland, Ohio City of Des Moines LEED-ND (Neighborhood Development) - suggests Green over-lay district - emerging desirable neighborhood - marketing green May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence 49

Appendix (table of contents) page i - iii arking Assessment page iv Building Use Diagram - Alternative Option 1 page v Building Use Diagram - Alternative Option 2 page vi - x Character Images of roposed Development 50

BLOCK LAND USE STORIES arking Assessment lower east village GSF EXISTING GSF RE- USE GSF RETAIL GSF OFFICE UNITS LOAD FACTOR ARKING DEMAND ARKING SULY A & B Hotel (Municiple Building - adapt reuse) 4 60,000.00 0.61 36.60 Hotel/Restaurant (Salvation Army Annex - reuse) 1 8,400.00 0.97 8.15 Office/Trade - New 4 Amtrak Station/Office with Retail 1 24,000.00 0.81 19.44 Office 3 72,000.00 2.50 180.00 Office/Trade (Existing Warehouse - adapt reuse) 3 39,300.00 2.50 98.25 Office/Trade (Addition to Existing Warehouse) 3 39,300.00 2.50 98.25 arking Structure - New 600.00 Street arking 50.00 C Mixed Use Retail & Residential Multifamily - New 3 Retail/Commercial 1 27,700.00 0.97 26.87 Residential 2 42.00 1.00 42.00 East Village Court - Mixed Use Office Residential NIC net zero Retail/Commercial - New 1 10,000.00 0.97 9.70 Surface arking - Existing net zero Surface arking - New 24.00 Street arking 13.00 D Bank with surface parking - Existing 2 NIC net zero net zero Visitor Center - old depot 1 net zero net zero net zero Retail/Commercial - New 1 16,000.00 0.97 15.52 Mixed Use Retail & Residential Multifamily - New 4 Retail/Commercial 1 28,800.00 0.97 27.94 Residential 3 72.00 1.00 72.00 Surface arking - New 32.00 Street arking 16.00 E Two Rivers Building - Existing 2 47,100.00 2.50 117.75 Retail/Commercial - New 1 27,000.00 0.97 26.19 Surface arking - New 36.00 Street arking 28.00 F Iowa Bar Association with surface parking 2 NIC net zero net zero Retail/Commercial - New 1 19,000.00 0.97 18.43 Surface arking - New 24.00 Street arking 13.00 G & H Street arking 45.00 I The Garden Night Club - Existing 3 16,000.00 0.97 15.52 Upper levels - adapt reuse - office/trade 8,424.00 2.50 21.06 North Addition - New Retail/Restaurant 1 7,200.00 0.97 0.00 City of Des Moines May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence i

arking Assessment lower east village BLOCK LAND USE STORIES GSF EXISTING GSF RE- USE GSF RETAIL GSF OFFICE UNITS LOAD FACTOR ARKING DEMAND ARKING SULY Upper levels - office/trade 2 14,400.00 2.50 36.00 Market Building - Existing 33,792.00 0.97 32.78 Multifamily Residential - Apartments 4 56.00 1.00 56.00 Surface arking - New 44.00 Street arking 27.00 J & K Market Shops 36,000.00 0.81 29.16 Street arking 44.00 L Mixed Use Retail & Residential Multifamily - New Retail/Commercial 1 15,000.00 0.97 14.55 Residential 4 56.00 0.51 28.56 Surface arking - New 40.00 Street arking 34.00 Community Gardens M,N,S,T Federal Courts Building 4 300,000.00 2.50 750.00 Federal Courts arking Structure NIC O Office Commercial 3 219,000.00 2.50 547.50 Street arking 90.00 34.00 Q R Mixed Use Retail & Residential Multifamily - New Retail/Commercial 1 15,000.00 0.97 14.55 Residential 4 56.00 0.51 28.56 Residential Rowhouse - New 20.00 2.00 40.00 Garages off back 40.00 Surface arking - New 40.00 Street arking 24.00 Mixed Use Retail & Residential Multifamily - New Retail/Commercial 1 15,000.00 0.97 14.55 Residential 4 56.00 0.51 28.56 Residential Rowhouse - New 20.00 2.00 40.00 Garages off back 40.00 Surface arking - New 40.00 Street arking 24.00 Mixed Use Retail & Residential Multifamily - New Retail/Commercial 1 15,000.00 0.97 14.55 Residential 4 56.00 0.51 28.56 Residential Rowhouse - New 20.00 2.00 40.00 Garages off back 40.00 Surface arking - New 40.00 ii

BLOCK LAND USE STORIES arking Assessment lower east village GSF EXISTING GSF RE- USE GSF RETAIL GSF OFFICE UNITS LOAD FACTOR ARKING DEMAND ARKING SULY Street arking 24.00 U Structured arking 1,200.00 Residential Face - Lofts 3 36.00 2.00 72.00 Retail/Commercial 1 9,700.00 0.97 9.41 Street arking 20.00 V Office Commercial 3 122,400.00 2.50 306.00 Surface arking - New 80.00 Street arking 44.00 W Office Commercial 3 122,400.00 2.50 306.00 Surface arking - New 80.00 Street arking 44.00 X Structured arking 1,200.00 Retail/Commercial 1 9,700.00 0.97 9.41 Street arking 44.00 Y Office Commercial 3 72,000.00 2.50 180.00 Street arking 14.00 Z Office Commercial 3 72,000.00 2.50 180.00 Street arking 14.00 AA Office Commercial 3 72,000.00 2.50 180.00 Street arking 14.00 TOTALS 96,892.00 116,124.00 275,100.00 1,105,590.00 490.00 3,820.36 4,170.00 NET ARKING SURLUS (DEFICIT) 349.64 NOTES: 1. arking for the area south of MLK was not analyzed. Development plans for this area should include corresponding parking solutions. 2. arking for Alternate lans shown in the Appendix was not analyzed. 3. This analysis assumes no parking structure for the federal courts building. City of Des Moines May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence iii

Building Use (Alternative Option - 1) LAN HIGLIGHTS E 6th St E Locust St E 7th St Additional residential/mixed-use around Market Square E 5th St E Walnut St Residental use attached to E. 3rd Street parking ramp See page 27 for additional Building Use notes E 1st St E 3rd St E 2nd St B A Hotel Amtrak G M H Civic ark N S T C E 4th St I O U D J F E K Market Square Q W V Z Y L R X E Court Av E Vine St E Market St E Elm St Raccoon St MLK arkway AA Bike Trail A... AA Ground Level Retail/ Restaurants Social, Institutional, Infrastructure Shopping, Business, Trade Residential Assembly, Arts, Entertainment Transportation, arking Industrial, Manufacturing Refer to arking Assessment Scott Av iv

Building Use (Alternative Option - 2) LAN HIGLIGHTS Federal Courthouse shifted south towards MLK arkway E 3rd St E 4th St E 5th St E 6th St E Locust St E 7th St E Walnut St City of Des Moines Civic ark reduced in size E 1st St E 2nd St Commercial density increased adjacent to courthouse site No residental use attached to E. 3rd Street parking ramp otential for viable Amtrak terminal site on the West side of the river, Amtrak terminal not shown in this diagram See page 27 for additional Building Use notes A... AA Ground Level Retail/ Restaurants Social, Institutional, Infrastructure Shopping, Business, Trade Residential Assembly, Arts, Entertainment Transportation, arking Industrial, Manufacturing Refer to arking Assessment A B H G Civic ark M S N T C I O U D J F E K Market Square Q W V Z Y L R X E Court Av E Vine St E Market St E Elm St Raccoon St MLK arkway Scott Av AA Bike Trail May 2010 I Market District of East Village - Urban Design Study Jeffrey Morgan Architecture Studio I Confl uence v

vi roposed open-air market at E. 4th and Market Street

City of Des Moines May 2010 I Market District of East Village - Urban Design Study Aerial view of proposed Federal Courthouse and public open-space vii Jeffrey Morgan Architecture Studio I Confl uence

viii View down E. 6th street at open-air market

City of Des Moines May 2010 I Market District of East Village - Urban Design Study View to East on SE Bypass (MLK Extension) ix Jeffrey Morgan Architecture Studio I Confl uence

x View to East along proposed pedestrian mall