CITY OF HAMILTON, MONTANA
DOWNTOWN MASTER PLAN
Submitted By:
April 4, 2014
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City of Hamilton, Downtown Master Plan
Introduction
The City of Hamilton envisions itself as a friendly, safe place that
values diversity and a spirit of community while continuing to
preserve its natural beauty, history, and culture. As part of this
vision, in its 2008 Growth Policy Update, the City identified the need
for a downtown master plan as a priority. Such a plan would help the
City implement the goals and policies of the Growth Policy.
With input from the project advisory committee, the Downtown
Master Plan Study Area was determined to include traditional eightblock historic district as well as the commercial node immediately
on the other side of Highway 93, off of Marcus. The study area is
bounded by Pinckney Street to the north, Bedford Street to the
south, 5th Street to the west, and extends one block east of Highway
93 (for the exact study area boundary see Figure 1). The larger area
of influence (a one-mile circle centered on the study area) will inform
the Master Plan but be studied in less detail. The Downtown Master
Plan will provide guidance for improving the economic and aesthetic
qualities of downtown. The Plan will address physical improvements/
design concepts, marketing and business development, and parking
management. An accompanying Action Plan will identify short,
medium, and long-range steps; potential funding resources; and an
organizing approach for implementation.
The vision is for a plan that is not a ‘City’ plan but rather a community
plan with the responsibility and benefits of implementation shared
among a broad range of partners and supporters. Stakeholders
identified include property and business owners and residents of
Hamilton, the Bitterroot Valley Chamber of Commerce, the Hamilton
Downtown Business Improvement District, and the Downtown
Hamilton Association. A project advisory committee made up of a
diverse group of community leaders has been established to serve
as a sounding board. In addition a robust outreach process has been
developed with assistance from City staff and the advisory committee
in order to provide multiple opportunities for the community to
shape the future of downtown. Public outreach components include
shopper and business owner surveys, focus groups, stakeholder
interviews, business visits and town hall meetings.
Hamilton is located in the scenic Bitterroot
Valley along the Bitterroot River between
two mountain ranges.
Site Map
Figure 1: Study Boundary Downtown Hamilton Master Plan
Polygon 8
The Downtown Master Plan study area is
an eight-block area.
March 19, 2014
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Phase One of the Downtown Plan is an existing conditions study
to determine baseline conditions and trends. Included in this
Existing Conditions document are: a review of existing planning
and community foundational documents; a demographic/target
market profile; a retail market assessment; a land use/existing
Existing Conditions Report
3
occupant inventory; a summary of cultural and historic resources;
a transportation and parking overview; and a summary of themes
that emerged through an initial assessment and public outreach.
This information will serve as the basis for drafting preliminary
recommendations and community priorities for the master plan.
BITTERROOT VALLEY: Arts, cultural heritage, and economic development A report for the Bitter Root Cultural Heritage Trust July 2013 Community Land Use + Economics Group, LLC Arlington, Virginia Bitterroot Valley Arts Report investigates
the economic value of arts and cultural
heritage in Hamilton.
River Park Master Plan
and Legion Park
Master Plan
January 2011
Prepared for the City of Hamilton
Prepared by: Peaks to Plains Design PC
404 North 31 Street, Suite 405
Billings, MT 59101
(406) 294-9499
www.peakstoplains.com
The River Park and Legion Park Master
Plan presents the master plan for two
parks in Hamilton, one of which has been
implemented.
PREVIOUS REPORTS/DOCUMENTS
As part of the Downtown Master Plan, team members reviewed all
existing background documents relevant to the planning process
for the downtown and adjacent neighborhoods including city land
use regulations, building and site design guidelines, historic districts,
parks and recreation/trail plans, transportation plans, non-motorized
plans, economic development plans, and growth policies. Below is a
summary of key documents and their relevance to downtown.
Bitterroot Valley: Arts, Cultural Heritage and Economic Development
Report (2013)
Through this research, the Bitter Root Cultural Heritage Trust
investigated the economic value of arts and cultural heritage for
the Bitterroot Valley. The study also identified factors that support
and constrain the use of these assets as economic development
tools and ways they might add economic value in the future.
Specific recommendations are made including enlivening the arts
in downtown through storefront art displays, pop-up spaces, the
creation of co-working creative spaces, recognition of heritage
businesses, creation of a Design Center and development of a
graphic identity system for the Highway 93 corridor that connects to
downtown Hamilton.
Non-Motorized Transportation Plan (2012)
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This update of the City’s non-motorized transportation plan
addresses existing conditions, makes network recommendations
for pedestrian and bicycle facilities, and identifies policy and
program recommendation and implementation strategies.
Pedestrian recommendations for the downtown area include ADA
improvements throughout downtown and bulb-outs for several
intersections on Main Street, in two locations on Pinckney, and at
all signalized intersections. Shared use paths are recommended
along the River, through parks, and along the rail. A median is also
recommended at Main and Second Streets. Several bicycle facilities
are recommended including bike lanes on Main Street, on 4th from
Adirondack to Grove, on Adirondack from 4th to Highway 93, and
on 10th from Main to Pine. Bike boulevards are recommended to
connect to Rocky Mt. Labs, Marcus Daly Hospital, River Park, Ravalli
County Courthouse, and downtown Hamilton. The location of these
proposed bicycle facilities are recorded on the existing conditions
map found in Figure 4.
City of Hamilton, Downtown Master Plan
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The City of Hamilton developed a master plan for two parks, one of
which is downtown (Legion Park). The vision for River Park includes
trails, a sledding hill, a gazebo, a playground, picnic areas, interpretive
signs, parking, and a vegetation management plan. The Legion Park
plan has been implemented and includes a small performance
area, pathway and landscape improvements, a playground, public
restrooms, and a shade structure.
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The Montana Department of Transportation and City of Hamilton
partnered to develop a plan to identify safety concerns and guide
transportation safety improvements. The plan solicited perceived
transportation safety problems from stakeholders and analyzed
crash data. Vulnerable users, user behavior, and problem locations
were assessed and current safety programs analyzed to determine
any potential gaps. Specific concerns identified included problem
intersections, bike/pedestrian awareness and rules, lack of marked
cross walks, number of drive approaches on US-93 and safety as a
quality of life issues.
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Pedestrian infrastructure improvements
noted in the Non-Motorized Plan Update
include bulb-outs for several intersections
along Main Street downtown.
The Parks and Trails Plan was produced by the Bitterroot Land Trust
and approved by the County Park Board. The Plan outlines goals for
the development of a robust network of parks and trails providing
recreational, health and fitness opportunities while protecting
wildlife habitat and ecological attributes that define Ravalli County.
Two types of trails are delineated: north-south trails are designed to
connect places such as schools and shopping areas; east-west trails
connect to natural and recreational areas along the river and in the
mountains. The plan does designate a 4.6-mile trail route in Hamilton
that is owned by the Montana Department of Transportation. The
plan also prioritizes shared use paths such as the short existing
section in Hieronymus Park. Specific connections requested in or
near downtown Hamilton include Main Street 10th to 1st, better
connections to schools, and a crossing of the Bitterroot River at
fishing access and Veteran’s Memorial Bridge.
Hamilton Area Transportation Plan Update (2009)
A comprehensive, multi-modal, community-wide transportation
plan led by the City of Hamilton, Ravalli County, and the Montana
Department of Transportation. This update to the 2002 City of
Hamilton Plan seeks to guide transportation infrastructure and
implementation planning until 2030, providing guidance on how
to develop a transportation system that will serve the community’s
needs as it continues to grow. The plan recommends that any
Existing Conditions Report
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Downtown Master Plan include a detailed parking, wayfinding and
signage strategy and that State Street be updated with curb bulbouts in order to improve pedestrian crossings.
2003 Growth Policy (2009 Update)
Hamilton adapted its first Comprehensive Plan in 1998 then updated
its Growth Policy in 2003. A planning process was undertaken in 2008
to revise the Growth Policy. Information from this policy document
has been captured in graphic format on Figure 5: Downtown
Inventory Map. The Growth Policy also details an action plan and an
infrastructure financing strategy.
Comprehensive Economic Development Strategy for Mineral, Missoula,
and Ravalli Counties (2007)
This regional plan created for the Bitter Root Economic Development
District analyzes the regional economy and provides regional goals
and actions that in turn help focus investment priorities and funding
strategies. The goals encompass five areas: Business Development,
Education/Workforce Development, Infrastructure, Land Use and
Redevelopment.
Economic Conditions
Downtown has three key customer markets that are summarized
in this section: Local Trade Area Residents, 2nd Home Owners, and
Visitors.
LOCAL TRADE AREA RESIDENTS
Based on the patronage of existing businesses, Hamilton’s location
within the region, the location of the competitive supply, drive
times and physical and manmade boundaries, Marketek delineated
a custom-drawn retail trade area (Figure 2). The Retail Trade Area
represents the area from which the majority of day-to-day Hamilton
shoppers are likely to emanate.
This section identifies the social and economic characteristics of the
Hamilton retail and housing market area. The downtown retail trade
area represents the area from which most Hamilton businesses
draw shoppers and where many Hamilton area shoppers carry out
day-to-day business transactions. A map illustrating the boundaries
is provided to the right (see Figure 2). Hamilton’s retail trade area
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City of Hamilton, Downtown Master Plan
includes nearby Darby and Stevensville. Demographics and socioeconomic trends are analyzed for this trade area for the timeframe
from 2013 to 2018.
The Hamilton trade area had a 2013 population of 33,479, of which
4,443 lived in the City of Hamilton (13 percent). The population is
forecast to increase by 0.72 percent by 2018 to 34,691, exhibiting
only marginal growth that is on par with the forecasted statewide
average annual change. (See Appendix 1: Hamilton Demographic
Exhibits for more in-depth demographic information).
Figure 2: Hamilton Retail Trade Area
The Hamilton Retail Trade Area
Source: ESRI
The median age within the Hamilton trade area is 47, which is older
than the state median age of 40. The median age is slightly lower
(43.9), however, in the City of Hamilton. In general the trade area’s
aging population may suggest an increased need for health and
social service providers and places and housing that appeal to an
older population.
The average household size in the Hamilton trade area is 2.31, slightly
below the national average in 2013 of 2.54. In contrast, the average
household size in Hamilton is 1.91. Median household income in
the Hamilton trade area is $39,305, somewhat below the statewide
average of $44,613. The median household income for the City of
Hamilton, however, is significantly lower than the state average (54
percent lower at $24,173).
Existing Conditions Report
7
The majority of Hamilton trade area residents are white (95 percent)
which is slightly higher than the state average (89 percent). Slightly
less than a quarter of trade area residents hold a four year degree
(24 percent) which is lower than the statewide average (29 percent).
The vast majority of the population has either a high school diploma
or some college with no degree (61 percent).
The majority of residents in Hamilton are
employed in the service or retail industry.
Within the City of Hamilton there are 644 total businesses which
offer employment to 5,053 people. According to the Growth Plan, the
majority are employed in the service or retail industry (59 percent).
Government is the third largest employer (21 percent). The top
employers are Albertsons, Apex Human Resources, Discovery Care,
Farmers Bank, Glaxo Smith Kline, Kmart, and Marcus Daly Hospital.
The largest public employers are Rocky Mountain Lab, the school
district, and Ravalli County.
Average wage lags behind the national and state average,
and unemployment rates are higher than state average. The
fastest growth areas are real estate, wholesale trades, arts and
entertainment, recreation, and technical and construction.
Businesses downtown cater to a growing
tourism market.
Another indicator to gauge population and economic growth is
building permits. Building permits issued between 2009 and 2013
for residential peaked in 2009 at 28 permits. In 2013, a total of 15
residential permits were issued (10 for new single family). During
the same timeframe commercial permits ranged from a high of 28
in 2010 to a low of 16 in 2012. In 2013, 23 commercial permits were
issued, 14 of those for retail, the highest number in the last five years.
The primary target market for new multifamily or attached
housing (condominiums, apartments or townhouses) in downtown
Hamilton will be households living within a 20+ minute drive time
from downtown. In the Target Residential Market Area, there are
an estimated 14, 321 households with a projected increase of 650
new households by 2018 (nearly a 5 percent increase). Hamilton’s
projected increase in households is slightly smaller (4 percent). The
majority of residential market area households are owner occupied
(62 percent). Within the City of Hamilton ownership rates vary slightly
as compared to the market area - 42 percent of households are
owner occupied and 47 percent renter-occupied housing units. The
majority of housing units in the residential market area are singlefamily detached homes (74 percent). Hamilton has less single-family
detached homes (only 51 percent) given the higher percentage of
rental units and higher density units found downtown. Within the
residential market area, householders over the age of 55 make up
over half of all householders while over one quarter of households
are age 25 to 44 (29 percent). Two person households make up 70
percent of all households in the market area.
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City of Hamilton, Downtown Master Plan
Based on a 2013 housing inventory of Hamilton, there are 1,748
housing units west of Highway 93 in the larger downtown area of
influence. This is actually more housing units than are found east of
93 in residential areas (1,372 units) reflecting the higher density of
units west of 93. In general, housing units in the larger downtown
area tend to be more predominantly rental than owner-occupied (49
percent vs. 37 percent).
2ND HOME OWNERS
The Stock Farm Club, a destination gated community on the outskirts
of Hamilton is home to over 300 high income part time residents/
members and a few families who live there year round. Sixty-six (66)
of the 107 buildable sites are developed for a 62% occupancy rate
(source: Lambros ERA Realty). StockFarm 2nd homeowners spend
any where from a few weeks to a few months in this community
during the April – November timeframe. Downtown business
owners and Stock Farm management report the positive impact of
this customer base particularly on restaurants and art galleries.
Several residential neighborhoods
surround downtown. Housing is primarily
single-family. Some homes are historic.
VISITOR MARKET
Hamilton has experienced growth in tourism due to Montana’s
aggressive visitor marketing, the new local events center at the
fairground and expansion of athletic events. Walk-ins at the Hamilton
Visitor Center/Chamber office are on the uptick and were well over
5,000 in 2013. Lost Trail Pass, a major recreation destination 35 miles
south of Hamilton, reported 11,432 visitors at its Visitor Information
Center in 2013, a significant spike over the prior five years which
averaged around 7,000. It should be noted that during this time
period, visitor center hours were reduced.
Stock Farm Club is a gated community
outside Hamilton with many part-time
residents primarily during the summer.
Overall business referral calls to the Chamber are also on the rise
and reached nearly 11,000 in 2013. Hamilton has numerous special
events that attract visitors, but the largest is the Hamilton Downtown
Association’s Daly Days and Microbrew Festival in July. Over two days
an estimated 2,000 people visit downtown and 2,500 attend the
Microbrew Fest on Saturday evening.
RETAIL SUPPLY AND DEMAND
Local trade area residents are the primary target market for
Downtown Hamilton. The local trade area for Downtown Hamilton
is not only the geographic area from which businesses will draw
customers day in and day out, and provides a reasonable basis for
gauging retail potential. In the Hamilton retail trade area, retail sales
leakage (the gap between measured retail supply based on sales and
potential demand based on household income and expenditures)
Existing Conditions Report
9
Figure 3: Existing Retail Trade
EXISTING RETAIL BALANCE
Retail Trade Area
Balance, 2013 2013
Demand/Spending Potential
Merchandise Category
Supply/
Retail Sales
Leakage
(or Surplus)
($22,690,842)
Grocery
$52,248,142
$74,938,984
Health & Personal Care
$19,471,293
$27,986,857
($8,515,564)
Apparel
$15,410,291
$5,026,743
$10,383,548
$6,500,015
$12,674,541
($6,174,526)
Home Furnishings
Electronics & Appliances
$8,999,178
$21,882,297
($12,883,119)
$12,611,450
$33,408,787
($20,797,337)
$8,811,926
$15,216,220
($6,404,294)
General Merchandise
$57,205,141
$16,506,926
$40,698,215
Miscellaneous Specialty Retail
$10,797,216
$12,949,911
($2,152,695)
Restaurants
$29,487,831
$33,313,452
($3,825,621)
Home Improvement & Gardening
Sporting Goods, Hobbies, Books & Music
Target
Sales ($/SF)*
Potential
Space
$209
49,682
$216
188,418
$51,081,763
238,100
Total Leakage
Estimated Supportable Square Footage
* Target sales are based on the Urban Land Institute, "Dollars and Cents of Shopping Centers."
Source: ESRI BIS; Marketek, Inc.; Urban Land Institute
totals $51.1 million annually (See Figure 3: Existing Retail Trade
Balance). Specifically, the trade area is oversupplied or in balance in
eight of ten retail categories. Leakage (where retail demand exceeds
supply) is occurring in two categories: Apparel ($10.4 million) and
General Merchandise ($40.6 million).
Estimates of sales per square foot of store space derived from the
Urban Land Institute’s Dollars and Cents of Shopping Centers are
used to convert retail sales leakage ($51.1M) to supportable space
estimates. In 2013, the total market area sales gap translated to
238,100 square feet of store space.
Keep in mind these figures do not include potential spending from
visitors or employees working in Hamilton but living outside of the
market area. Also keep in mind that due to easy access to retail
competition in Missoula, Hamilton trade area residents will always
take a portion of their shopping dollars out of town. This is less true
for convenience goods, such as grocery and drugstore items that are
most often purchased close to home.
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City of Hamilton, Downtown Master Plan
Figure 4: Downtown Existing Conditions
Existing Conditions Report
11
Land Use
SETTING
Downtown commercial uses are centered
along Main Street.
Hamilton is located in the Bitterroot Valley between the Sapphire
Mountains to the east and the Bitterroot Mountains to the west.
The Downtown is part of the original Hamilton townsite and was
developed in the 1890s. The City has a rich history and a vital
downtown core with historic buildings providing a strong sense of
place and independent retail contributing to a unique identity.
LAND USE/PUBLIC SERVICE
The primary land uses within the downtown are commercial, retail,
office, and single family residential, Downtown commercial uses are
generally located in the 8 blocks defined by 1st Street, Cherry, State,
and 5th Street. There are additional commercial and office uses
located along Highway 93 and in the vicinity of the hospital. Public
facilities are located near the city limits but a few sites are found
within 3 blocks of Main Street (see Figure 4: Existing Conditions).
Public schools have a presence in and
around downtown. Enrollment is relatively
stable.
Nearly all residential within a one-mile radius of Main Street is singlefamily. Most homes are on smaller 30’ x 140’ lots on a traditional grid
with an alley network. A primary concern of the City’s is the lack of
affordable housing. In response to current conditions and trends,
the City’s Growth Policy includes several housing goals that should
be considered in any discussion about housing downtown. Among
those are to expand affordable housing, promote innovative housing
design, promote healthy neighborhoods, and energy efficiency
and weatherization. These conditions and goals should guide any
consideration of housing opportunities downtown.
School enrollment has been stable. Westview Middle School and
Washington Elementary School are located downtown. Other
educational resources include Bitterroot College and the Bitterroot
Workforce Center. Service providers include the County Council on
aging, Haven House, Youth Home, RSVP volunteer Center, United
Way, WIC, and Riverside Christian Center.
City parks offer recreation and access to the Bitterroot River which
is within walking distance of Downtown. Most neighborhoods
are served by at least one park. As population changes, trail and
conservation are becoming higher priorities. The most popular
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City of Hamilton, Downtown Master Plan
recreation activities are walking for pleasure, exercise for fitness
nature walks, outdoor concerts and festival gardening and bicycling,
fishing, picnicking, rafting and tubing.
The City provides water and sanitary sewer. Storm water is managed
with dry wells or sumps that discharge directly into the subsurface.
There is a storm sewer along Hwy 93 that discharges into the
Bitterroot River at two locations north and west of town. Main
Street was reconstructed several years ago and utility replacement
projects have resulted in systems that are in good condition and
have capacity to service new projects in downtown.
ZONING
Main Street was reconstructed in 2006 with
upgrades to the streetscape.
Within the Study Area there are five zoned land use categories
including Central Business District (CBD), Transitional Neighborhood
Business (B), Highway Related Business District (B2), Local Business
District (B1), and Public Institutions (P1). CBD is the primary zoning
in the Study Area (for a more in-depth zoning analysis see Appendix
2). The B zone is located along Main Street west of Sixth Street and
two blocks south of Main Street east of First Street. It consists mostly
of small infill projects or converted single family homes. Within the
adjacent areas there are three additional zoning classifications:
Professionals Services District (PS), Residential Single Family (RS), and
Residential Multi-Family (RM). RM uses are located mostly north of
Main Street on parcels north of Pine Street and west of Sixth Street.
Within the larger area of influence there are three additional zoning
designations. The intent of the CBD zoning is to:
The CBD land use designation seeks
to preserve the historic character of
downtown while encouraging new
construction that blends in.
• Promote and maintain a viable mixed-used, pedestrian friendly
business community;
• Encourage remodeling efforts to preserve the historical character
of each building and new construction that blends with the old;
• Retain on-street parking spaces;
• Provide flexibility in the site and design of new development and
redevelopment to anticipate changes in the market place;
• Promote streets as public places that encourage pedestrian and
bicycle travel and provide connections to residential areas.
• Provide transition between high traffic streets
neighborhoods, as stated in the city’s transportation plan;
and
• Encourage efficient land use by facilitating high-density
development and minimizing the amount of land that is needed
for surface parking;
The zoning code is quite flexible and there are a lot of similarities
between all business and commercial districts. It should be noted
Existing Conditions Report
13
that parking requirements, lot coverage and setbacks are somewhat
variable between the districts. As the list of desired new downtown
uses is developed, the planners should seek to clarify if there are any
zoning obstacles. As an example, the code is silent on hotels, motels
or hostels in the CBD zone. Art Studios are only referenced in B-1.
The City has adopted Design Guidelines, including the guidelines
for preservation of the historic downtown, that apply to all existing
and new development. There are some additional guidelines for the
Central Business Zone District and Historic Downtown for areas with
commercial or mixed use storefront character. These guidelines
seek to maintain the character of these historic neighborhoods but
are cursory.
Downtown Inventory
At the time of the inventory (March 2014) existing uses downtown
include a diverse mix of uses including government, offices, retail,
restaurants, schools, and parks. Uses in the area surrounding
downtown are predominantly single family residential. Other major
uses adjacent to downtown include the Rocky Mountain Lab located
5- 8 blocks southwest and the hospital located 6-8 blocks. Both
major employers are located within walking distance of the CBD. The
majority of businesses are located on small 25’ x 130’ lots.
Downtown has a strong mix of
independent, local businesses.
Figure 5: Downtown Inventory illustrates the range of existing
ground floor occupants/uses downtown and in surrounding
neighborhoods. This map also illustrates uses in the larger area of
influence surrounding downtown.
Throughout the downtown, there are commercial and residential
uses on the upper stories of existing historic buildings. An inventory
of these uses is also included.
EXISTING BUSINESS/OCCUPANT MIX
Several businesses within other businesses
exist such as this coffeeshop in a bookstore.
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Downtown’s greatest strength for promotion and business
development is its unique business mix. The mix is of predominately
independent, locally owned businesses with many standouts in terms
of merchandising, quality and visual appeal. The dominant ground
floor use is restaurants/dining with 17 unique establishments.
Several storefronts offer businesses within businesses, which is an
City of Hamilton, Downtown Master Plan
Figure 5: Downtown Existing Uses
* Note the heavy blank lines (except for the line down US 93) note the city boundary lines
Existing Conditions Report
15
important and creative survival strategy when serving a small town
market e.g. a coffee shop within a bookstore or a frame shop within
an art store.
At present a number of vacancies and/or office uses in prime retail
blocks disrupt the shopper flow, which is a consideration for future
business development activities. Although not tracked and reported,
a few new businesses/restaurants were identified as recently
Retail located east of Highway 93 is more
auto-oriented and suburban in character.
opened, a good sign of healthy entrepreneurial activity.
The following patterns were observed about the current mix of
businesses downtown during the team’s site visit:
• Pedestrian oriented retail is clustered on Main between First and
Fourth and along Second Street between State and Cherry.
• Retail located along Highway 93/First Street is a mix of national
and local businesses and is vehicular in orientation.
• There are a variety of mixed use buildings within the study area
which integrate eateries, offices, and limited commercial.
Pedestrian oriented retail is clustered
between First and Fourth Streets along
Main and along Second, Third, and Fourth
Streets between State and Cherry.
• Government has a strong presence downtown including City Hall,
the Ravalli County Courthouse, Ravalli County Administration
Building, the Ravalli County Museum, schools, the Post Office, a
number of social service providers, police and fire stations, and
the courts and detention facility. Many of these facilities are in
need of modernization, expansion, and major repairs.
• City and County facilities are clustered between 2nd, 4th, 6th,
Madison, and State Streets.
• Legal and counseling services appear to be locating within
walking distance of courts and social service providers.
• Education has a strong presence downtown including an
elementary school, a junior high, and an alternative high school.
The Head start and MAPS (after school Media Arts Program)
programs are located on Main. A private Christian school,
however, is moving out of downtown to the county this summer.
Many public facilities are located
downtown including the Courthouse. Public
facilities are clustered between 6th and
2nd Street.
• There are a few non-conforming uses within the study area, the
largest being the Ford Auto dealership which occupies the east
one half block with the post office and parking occupying the
west one half of the block.
• There are several professional offices on Main Street and in the
blocks between 5th, 1st, Bedford and Cherry.
• Many of the second stories of buildings are occupied by offices
and residences and at least one restaurant.
• Several of the uses on Main are not open to the public and as a
result do not generate as much activity as retail or restaurants.
16
City of Hamilton, Downtown Master Plan
UPPER STORY USES
During March 2014, an inventory of 2nd and 3rd floor occupants was
conducted for multi-story buildings in the area including: First Street
to Fifth Street, Madison Street to Pine Street, and Marcus Street to
Skeels Avenue. At 60 downtown locations the distribution of upper
story occupants included:
• Apartments- 89
• Offices- 101
The historic character of Main Street is
largely intact.
• Motel Rooms- 14
• Art Studios- 2
• Storage- 3
• Vacant- 2
EXISTING CHARACTER
The historic character of Main Street and the larger downtown is
largely intact with only a few missing or contextually inappropriate
buildings. The character of some historic buildings, however, has
been compromised by inappropriate façade modifications. A number
of business owners have improved facades and installed attractive
signs. The streetscape along Main Street is attractive, having been
renovated in 2004. It could be further enhanced with planting,
art, wayfinding, banners, and furnishings, among other amenities.
Currently there are few open spaces to gather. There are minimal
landscape requirements in any of the zoning districts. As a result
the landscape character that the community values is not evident in
the built environment, particularly in the commercial areas. Historic
neighborhoods are losing the character that boulevard trees once
contributed.
The gateway to Main Street is not well marked or inviting; a bank and
casino (to west) and large parking lots (to east) frame the gateway
to Main Street. The community would very much like to see the
connection across First Street improved at Main Street. The quality of
signage of individual businesses is generally quite good however and
a sense of place pervades. This historic character stands in contrast
to newer development adjacent to downtown and in small pockets
throughout downtown that is more suburban in character and does
not reflect the more traditional structures and neighborhood.
Historic boulevard trees still line some of
the roads in residential neighborhoods,
providing great landscape character.
The gateway to Main Street is poorly
marked and not inviting. The connection
across Main Street at First is an issue.
DEVELOPMENT OPPORTUNITIES
There are several vacant buildings located in the study area including
several vacancies on Main Street that provide opportunities for
development/redevelopment. There is limited land, however, located
Existing Conditions Report
Some infill in downtown is appropriate in
character. Other infill is more suburban
and out of character/scale.
17
downtown or nearby for new development. Non-conforming land
uses downtown should be considered long term opportunity sites.
The former Dowling Funeral Home that occupies nearly a full block
is an opportunity site as noted in the Bitterroot Cultural Heritage
Trust’s Arts Center Concept.
Clues to Hamilton’s past are found
throughout downtown.
Open land west of but in close proximity to Highway 93 is mostly
limited to scattered small lots most suitable for infill. There is some
land available near the hospital and one to two full blocks near 7th
Street and Adirondac zoned single family residential. Larger new
residential development is locating in the northeast quadrant of
the City. For a summary of the assets, opportunities and challenges
downtown see Appendix 4: Downtown Assessment Matrix.
CULTURAL AND HISTORIC RESOURCES
Downtown is part of the Hamilton Main
Street Commercial Historic District founded
in 1985.
Hamilton is located in the Bitterroot Valley, which was originally home
to the Salish and Pend d’Oreille Indians. In 1788 the land was claimed
and the St. Mary’s Mission was the first permanent settlement in the
Valley. In 1880 copper magnate Marcus Daly settled in the valley and
established the Big Ditch network and the Anaconda Copper Mining
Lumber Company along the route of the Northern Pacific Railroad.
The Town was incorporated in 1894 and named after James Hamilton
who was an employee of Marcus Daly’s. Following the copper boom,
the town’s primary industries were farming and timber. In 1927
the Rocky Mountain laboratory was located to to research Rocky
Mountain Fever. Unlike many communities the town experienced
growth during the WWII depression era, attracting residents due to
its natural setting and resources.
Hamilton is rich with historic resources. There are four historic
districts including the Hamilton Commercial District, founded in
1985. The Main Street Commercial Historic District is defined by
Fifth, First, Pinkney, and State Streets. The buildings in the district
span the city’s evolution from early wooden buildings to buildings in
the 1950s built in the art modern style.
Two other historic districts are within walking distance of downtown.
The South Town Residential Historic District encompasses eighteen
blocks and includes one hundred historic buildings including the
original Marcus Daly Hospital (County administration building), the
Ravalli County Courthouse, and several historic homes. The Rocky
Mountain Laboratory Historic District on the 900 block of Fourth
Street commemorates the Lab’s pioneering research in the earlyand mid-20th century on insect-borne diseases and on vaccines to
prevent them.
18
City of Hamilton, Downtown Master Plan
Hamilton and the Bitterroot Valley have a strong and active community
that supports arts and culture. Local volunteers are involved in
many aspects of the city’s arts, cultural and historic preservation
efforts addressing programming, promotions and facilities. The
Hamilton Downtown Association and Downtown Hamilton Business
Improvement District are also active in revitalization efforts. Several
local events draw crowds from outside the region including weekly
summer events such as the Saturday farmers market. These
institutions and events attract people downtown and build an active
role for the local arts co-op in the community.
Hamilton residents acitvely support the
arts and cultural events.
Local cultural organizations actively preserve and promote existing
resources within Hamilton. One such effort is the Bitterroot Cultural
Heritage Trust’s Arts Center Concept that involves the acquisition
and redevelopment of the entire Dowling Block (South Town
Hamilton between 2nd and 3rd Streets and Madison and Ravalli
Streets). The plan would preserve this important historic block and
support/incubate the local creative economy. The concept would
include galleries, a museum, artists in residence, and arts center,
archives, an outdoor sculpture garden and park, event space, and
guest lodging. Arts and cultural groups have also discussed acquiring
the former Ravalli County Banks Building, one of the most important
commercial buildings on Main Street.
For an inventory of registered historic districts and structures and a
list of active arts and cultural organizations see Appendix 3.
The historic Ravalli County Courthouse is
now a museum.
Access and Parking
STREETS
The major roadway through Hamilton is US Highway 93, a federal
highway which bisects the City. Visitors and travelers enter and pass
through the Central Business District and Historic Downtown on
State Highway 531 which east of US 93 is referred to as Main Street.
The City maintains 27.77 miles of road and 8.5 miles of alleys. Roads
in Hamilton are classified as Principal and Minor Arterial, Major and
Minor Collectors and Local. Highway 93 (First Street) with a traffic
volume of 14,098 average daily trips is the only Principal Arterial.
Main Street with a traffic volume of 4,960 average daily trips is
classified as a Major Collector. Minor Collectors downtown include
Existing Conditions Report
19
Pine Street, Pinckney Street, State Street, Ravalli Street, North 7th
Street, and North 4th Street.
Parking supply is adequate. There are
concerns however about management of
supply and wayfinding to direct users to
parking lots.
The downtown and surrounding historic residential areas were
organized with a traditional grid of 300’ blocks with 25’ wide platted
lots backed by alleys. As the town expanded east of the highway,
the street layout became less regular and as a result east-west
connections are much more limited. Alleys are currently used for
parking and service and are generally in poor condition with poor
drainage, uneven surfaces, and visually unappealing encroachments.
Transit service is limited consisting of Council on Aging van curb to
curb service, Limousine Service, and Airport InterCity Shuttle. The 5
Valley Regional Transit Study (2008) recommends service between
Missoula and Hamilton but this has not yet been put in place. The
existing MRL rail line through Hamilton is not active.
RAIL
The Montana Rail Link (MRL) rail parallels US Highway 93 on the east
side. Although the rail is inactive, crossings are few, dividing the east
and west sides of the city. Railroad crossings are at-grade. There is
a desire to improve the number and location of crossings and to
acquire the rail corridor for a multi-use trail. This pathway is included
in the adopted non-motorized transportation plan
NON-MOTORIZED FACILITIES
Sidewalks on Main Street are in very good condition, having been
reconstructed as part of the 2004 Main Street reconstruction. As
part of this project the streetscape along Main Street was improved
with new sidewalks and lights in order to improve the commercial
district as a destination for residents and visitors.
Sidewalks in the vicinity of downtown are also in good condition.
The crossing of Highway 93 is somewhat challenging given its
width and levels of traffic. Further from downtown there are some
missing sections within the sidewalk network. The recently adopted
Non-Motorized Transportation Plan prioritizes reconstruction and
construction of these missing segments.. Bike lanes exist in various
areas of the City. A new non-motorized plan has recently been
adopted. The plan prioritizes bicycle investments. The Inventory
Map, exhibit XX shows the location of proposed bicycle facilities.
20
City of Hamilton, Downtown Master Plan
PARKING
Rights of ways in the original townsite are generous measuring 80’
or wider. As a result diagonal parking has been implemented along
most of the downtown streets with business and commercial uses.
Downtown parking is adequate as confirmed through discussions
with residents and business owners. The need for improved parking
management was raised as a concern however. Specific concerns
include implementation and the need to accommodate longer than
1½ hours periods of on street parking.
Per the parking code parking requirements range from 1/500 SF
of retail, commercial, eating establishments, taverns, lounges, and
offices to 1/1,000 SF for libraries, museums, and banks to 1/2,000
SF for furniture and appliance stores (See Figure 6). Requirements
for residential units are a 1:1 ratio. The requirements allow for
crediting on-street spaces, joint use parking, and exemptions from
landscaping parking lots. Applicants may also request a reduction or
waiver of minimum parking spaces.
Existing Conditions Report
21
Figure 6: Summary & Comparison of Zoning Requirements in Downtown versus other Districts
Parking
Requirements
Minimum
Parking
Requirements
Maximum
Parking
Requirements
Joint Use
Notes
Agreements
CBD-Offices
1/500
110%
Y
Variance possible
Offices
1/1000 SF
110%
Y
Variance possible
Professional office
1/500-5 min
Medical or Dental
1/250 SF
OFFICES
Y conditions
BANKS
CBD Banks
1/1000 SF
Banks
1/500
110%
Y
Variance possible
110%
Y
Variance possible
CULTURAL
CBD Lib Art Museums
1/1000 SF
Lib Art Museums
1/500 SF
Y
Variance possible
RESTAURANTS
1/500 SF
110%
Y
Variance possible
CBD-Restaurant
1/500 SF
110%
Y
Variance possible
Restaurant Take out
1/50 SF
None
Y conditions
Restaurant Full Service
1/100 SF min 6
None
Y conditions
RETAIL
1/500 SF
110%
Y
Variance possible
CBD Retail Commercial
1/500 SF
110%
Y
Variance possible
Retail
1/250 SF-Min 3
None
Y conditions
RESIDENTIAL
Variance possible
CBD Residential
1/DU
None
SF Residential
2/DU
None
SF Residential
2/DU
None
MF Residential
1.5/DU
None
Retirement Elderly Apts
1/ 3DU
None
Hotels Motels
1/room = spaces
supported
None
Dorms
1/resident
None
Auditorium, church etc
1 per 4 seats
None
CBD Beauty Shops
1/500 2/seat
110%
Beauty Shops or Schools
1/100 SF
None
Clubs Lodges Dance
Halls
1/100 SF
None
N
Variance possible
OTHER
22
City of Hamilton, Downtown Master Plan
Appendices
Existing Conditions Report
23
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24
City of Hamilton, Downtown Master Plan
APPENDIX 1: HAMILTON DEMOGRAPHIC EXHIBITS
POPULATION & HOUSEHOLD GROWTH
2000-2018
Geographic Area
Avg. Ann. Change
2013
2000
Retail Trade Area
Population
Households
Avg. Household Size
City of Hamilton
Population
Households
Avg. Household Size
Ravalli County
Population
Households
Avg. Household Size
State of Montana
Population
Households
Avg. Household Size
2013
(Estimte)
Number
2000- Avg. Ann. Change
2018
Percent
2018
(Forecast)
Number
2013-
Percent
29,305
11,763
2.45
33,479
14,321
2.31
321
197
-0.01
1.10%
1.67%
34,691
14,973
2.29
242
130
0.00
0.72%
0.91%
4,215
2,007
1.99
4,443
2,239
1.91
18
18
-0.01
0.42%
0.89%
4,560
2,327
1.89
23
18
0.00
0.53%
0.79%
36,070
14,289
2.48
41,299
17,489
2.33
402
246
-0.01
1.12%
1.72%
42,721
18,265
2.31
284
155
0.00
0.69%
0.89%
902,195
358,667
2.45
1,012,754
421,727
2.33
8,505
4,851
-0.01
0.94%
1.35%
1,051,679
441,009
2.32
7,785
3,856
0.00
0.77%
0.91%
Average Annual Population Growth Rates, 2000-2018
1.5%
1.0%
0.5%
0.0%
Retail Trade Area
City of Hamilton
2000-2013 Avg. Ann. Change
Ravalli County
State of Montana
2013-2018 Avg. Ann. Change
Source: ESRI BIS
Existing Conditions Report
25
POPULATION BY AGE
2013
Age
Retail Trade Area City of Hamilton
Ravalli County
State of
Montana
Under 5
5-14
15-19
20-24
25-34
35-44
45-54
55-64
65-74
75-84
85+
5.3%
11.7%
5.8%
4.6%
9.4%
10.6%
14.1%
16.7%
12.7%
6.4%
2.7%
5.9%
10.8%
5.0%
5.4%
12.9%
11.1%
11.4%
12.7%
10.3%
8.3%
6.2%
5.1%
11.8%
6.0%
4.5%
9.1%
10.9%
14.5%
17.2%
12.5%
6.0%
2.4%
6.1%
12.3%
6.3%
6.8%
12.6%
11.2%
13.8%
15.0%
9.2%
4.6%
2.1%
Total
33,479
4,443
41,299
1,012,754
47.0
43.9
46.9
40.4
Median Age
Age Distribution of the Population, 2013
20%
15%
10%
5%
0%
Under 5
5-14
15-19
Retail Trade Area
20-24
25-34
35-44
City of Hamilton
45-54
55-64
Ravalli County
65-74
75-84
85+
State of Montana
Source: ESRI BIS
26
City of Hamilton, Downtown Master Plan
HOUSEHOLD INCOME
2013
Income
Retail Trade Area
City of Hamilton
Ravalli County
State of Montana
Less than $15,000
$15,000 - $24,999
$25,000 - $34,999
$35,000 - $49,999
$50,000 - $74,999
$75,000 - $99,999
$100,000 - $149,999
$150,000 - $199,999
$200,000 or More
16.7%
16.2%
12.0%
14.5%
17.8%
11.1%
7.3%
2.6%
1.8%
30.2%
21.0%
10.1%
9.0%
12.7%
10.1%
4.3%
2.5%
0.1%
15.2%
15.2%
11.7%
14.3%
18.8%
12.0%
8.1%
2.9%
1.8%
14.0%
12.9%
12.2%
15.3%
20.1%
11.7%
9.2%
2.6%
2.0%
Total
14,321
2,239
17,489
421,727
$39,305
$24,173
$42,166
$44,613
Median Household Income
Household Income Distribution, 2013
35%
30%
25%
20%
15%
10%
5%
0%
Less than
$15,000
$15,000 $24,999
$25,000 $34,999
Retail Trade Area
$35,000 $49,999
$50,000 $74,999
City of Hamilton
$75,000 $99,999
Ravalli County
$100,000 $149,999
$150,000 - $200,000 or
$199,999
More
State of Montana
Source: ESRI BIS
Existing Conditions Report
27
RACIAL & ETHNIC COMPOSITION
2013
Race/Ethnicity
Retail Trade Area
City of Hamilton
Ravalli County
State of Montana
White Alone
Black Alone
American Indian Alone
Asian/Pacific Islander
Some Other Race Alone
Two or More Races
Hispanic Origin
94.9%
0.6%
1.0%
0.7%
0.7%
2.1%
3.3%
94.2%
0.8%
0.7%
1.6%
0.4%
2.3%
3.5%
95.0%
0.6%
1.0%
0.7%
0.7%
2.0%
3.2%
88.8%
0.8%
6.3%
0.7%
0.7%
2.7%
3.1%
Total
33,479
4,443
41,299
1,012,754
Racial & Ethnic Composition, 2013
100%
80%
60%
40%
20%
0%
White Alone
Black Alone
Retail Trade Area
American
Indian Alone
City of Hamilton
Asian/Pacific
Islander
Ravalli County
Some Other
Race Alone
Two or More
Races
Hispanic Origin
State of Montana
Source: ESRI BIS
28
City of Hamilton, Downtown Master Plan
EMPLOYMENT BY INDUSTRY
2013
City of Hamilton
Industry
3-Mile Radius
#
%
#
%
Agriculture & Mining
46
0.9%
132
2.2%
Construction
113
2.2%
230
3.9%
Manufacturing
381
7.5%
264
4.5%
Transportation
56
1.1%
157
2.6%
Communication
19
0.4%
26
0.4%
Utilities
28
0.6%
33
0.6%
Wholesale Trade
80
1.6%
162
2.7%
1,134
22.4%
1,332
22.5%
Retail Trade
Finance/Insurance/Real Estate
288
5.7%
351
5.9%
Services
1,849
36.6%
2,186
36.9%
Government
1,059
21.0%
1,054
17.8%
Total Employment
5,053
100.0%
5,927
100.0%
Total Businesses
644
994
Source: ESRI BIS
RETAIL EXPENDITURE POTENTIAL
Retail Market Areas
2014 to 2024
2014
Retail Potential
Sales
Space
(in millions)
(SF)
2019
Retail Potential
Sales
Space
(in millions)
(SF)
2024
Retail Potential
Sales
Space
(in millions)
(SF)
Merchandise or Service
Category
Spending
per Hhold
Target
Sales*
($/SF)
Grocery
Health & Personal Care
Convenience Goods
$5,369
$940
$390
$365
$77.9
$13.6
$91.6
199,869
37,393
237,263
$81.1
$14.2
$95.3
207,923
38,900
246,823
$84.7
$14.8
$99.5
217,139
40,624
257,763
$664
$151
$9.6
63,798
$10.0
66,369
$10.5
69,311
Apparel
Home Furnishings
Home Improvement
Electronics
Misc. Specialty Retail
Shoppers Goods
$950
$796
$1,005
$481
$1,341
$209
$199
$140
$216
$216
$13.8
$11.6
$14.6
$7.0
$19.5
$66.4
65,967
58,087
104,268
32,332
90,134
350,788
$14.3
$12.0
$15.2
$7.3
$20.3
$69.1
68,625
60,427
108,470
33,635
93,766
364,923
$15.0
$12.6
$15.9
$7.6
$21.2
$72.1
71,667
63,106
113,278
35,126
97,922
381,098
Restaurants
$2,514
$263
$36.5
138,769
$38.0
144,361
$39.6
150,760
$277
$90
$4.0
44,633
$4.2
46,432
$4.4
48,490
$208.1
835,252
$216.5
868,908
$226.1
907,422
$8.4
33,656
$9.6
38,514
Personal Services
Entertainment
Total
Five Year Net Gain
* Target sales are based on the Urban Land Institute, "Dollars and Cents of Shopping Centers."
Sources: ESRI BIS; Urban Land Institute; Marketek, Inc.
Existing Conditions Report
29
Housing Snapshot: City of Hamilton, Residential Market Area and Highway 93 Corridor
City of Hamilton
Residential
Market Area
Hwy 93 Corridor
2,528
42%
47%
11%
16,294
62%
26%
12%
137,731
54%
30%
16%
$158,537
$192,320
$177,252
$218,366
$181,194
$218,448
Householder Age (2010)
Age 15 to 24
Age 25 to 34
Age 35 to 44
Age 45 to 54
Age 55 to 64
Age 65 and over
5%
17%
12%
16%
16%
35%
3%
11%
13%
20%
22%
31%
6%
15%
15%
20%
21%
23%
Units in Structure (2007-2011)
Single Family Detached
Single Family Attached
2-4 Units
5-9 Units
10-19 Units
20+ Units
Mobile Home
Other
51%
7%
15%
6%
3%
9%
9%
0
74%
2%
6%
2%
1.0%
2%
14%
0.1%
68%
3%
8%
3%
2%
4%
12%
0.1%
Median Year Structure Built (2007-2011)
%
1979
1983
1980
Households by Size (2010)
1 Person Household
2 Person Household
3 Person Household
4 Person Household
5 Person Household
6 Person Household
7+ Person Household
47%
30%
11%
8%
3%
1%
0%
29%
41%
13%
10%
5%
2%
1%
28%
39%
14%
11%
5%
2%
1%
Housing Characteristic
Housing Units (2013)
Owner-Occupied
Renter-Occupied
Vacant
Owner-Occupied Unit Value (2013)
Median
Average
Source: ESRI BIS
30
City of Hamilton, Downtown Master Plan
Existing Conditions Report
31
APPENDIX 2:
ZONING ANALYSIS
Allowed uses include retail stores, banks, eating establishments,
bakeries, taverns, media offices and production facilities, printing
and photography shops, professional and personal services and
office, theaters and museums, parks and open spaces, and indoor
recreational facilities and health clubs. Residential uses are allowed
provided that they are located above the ground floor. Drive-thrus,
vehicle sales, entertainment facilities, storage facilities, warehouses
and other types of industrial or transportation related facilities are not
allowed.
Conditional uses include wholesale, schools and daycares, social,
service, clubs, and religious institutions, laundries and dry cleaners,
manufacturing or production less than 5,000 SF, community centers,
independent parking lots, and libraries. A number of these conditional
uses currently exist downtown or in neighborhoods immediately
surrounding the CBD and policies should encourage them to remain.
Buildings are limited to 3 stories or 45 feet in height. There are not
established lot coverages or setbacks.
Uses permitted within the Neighborhood Business District (B1) are
the same uses permitted within the CBD, however there are fewer
conditional uses or restrictions on drive thru facilities. Buildings are
limited to 3 stories or 45 feet in height. Lot coverage is limited to 50%.
The Neighborhood Business District (B) seeks to encourage uses to
service the immediate neighborhood. Most of the permitted uses are
the same as those in the CBD and B1 zones. Residential is not limited
to upper floors though. Buildings are limited to 3 stories or 45 feet in
height. Lot coverage is limited to 50% with 25’ setbacks.
The Highway Related Business District (B2) is located along Highway 93
and Primary Arterials and allows for more vehicle-oriented uses such
as service stations, vehicle sales, parking lots, and convenience stores;
uses either not allowed or discourage in the CBD zone. Lot coverage is
limited to 50% with no established setbacks.
The zoning code is quite flexible and there are a lot of similarities
between all business and commercial districts. As the list of desired
new downtown uses is developed, the planners should seek to clarify
if there are any zoning obstacles. As an example, the code is silent on
hotels, motels or hostels in the CBD. Art Studios are only referenced
in B-1. Schools appear to be allowed as conditional use. Parking
requirements and lot coverage appear to be most variable between
the districts. Use and allowable heights are fairly consistent. There are
significant differences between districts on lot coverage and setback,
with Neighborhood Business District being more similar to Single
Family zones which require 20’ front and rear setbacks
32
City of Hamilton, Downtown Master Plan
APPENDIX 3:
INVENTORY OF REGISTERED HISTORIC DISTRICTS AND STRUCTURES AND
CULTURAL ORGANIZATIONS
Historic Resources include:
• Allison—Reinkeh House 207 Adirondack St 1988
• Bean, Daniel V. House 611 N. Second 1988
• Blood, Oliver, House 524 S. First St. 1988
• Canyon Creek Laboratory—US. Public Health Service W. of Hamilton City Limits 1970
• Conway House 805 S. Fourth 1988
• Daly, Marcus, Memorial Hospital (Current Use—County Offices) 211 S. 4th St. 1978
• Drinkenberg’s, F.H., First Home 701 N. Second 1988
• Ellis, E.G., House 801 N. Third 1988
• Foye Rental Houses 819 and 821 N. Fourth 1988
• Goff House 115 N. Fifth 1988
• Gordon House 806 S. Fourth 1988
• Granke, Charles House 40 S. Seventh St. 1988
• Hamilton Town Hall (Current Use—Fire Dept.) 175 S. 3rd St. 1988
• Hoffman, Charles, House 807 S. Third 1988
• Lagerquist, Hohn, House 701 N. Fourth St. 1988
• McGlauflin House 518 S. Eighth 1988
• Pine Apartments 804 S. Fourth 1988
• Ravalli County Courthouse (Current Use—Museum) 225 Bedford St. 1979
• Riverside Eastside Hamilton 1987
• Stout, Hohn, House 1000 S. First 1988
• Trosdahl, Erick 206 S. Seventh 1988
• VFW Club 930 Andirondac 1988
• Wallin, Frank House 608 N. Seventh St. 1988
• Wamsley, Other C. House 200 N. Fifth 1988
Active arts and cultural organization include:
• Bitterroot Museum
• Bitterroot Cultural Heritage Trust- works in partnership to restore historic structures, to bring back
traditional celebrations encourage interpretation and affirm cultural values
• Bitterroot Valley Historical Society
• Bitterroot Arts Guild-Promotes art and artist in the Bitterroot valley
• Bitterroot Quilters Guild meets monthly in Hamilton and sponsors workshops and retreats
• Bitterroot Youth Symphony performs throughout the Valley
Existing Conditions Report
33
APPENDIX 4: DOWNTOWN ASSESSMENT MATRIX
Assets
Challenges
Opportunities
n With multiple organizations
serving downtown, some
business/property owners
unsure of who does what
n Many opportunities but limited
resources
n Encourage Hamilton Downtown
Association to lead downtown
revitalization
ORGANIZATIONAL
n Existing organizations working
to improve and promote
downtown
n Downtown organizational
leadership
n Project Steering Committee is
committed diverse group of
leaders
n Some existing funding for
revitalization efforts downtown
n Bring property owners together
for strategy development
n Coordinate, prioritize, and
develop action plan to build on
assets
n Use ‘Main Street’ model
BUSINESS DEVELOPMENT
n Unique, quality businesses to
build upon
n Restaurant and arts clusters
n Growing customer markets and
strong corporate community
n Active upper story space and
downtown residents
n Quality Farmer’s Market
n Business/sales are on uptick
over last several years
n Vacancies (8 in downtown core)
n Lack of good meeting facilities to
attract business/organization
meeting market
n Local customer base has below
average income, slower growth,
and higher median age
n Higher asking rents downtown
(perceived) with some property
owners unwilling to discount
n Rents overall are down from prerecession period
n Market area oversupplied in
many retail categories
n Commercial sprawl on Hwy 93
n Lack of high speed internet (wifi)
n To succeed, businesses must
serve multiple markets
n Public parking difficult to locate
n Retain/grow existing businesses
and attract new ones for vacant
space
n Pop-up, short term leases
n Year round ‘local producer’
market in downtown space
n Relocate college downtown
n Hotel redevelopment as a hostel
or boutique hotel
n Corporate community
participation
n Strong demand for rental
housing & expanded downtown
housing
n ECommerce opportunities and
new formats such as co-work
n Improve parking
zones/enforcement
n Retain anchors downtown
n Lack of consistent business
practices (hours, promotions)
n Serving a diverse market: year
nd
round residents, tourists, 2
home owners
n Lodging falls short for visitors
n Directional signage to downtown
is weak
n Bike tourism is growing &
Hamilton is well situated as hub
PROMOTIONAL/MARKETING
n Bitterroot Valley Tourism is
finalizing brand for marketing
campaign 17 dining
establishments, several high
quality
n 10 arts & crafts businesses
n Strong physical identity/sense
of place as business district
n Locally owned, diverse,
independent businesses
34
n Promote downtown retail/dining
with existing downtown and
community events to increase
sales
n Simple steps: flower baskets
n Develop a brand and promotion
program that sells an experience
instead of assets
City of Hamilton, Downtown Master Plan
n Arts and preservation
community
n Downtown’s character &
unique storefronts are visitor
draw
n Downtown has authentic, new
west appeal
PLANNING AND DESIGN
n Strong existing character
downtown (authentic
downtown)
n Scale of downtown is walkable
n Downtown surrounded by
neighborhoods within walking
distance
n Residents value heritage,
environment, and culture
n Striking setting (river and
mountains)
n Recent streetscape
improvements
n Activity generators in place
(commercial, schools,
government offices)
n Some housing options exist
downtown
n Large ground floor commercial
spaces with windows – good
visibility
n Abundant recreational
opportunities
n Flexible zoning allows many uses
in many different places
n Newer areas are not distinct in
character (suburban)
n Poor visual quality of Highway 93
n Highway 93 is a physical barrier
for east side residents traveling
to downtown
n Incremental/inappropriate
alterations to historic buildings
compromise them as resources
n Few outdoor gathering spaces
n Schools, recreation facilities and
other activities that generate
vitality and pedestrian activity
are leaving core as growth
continues across highway
n Incomplete streets and bike
lanes
n Drainage issues
n Define districts to reinforce
character
n Create more detailed design
guidelines to preserve character
as downtown changes and grows
n Improve character of Highway 93
gateway entry into downtown
(signage regulations and
landscape ordinance)
n Improve wayfinding signage and
provide more physical
connections across Highway 93
n Develop education and
technical/design programs to
support historic buildings
n Improve public realm
n Explore alternative formats for
housing to offer more choice
n New public open spaces to
encourage gathering/use
Existing Conditions Report
35
APPENDIX 5: PUBLIC MEETING #1 POWERPOINT PRESENTATION
36
City of Hamilton, Downtown Master Plan
Downtown Hamilton Master Plan
Goal: Enhance Downtown’s Economic
Vitality
•  Gateway treatment Hwy 93 and Main St
•  Plan to increase foot traffic
•  Vacancies filled
Downtown Master Plan Site Visit In-­‐Store Visits & Survey Research Demographic & Retail Analysis Inventory & Assessment Business District Market PosiCon Eight Focus Groups Town Hall MeeCng Plan Elements
1.  Economic & Market Analysis
2.  Marketing & Business Development
3.  Vision & Design Concepts
4.  Parking Strategies
5.  Funding Resources
6.  Action Plan: Policies, Programs, Projects
Short, medium & long range (10 year)
7. Organizing to Implement
What makes a vital business district?
Attention to people
q Inviting, Unique Sense of Place
q Active Streets from morning to evening
q Retail, Offices & employment, Housing, Public spaces
q Essential infrastructure for local residents and visitors
q Access, sidewalks, bike facilities, parking, signage
q Great communication to draw customers
Market Observations
Assets/Opportunities
Challenges
þ  Sense of place as business
district (historic buildings)
x  Vacancies
þ Locally owned, diverse,
independent businesses
þ  Growing markets
þ  Civic anchors
þ  Upper story occupancy
x  Lack of consistent
business practices
x  Local customer base has
below average income
x Higher downtown rents
x Oversupplied in many
retail categories
Asset Unique Local Businesses; Diverse Mix
Asset: 17 Dining Establishments
(Quality)
Asset: Art & Craft Business (10)
#1 Challenge: Serving Diverse
Customer Base
Visitors
Downtown’s
Customers
Area Residents
(Year Round)
2nd Home
Owners
A Diverse Market! Design / Physical Observations
Assets/Opportunities
þ Walkable Downtown
Challenges
x  Growth on E Side
þ Ped Traffic Generators
x Have lost some
þ Positioned for Trends
x Take advantage
þ Rich Character
x Beginning to loose
þ Ample Parking
x Better managements
þ History & Culture Visible
x Appreciate & celebrate
þ Community is Growing
x Growth not connected
þ Good Infrastructure
x Ped paths incomplete
þ Many DT Groups
x Coordinate Priorities
þ Town & Country
x Promotion & Wayfinding
Design / Physical Observations
Assets/Opportunities
þ Walkable Downtown
Challenges
x  Growth on E Side
þ Ped Traffic Generators
x Have lost some
þ Positioned for Trends
x Take advantage
þ Rich Character
x Beginning to loose
þ Ample Parking
x Better managements
þ History & Culture Visible
x Appreciate & celebrate
þ Community is Growing
x Growth not connected
þ Good Infrastructure
x Ped paths incomplete
þ Many DT Groups
x Coordinate Priorities
þ Town & Country
x Promotion & Wayfinding
Design / Physical Observations
Design / Physical Observations
Design / Physical Observations
Design / Physical Observations
Your Turn
1. What Assets or Strengths Did
We Miss?
Your Turn
2. What Challenges Did We Miss?
Ideas for Action!
Four Point Action Plan
Œ Image Development and Marketing
 Real Estate Product Enhancement
Ž Business Retention and Expansion
 Business Attraction
Marketing & Promotion
Ideas for Action! (selected)
• 
• 
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Fewer summer events; winter event
Destination Hamilton Restaurant Promotion to Missoula
Retail Promotion Calendar
Image Makeover PR Campaign to Region
Downtown Hamilton is BR Valley’s Entertainment & Restaurant
Destination
•  Upper Story of Homes
•  Cross-promote with Key Community Assets (Marcus Daley
Home, hotels, events, ski areas
•  Last Thursday not First Friday
Promotion!
“I Believe in Downtown Hamilton!”
Business Development
Ideas for Action!
•  Focus on Filling Business Niches Serving Local Residents (& Visitors) E.g.,
Yogurt/Ice Cream, Arcade
•  Create ‘Sales Brochure’ on Why Locate Downtown?
•  Implement Target Marketing Campaigns to Attract New Business to Vacant
Space
•  Cluster Retail in Core Blocks; Identify Best Locations for Office
•  Improve Internet Service/Speed to Attract Tech Biz
•  Fill Empty Storefronts with Displays
•  Promote Upper Story Spaces
•  Package Incentives for Business (Reduced fees? Grants for best business
plan?)
•  Consistent & Cohesive Business Practices
Campaign
Ideas for New Uses Downtown
• 
• 
• 
• 
• 
• 
• 
• 
Encourage Bitterroot College to Locate Downtown
Create a Shared Workspace for Entrepreneurs
Develop an Indoor, Year-round (Farmer’s) Market
Housing: Senior, Upper Story, Cottages, Townhomes
Lodging: Upper Story or Other Inn
Art Center: classes, events, incubator
Movie Theatre (Roxy)
Patagonia Outlet
Other Great Ideas?
Urban Design Ideas - Projects
• 
• 
• 
• 
• 
• 
Improve Gateway Appearance & Identity
More Public Gathering Places
Protect & Enhance Character of distinct Neighborhoods
Improve Directional Signage & Way Finding
Connect the various neighborhoods & 2 sides of Hwy 93
Retain & Add Activity generators downtown
Urban
Design
Ideas Gateway
Urban Design Ideas - Gateway
Urban Design Ideas – Pocket Parks
Urban Design Ideas - Wayfinding
Urban Design Ideas - Policies
•  Design Guidelines to enhance character of each distinct /
more urban DT Neighborhoods
•  Landscape Requirements-particularly 93
•  Policy on keeping schools and government DT
•  Encourage sidewalk cafes – encroachment policy
•  Explore TIF District
•  Explore alternative housing formats-cottage, studios, live work,
age in place, senior/retirement, assisted etc.
Urban Design Ideas - Programs
• 
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Historic Preservation & Education Programs / CLG
Integrate Art into the Environment-parks, streetscapes, signs
Reward and publicize good design
Technical Assistance with façade, signage, space planning
Improve window displays- Education and vacant
Enhance visibility of art-performing, media and visual
Take one post-it…..
•  Imagine it is one year from now….
•  Write down one thing/change you want Downtown
Hamilton to have achieved.
Where are we going?