Summary: This planning effort will analyze opportunities within a small area centered upon the 400-500
blocks of West Mifflin Street and West Washington Avenue. The Downtown Plan (adopted in 2012)
established a vision for the future transformation of the West Mifflin area into a “distinctive, urban
mixed-use neighborhood that blends employment, research, residential, and commercial uses in an
engaging dynamic pedestrian oriented environment characterized by a consistent formed-based
The Downtown Plan also recommended that the City should enhance the “distinctive physical
character of West Washington Avenue as a gateway to Downtown, while providing opportunities for the
development of additional high-quality housing and creation of an engaging transitional district linking
the predominantly residential Basset district and an evolving mixed-use Mifflin district.”
To accomplish this, the plan recommended that a detailed development concept plan be prepared to
include written design standards and a comprehensive implementation strategy. The plan will also
address land use, preservation, redevelopment opportunities, building and streetscape design, open
space, activity nodes, and connectivity to the abutting neighborhoods.
Study Area: The project will focus on the larger six-block area centered on the 400-500 blocks of West
Mifflin Street and West Washington Avenue. The plan will also consider the larger context of adjacent
Phase 1: Baseline Data & Public Engagement (June-August 2018)
• Resolution authorizing plan process (June-July)
• Coordinate with new Downtown Park property acquisition and park design process
• Review/ summarize existing adopted Downtown Plan and other City plan documents.
• Baseline Data gathering: Research existing conditions and create maps, graphics, and other
materials to convey this data:
o Land use, property ownership, assessed value, physical site characteristics, historical
significance, development patterns, building inventory, traffic, transit ridership/routes,
demographic profile, zoning along the entire corridor, etc.
• Attend CNI’s Subcommittee meeting in July
Public Meeting #1 –Visioning Event (Late July – early August)
Planning Staff will facilitate a large audience participation visioning exercise.
• The format of the meeting will experiment with a “Cap Times Talks” alternative meeting
format to engage a larger, different subset of people than typical neighborhood
meetings. Overture meeting location and potential coordination with “Cap Times Talks”
Project Approach: The project will involve four major phases as outlined below. The process will
include at least two large public meetings, and several meetings with stakeholders and an existing
Capitol Neighborhoods, Inc. steering committee. However, a major focus of this plan is to use more
interactive online engagement to provide plan feedback on development concepts and
recommendations for inclusion in the plan.
Planning Division staff will provide overall project management and lead public engagement, gather and
analyze baseline data, develop concept plans, draft text and develop the plan. Staff from the Economic
Development, Engineering, Parks and Traffic Engineering Divisions, and other agencies will also be
included as needed.
Baseline analysis will identify what is already established from existing plans, focusing on a close review
of the 2012 Downtown Plan:
• Redevelopment is expected at certain building heights
• Related Mifflin and West Washington Avenue Recommendations
• Other Downtown Plan recommendations
• Older Mifflin area related plans
Public Engagement and eventual recommendations should focus on the following:
• Specific land uses
• Downtown park interface & design
• Transportation: West Washington Ave / Mifflin Street cross sections, BRT interface
• Urban design features that should be considered for all redevelopment
o Streetscape, building entrances, materials, massing/rhythm, setbacks/stepbacks
o Downtown Design Standards: what is missing from them?
• Plan implementation strategies and tools