Académique Documents
Professionnel Documents
Culture Documents
West College Avenue Streetscape Project, Concept Plan Report Ferguson Township, Terraced Streetscape District
Table of Contents
1. 2. 3. 4. 5. 6. 7. 8. 9. Project Background Case Study Site Analysis Existing Conditions Concept Plans Illustrative Graphics Budget & Phasing Funding Sources Next Steps Page 4 Pages 5-12 Pages 13-17 Pages 18-24 Pages 25 - 31 Pages 32- 35 Page 36 Page 37 Page 38
Project Background
T&M Associates was retained by Ferguson Township to assist with the conceptualization of the recently adopted Terraced Streetscape District zoning overlay. The primary objective, was to explore the application of proposed streetscape design standards as they related to existing conditions and the expectation of property re-development along the West College Avenue Corridor. Underlying the project mission was a desire to make the corridor pedestrian friendly and to calm traffic. The project study area was defined as the West College Avenue corridor from Blue Course Drive to Buckhout Street. A steering committee was formed and working with T&M professionals, met on a monthly (April-September 2012) basis to review and discuss the opportunities and challenges facing proposed streetscape development. Two public open house style meetings were held in June & September to garner public input. A joint meeting of the planning commission and supervisors was conducted on August 14, 2012 to present concept plans and solicit Township input. These meetings culminated in the preparation of the concept plans contained in this report. As a concept, these plans are the first step in realizing the vision of a unified, pedestrian friendly corridor that is safe, attractive and business friendly. The steering committee was comprised of the following members:
William Keough, Ferguson Township Supervisor Mark Kunkle, Ferguson Township Manager Patricia Lang, Ferguson Township, Director of Planning and Zoning James May, Director, Centre Regional Planning Agency Marc McMaster, Ferguson Township Planning Commission member David Modricker, Ferguson Township Public Works Director Vicki Rusnak, Planning & Program Manager, PennDOT District 2 Alan Sam, Arborist, State College Borough Daniel Sieminski, Associate Vice President for Finance and Business, Penn State University Gordon Turow, Director, Campus Planning & Design, Penn State University Steve Watson, University Planner, Penn State University
Background
The West College Avenue Streetscape, Terraced Streetscape District was adopted to promote flexibility in design, use and implementation of various streetscape and zoning regulations geared towards creating a vibrant, mixed use retail and residential town center. Like many other municipalities the existing conditions within the newly created terraced streetscape district presents both opportunities and constraints with regards to effecting immediate and long term changes consistent with the goals of the Terraced Streetscape ordinance. Several key fundamental conditions emerge as the basis on which future design solutions will be based. These conditions are not mutually exclusive and often exist in combination. The most consistent element along the corridor is inconsistency itself. These baseline conditions are as follows: 1. Stable properties, less likely to be re-developed either short or long term 2. Transitional properties, either presently for sale or owned by Pennsylvania State University with a goal of redevelopment, both short and long term 3. Existing properties with sidewalks of varying width and/or condition 4. Existing properties with no sidewalks 5. Properties with multiple curb cuts or no curbing 6. Properties with no defined pedestrian zone 7. Distinctly different vehicular zones and ROW dimensions throughout the corridor
EXISITNG CROSSWALK
The Challenge
The Township is desirous of effecting positive, short term change, indicative of the commitment to long term growth, sound land use policy and quality of life for residents of the Township, the Terraced Streetscape District and neighboring communities. Doing so independent of land development applications becomes a primary hurdle for both economics and timing. How do we spend money wisely on improvements now that will not be for naught later?
EXISITNG SIDEWALK
Sycamore Street, Newtown Township, Bucks County PA, offers some possible insights and solution ideas.
EXISITNG SIDEWALK CONDITION was not changed but augmented with new site furnishings and street lights.
NEW SIDEWALK CONDITION Same location, opposite side of the street with all new sidewalk and amenities, but width respected available space.
Sidewalk Widths
The width of new sidewalks installed varied as conditions warranted. The constant was the scoring pattern and use of colored additives to preserve a uniform appearance and cohesiveness to the overall streetscape. This formed a recognizable element and identified this as Sycamore Street as it was not used elsewhere in the Township. Where existing sidewalk was encountered it was largely left in place. This is especially evident where an existing private residence had an existing retaining wall and 4 sidewalk. All was left in place. New work ended at the property limits. Where no sidewalk existed and it could be added it was provided and installed with the new scoring pattern and the width was scaled to the available space.
EXISITNG 4 SIDEWALK & WALL - left in place although someday this property may be sold and redeveloped. NEW SIDEWALK 6 WIDTH note use of educational/ interpretive signage at historic church
DEFINED PEDESTRIAN ZONE Depressed curb was added to define roadway edge visually and provide separation to 4 wide sidewalk that replaced the previous asphalt driveway. The pedestrian realm is clearly defined
DEFINED PEDESTRIAN ZONE Depressed curb was added to define roadway edge visually and provide separation to 6 wide sidewalk that replaced the previous asphalt driveway. The pedestrian realm is clearly defined. Note sidewalk width transitions from 4 to 6 as space allowed. The pedestrian realm is clearly defined DEFINED PEDESTRIAN ZONE Continuous depressed curb was added to define roadway edge visually and provide separation to 6 wide sidewalk that replaced the previous asphalt driveways and provided walkway where none previously existed. The pedestrian realm is clearly defined
NEW CROSSWALK DEFINITION New StreetPrint Crosswalks were added to key intersections to clearly define the pedestrian zone and provide visual interest to the intersection, breaking up the monotony and scale of the asphalt
MID-BLOCK CROSSWALK In strategic locations, mid block crossings were created to provide access from one side of the corridor to the other. Crosswalks were clearly defined with signs and flashing yellow lights where required.
CURB BUMP OUT To accentuate the mid-block crossings and decrease crossing width, bump outs were created to provide pedestrian refuge zones. Raised curb planters were added to provide green space and soften the corridor.
MID-BLOCK CROSSWALK In this location the continuation of the sidewalk was not feasible on one side of the roadway due to existing land use and other constraints. The mid-block crossing was employed to provide safe access to the sidewalk on the opposite side.
10
PENDING REDEVELOPMENT - The Promenade In this location new 8 sidewalk was added and new street lights were also added with the full understanding that this former ACME Market site was slated for re-development as a mixed use, residential/retail project similar to the goals of the Terraced Streetscape District.
11
Observations
Sycamore Street in Newtown Township, affords one example of how an effective streetscape can be implemented with a variety of opportunities and constraints. Similarities between this corridor and West College Avenue in Ferguson Township are numerous. Many of the challenges faced in Newtown are present along the West College Avenue corridor. Right-of-way constraints, ownership issues and existing land use patterns challenge the creation of a unified public/pedestrian realm. Moving forward is key. Doing so in meaningful ways with fiscal prudence is a top priority. Ferguson Township recognizes that it can not wait for future development to provide all of the solutions it desires for the Terraced Streetscape District. Steps should be implemented now to improve curb appeal and eliminate dangerous deficiencies in pedestrian circulation creating a vibrant and safe public realm.
DRAFT Recommendations
Based on a comparison of Sycamore Street to West College Avenue and the inherent similarities between the two corridors, we offer the following draft recommendations for meeting the opportunities and various challenges presented: 1. All new sidewalk and streetscape amenities should be consistent with the adopted Terraced Streetscape District Design Guidelines to the extent practical and warranted. 2. De-paving and softening of the public realm should be implemented to the greatest extent possible through the use of planters and landscape areas. 3. An access management strategy should be utilized to minimize curb cuts and vehicular vs. pedestrian conflicts, 4. Whether depressed or full reveal, a consistent curb line should be established to clearly define the cartway from the pedestrian zone. 5. Where sidewalk presently exists within the right-of-way on stable sites* it should remain but be augmented with pedestrian scaled light fixtures and site furnishings in accordance with the design guidelines. 6. Where sidewalk presently exists within the right-of-way on transitional sites** it should be replaced with new sidewalk, pedestrian scaled light fixtures and site furnishings in accordance with the design guidelines. 7. Where no sidewalk exists, within the right-of-way on stable sites or transitional sites a clearly defined pedestrian zone should be provided which includes a sidewalk, lighting and street furnishings. The with and application of the specific streetscape amenities will be reflective of the underlying existing conditions. If sufficient right-of-way does not exist to create a walkway, then the Township may consider easements with the property owner OR utilize mid-block crosswalks to move people to the opposite side of the street where sidewalk exists or is proposed. 8. Crosswalks should be clearly defined and utilize decorative treatments like Street Print to differentiate them from the vehicular zone. *Stable Sites-those properties where the existing land use and development is least likely to change or be re-developed in either the short or long term. ** Transitional Sites - those properties either presently for sale or owned by Penn State on which re-development is the likely outcome.
12
13
Site Analysis
Site Analysis
14
15
Site Analysis
16
Site Analysis
Site Analysis
17