ferguson west college concept plan report 10-04-121 pages 1-15

7/31/2019 Ferguson West College Concept Plan Report 10-04-121 Pages 1-15

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West College Avenue Streetscape ProjectConcept Plan ReportOctober 15, 2012


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West College Avenue Streetscape ProjectConcept Plan ReportOctober 15, 2012


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West College Avenue Streetscape Project, Concept Plan ReportFerguson Township, Terraced Streetscape District

Table of Contents1. Project Background Page 4

2. Case Study Pages 5-12

3. Site Analysis Pages 13-17

4. Existing Conditions Pages 18-24

5. Concept Plans Pages 25 - 31

6. Illustrative Graphics Pages 32- 35

7. Budget & Phasing Page 36

8. Funding Sources Page 379. Next Steps Page 38


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West College Avenue StreetscapeFerguson Township, Terraced Streetscape District

Project BackgroundT&M Associates was retained by Ferguson Township to assist with the conceptual

of the recently adopted Terraced Streetscape District zoning overlay. The prima

jective, was to explore the application of proposed streetscape design standa

they related to existing conditions and the expectation of property re-develo

along the West College Avenue Corridor. Underlying the project mission was a de

make the corridor pedestrian friendly and to calm traffic. The project study are

defined as the West College Avenue corridor from Blue Course Drive to Buckhout

A steering committee was formed and working with T&M professionals, met on

(April-September 2012) basis to review and discuss the opportunities and challen

proposed streetscape development. Two public open house style meetings w

June & September to garner public input. A joint meeting of the planning comm

supervisors was conducted on August 14, 2012 to present concept plans and solic

input. These meetings culminated in the preparation of the concept plans conta

report. As a concept, these plans are the first step in realizing the vision of a unif

trian 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

Gordon Turow, Director, Campus Planning & Design, Penn State University

Steve Watson, University Planner, Penn State University


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West College Avenue Streetscape ProjectComparative Case Study: Sycamore Street, Newtown Township, Bucks County, PAMay 29, 2012

Photo: Sycamore Street, Newtown Town


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West College Avenue StreetscapeFerguson Township, Terraced Streetscape DistrictCase Study: Sycamore Street, Newtown Township, Bucks County PA

BackgroundThe 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 re-gards 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 corri-dor

The ChallengeThe 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 be-

comes a primary hurdle for both economics and timing. How do we spend

money wisely on improvements now that will not be for naught later?

Sycamore Street, Newtown Township, Bucks County PA, offers

some possible insights and solution ideas.

NO DEFINED PEDESTRIAN ZONE NO DEFINED PEDESTRIAN ZONE

EXISITNG SIDEWALKEXISITNG SIDEWALKAdjacent to

Future re-development site

EXISITNG CROSSWALK NO DEFINED PEDESTRIAN ZONE


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The Newtown StoryLike Ferguson Township, the Sycamore Street corr

an eclectic mix of private residential properties, c

entities, churches, cemetery and retail establishm

larly its character changes from residential to com

one travels west to east. Sycamore Street, like We

Avenue is also a PennDOT roadway. Furthermore,

goal was to promote a safe attractive public realm

tering economic vibrancy and re-development.

Newtown faced many similar existing condition

as Ferguson. Varied ROW widths, existing sidewalk

walks and numerous curb cuts which interrupted trian experience. Most important perhaps, was

tional nature of several key redevelopment parcel

corridor.

In the end the Township opted to pursue a com

streetscape beautification process which im

changes throughout the corridor but respected ex

ditions where change was not feasible and steppe

to implement change knowing that certain s

evolve.

New streetscape elements included: new cur

terned/colored sidewalks, new street lights, site

and landscaping. Pedestrian control was supplem

new mid-block crosswalks and clear definition in ve

cess points.

Most importantly however, solutions were not im

formly but rather adapted to fit with the underlying

tions, particularly where a change in use was not

the overall palette of materials stayed consistent, t

new sidewalk and location varied as conditions

Existing sidewalks for instance were not always rem

kept in place and augmented with new site furnish

lights and landscaping.

Vehicular circulation was also revised to provid

diet in which a center turn lane was mostly rem

parallel parking added to both sides of the street

meet parking demand, but provide much nee

calming effects.

EXISITNG SIDEWALK CONDITIONwas not changed but

augmented with new site furnishings and street lights.NEW SIDEWALK CONDITIONSame location, opposite side of

the street with all new sidewalk and amenities, but width re-

spected available space.


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Sidewalk WidthsThe width of new sidewalks installed varied as conditions war-

ranted. 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 else-

where in the Township.

Where existing sidewalk was encountered it was largely left in

place. This is especially evident where an existing private resi-

dence 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 withthe new scoring pattern and the width was scaled to the available

space.

NEW SIDEWALK 8 WIDTH

NEW SIDEWALK 4 WIDTH

NEW SIDEWALK 6 WIDTH note use of educational/interpretive signage at historic church

EXISITNG 4 SIDEWALK & WALL - left in place although some-

day this property may be sold and redeveloped.


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Defined Pedestrian ZoneLike Ferguson Township, the Sycamore Street corrid

merous areas where no sidewalk existed and the

zone was intersected by multiple curb cuts and ve

cess ways.

The solution was to create a defined pedestrian zo

ing in sidewalks, even if flush with grade. It was sep

a flush/depressed curb which allowed for continu

by vehicles, but clearly and aesthetically defined

trian walkway versus the cartway.

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 Continuousdepressed curb was

added to define roadway edge visually and provide separa-tion to 6 wide sidewalk that replaced the previous asphalt

driveways and provided walkway where none previously ex-

isted. The pedestrian realm is clearly defined


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Defined Pedestrian ZoneCrosswWhere applicable at intersections, pedestrian cro

ceived upgraded treatments with StreetPrint bric

to clearly define the pedestrian zone. Mid-block cro

utilized the same treatment in the cartway. Again a

design palette was adopted and adapted to each

location, yet speaks to a cohesive design.

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.

NEW CROSSWALK DEFINITIONNew StreetPrint Crosswalks

were added to key intersections to clearly define the pedes-

trian zone and provide visual interest to the intersection,

breaking up the monotony and scale of the asphalt

CURB BUMP OUT To accentuate the mid-block crossings

and decrease crossing width, bump outs were created to pro-

vide 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 roadwaydue to existing land use and other constraints. The mid-block

crossing was employed to provide safe access to the side-

walk on the opposite side.


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Build it now, they will come...Perhaps the most significant example Sycamore Street provides,

issue of pending redevelopment was dealt with. These photos illu

the streetscape improvements were installed by the Township in a

both known and unknown redevelopment plans.

Goodnoes Corner is perhaps the most vivid example simply beca

of demarcation between previous streetscape work and new deve

clearly visible. As the land planner and lead landscape architect

ject Evan Stone can personally attest to the coordination which th

veloper had to embrace to marry his project with the existing s

improvements.

The Promenade further demonstrates how streetscape improvem

installed well in advance of this proposed mixed use retail/reside

opment. The Acme has been vacant for many years as the site

transition but the streetscape was installed to complete the pedestr

PENDING & POST REDEVELOPMENT - Goodnoes Corner

In this location new sidewalk was added to meet and

match previously installed walkway and street lights.

The line between the two is clearly evident but illus-trates how new development can be matched to pre-

viously installed improvements. The irregular shaped

piece between the light and trash receptacle was a

former bench pad. The bench was relocated to its

new home as seen above.

Before the buildings on the left were built, this site was a

grassed hillside much like the photo to the left.

PENDING REDEVELOPMENT - De Lucca Homes

In this location new sidewalk was added at 4 wide

and new street lights were also added outside the

paved zone with the full understanding that this former

parochial school site was slated for re-development as

De Lucca Homes new corporate headquarters. The

existing parking lot was retained to provide parking for

the Church and the Township park across the street,

PENDING REDEVELOPMENT - The Promenade

In this location new 8 sidewalk was added and new street l

also added with the full understanding that this former ACM

site was slated for re-development as a mixed use, residential

ject similar to the goals of the Terraced Streetscape District.


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ObservationsSycamore Street in Newtown Township, affords one example of how an

streetscape can be implemented with a variety of opportunities and const

larities between this corridor and West College Avenue in Ferguson Townsh

merous. Many of the challenges faced in Newtown are present along the

lege Avenue corridor. Right-of-way constraints, ownership issues and existin

patterns challenge the creation of a unified public/pedestrian realm.

Moving forward is key. Doing so in meaningful ways with fiscal prudence is a

ity. Ferguson Township recognizes that it can not wait for future developm

vide all of the solutions it desires for the Terraced Streetscape District. Steps

implemented now to improve curb appeal and eliminate dangerous def

pedestrian circulation creating a vibrant and safe public realm.

DRAFT RecommendationsBased on a comparison of Sycamore Street to West College Avenue and t

similarities between the two corridors, we offer the following draft recomm

for meeting the opportunities and various challenges presented:

1. All new sidewalk and streetscape amenities should be consistent with th

Terraced Streetscape District Design Guidelines to the extent practica

ranted.

2. De-paving and softening of the public realm should be implemen

greatest extent possible through the use of planters and landscape area

3. An access management strategy should be utilized to minimize curb c

hicular vs. pedestrian conflicts,

4. Whether depressed or full reveal, a consistent curb line should be est

clearly define the cartway from the pedestrian zone.

5. Where sidewalk presently exists within the right-of-way on stable sites

remain but be augmented with pedestrian scaled light fixtures and site

in accordance with the design guidelines.

6. Where sidewalk presently exists within the right-of-way on transitiona

should be replaced with new sidewalk, pedestrian scaled light fixtures a

nishings in accordance with the design guidelines.

7. Where no sidewalk exists, within the right-of-way on stable sites or

sites a clearly defined pedestrian zone should be provided which inclu

walk, lighting and street furnishings. The with and application of the spe

scape amenities will be reflective of the underlying existing conditions.

right-of-way does not exist to create a walkway, then the Township ma

easements with the property owner OR utilize mid-block crosswalks to m

ple to the opposite side of the stree t where sidewalk exists or is pr oposed

8. Crosswalks should be clearly defined and utilize decorative treatment

Print to differentiate them from the vehicular zone.

*Stable Sites-those properties where the existing land use and developm

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 P

on which re-development is the likely outcome.


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GENERAL STUDY AREA AND TS DISTRICT LIMITS


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PHOTOGRAPHIC ANALYSIS-EXISTING CONDITIONS

ferguson west college concept plan report 10-04-121 pages 1-15

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