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State College Borough is in the final stages of completing a Downtown Master Plan. This presentation describes the Master Plan recommendations to date.
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Mahan Rykiel Associates Arnett Muldrow Associates Grimm + Parker Architects
Stahl Scheaffer Engineering Kalback Planning and Design
Dan Jones Landscape Architecture
April 22-23, 2013
Phase I and II Summary
INTRODUCTION
Agenda
1. Phase I Overview
2. Phase II Overview
3. Discussion Throughout
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Timeline
August July
April
PHASE I
Kic
k-O
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Ph
ase
I an
d II
Dra
ft
Co
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on
PHASE II
Stakeholder/Public Meetings
November
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Downtown has most
of the things many
communities are
trying to achieve:
• True mix of uses
• Mix of
transportation
• People on the
streets
• Vibrancy
Downtown Today
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Downtown Today
THE VISION:
LOOKING FORWARD
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Downtown Vision Themes
PHASE II
Theme 1: Marketing the District
Theme 2: Navigating the District
Theme 3: Connecting the District
Theme 4: Living in the District
Theme 5: Managing the District
PHASE I
THE VISION:
LOOKING FORWARD
Theme 1
Marketing the District: Cultivating
Downtown’s Identity to Residents,
Visitors and Investors
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Brand Statement and Tagline
Adopt the Brand Statement and Tagline.
Brand Committee
Convene a Committee of Downtown State College, Inc. tasked with deploying the brand system.
Brand Launch Event
Host a brand “launch event” to celebrate the new downtown brand identity for the community and, more importantly, downtown.
Downtown State College, Inc. Brand Identity
Complete a redesign of Downtown State College, Inc. letterhead, business cards and web page.
State College Borough Brand Identity
Complete redesign of Borough logo and branding materials.
Brand Extension for Events
Develop Brand Extension to events and activities.
Downtown Marketing Program
Deploy the Brand in an aggressive marketing program.
Collateral Material
Continue rolling out the downtown brand with collateral material such as shopping bags, shirts, flags and banners
Summary of Theme I Recommendations
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THE VISION:
LOOKING FORWARD
Theme 2
Navigating the District: Building
a Pedestrian-Friendly, Multi-Modal
Downtown
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Multi-Modal Transportation Strategy
Management of people, not cars
Enhance experience of pedestrian, bicycle and transit
environments
Increase awareness and convenience of parking
resources as part of Borough's parking management
plan
“Park Once”
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Road Diets (On-Going)
Employ “road diets” throughout downtown to provide opportunities for expanded pedestrian and bicycle accommodations. College Avenue Pilot Project
Intersection Safety
Continue to build upon the successful approach of systematically addressing transportation safety issues in downtown.
Bicycle Network
Expand the bicycle network downtown.
Bicycle Accommodations
Continue to provide bicycle accommodations throughout downtown, including bike racks, covered bike parking/storage and way-finding signage.
Summary of Theme 2 Recommendations
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Revised “Road Diet” Diagram
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In the United States, cities have worked in the
service of parking, rather than parking working in
the service of cities.
Donald Shoup
Former Chair, UCLA Department of Urban Planning and Head of
Institute of Transportation Studies
Parking
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Comprehensive Strategy that Includes:
Well-Placed Parking Resources
Fee-in-lieu
“Unbundled” Parking
Reduction Parking Minimum Requirements
Parking “cash-outs”
Eliminating “under-priced” street parking
Parking Benefits Districts
Residential Permit Parking
Improving the Public Realm – Good Design
Considerations for Parking Study
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Remove Parking
Add Parking
Potential Opportunities for Parking
Structures as Part of Mixed Use and
Changes in On-Street Parking
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Downtown
Pedestrian Level of Service Evening
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Wal-Mart
Parking to Destination Comparison
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Parking to Destination Comparison
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Wal-Mart
Parking to Destination Comparison
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P P
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Wal-Mart
Parking to Destination Comparison
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Wal-Mart
Parking to Destination Comparison
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Enhanced Transit Stops
Enhance transit stops—particularly heavily used ones—to improve aesthetics, functionality and comfort for transit riders.
Branding (With Transit System)
Utilize the downtown community brand to market and promote transit services and encourage transit usage.
Transit System
In the long-term, evaluate opportunities to make the bus routes attractive to commuters.
Wayfinding Signage (On Going)
Begin work on a comprehensive wayfinding Initiative.
Transit-Related Recommendations
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signage
THE VISION:
LOOKING FORWARD
Theme 3
Connecting the District: Creating
a Comfortable, Cohesive and
Attractive Downtown
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Downtown Open Space Network
Explore feasibility of creating “Allen Square Park” and continue encouraging development projects to include small
gathering areas.
Streetscape Typologies
Establish a hierarchy of street typologies to help guide streetscape design decisions and priorities.
Cohesive Design
Adopt a cohesive family of streetscape design elements to use throughout downtown.
Downtown Public Art Program
Develop a detailed master plan and strategy for providing downtown public art.
College Avenue West of Atherton Street and Buckhout Street
Provide pedestrian and bicycle enhancements with road diets.
West Campus Drive and Other West Side Streets
Reinforce the town-gown identity between the West Side Urban Village and Penn State’s West Campus.
Summary of Theme 3 Recommendations
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Pugh Street
Proceed with the current streetscape design with minor modifications to the paving pattern.
Allen Street Promenade (
Reinforce the 100 block of Allen Street as downtown’s “town square.” Experiment with “Pop Up Cafes”
College Avenue
Enhance College Avenue as a great street that reinforces its role of integrating town and gown.
PennDOT Turnback Program
Continue to explore PennDOT’s Highway Transfer “Turnback Program” to local government ownership.
Calder Way (On-going)
Establish Calder Way as “shared space” and reinforce how it functions for service vehicles, pedestrians and
bicyclists.
Beaver Avenue Streetscape Enhancements (FOCUS PROJECT 4)
Modify Beaver Avenue to enhance aesthetics and expand pedestrian areas.
Hiester Promenade
Utilize occasional Hiester Street closures to create an outdoor event space within the Collegiate District of downtown.
Summary of Theme 3 Recommendations (Cont.)
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Allen Street
Promenade
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Allen Street – The Concept (Typical Day)
Bea
ver A
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Co
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Cald
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Brick Paving Along Sidewalks, Typ.
Special Paving in Cartway and Parallel
Parking Spaces
Bollards Between Street and Sidewalk
Co
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Ca
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Bea
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Allen Street
Typical Day
Parking
Parking
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Allen Street – The Concept (Typical Day)
Parallel Parking
Special Paving
Brick Sidewalks
Bollards Between Sidewalks
and Street (No Curb)
Potential “Pop Up
Café” (Temporary
Condition)
Parking Zone
Brick Paving, Building
Face to Building Face
Sidewalk
Bulbout, Typ.
Parking Zone
Bollards and Pavement
Markings to Delineate
Parking Zone and Travel
Lanes
Bea
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Allen Street
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Allen Street – The Concept (Small Event)
Bea
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Co
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Ca
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Allen St. – Calder Way Intersection
Remains Clear to Allow for Vehicular
Circulation Between Beaver Ave. and
Calder Way
Small Event
Co
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Ca
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Bea
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Allen Street
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College Avenue
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Ramp Connection to
Allow Bicycle Access
to Pattee Mall
Grand Stair,
Planters at
Entrance to
Campus at
Allen Street.
Stamped Concrete
“Cobble” Color/Pattern
College Ave
Allen
S
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Pa
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all
Allen/College Intersection
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Insert before/after
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Hen
derso
n M
all
Pu
gh
S
t.
College Ave
McA
llis
ter S
t.
Parking
10’-12’ Shared Use Path
Amenity Strip to
Accommodate Grading (Exact
Locations Determined at
Design Phase)
Sidewalk Bulbout, Typ.
Ornamental Fence to Allow
Views to Campus While Directing
Pedestrians to Intersections
18” Brick Edge
College Avenue Sidewalk Expansion (Typical)
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College Avenue East of Pugh Street
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Ga
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er S
treet.
College Ave
Hie
ster S
t.
10’-12’ Shared Use Path
Amenity Strip to
Accommodate Grading (Exact
Locations Determined at
Design Phase)
Sidewalk Bulbout, Typ.
(Each Intersection to
be Evaluated at Time
of Detail Design)
Ornamental Fence to Allow
Views to Campus While Directing
Pedestrians to Intersections
Limestone Retaining Wall
Gathering Area and
Gateway
Expanded
Gathering Area
Parking
Parking
Parking
4’ Sidewalk
10’-12’ Shared Use Path
18” Brick Edge
College Avenue Potential Refinements to South Side Bulbouts
Potential to Maintain as
Loading/Service Zone
(Each Intersection to
be Evaluated at Time
of Detail Design)
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Beaver Avenue
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Beaver Ave
So
wers S
treet
Brick Accent at Intersections
Expanded Sidewalk (3’)
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Calder Way
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63 Calder Way
THE VISION:
LOOKING FORWARD
Theme 4
Living in the District:
Establishing Downtown as a Place
for Professionals to Live and Work
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Incentives for Quality Downtown Student Housing
Develop density bonuses for quality designed student housing downtown
Zoning Code Update
Perform a stakeholder-based update to the existing zoning code to simplify and make more user-friendly.
Flexibility in Bulk Regulations
Consider more flexibility in bulk regulations to allow for appropriately-scaled first floor retail space, higher quality architectural design and more functional parking.
Summary of Theme 4 Recommendations
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Existing Ground Floor Use Frontages
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• Good to protect historic core with 45’ height limit
• Good to allow for increased heights with incentives
• Confusion in ordinance: some discuss height in terms of
feet/# floors; others just feet
• Flexibility needed to encourage well-proportioned first
floors (14-20’) and rooftop articulation
Building Heights
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Signature Signature
Existing Maximum Heights and Residential FAR
35’
35’
65’
25’
145’ 145’
145’
45’
65’
65-95’
65-95’ 36’ 25’
36’
45-65’
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Signature Signature Signature
4 Fl
4 FL 6 FL
3 FL
12-14 Fl
Potential Maximum Heights
Signature
12-14 Fl
6-9 FL
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Importance of downtown density
• Protects neighborhoods
• Contributes to walkability
• Less dependency on automobile
• Allows transit to be cost effective
• Economic viability where land values high
But high quality design is critical
• Scale
• Orientation to street
• Articulation and materials
Density
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Density Transition
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Density Transition
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Density Transition
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74 State College – Insufficient First Floors
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State College Poor Relationship to Street
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76 Good Relationship to Street
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State College Four Story (Poor Relationship to Street)
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High Rise (Good Relationship to Street)
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Student Housing Precedents
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Student Housing Precedents
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State College Precedents
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Housing Trust Fund
Create a Housing Trust Fund
Co-Working/Accelerator/Flex Space
Develop co-working Entrepreneurial accelerator/flex space in Downtown
Local Investment Strategy
Explore ways for the local community to invest in business start-ups in State College
Summary of Theme 4 Recommendations (cont.)
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Development/Redevelopment
Identify, Promote, and Work With the Owners of Key Development and Redevelopment Sites.
West End Revitalization Plan and “Urban Village”
Advance W.E. Revitalization Plan to stimulate preservation/revitalization while encouraging investment.
Downtown Core: “Traditional Downtown”
Target core area of downtown and emphasize a mix of uses that reinforces a traditional downtown, including non-
student housing, hotel, office flex space gallery space and additional retail.
East End : “Collegiate District”
Support and encourage additional downtown student housing and allow for increased density/FAR in targeted areas, in
exchange for high quality design and other incentives.
Public-Private Partnership Models
Study public-private partnerships in other communities, particularly College and University communities to explore
feasibility for application in State College.
Evaluation of Penn State Growth Trends
Continue to evaluate PSU growth trends and response to student housing.
Summary of Theme 4 Recommendations (cont.)
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Master Plan Framework Diagram
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College
Beaver
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College
Beaver
Emphasize: • Mix Use • Graduate/Faculty
/Workforce Housing • Non-Student Housing
Emphasize: • Academic • Mix Use • Office • Hotel/Co-
Work/Incubator • Graduate/Faculty
/Workforce Housing
Emphasize: • Mix Use • Office • Hotel/Co-
Work/Incubator • Non-Student Housing
Emphasize: • Mix Use • Student Housing
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Garner
Penn State Campus
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Garner
Penn State Campus
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Penn State West Campus
Penn State West Campus
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Penn State West Campus
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Penn State West Campus
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Penn State West Campus
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Penn State West Campus
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Penn State Campus
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Penn State Campus
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Penn State Campus
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Penn State Campus
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Penn State Campus
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Memorial Field
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Memorial Field
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Memorial Field
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Penn State Campus
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Penn State Campus
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Penn State Campus
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Penn State Campus
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Penn State Campus
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THE VISION:
LOOKING FORWARD
Theme 5
Managing the District: Fostering
a Safe and Appealing Downtown
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Communicate and promote initiatives done to date
Identify recent and current initiatives undertaken by the Borough, University, D.I.D. and other partners and share successes with the community.
Revisit recommendations of the Responsible Hospitality Institute (RHI)
Review the RHI report from 2009 and identify those recommendations that are still relevant and prioritize actions.
State College Borough Sustainable Neighborhood Report
Continue to implement recommendations of the State College Borough Sustainable Neighborhood Report 2012
Assess economic impact of local events
The DID and the Borough of State College should partner with Penn State University to Assess the Economic Impact of Special Events on Allen Street.
Summary of Theme 5 Recommendations
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127 Festival/Event
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Allen Promenade Event Zone
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Allen Square Event Zone
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• First Saturday Attendee Profile Study, Frederick, MD o Frequent visitors to monthly event/well-publicized
o Bringing exposure and money to the downtown
• Visit 7-8 businesses during event (average)
• Each spends $133 (average) during each event
• Half attendees plan to return to district within 3 days to spend average $118
• Event can bring average of $450,000 to district each event
• Measuring the Economic Impact of Special Events o Peter Anderson Arts Festival, Ocean Spring, Mississippi
o Market Street Festival, Columbus, Mississippi
Festivals and Events
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• Measuring the Economic Impact of Special Events (MS
State) o Peter Anderson Arts Festival, Ocean Spring, Mississippi
• Festival has direct influence on number of restaurants/businesses in district
• $22 million economic impact
o Market Street Festival, Columbus, Mississippi
• 34,000 visitors spend $7.2 million with local merchants during the festival
• $3.6 million is “new money” (outside primary and secondary trade areas)
• Businesses increase hours during festival
Festivals and Events
THE VISION:
LOOKING FORWARD
Implementation
Downtown State College Master Plan Implementation Strategy Board
Strategies First Steps 2013-2014 Long Term 2016-2023 Next Steps 2014-2016 Goal
Install advanced stop lines Develop action plan for intersection safety and examine all
pedestrian signal phase options Continue to accommodate bikes in downtown Enforce bike regulations Explore options for new parking structures Continue parking management changes Launch parking marketing pieces Re-examine on-site parking requirements Continue to explore Universal Access Initiate High Street intersection design Implement transit stop enhancements (downtown)
Implement Allen Street promenade Negotiate PennDOT turn-back for College and Beaver Ave. Begin implementing changes to Calder way including
branding Implement changes to West College Avenue in conjunction
with turn-back program Continue to develop public art plan PSU begins implementing appropriate frontages of College
Ave tied with PSU development projects
Promote successes in recent years Increase awareness of RHI study, make available
and continue to implement recommendations Continue to implement Sustainable Neighborhood
report recommendations Reinforce the downtown core as a “traditional
downtown”
Implement initial phase of Pugh Street Develop public art MP using PSU plan as model Explore ways to incent higher quality design in downtown and
incorporate into ARB process Explore feasibility of Allen Square Adopt cohesive streetscape design elements Experiment with pop-up cafes on Allen St. Initiate Allen Street Promenade detail design Coordinate West College Ave. with Ferguson Twp. Explore funding options for streetscape projects
Employ a road diet in a pilot project in downtown Implement intersection safety for key intersections identified
in the plan Explore new parking management techniques Deploy wayfinding plan Explore valet parking Enhance transit stops/deploy branding Expand bike network Implement High Street intersection improvements Continue to implement transit stop enhancements
Complete a redesign of the Borough’s logo Continue implementing brand extension for events Continue to introduce new events Roll out collateral material for the brand Continue rolling out downtown marketing plan
Adopt the Brand Statement/Tagline Convene a committee to deploy the brand Host a brand launch event Redesign DID letterhead, cards, webpage Begin redesigning event logos. Introduce downtown marketing program Install banners with the branding identity Introduce new events – “Take Back the
Town”/Locals Night during “halo” hours
Implement College Avenue streetscape (Borough portions)
Continue Calder way improvements Implement Beaver Ave streetscape Implement Heister Promenade Complete Pugh Street enhancements with garage
redevelopment
Refine and expand downtown marketing plan Contemplate licensing rights for merchants to use
the downtown brand
Explore more alcohol free venues in downtown Assess economic impact of events
Continue road diets on other streets Update intersection safety study Implement adaptive traffic control Explore a multi-modal transportation center Work to make bus routes attractive to commuters Continue to implement wayfinding
Implement redevelopment of key properties downtown
Theme Three:
Connecting the District
Theme Five:
Managing the District
Theme One: Marketing
the District
Theme Two:
Navigating the District
State College will cultivate downtown’s identity to
residents, visitors, and investors through a comprehensive
marketing initiative.
Downtown State College will continue to evolve as a
pedestrian friendly, multi-modal district.
Downtown State College will be a comfortable, cohesive, and
attractive district.
Downtown State College will thrive as a safe and appealing
destination.
• Borough of State College • Downtown Improvement District •Penn State
University
Advance key development project Implement co-working/accelerator/flex space Explore a local investment strategy Undertake a comprehensive re-write of the zoning code Advance West End Revitalization Relocate Pugh Street Garage as part of a mixed use
development Continue to evaluate PSU growth trends and response to
student housing
Study public/private partnerships in other communities Explore funding options Create a housing trust fund Identify and work with key property owners Incent quality student housing downtown Explore more flexibility in bulk regulations Advance Continue to coordinate Hillel and Garner Ctr. Continue to evaluate PSU growth trends and response to
student housing
Continue to advance additional development/redevelopment concepts with property owners
Implement additional development/redevelopments of key properties
Work with accelerator to leverage additional office space Continue to evaluate PSU growth trends and response to
student housing
Theme Four:
Living in the District
Downtown State College will emerge as a place where
professionals will live and work.
•Private Sector
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Options to Consider for Financing Downtown
Recommended Projects
LERTA – Tax Abatement Program up to 10 years for eligible projects.
BFTDA – University Research Commercialization Grant
CFA – Building Pennsylvania Program, mezzanine funding
KIZ – Keystone Innovation Zone. Is there an opportunity for downtown?
Marketing to Attract Tourists – Direct funding for year round tourism marketing.
TRID – Transit Revitalization Investment District
TIF – Tax Increment Financing
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Incubators/Accelerators/Co-working Space
Springboard – Baton Rouge 2013, 10,000 SF
The Edge – Tuscaloosa, Oct 2012, 8,700 SF
CoCo – Minneapolis, 2011, 20,000 SF
The Alexandria Network – Scottsdale, 2013, Libraries
NEXT – Greenville, 2010, 60,000 SF
The list goes on and on.
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EAHP’s -- Universities
University of Kentucky -- $15K forgivable loan for
designated areas in Lexington
University of Chicago -- $7.5K of forgivable down
payment assistance
Yale University – Up to $30K over 10 years (over 1000
homes)
Syracuse University -- $1K matching grant with local non
profit.
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Catalyst project
Intersection $295K
Allen Street Promenade $1.3 M
Pugh (Portion) $650K
Calder Way $1.8 M
Beaver $1.6 M
Initial Way-finding $335K Catalyst Project
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Streetscape priorities
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August 20-22: Project Kick-off
November 5-8: Planning Charrette
January 25-Feb 15: Phase I Draft
March 21-22: Phase I /Phase II Work
Sessions
April 22/23: Presentation of Final Draft
June 2013: Master Plan Complete
Schedule
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More Information
www.statecollegepa.us/engagesc
Mahan Rykiel Associates Arnett Muldrow Associates Grimm + Parker Architects
Stahl Scheaffer Engineering Kalback Planning and Design
Dan Jones Landscape Architecture
April 22-23, 2013
Phase I and II Summary
