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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