Mount Joy Main Street and Station Area Plan Implementation ... · 2009/12/23 · stores. These areas may also include corporate campuses, educational centers, places of worship and

Implementation and Action Plan

Mount Joy Main Street and Station Area Plan

December 23, 2009

AcknowledgementsPrepared For PennDOT and Main Street Mount Joy

MAIN STREET MOUNT JOYStacy Rutherford, Main Street ManagerMSMJ Board of Directors

Michael Gepfer, PresidentMarc Spiridigliozzi, Vice PresidentJeff Krueger, TreasurerFerne SilbermanJoshua BowerRob StonerJohn RebmanGalen RuttKim Brewer

PENNSYLVANIA DEPARTMENT OF TRANSPORTATIONToby Fauver, Deputy Secretary for Local and Area Transportation

BOROUGH OF MOUNT JOYMary S. Ginder, MayorScott Hershey, Interim Borough ManagerStacie Gibbs, Zoning/Code OfficerTerry Kauffman, Borough Authority Administrator

CONSULTANT TEAMGlatting Jackson Kercher Anglin, Inc., Orlando, Florida

Leah Chambers, RLAChad Cowart, RLABlake Drury, AICPLaurence Lewis, P.E., AICP, Leed APJonathan Mugmon, SEGDSusie PriyakornMary Raulerson

Michael Baker, Inc., Harrisburg, PennsylvaniaAndrew BatsonRichard Robyak, PETamra Scanlon, PE

Gibbs Planning Group, Birmingham, MichiganRobert Gibbs

MOUNT JOY MAIN STREET and STATION AREA PLAN Implementation and Action Plan

2December 23, 2009

Overview Table of ContentsBACKGROUND AND OVERVIEW..............................3

MARKET AND MERCHANDISING FRAMEWORK.........4

CATALYST SITE DESIGN GUIDELINES..........................6

DELTA STREET AND STATION DESIGN......................10

LANDSCAPE & HARDSCAPE PALETTES.......................18

WAYFINDING IMPLEMENTATION.............................20

Mount Joy, in Lancaster County, has had a presence along the Pennsylvania Railroad since its inception. The station, at its current location since the early 1900s, is in serious need of improvements. This modernization must not hinder the station’s connection to the surrounding community fabric.

This document provides design guidelines for the implementation of recommendations from the Mount Joy Main Street and Station Area Plan. The Plan’s recommendations were summarized in the December 2009 Charrette Summary Document.

Since then, the timeframe for designing and constructing the recommended improvements has been accelerated. Funding for the station and station area improvements is now in the adopted fi ve-year Transportation Improvement Plan (TIP), and design of the station and station area improvements is currently underway. Construction is expected to begin as soon as possible following the design phase, with a possible design-build process for some station area components.

This document addresses the following elements of the design and implementation processes currently underway:

- Market & Merchandising - Catalyst Site Design Guidelines - Delta Street and Station Design - Wayfi nding Implementation


3December 23, 2009

Mount Joy has a linear shopping district that is presently subdivided into various small clusters of shops and restaurants. This study recommends that the Borough strive to form four focused commercial zones that complement each other and accommodate market growth in the area. It is acknowledged that this plan should only serve as a general planning and business recruitment guide for the Borough, and that the properties have individual owners.

CORE

The core retail district is centered on its existing retail and restaurants, and is planned to be a walking destination offering a moderate selection of goods and services that are desired and needed by the community and its visitors. This core could include the re-opened historic theatre building (as a cinema or other supporting use), additional restaurants, apparel, gifts, home furnishings, shoes, and professional services.

CIVIC

Located in the geographical center of Mount Joy’s downtown, the civic area includes several churches, the

Market and Merchandising Framework

MERCHANDISING PLAN The merchandising plan focuses on improving the retail strength of the core area and capitalizing on opportunity sites to include new anchor uses.

MAIN STREET

HENRY STREET

DELT

A S

TREET

MAIN STREET

MAIN STREET

MAN

HEIM S

TREE

T

OLD M

ARKET S

TREET

DETWILER STREET

FRANK STREET

MOUNT JOY STREET

DONEGAL STREET

BARBARA S

TREET

CO

NCO

RD S

TREET

HIG

H S

TREET

DONEGAL STREET

COLUMBIA AVENUE

DELTA S

TREET

PO

PLAR S

TREET

MARIETTA AVENUE

NEW STREET

MARKET

STR

EET

NEW H

AVEN S

TREET

TRAIN STATION

CORE

CIVICMIXED-USE

ANCHOR

ANCHOR

ANCHOR

ANCHOR

ANCHOR

ANCHOR

ANCHOR ANCHOR

ANCHOR

ANCHOR

MIXED-USE


4December 23, 2009

train station, a funeral home and several small popular businesses. Although this area lacks enough critical mass to be a commercial destination, it does attract a considerable number of visitors to the downtown area. This study recommends that smaller infi ll businesses such as bakeries, cafés and restaurants be promoted to open in the civic area to better support the existing larger non-commercial land uses.

MIXED-USE

The east and west of ends of Main Street are proposed as mixed-use areas that could be a combination of professional offi ces and neighborhood services such as hair care, fl orists, hardware, groceries and banking. Additionally, the mixed-use areas could accommodate larger commercial users that require on-site parking such as: banks, furniture stores, supermarkets, restaurants, sporting goods, and large format apparel stores. These areas may also include corporate campuses, educational centers, places of worship and residential.

ANCHORS

Restaurants and large retailers such as grocery stores, small department stores, sporting goods, and hardware and furniture stores can bring shoppers to the downtown area on a regular basis. These shoppers will likely also visit other smaller specialized businesses, and contribute towards creating a commercial destination.


5December 23, 2009

Catalyst Site Design Guidelines

As the civic core around the station area changes, both as a station and as a civic space, the properties surrounding it will become more valuable. In response, the previous design stage identifi ed several areas as potential districts for incremental change. These areas — Delta Street, Main Street, and West Main — should organize infi ll projects according to a set of guidelines to achieve the station area planning vision for a unifi ed Main Street.


6December 23, 2009

DELTA STREET CATALYST SITE DESIGN GUIDELINES

Maintain active edge along Delta Street, preferred ground fl oor use is retail or restaurant

Parking oriented away from street, to west side of building

Hold corner of Delta and Henry with building edge

Residential uses on upper fl oors, with access from both Delta Street and parking lot

Architecture consistent with other buildings on block

CATALYST DEVELOPMENT SITE - SHEETZ FUNERAL HOME In the future, as Delta Street is developed as a key public plaza, building frontage along the plaza will become more valuable.

ARCHITECTURE Building design at this catalyst site should feature a classic storefront facade. The linear nature of the site should be minimized by massing to resemble individual structures.

1

111111111

22

3

33333333

4

444444444444

5

5

MAIN STREET

HENRY STREET

DELTA

STREE

T

MARKET STR

EET

SHEETZFUNERALHOME

TRAINSTATION


7December 23, 2009

MAIN STREET CATALYST SITE DESIGN GUIDELINES

Maintain active edge along Main Street, preferred ground fl oor use is anchor retail or restaurant

Parking oriented away from street, to south side of building and accessed only from alley

Building height should be at least three stories

Residential uses on upper fl oors, with access from both Main Street and parking lot

CATALYST DEVELOPMENT SITE - “FIRE SITE” Development of this site is key to providing an anchor use on the east end of the district.Active commercial ground fl oor uses are a necessity here.

ARCHITECTURE Building design at this catalyst site should emphasize a classic storefront facade. A 10’-wide garden should be provided along the eastern side of the building as a residential amenity.

1

11111111

2

2

3

333

4

444444

MAIN STREET

BARBARA S

TREET

SASSAFRASS ALLE

Y


8December 23, 2009

WEST MAIN CATALYST SITE DESIGN GUIDELINES

Maintain active edge along Main Street, preferred ground fl oor use is anchor retail

Parking oriented away from street, to south side of building and accessed only from Henry Street

Building height should be at least three stories

Residential uses on upper fl oors, with access from both Main Street and parking lot

CATALYST DEVELOPMENT SITE - LORD’S HOUSE OF PRAYER If the church needs to move to accommodate expansion, this site would be a signifi cant anchor destination with its proximity to the station.

ARCHITECTURE Building design at this catalyst site should respect the residential-scaled buildings to the west along Main Street with lower scale and third half fl oor.

1

11111111111

2

2

3

3333333

4

44444444444444

MAIN STREET

HENRY STREET


9December 23, 2009

Delta Street Design

deltastreet

amtrakstationbuilding, lit from within

on-street parkingconcretebanding

bulb-outs and street trees at major intersections

striped on-street parking

existing curb

*Overhead utilities on west side of Delta Street should be considered during design development. Relocation of minor service lines would allow for complete tree canopy coverage along the festival street.

raised intersection

raised intersection/

plaza

par

king lot

drive

ais

le

ramp up to raised intersection

existing main street sidewalks

bollards

concrete band

drivewayaccess to Sheetzproperty

city parking lot driveway

street planting: low maintenance native

groundcovers

street trees: deciduous, native species*

speed rampto raised intersection

sidewalksstation parking

station parking

retaining wall

ramp

ramp

station clock

benches

street light,typical

covered walkway to elevator tower

mai

nst

reet

hen

ryst

reet

30’15’0 North


10December 23, 2009

Festival Street Imagery

Festival Street - Asheville, NC

Street Festival - Aurora, Ontario

Santa Ana Plaza - Madrid

Santa Monica - Los Angeles, CA

Delta Street is envisioned as a signature Festival Street for Mount Joy: a fl exible fl ush condition that still functions as a street for cars but can easily be converted into a long plaza space during events. Anchored on the southern end by a new Amtrak station building and the Borough Hall opposite, Delta Street connects Main Street with the station, creating a centralized gathering space for the entire Borough.

Flexible for cars and pedestrians

Typical civic plaza paving materials

Street for pedestrians during events

Trees and street furnishings along edges while maintaining roadway clear zone

1

1

3

34

4

2

2


11December 23, 2009

Delta Street: Hardscape Plan

deltastreet

delta streetplaza

2’10’

12’typ.

12’typ.

16’

54’

2’

2’

13’-6”

7’ 6”

6”

8’

20’

2’7’

7’2’

14’-6” 10’

6’

16’

10’

22’-5”

20’12’-9”

16’

20’

8’

15’

20’

20’

19’

19’

25’-8”

25’-8”

12’

12’

20’

20’

20’

20’

27’

15’-6”

15’-6”

7’-6” 7’-6” 6” 6”

7’-6” 7’-6”

16’ 5’ 20’ 4’

54’

2’

paver type 1*paver type 2*concreteasphaltplanter bed*

key map

*see materials section of document

mai

nst

reet

hen

ryst

reet

30’15’0 North

A

A’


12December 23, 2009

Hardscape Imagery

8’ 7’ 20’

54’

7’ 2’2’ 7’ 6” 6”

sidewalk

concreteband

concreteband

concreteband

concreteband

parking roadway

right-of-way

parking sidewalkbuildingfrontage

Ramp up to Raised Intersection - Sanford, FL

New Road - Brighton, United Kingdom

Raised Intersection - Baldwin Park, Orlando, FL

Wall Street Plaza - Orlando, FL

Ramps up to raised intersections and Delta Street

Consistent paving materials in road and on-street parking

Valley gutters at edge of street, no curbs

Delta Street Section, facing south

1

1 1

3

322

A A’

deciduousstreet tree


13December 23, 2009

Sections

4’ 20’ 5’ 16’ 15’

9’

26’

12’

30’

3’

3’

11’ -

4”

18”

1’

87’

sidewalk Henry Street sidewalk station plaza

overall dimension

parking drive aisle

reta

inin

g

wal

l

amtrak station building

tier

ed r

oof

over

all

ped

estr

ian

zone

slope down to rail lines

corrugated metal roofi ng

deciduous, native street tree

station clock

vents, all sides

native groundcoverplanting

dark steel structure

16’8’4’0

B

B B’

B’

key map

Station Plaza, facing east


14December 23, 2009

Sections

15’

12’ ~4’

16’

7’

9’ 1’ 25’-6” 10’

3’-8”

12’ 12’

15’

12’

3’

8’

10’

3’

18”

parking lotdrive aisle

pathwayplanting

parking aisle

existingchurch walk

sidewalk planted slope grassedswale

roof

canti-

leve

rst

ruct

ure

clea

r hei

ght

reta

inin

g

wal

l

cantilevered covered walkway


existing fence

walkway entry pavilion

native planting

16’8’4’0

C

D

C

D D’

C’

C’

D’

key map

Station Parking, facing east

Delta parking connection, facing north


15December 23, 2009

Sections

22’ 8’ 5’ 1’

38’

platform with terraced

planting

bridge

roadway sidewalksidewalk stairs down to platform

16’8’4’0

E E’

24’

3’

3’

15’-6”

roof

stru

cture

E

E’

corrugated metal roofi ngstone retaining

walls, to match existing bridge walls


native planting

Market Street Bridge, facing north

key map


16December 23, 2009

Sections

5’-6” 9’5’ 2’ 1’ 1’ 1’ 1’ 10’

terraceterraceterraceexisting landscape

seat wallretainingwall

retainingwall

retainingwall

platform rail linesE E’

4’

5’

5’

3’

3’

42”

18”

3’

15’

seat

roof

stru

cture

F F’

corrugated metal roofi ng


Platform Section, facing west

key map


17December 23, 2009

Landscape Palette

Landscape materials for the Mount Joy Station Area should center on native plants, with preference given to those that are low maintenance and provide strong visual interest, such as unique fall color. In the plaza and street spaces, species that tolerate harsher urban environments, such as Green Ash, should be selected. Exceptions to street tree selection may be required in areas with overhead utilities, such as substitution with understory trees.

The following plants are simply suggestions as to the types of plant material to use, and should not be taken as specifi cations.

Nyssa sylvaticaBlack Gum

Viburnum acerifoliumMapleleaf viburnum

Quercus palustrisPin Oak

Sorghastrum nutansIndian grass

Acer x fremanii ‘Armstrong’Freeman Maple

Physocarpus opulifolius ‘Summerwine’Summerwine Ninebark

Fraxinus pennsylvanicaGreen Ash

Pannicum virgatumSwitchgrass


18December 23, 2009

Hardscape & Furnishings Palette

To complete the vision of an iconic and yet contextual design for the Mount Joy Station Area, the hardscape materials and furnishings should correspond to the elegant simplicity of the design aesthetic. A trimmed down palette with just two paver choices for the Delta Street Plaza, with standard concrete sidewalks elsewhere is optimal. The overall style for the furnishings is ‘updated traditional:’ classic lines and forms, but with contemporary materials and detail.

The following materials and furnishings are simply suggestions as to materials that complement the design intent and should not be taken as specifi cations.

Speciality paving option:Mosaic tile detail

Other furnishings:Railings and bollards to coordinate

Concrete:Exposed aggregate concrete

Benches:Dumor, steel bench6’ and 8’ lengths

Trash Receptacles:Dumor, steel trash receptacle

Paver 1:Basketweave - Traditional color

Paver 2:Herringbone - Alternate color

Lighting:Sternberg - Euro SeriesFull cutoff, LED fi xture~ 13’ Height


19December 23, 2009

Main Street Mount Joy contains many visitor destinations including the train station, shopping, entertainment, and dining venues. The wayfi nding system must be fl exible, consistent, and communicate information clearly. The target audience of the system includes:

Residents conducting business meetings at offi ces•Business owners considering locating their offi ces in •DowntownResidents visiting the restaurants and entertainment •destinations in DowntownTourists visiting nearby attractions who are curious •about the historic DowntownEvent patrons visiting the arts and entertainment •venuesTourists staying at the local bed and breakfasts•

The signage framework is presented on the following pages to refl ect the intent and design concept for the area.

Wayfinding Framework

WAYFINDING FRAMEWORK Sign locations and proposed copy are indicated above. Sign types A through F refer to those indicated on page 21. A full wayfi nding package is available from MSMJ.

MAIN STREET

HENRYSTREET

DELT

AS

TREET

MAIN STREET

MAIN STREET

MAN

HEIM S

TREE

T

OLD M

ARKET S

TREET

DETWILER STREET

FRANK STREET

MOUNT JOY STREET

DONEGAL STREET

BARBARA S

TREET

CO

NCO

RD S

TREET

HIG

H S

TREET

DONEGAL STREET

COLUMBIA AVENUE

DELTA S

TREET

PO

PLAR S

TREET

MARIETTA AVENUE

NEW STREET

MARKET

STR

EET

NEW H

AVEN S

TREET

TRAIN STATION


20December 23, 2009

SIGN TYPES The signage designs shown here were developed through a community input process during the overall design workshops. It is also coordinated with Lancaster County and PennDOT programs.


21December 23, 2009

PEDESTRIAN DIRECTIONAL MAP This map is intended to be located at points along Main Street, and prominently featured in the train station plaza to direct people from the station to nearby businesses..


22December 23, 2009

INTERPRETIVE SIGNS Visitors to the area can get sense of the tremendous history of Mount Joy through these signs. Topics could include the train station, Central Hotel (Bube’s), and the Old Square.


23December 23, 2009

Wayfinding Implementation

December 2009

Sign Name: Quantity:

Description:

Wayfinding System - Sign DetailsBorough of Mount Joy

Contact:Environmental Graphics/WayfindingGlatting Jackson407-843-655233 E Pine StreetOrlando, Florida 32801

Drawn By:

JMM

EW

SP

XFoundation per code

Sign Face

32"

20"

34"3.5"

4"21"

High Pressure Laminate Panel

High Pressure Laminate Panel by Fossil, Inc., Folia, or IZone. Do not use vinyl or ink jet print.

51"

25"

2"

0.5"

Materials: 3 1/2 in aluminum pole and 32 in x 20 in framed backerlate panel. High Pressure Laminate Panel shall be insetand attached with reverse tapped threaded tamper proof fastners.

Colors: Sign structure shall be painted with Matthews automotive grade paint with two clear coats. Color is matt black.

Graphics: Panel graphics are available as digital file from client. Do not attempt to create artwork.

A - Interpretive Sign

AG - 1

Interpretive Sign

Front View Back View Side View

0.5"

Sign Type A

1/2 in x 2 in flat alum bar

Scale: 1” = 2’


24December 23, 2009

December 2009


Description:



Drawn By:

JMM

EW

SP


Sign Face

0.5"

2"

3.5" 40"

28"

14"

49"

32.5"8"

97"

5"

12"

5"

12"

5"

14"9"

Materials: 3 1/2 in aluminum pole and 32 1/2 in x 49 in framed backerlate panel. High Pressure Laminate Panel shall be inset and attached with reverse tapped threaded tamper proof fastners.

Colors: Sign structure shall be painted with Matthews automotive grade paint with two clear coats. Color is matt black with gold finial.

Graphics: Panel graphics are available as digital file from client. Do not attempt to recreate artwork.

B - Pedestrian Kiosk

High Pressure Laminate Panel by Fossil, Inc., Folia, or IZone. Do not use vinyl or ink jet print.

Pedestrian Kiosk Sign

Sign Type B

AG - 2


Scale: 1” = 2’



25December 23, 2009

December 2009


Description:



Drawn By:

JMM

EW

SP


Materials: 3 1/2 in aluminum pole 3/8 in thickaluminum panel mounted with tamper proof fastners.

Colors: Sign structure shall be painted with Matthews automotive grade paint with two clear coats. Sign structure color is matt black with gold colored finial, panel face colors are Blue - PMS 281, Red - PMS 201 and White copy is high intensityreflective vinyl.

C - Destination ID

Destination ID Sign

Sign Type C

AG - 3

22"

37"8"

8"

14"

8 ft

3.5"

15"

5"

2"

5"

2"

10"

9"

Library


Scale: 1” = 2’



26December 23, 2009

December 2009


Description:



Drawn By:

JMM

EW

SP


Materials: 3 1/2 in aluminum pole & 3/8 in thickaluminum panel mounted with tamper proof fastners.


D - Vehicular Directional

Destination ID Sign

Sign Type C

AG - 4

8"

14"

8 ft

3.5"

15"

9"

11 ft

6 ft 2 in

1 ft 2 in

3 ft 6 in

8 in 8 in

8 in

Sign Face

2 ft 5 in

8 in

2 ft 5 in

8 in

2 ft 5 in

1 ft 11in


Scale: NTS

Front View Back View


27December 23, 2009

December 2009


Description:



Drawn By:

JMM

EW

SP


10 in

5 in

1 ft 2 in

9 in

6 ft

3 in

6 ft

8 ft 2 in

3 ft 7 in

1 ft 3 in

1 ft 3 in

5.0 in

1 ft 1 in

5.0 in

1 ft 1 in

5.0 in

1 ft 1 in

5.0 in

1 ft 7 in

AG - 5

Materials: 5 in aluminum pole & 3/8 in thickaluminum panel mounted with tamper proof fastners.


E - Vehicular Directional

Destination ID Sign

Sign Type C

Scale: NTS

Front View Back View


28December 23, 2009

December 2009


Description:



Drawn By:

JMM

EW

SP


3 ft

1 ft 2 in

1 ft 2 in

7 ft 9 in

2.2 in

3 ft 1 in

3 ft 10 in

6.5 in

10 in

6 ft 8 in

3 ft 6 in

1 ft 2 in

AG - 6

Destination ID Sign

Sign Type C

Scale: NTS

Front View Side View

6 in

Materials: Cast Stone and Brick Column. Wroughtiron bracket and frame and cast aluminum logo.

Colors: Colors to be determined by client.

F - Gateway Feature


29December 23, 2009

December 23, 2009

Documents

Mount Joy Main Street and Station Area Plan Implementation ... · 2009/12/23 · stores. These areas may also include corporate campuses, educational centers, places of worship and