Mount Joy Main Street and Station Area Plan
December 22, 2009
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Acknowledgements Prepared For PennDOT and Main Street Mount Joy
Main Street Mount Joy
Stacy Rutherford, Main Street Manager MSMJ Board of Directors Michael Gepfer, President Marc Spiridigliozzi, Vice President Jeff Krueger, Treasurer Ferne Silberman Joshua Bower Rob Stoner John Rebman Galen Rutt Kim Brewer
Pennsylvania Department of Transportation Toby Fauver, Deputy Secretary for Local and Area Transportation
Borough of Mount Joy
Mary S. Ginder, Mayor Scott Hershey, Interim Borough Manager Stacy Gibbs, Planning Department Terry Kauffman, Borough Authority Administrator
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Consultant Team
Glatting Jackson Kercher Anglin, Inc., Orlando, Florida Leah Chambers, RLA Chad Cowart, RLA Blake Drury, AICP Laurence Lewis, P.E., AICP, Leed AP Jonathan Mugmon, SEGD Susie Priyakorn Mary Raulerson
Michael Baker, Inc., Harrisburg, Pennsylvania Andrew Batson Richard Robyak, PE Tamra Scanlon, PE
Gibbs Planning Group, Birmingham, Michigan Robert Gibbs
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Table of Contents Background and Overview ................................................................................................................ 5 Keystone Corridor Context ................................................................................................................. 6 Station Ridership ....................................................................................................................................... 7 Study Area Description ............................................................................................................................ 8 Physical Analysis ...................................................................................................................................... 13 Market Analysis ........................................................................................................................................ 15 Stakeholder Interviews and PUblic Meeting Summary ......................................................................... 17 Masterplan ................................................................................................................................................ 23 Focused Initiative Areas ........................................................................................................................... 24 Station District .......................................................................................................................................... 25 Main and Barbara District ....................................................................................................................... 33 Main and Market District ......................................................................................................................... 36 North of Main District ............................................................................................................................. 38 Community Brand .................................................................................................................................... 39 Streets Framework ................................................................................................................................... 42 Wayfinding Framework .......................................................................................................................... 45 Market and Merchandising Framework .............................................................................................. 49 Implementation and Action Plan ........................................................................................................... 51 3
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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Background and Analysis
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Main Street
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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. The plan on the following pages seeks to maximize the community benefits associated with station improvements. Each stakeholder in the process agreed early on that improvements that help Main Street also help the station. The design organizes necessary train station components in a way that forces connections to downtown rather than insulate the station from its surroundings. Design concepts such as the Delta Street plaza seek to connect riders with destinations along Main Street, and the architecture of the station structures themselves should be an identifying feature for downtown.
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Study Area Portrait Main Street Mount Joy includes the area from Jacob Street east to New Haven/Manheim Street and north along Market Street to Bube’s Brewery at Frank Street.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Keystone Corridor Context Harrisburg Middletown Elizabethtown Mount Joy Lancaster Exton Downingtown Coatesville
The Keystone Corridor The eastern portion of the Keystone Corridor is 124 miles from 30th Street Station in Philadelphia to Harrisburg. Mount Joy is a local (not express) stop on the line.
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Paoli
Ardmore 30th Street
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15 118 50
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New Jersey/New York
Ardmore
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Exton
30th Street
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Downingtown
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Coatesville
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Parkesburg
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Lancaster
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Mount Joy
Station Ridership Elizabethtown
Middletown
Harrisburg
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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The train station, located 80 track miles from 30th Street Station and 24 track miles from Harrisburg, is currently a local stop on Amtrak’s Keystone Corridor Service. Facilities are limited - there is no ticket office or other Amtrak services provided at the station. The station consists of two small shelters, replaced in October 2006, on two paved low-level platforms situated in a deep trench. Despite the lack of a full service facility at this location, the stop is very popular, potentially attributable to the easy availability of parking, Keystone Service enhancements, and its convenient, central and safe location. According to Amtrak, the number of passengers using the station has increased by 130% over the past four years. Projected 2030 - 80705
FY 2009 - 56796
2009 Origin and Destination Profile The ridership profile of the Mount Joy Amtrak Station shows that most riders are going to and from Harrisburg (approximately 80 riders per day).
FY 2004 - 23415
Amtrak Ridership Projection Amtrak projects that ridership in 20 years will be near 80,000 passengers per year.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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The street network in Mount Joy is a well-connected grid of two-lane streets. The main connections in and out of the Borough are Manheim Street on the north, Marietta Avenue on the south, and Main Street east and west. Mount Joy’s Main Street (PA 230) is a classic two-lane street with parallel on-street parking on both sides. Sidewalks are adequate width, but landscape and streetscape elements are minimal. Parking options are plentiful, as on-street parking can be found along Main Street and the side streets. Bus transit service runs along Main Street only.
St. Mark’s United Methodist Church
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The Station District The retail and entertainment district, effectively only one building deep along Main Street, intersects with the station at Delta Street.
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Mount Joy Presbyterian Church
Off-street parking is located in three large lots in the blocks both north and south of Main Street. However, these off-street locations are sometimes difficult to find and their locations do not necessarily match the needs of users along the street. Parking needs to be easy to find and clear to use. Parking is free for all, including the train station, which is seen by users of the station as a benefit. The small lot is routinely at capacity as is a neighboring stone lot owned by the borough. Because of the high use by commuters, there is very limited off-street parking for the other commercial uses within this block, limiting potential development. As Main Street is dependent on local users, connections to the neighborhoods are vital to maintaining the district’s health.
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Study Area Description
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Destinations along Main Street are clustered between Marietta and Barbara and at the Market/Main intersection. The train station, at the southern end of Delta Street, is a destination that is disconnected from the remainder of Main Street. The shopping experience along Main Street is inconsistent. Retail is clustered on the east end of Main Street, and is broken up by the churches in the middle blocks of downtown. There is a significant civic and cultural presence along Main Street. The Borough Hall, Post Office, and five churches occupy prominent locations within downtown. These institutions are integral to the fabric of the community.
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Source: Library of Congress
Mount Joy in 1894 Main Street in Mount Joy, seen here in 1894, has maintained its role as the commercial hub of the Borough. The rail was moved to its current location shortly after this image.
Source: MSMJ
Station Building This station stood on Henry Street at the terminus of Delta Street for nearly 70 years. The foundation of the freight lift can be seen behind the existing westbound shelter.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Train Station The train station, shown here from Marietta Avenue south of the tracks, is not handicap-accessible, has minimal weather protection, and non-standard low-level platforms.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Main Street environment The environment of Main Street is utilitarian, with minimal lighting and furniture. National chains use standard signage rather than pedestrian-oriented signage.
Theater The historic theater building has potential to be restored to accommodate an active performance use that will bring more visitors to Main Street.
Destinations Destinations like Bube’s Brewery bring visitors to the Main Street district.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Main Street Streetscape The streetscape along Main Street is minimal, with narrow sidewalks, intermittent street trees, and overhead utilities.
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Crossing Main Street The intersection of Main and Marietta, because of its geometry, wide travel lanes, and lack of signal protection, is difficult and unsafe for pedestrians to navigate.
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Physical Analysis
sTREETS The study area has a generally well-connected network of streets. Skewed intersections in two locations along Main Street provide geometric challenges to specific movements.
bUILDING cOVERAGE Main Street’s building footprints form a tight core in the middle of the study area, with smaller footprint singlefamily homes to the north and south.
lAND uSE pATTERN Mixed-uses are prevalent along the Main Street corridor, with extremely close proximity of intact neighborhoods to the north and south of the station district.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
zONING pATTERN The core of downtown is made up of CBD zoning, which provides the most flexibility of use. Residential entitlements, shown in yellow shades, decrease north and south of Main Street.
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rESIDENTIAL pATTERN Residential uses, while strong in the neighborhoods north and south of Main Street, are also prevalent along the corridor.
cOMMERCIAL pATTERN Commercial uses are spread out along Main Street, which is less than ideal for a pedestrian shopping district. The historic shopping core at Barbara and Main remains the heart of retail.
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Market Analysis General Observations
The Main Street Mount Joy study area is made up of two trade areas. The primary trade area, shown on the map at right in blue, has a significant competitive advantage because of access, design, lack of competition, traffic & commute patterns, and close proximity to the consumer base. This competitive advantage equates to a domination of the capture of consumer expenditure by the retailers in the downtown area. The secondary trade area, shown on the map at right in orange, is an extension of the primary trade area. Consumer expenditure attracted to Downtown Mount Joy from the secondary trade area is not dependent on convenience or accessibility, but is drawn downtown because of tenant mix, design, consumer preference for particular retailers, uniqueness of products, and a favorable shopping experience for the consumer.
Primary and Secondary Trade Areas Mount Joy enjoys a competitive advantage because of access, design, lack of competition, traffic & commute patterns, and close proximity to the consumer base.
The Borough of Mount Joy’s downtown is a working rural commercial center that provides many of the essential goods and services needed by its residents and employees. The downtown has an attractive historic character, with good vehicular access and a transit station allowing for easy access into the greater
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Philadelphia region. Mount Joy’s retail trade area is well defined by surrounding agricultural uses. The central business district is walkable and made up of a collection of small local-serving businesses. These businesses receive much of their trade from purposedriven trips, rather than by casual cross-shopping. The shopping area is hampered by limited parking availability, poor pedestrian lighting, high vehicular speeds and noisy heavy truck traffic. Additionally, the downtown lacks enough critical mass and retail anchors large enough to provide visitors with an extended shopping experience. The downtown has numerous attractive retailers and restaurants including a noted historic brew pub, pharmacy, coffee shop, churches, home furnishings and gift shops. The Mount Joy Main Street program has successfully implemented a business incubator facility and organizes numerous popular community festivals. However, many downtown businesses reported flat or weak sales and faulted the lack of parking and the need for more retailers as primary contributing factors. The greater Mount Joy region is experiencing a strong economy with considerable residential growth, especially by empty nesters. These new residents, combined with the transit station, present an opportunity for additional retailers and residents. However, much of the new commercial growth is likely to occur east of the downtown, unless a coordinated planning, business recruitment and development program is implemented in the near future.
Retail Market Study This study finds that there is unmet demand for neighborhood retail development to meet today’s
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existing consumer expenditure in the Downtown Mount Joy, Pennsylvania, study area. There is also the demand for retail development to meet the projected consumer expenditure driven by the population growth through 2014. Gibbs Planning Group, Inc. (GPG) predicts that the existing unmet demand, and that which is projected from household growth through 2014, will be enough to support a variety of restaurants and community serving retailers. GPG concludes that statistically, 84,300 sf of new retail and restaurant development is likely to be supportable TODAY in Downtown Mount Joy. The statistically supportable retail in Downtown Mount Joy is made up of: • 16,900 sf • 14,200 sf • 13,100 sf • 9,400 sf • 8,900 sf • 6,600 sf • 6,300 sf • 5,300 sf • 3,600 sf
Apparel & Accessories Retail Full Service and Limited Service Restaurants Miscellaneous Retail (Office Supply and Card/Gift Stores) Health Care & Personal Services Hardware & Lawn Care Retail General Merchandise Retail (General Store, Dollar Store, Junior/ Discount Department Store) Food & Beverage (Grocery, Convenience, Package Alcohol) Furniture & Home Furnishings Retail Books, Music, Arts & Crafts Retail
This study also finds that statistically, 93,900 sf of new retail and restaurant development is likely to be supportable in 2014, consisting of: • 18,300 sf • 16,500 sf
Apparel & Accessories Retail Full Service and Limited Service Restaurants
• 14,500 sf • 10,600 sf • 9,800 sf • 7,300 sf • 7,300 sf • 5,700 sf • 3,900 sf
Miscellaneous Retail (Office Supply and Card/Gift Stores) Health Care & Personal Services Hardware & Lawn Care Retail General Merchandise Retail (General Store, Dollar Store, Junior/ Discount Department Store) Food & Beverage (Grocery, Convenience, Package Alcohol) Furniture & Home Furnishings Retail Books, Music, Arts & Crafts Retail
These projections are based on the following assumptions: No other major retail centers are planned or proposed at this time and, as such, no other retail is assumed in our sales forecasts. No other major retail will be developed within five miles of the subject site. The region’s economy will stabilize at normal or above normal ranges of employment, inflation, retail demand and growth. Expansion of the existing retail center will be planned, designed, built and managed as a walkable town center, to the best practices of The American Planning Association, The Congress for the New Urbanism, The International Council of Shopping Centers and The Urban Land Institute. Parking for the area is assumed adequate for the proposed uses, with easy access to the retailers in the development. An overall minimum parking ratio of 3.5 cars per 1000 square feet gross, or higher, will be maintained throughout the expansion of the existing center. Visibility of the retail is also assumed to be very good, with signage as required to assure good visibility of the retailers.
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Stakeholder Interviews and Public Meeting Summary
Public Meetings Residents and business owners participate in the “red dot - green dot exercise” at the public meeting to vote on logo preferences.
The design process began with consultation of stakeholder groups to understand issues of concern to residents, business owners, shoppers, train riders, civic institutions, and government entities. These issues, listed below, were distilled into four themes to guide design. The themes are discussed at length on the following pages. • • • • • • • • • • • • •
Getting there – where is Main & Main intersection? Good walkability along Main Street Cohesive identity for Main Street What does it mean to be a local-serving downtown? Entrance to station historic location at end of Delta Street Difficulty for pedestrians crossing Main Street Free parking at station Appropriate new business targets Parking proximate to station Proximity of on-street parking Orientation of storefronts Need public space downtown Station parking shared with Church
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Activation of non-retail commercial spaces Architecture at station entrances Lighting and safety Long-term Borough Hall site needs Clear station identity Traffic speed along Main Street (too high) Station location awareness Wayfinding to off-street parking Station platform length and location Truck traffic along Main Street (too much) Elevators/stairs/ramps down to platform Cross-platform connections Location of station parking
Walking Workshop The walking workshop gave business owners the chance to discuss conditions, needs, and potential solutions “on the ground.”
• • • • • • • Brand Preferences The “red dot - green dot exercise” gave residents and business owners a chance to give their opinions on potential logos for the community brand.
Historic buildings Location to transportation Scale, walkability Parks, recreation, biking People Sense of community, friendliness Small town atmosphere
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Restaurants Small business atmosphere Business friendly MSMJ Street trees Diversification of uses Train station Accessibility
Community Values The workshop participants listed the attributes they valued most about downtown Mount Joy. These values were used to validate the themes and inform the masterplan concepts.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Improve the train station Mount Joy shares many similarities with the other small towns in western Lancaster County (i.e., Columbia, Elizabethtown, Lititz, and Manheim.) One of the competitive advantages Mount Joy does enjoy is the location of the train station immediately adjacent to downtown. However, the station’s utilitarian nature, (relative) lack of parking, and difficulty of access limit many of the advantages the location gives the borough. Visibility and awareness of the station is quite poor, as signage on the surrounding streets is minimal, and the entrances to the station are non-descript. Stair access to the platform level of the station is serviceable but precludes access to the disabled. Cross-platform access comes by way of Marietta Street bridge, which has a sidewalk only on the far side of the bridge, forcing users to either risk a dangerous unprotected crossing of Marietta Street or, as many were observed doing, walk in the southbound traffic lane. Parking is free, which is
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seen by users of the station as a benefit. The small lot is routinely at capacity as is a neighboring stone lot owned by the borough. Because of the high use by commuters, there is very limited off-street parking for the other commercial uses within this block, limiting potential development.
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Connect the station to Main Street The disconnect between the station and Main Street is a lost opportunity in the eyes of the local stakeholders. The design of the station, from the orientation of parking to the vernacular of the architecture, should match the Mount Joy brand, as it is developed through this process. The new station design must improve both pedestrian and vehicular access to the station. Pedestrians should have a visible and logical connection between the entry to the station and Main Street, which can create a business opportunity for new shops oriented to this pathway. More parking is needed in the vicinity of the station to fairly serve both the station and businesses in the block surrounding the station. Most agree that an entity such as a municipal parking authority should have oversight or operational responsibility for the parking, though such an entity does not currently exist in Mount Joy.
There exists an opportunity to create a civic space that can be the connection between the station and Main Street as well as the public gathering place for the multitude of events that are important to keeping the Main Street active. Design of this space should allow for multiple uses during the week and not be “hard-wired� for one particular type of use. Finally, signage and wayfinding at the station should inform riders of the shops and activities of Main Street. This level of marketing can allow businesses to reach a broad range of potential customers with relatively little cost.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Improve the Main Street experience Main Street Mount Joy and the Borough have worked diligently at creating a quality experience for visitors, residents, and customers to Main Street. Increased awareness of Mount Joy, in the form of coordinated signage and marketing and accessibility to Main Street will improve the experience. This increased awareness should be augmented by improved parking, upgraded pedestrian ways, and consistency of design throughout Main Street. Parking options are plentiful along Main Street. Onstreet parking can be found along Main Street and the side streets and off-street parking is located in three large lots in the blocks both north and south of Main Street. These off-street locations are sometimes difficult to find and do not necessarily match the needs of users along the street. Parking needs to be easy to find and clear to use. Pedestrian movement from parking to the Main Street should be clear and safe. Once on Main
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Street, the pedestrian environment is spare, especially when compared to other competitor towns in the area. Upgrades, such as street trees, would improve the environment and connect the town with a design consistency that is currently lacking. The shopping experience along Main Street is inconsistent. Retail is clustered on the east end of Main Street, and is broken up by the churches in the middle blocks of downtown. A more consistent shopfront environment is needed. This can come in the form of infill at the “fire site� or conversion of other first floor space to retail..
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Define and promote the Mount Joy brand The Mount Joy brand must be developed early in the planning process. Main Street lacks clear icons, so the brand must speak to the intrinsic elements that make the place special. The stakeholders discussed a strategy of promotion that keeps people in Mount Joy. If people are coming for an hour, give them enough to keep them in Mount Joy for two hours. If they are coming for two hours, keep them all afternoon. If they are coming for the afternoon, try to keep them in Mount Joy for the weekend. The activities and events put on by Main Street Mount Joy are key to this strategy. A focus should be placed on developing a preferred mix of programming (uses – retail, office, residential) and using MSMJ’s current incubation program to develop new businesses.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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New elevators and stairs to platforms
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New full-length high-level platforms
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New festival street as connection to Main Street
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Additional long term parking for station
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Streetscape improvements along Market Street leading to station
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Mixed-use infill at the “Fire Site”
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Potential long-term residential infill on industrial site north of mill
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Mixed-use infill along Main Street west of Market Street
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Masterplan The masterplan focuses on improving the train station, connecting the station to Main Street through public spaces, and improving the environment along Main Street through targeted infill.
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Potential long-term mixed-use infill on the south side of Sheetz Funeral Home parcel
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Bulbouts, raised crossing, and pedestrian actuated signal at Delta Street and Main Street
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Bulbouts, raised crossing, and pedestrian actuated signal at Main Street and Marietta Avenue
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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The overall masterplan area has been broken down into areas of special focus for design and implementation.
Station District
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• Improvements at the train station • Delta Street improvements as a connection to Main Street • Improvements to facilitate crossing Main Street • Targeted infill
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Focused Initiative Areas Improvements in the Main Street Mount Joy environment are grouped into four areas - the Station, Main and Barbara, Main and Market, and North of Main.
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• Build consistency along Main Street • Improvements to facilitate crossing Main Street • Streetscape improvements (trees, lights, and furniture) along Main Street • Targeted infill
Main and Market District (page 32)
• Build consistency along Main Street • Streetscape improvements (trees, lights, and furniture) along Main Street • Infill focused on added anchor opportunities
North of Main District (page 34) • Residential infill opportunities
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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Re-orient train station’s vehicular entry to Market Street
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Primary train station parking
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Covered walkway from parking to elevator towers
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Elevator and stairs to platforms
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Widen and cover sidewalk on east side of Market Street bridge to accommodate cross-platform connections
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Long-term mixed-use infill along Delta Street
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Delta Street rebuilt as “festival street” with curbless design, street trees, lighting, and furniture
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Formal train station entry plaza and kiss-n-ride
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Station District Improvements Improvements in the Station District are focused on improving the rider’s experience and connecting the train station to Main Street through public spaces.
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Open-air pavillion at terminus of Delta Street
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Connection via covered walkway to long-term shared parking area
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Long-term train station parking
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document 1
Westbound platform (10’ wide by 500’ long)
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Handicap ramp access to elevator
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Eastbound platform (10’ wide by 500’ long)
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Elevator to westbound platform
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Passenger shelter with seating and roof structure integral to retaining wall
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Elevator to eastbound platform
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Terraced slope for landscape with smaller, finer pallete where adjacent to passenger areas
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Informal, low-maintenance landscape of trees and shrubs on slope to improve visitor impression at station
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Vehicular entrance to station re-oriented to Market Street for improved visibility and safer traffic flow
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Open-air pavillion, may include Quiktrack ticketing and real-time train schedule information
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Train Station Plan and Section
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Section Through Platforms Station platforms are 10’ wide, with seating integral to retaining walls necessary to handle the slope of the existing terrain.
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Train Station Plan Station platforms are located west of Market Street, as far east as track geometry allows, with access oriented toward Delta Street and the core of Main Street business.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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Speed table on Henry Street to slow traffic in high pedestrian activity area and lead in to Delta Street plaza area
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Kiss-n-ride drop-off area along Henry Street
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Speed table in high pedestrian activity area within parking circulation
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Entrance to parking
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Parking exit
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Covered walkway from parking area to station vertical circulation
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Covered walkway on sidewalk to facilitate crossplatform circulation
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Sidewalk on east side of Market Street bridge widened to 8’ to accommodate higher levels of pedestrian traffic
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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Train Station Plaza 1
Open-air pavillion to anchor end of Delta Street
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Covered walkway from parking to elevator towers
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Speed table at Henry Street to slow traffic for riders crossing from north
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Elevator towers provide opportunities for architecture consistent with the historic station
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New trees in planters shade the parking lot and soften view of overhead utilities
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Kiss-n-ride drop-off along Henry Street
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Station Plaza View of station plaza showing pavillion, covered walkways, parking, and elevator towers. The plaza is intended to connect the station to the new Delta Street plaza/festival street.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Delta Street Plaza 1
Station plaza
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Potential improvements to Borough Hall facade
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Plaza space gives opportunities for carts and vendors
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Maintain access drive to Sheetz Funeral Home
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Kiss-n-ride drop-off located along Henry Street
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New street at sidewalk level with pavers
Institute awning program to cover sidewalk connection to station
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New trees shade sidewalk and plaza space
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On-street parking
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1 Delta Street Plaza Delta Street is envisioned to be a flush “festival street� serving as a street with parking on a daily basis but able to be closed and used as a plaza for special events.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Delta Street Plaza
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Clear drive for Sheetz funeral home
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Trees in bulb-outs to visually narrow the street
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Trees moved to east to avoid overhead utilities
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Open-air pavillion at station
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Minimum 8’ clear walkway
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Station parking
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Station plaza and Kiss-n-ride drop-off
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Flush curb - entire street raised to sidewalk grade
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4
Pavers - changes in pattern delineate walks, parking, and drives
Raised intersection at Main Street with pedestrian actuated traffic signal
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Borough Hall
5
Parallel parking
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Connection to additional parking at St. Mark’s UMC
Henry Street
Main Street
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0
12
10’
20’
40’
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Delta Street
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Delta Street Plaza Delta Street is envisioned to be a flush “festival street” serving as a street with parking on a daily basis but able to be closed and used as a plaza for special events.
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8
North
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Delta Street - Main Street Intersection 4
2
3 5
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Speed table - raised intersection with pavers slows speeds on Main Street and improves visibility of pedestrians
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Potential facade improvements to Borough Hall
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Covered walkway or awning to give shelter to pedestrians along Delta Street
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Pedestrian-actuated traffic signal to facilitate crossing of Main Street
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Trees visually narrow Main Street
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Bulb-out with low-level landscape to narrow overall street width and reduces crossing distance for pedestrians
Delta/Main Intersection The design of the space is intended to connect the train station to Main Street and calm traffic along Main Street through a raised intersection pedestrian-actuated signal.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
et
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Delta Street Catalyst Site Design Guidelines
Sheetz Funeral Home
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Maintain active edge along Delta Street, preferred ground floor use is retail or restaurant
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Parking oriented away from street, to west side of building
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Hold corner of Delta and Henry with building edge
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Residential uses on upper floors, with access from both Delta Street and parking lot
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Architecture consistent with other buildings on block
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Train Station
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.
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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.
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Train Station
Main and Barbara District
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Upgrade streetscape, landscape, and lighting along Main Street
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Speed table and pedestrian-actuated signal at Main Street/Marietta Avenue intersection
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Facilitate restoration of historic theater into active performance use as anchor for downtown
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Focus on larger anchor type uses for General Store building
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Improve streetscape (trees, lighting, and furniture) along Marietta leading to station
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Redevelop “Fire Site� with residential units above commercial ground floor uses
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Support conversion of ground floor residential units to retail to provide more continuous shopping experience along Main Street
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Main and Barbara District The Main and Barbara district is envisioned to maintain its role as the commercial heart of Main Street. Key infill and public realm improvements are recommended.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
4
5
1
Delta Street - Main Street Intersection 1
Building setback holds line of buildings to east
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Active ground floor retail or restaurant uses
3
Definition of outdoor dining area through low fence
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Due to overall width of Main Street in this block, building of at least three stories needed to define Main Street space
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New streetlight to improve safety and visibility on Main Street
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New street trees should be provided wherever possible - utilize appropriate varieties under overhead utilities
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Appropriate street furniture should be provided where space allows
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Main Street Improvements Potential streetscape improvements along Main Street include trees and lighting. The lights shown in this sketch are modern full cut-off LED fixtures in a historic exterior.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
ey
ass
All
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Main Street Catalyst Site Design Guidelines
3
4 1
1
Maintain active edge along Main Street, preferred ground floor use is anchor retail or restaurant
2
Parking oriented away from street, to south side of building and accessed only from alley
3
Building height should be at least three stories
4
Residential uses on upper floors, with access from both Main Street and parking lot
rb
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St 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 floor uses are a necessity here.
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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.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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Main and Market District
6
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Train Station
Primary vehicular access to station comes via Market Street and Henry Street
2
Streetscape improvements (lights, trees, furniture) along Market Street from mill south to Henry Street as front entrance to station
3
Widen sidewalk on east side of Market Street bridge to accommodate increased pedestrian traffic
4
Access to platforms
5
Terraced slope for landscape with smaller, finer pallete where adjacent to passenger areas - minimize masses of canopy trees to maintain visibility and natural surveillance from Henry Street
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Mixed-use infill to provide potential locations for anchor commercial uses along Main Street
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Main and Market District Plan The Main and Market District, with proximity to the station platform access points, has potential to attract several anchor-type commercial uses through infill.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
H en
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West Main Catalyst Site Design Guidelines 1
Maintain active edge along Main Street, preferred ground floor use is anchor retail
2
Parking oriented away from street, to south side of building and accessed only from Henry Street
3
Building height should be at least three stories
4
Residential uses on upper floors, with access from both Main Street and parking lot
3 4 1
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Mai
Catalyst Development Site - Lord’s House of Prayer If the church needs to move to accommodate expansion, this site would be a significant anchor destination with its proximity to the station.
eet
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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 floor.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Main
t
Stree
North of Main District
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Line parking lot with residential buildings facing Mount Joy Street to improve neighborhood cohesiveness
3
Mixed-use (residential above commercial) infill of larger scale is appropriate on Market Street across from the Brewery
4
Townhome scale infill on Frank Street across from existing single-family residential buildings
5
In the long term, extend Market Street streetscape north to Manheim Street and borough park
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Potential additional off-street parking to serve Main Street uses
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North of Main District Plan If the industrial uses in this area lose viability, the large land mass represents an opportunity for residentially-oriented infill development to support Main Street.
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Fr
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Community Brand
Street Scenes The most authentic patterns in Mount Joy are found in the eclectic mix of building architecture and fine-grained mix of uses along Main Street.
Brick Patterns The most common material element in the district is brick. The wide variety of patterns gives potential cues to design of more significant community gateways and station architecture.
Details and Additional Materials While brick is the primary material, stonework is also used as an accent. As well, decorative wood trim in a variety of patterns is also common.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Icon The brand icon, developed through community focus groups, represents the character, charm, and scale through stylized elements of Main Street Mount Joy.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
The brand, as used in the production of communication materials, print or electronic, for Main Street Mount Joy should always be consistent. By providing clear boundaries to work within, these standards ensure a consistent message, graphic identity and high level of quality that makes telling the Mount Joy story easier. Far from hindering creativity the standards highlight the importance of creativity as a strategic communication tool.
Icon The Unifying Brand Element shall not be portrayed without this icon as part of the logo. The graphic may not be portrayed separately from the logo.
Typography The Unifying Brand Element logo features typography that is the official logotype. It has been specially created, designed and letter spaced. It may not be altered or reset in a similar font. The logotype text Mount Joy is always featured in upper case. The logo graphic is a symbol that compliments the Mount Joy Main Street logo.
PMS 364C - Medium Olive Green CMYK - C: 55 M:17 Y:100 K:44 RGB - R: 79 G: 109 B: 36
Goudy Old Style - Bold
Alternate Logo Thc circular logo can be utilized where appropriate, such as the gateway features proposed on the east and west ends of the district.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Old
Detwiler Street
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Barbara Street
Mount Joy Street
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Streets Framework
Marke
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Concord Street
Frank Street
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New H aven
Henry
Done
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Main Street
Delta
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Train Station
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Streets Framework Neighborhood streets, shown in green, are anticipated to remain in their current state. Main Street has three separate designs, as shown on page 43.
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New Street
The well-connected street network in Mount Joy is capable of supporting the vision of this master plan. Cross-sections of virtually all streets are anticipated to remain as they are today. However, in order to facilitate easier crossing of Main Street by pedestrians and to reduce vehicle operating speeds to at or below the current speed limit, several changes are proposed to Main Street. In general, it is recommended that travel lanes be striped at 11’ wide, with the remainder of the curb-to-curb space allocated to on-street parking. Where additional space exists east of Barbara Street, bike lanes (5’ wide) are appropriate. For maximum efficiency, these changes, detailed on the next page, should be included in the upcoming resurfacing project. Parking lanes may be enhanced with a stamped brick pattern and color to further define and visually limit the travel corridor. Bulb-outs with trees are recommended at intersections with Marietta Avenue and Delta Street. Truck routing options should be developed in concert with PennDOT and the surrounding jurisdictions to minimize disruption to the Main Street pedestrian district. Potential options are outlined on page 44.
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Main Street West of Market Street Two eleven-foot travel lanes are flanked by 9’-9” parallel parking. Bulbouts are included at intersections, and parking is stamped and colored brick pattern.
10’
Parking
10’-6”
11’
11’
10’-6”
Walkway
10’
Right of Way 63’
Main Street - Market Street to Barbara Street Two elevenfoot travel lanes are flanked by 10’-6” parallel parking. Bulbouts are as shown on plans, and parking is stamped and colored brick pattern.
Walkway
10’
Parking
Bike Lane
Travel Lane
Travel Lane
Bike Lane
Parking
8’
5’
11’
11’
5’
8’
Walkway
Planter
10’
Travel Lane
Shy Zone
9’-9”
Travel Lane
Planter
11’
Right of Way 63’
Parking
Shy Zone
11’
Walkway
Planter
9’-9”
Walkway
Shy Zone
Parking
Planter
Travel Lane
Shy Zone
Travel Lane
Planter
Parking
Shy Zone
10’
Planter
Shy Zone
Walkway
10’
Right of Way 63’
Main Street East of Barbara Street Two eleven-foot travel lanes are flanked by 5’ bike lanes and 11’ parallel parking. Bulbouts are included, and parking is stamped and colored brick pattern.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Alternate Truck Routes Three potential routing options are indicated here. Mount Joy should work with surrounding stakeholders to finalize and implement a preferred option.
44
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Old Mar
Detwiler Street
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Main
High Street
Wayfinding Framework
Mount Joy Street
Stree
Main Street Mount Joy contains many visitor destinations including the train station, shopping, entertainment, and dining venues. The wayfinding system must be flexible, consistent, and communicate information clearly. The target audience of the system includes:
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New H aven
Barbara Street
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Frank Street
Main Street
Henry Stree
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Done
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Train Station
Del
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• Residents conducting business meetings at offices • Business owners considering locating their offices in Downtown • Residents visiting the restaurants and entertainment destinations in Downtown • Tourists visiting nearby attractions who are curious about the historic Downtown • Event patrons visiting the arts and entertainment venues • Tourists staying at the local bed and breakfasts
Str
New Street
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The signage framework is presented on the following pages to reflect the intent and design concept for the area. A full signage package, including fabrication details, is available from Main Street Mount Joy or may be downloaded from the Mount Joy station page on www.planthekeystone.com.
Wayfinding Framework Sign locations and proposed copy are indicated above. Sign types A through F refer to those indicated on page 46. A full wayfinding package is available from MSMJ.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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..
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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.
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Old Mar
Detwiler Street
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Anchor
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Anchor
Civic Anchor
Stree
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Anchor
Delta
Stree New H aven
Main
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Anchor
Anchor
Anchor
Stree
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Core
Henry
Train Station gal
Barbara Street
Concord Street
Mount Joy Street
Stree
Done
High Street
St he im an
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Market and Merchandising Framework
Frank Street
Main Street Anchor
Stree
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Anchor
Stree
Anchor
Mixed-Use
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 guild for the Borough, and that the properties have individual owners.
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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 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.
Located in the geographical center of Mount Joy’s downtown, the civic area includes several churches, the
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MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
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 infill businesses such as bakeries, cafĂŠs 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 offices and neighborhood services such as hair care, florists, 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.
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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.
MOUNT JOY MAIN STREET and STATION AREA PLAN Charrette Summary Document
Implementation and Action Plan This section of the plan will be completed in January and February 2010.
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