Ellsworth High Street Beautification Project

Transcription

Final Plan, Case Studies, and Design Guidelines
Prepared for:
The City of Ellsworth, Maine
July 2003
Prepared by:
WBRC Architects / Engineers
44 Central Street
Bangor, Maine 04401
Land Design Group
79 Main Street
Suite C
Ellsworth, Maine 04605
Anthony Meunch,
Landscape Architect
94 Commercial Street
Portland, Maine 04101
Table of Contents
1.
Project Goals and Objectives
2.
Project Limits Plan
3.
Site Character Inventory and Analysis
4.
MDOT Opportunities and Constraints
5.
Beautification Master Plan – High Street Historic District
6.
Summary of Recommendations – Historic District
7.
Beautification Master Plan – High Street Commercial Transition District
8.
Summary of Recommendations – Commercial Transition District
9.
Site Details
10.
Case Study One – Gateway Park
11.
Case Study Two – Cadillac Mountain Sports
12.
Case Study Three – Irving Mainway and High St. Video
13.
Case Study Four – Washington Street Intersection
Appendix 1 High Street Beautification Workshop
Appendix 2 High Street and Oak Street Project, Ellsworth Historic
Preservation Commission Critical Response
2003
Goals and Objectives
Project Goal
Develop a common vision and implementation methods to
enhance the character and functionality of High Street
Project Objectives
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•
•
•
•
•
•
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Create a Gateway to Ellsworth.
Balance pedestrian and vehicular circulation.
Develop traffic calming techniques.
Create a sense of place and human scale.
Improve aesthetic character.
Maintain circulation efficiency levels.
Promote cooperation between neighbors.
Develop design guidelines.
• Create methods of implementation.
2003
Project Limits Plan
Project Limits
Main Street
High Street
north
2003
Site Character Inventory and Analysis
ARCHITECTURAL
QUALITIES
STREET TREES AND
LANDSCAPE
STREETSCAPE AND SITE
ELEMENTS
ACCESS, CIRCULATION AND
PARKING
• Local historic landmark buildings
• Building widths similar
• Building masses cohesive and
• Large street trees set in front lawn
• Front yard grass lawn
• Foundation plantings typical
• Landscaped parking buffers
• Historic transition district context includes
• Access is from front and rear connector
• Curb curts are numerous, some shared
• No pedestrian crosswalks other than at
relate to street with similar setbacks
• Roof styles similar
• Entrances face the street
• Entrances are emphasized with
porches
• Front facades are aligned and
parallel to the street
SIGNAGE AND LIGHTING
• Small to medium scale signs
• Variety of styles
• High mast auto-oriented street lighting
front lawn, street trees, walks and steps
• Granite curb edging
• Asphalt sidewalks on one side
• Picket fences, hedges and low walls define
a pedestrian environment
• Statue and steps in front lawn
intersection
• No on-street parking
• Parking in rear lots
ZONING AND LAND USE
• Various zones within character district
• Various mixed land uses
• No design guidelines
2003
MDOT Opportunites and Constraints
Excerpt from meeting with MDOT and Committee in December 2002
1. Presentation and review of current MDOT plans as presented by MDOT.
a) Project is in 6th year of development by DOT and has changed hands many times
b) 3 public meetings/hearings to date
c) Intersection project was combined with High Street Project
d) 4 million total project cost
e) Road base and utilities are in good shape and is to be reused
f) Control and guidance of growth along the road has been a problem
g) The road has a purpose serving both a high tourist and normal traffic volume and commercial and local
traffic
h) Potential use of rail will help to slow road demands in the future
i) Very late in the game for this type of review and planning – MDOT is currently working on land
purchases for ROW based on plans approved by public hearing
j) Willing to look at review and revision from curb out
k) Funding is 80%Fed, 10% DOT, 10% Local
l) Both road and intersection are BTIP projects
m) Sept of 03 is advertise for bid date by DOT
n) Construction 2004-2005
o) Current ROW 50-66’
p) Proposed ROW 66’
q) MDOT does not want more pedestrian crossings
r) Minimum allowable lane width is 11’ by design book
s) Proposed lane width is 12’ plus 2-4’ shoulder lane
t) Granite curbing is proposed
u) Keystone type wall proposed for retaining walls
2. Discussion of items presented by Design Team:
Pedestrian Crossings
Medians at one or two critical pedestrian crossings to provide safe haven to pedestrians. Pavement texture
changes at crossings. A standard palette of pedestrian scale bollards, lights, and other elements that identify,
without question to both the pedestrian and the auto, that a crossing is coming.
a)
b)
c)
d)
MDOT would be reluctant to have crossing medians due to potential safety and maintenance issues.
MDOT would be open to and pay for stamped and colored asphalt crossings.
City would be responsible for maintenance of crossing paint.
Bollards, special lighting, or other pedestrian way finding elements are not in the scope of this MDOT
project, but MDOT is agreeable to incorporating such things if City would be paying for such items.
e) Design team recommends a “mid block” crossing near Dean Street. Needs to be proposed for review by
MDOT.
f) Lane width reduction is crucial at pedestrian crossings-Design team would like to see travel lanes
reduced to 11’ and shoulder reduced to 2’, at crossings at the minimum. MDOT to provide feedback by
end of this week.
2003
Streetscape
Continue a common palette of pedestrian scale streetscape elements along the corridor to create a sense of place
and scale to a high volume travel way i.e., signage, bollards, benches and sitting walls, lamp posts, flags, etc.
The City would decide if the Main Street theme would be continued or a new, separate palette of materials
should be used creating a separate district.
a) MDOT will not pay for any of these types of elements under the scope of this project, as it is a road
project and not an enhancement project.
b) MDOT would be open to incorporating these types of elements if the City paid for them.
Curb Cuts
Limit curb cuts and promote shared access to retail parking lots - instead of two properties having eight curb cuts
combined, limit that to 2 or 3 with interior circulation between lots. Is there a threshold to number of curb cuts
that would create less widening of the roadway?
a) MDOT does not have the ability to control these items any further than the plan currently proposes.
b) MDOT is in favor of fewer curb cuts and would be willing to incorporate into plans.
c) City would need to make these changes.
Corner Radii
High Street and Main Street intersection curb radii seem to be excessive (understanding they are design for truck
movements) - very difficult to provide pedestrian movements across such a large distance. Can these be reduced
and maintain adequate volume/safety/truck movement. Dropped curbs with concrete apron perhaps, etc.
a) Curb radii are designed for truck movements and will stay as they are.
b) MDOT would consider paint/pavement texturing at intersection to a radius that represents auto traffic
turning movements, i.e. 20-25’ radius in a traffic calming effort.
c) Pedestrian crossings would be setback to tangent points with road providing for the least crossing
distance.
Sidewalks
The sidewalk currently proposed between the large retaining wall and 1A would be more appropriately located
above the wall in the trails corridor - views, safety, etc.
a) MDOT proposed this sidewalk based on public input and would prefer to keep it as is. Design team
agreed.
b) MDOT would consider stamped asphalt sidewalks in the historic section from Main Street to Dean
Street.
Trees
We would like to make every effort possible to attempt to preserve some of the mature shade trees along road. A
system of tree grates and retaining walls may make it possible to do this, specifically in areas of the historic sites.
a) MDOT is open to saving trees with these devices.
b) Design team to review MDOT plans to determine feasibility and recommend action.
Grade Change Devices
The general consensus has been that poured concrete retaining walls with some tooling and reveal would be
much more desirable than versa-lock or equivalent block walls.
a) No walls are currently proposed along the historic stretch of High Street (Main to Dean)
b) If walls were needed to preserve trees or context of front yards, they would be keystone type modular
2003
block retaining walls.
c) MDOT stressed that this plan has been approved without walls in that area by the public and MDOT
would be very reluctant to introduce walls (cost) at this point.
d) Design Team suggests that granite curb being removed might be used as tree well or other walls and
should be returned to the City for use as it sees fit.
3. Additional Items of Discussion
a) Owners along historic section will be able to have input on the design and construction of their front
yards with regards to planting and grading.
b) Construction cost for project is a 2.1 million.
c) MDOT would need any plans from us in effect prior to advertisement to Bid date (Sept, 03).
d) High Street to Fork in the Road is in the current 6-year plan – City needs to be active in this process
now, not later.
e) 3d models for visualization of streetscape and intersection would be very helpful. Is this something
MDOT could provide?
f) Stamped and colored asphalt neck downs at intersections and pedestrian crossings would be considered
by MDOT.
4. Summary
It is apparent from our meeting with MDOT that we are now in their end game and that any changes to the
plans will be, for the most part, confined to the curb out. With this in mind our efforts may be best spent
trying to accomplish the following:
a) A revision of lane width, although significant from a drawing and design change stand point for MDOT,
is a crucial element in developing a more pedestrian scale space and in the preservation of existing
space defining elements such as grade change, mature trees, and historic front yard/building elements.
In some instances up to 4’ could be taken out of the proposed road width, which may allow for the
preservation of the “feel” and many items along the road, particularly in the historic section of High
Street. This change in road width may allow for the preservation of elements that would otherwise need
costly mitigation devices be used in order to preserve them. MDOT is reviewing this width issue and
will provide feedback shortly. If there is any evidence that a narrowing of lanes could occur, the design
team needs to perform an inventory and analysis of the conditions along the road using the package
prepared by the Historic Commission and develop a list of items that would be preserved by this
narrowing and consequently a plan for addressing items that still would need mitigation with the
narrowing in place.
b) Assist the City in deciding upon a palette of paving stamping patterns and colors for crossings and
sidewalks.
c) Develop a proposed mid block crossing for submission to MDOT.
d) Assist the City in choosing modular wall block materials or concepts for reuse of granite curbing in
some areas.
e) Develop a typical intersection neck down condition using stamped asphalt and colorings.
f) Work with MDOT and City to develop a palette of pedestrian signage.
g) Continue work on Charrette, presentations, and design guidelines for future growth along the route.
2003
Beautification Master Plan – High St. Historic District
north
2003
Summary of Beautification Results - Historic District
•
Sidewalks
o
o
o
o
o
o
•
Street Tree Planting
o
o
o
o
o
o
•
Sidewalks will be relocated from the currently proposed
location next to the road to a new location, which will
provide 2-5’ of grass buffer zone between vehicles and
pedestrians.
Sidewalks in the High Street Historic District will be
asphalt.
Pedestrian Crossings in the High Street Historic District
will be colored, brick stamped asphalt installed by MDOT
and maintained by the City of Ellsworth.
Granite curbing will be used along all upgraded roads in
the widening project.
Sidewalk width will vary between 5 and 6 feet.
Granite cobble tree surrounds to be constructed in
sidewalks to allow proper tree growth and prevent damage
to sidewalks due to limited planting room.
MDOT will provide their standard number of 2-2.5” Cal.
Street Trees (number to be determined). A spacing of 40’
O.C. has been accepted by MDOT, with the understanding
the City of Ellsworth will make up any deficiencies in the
planting numbers.
The City of Ellsworth has applied for a Canopy assistance
grant to assist with the cost associated with street tree
planting along High Street.
Trees purchased by the City may be included in the
MDOT widening contract to take advantage of potential
construction savings.
An urban planting soil trench will not be provided my
MDOT.
Street tree height under utility lines will be limited to 15’.
Street tree planting to occur generally in a new 2-5’ wide
buffer zone between the road curb and the sidewalk.
Street Lighting and Pedestrian Related Utilities
o
o
High Street Historic District Summary
Conduit and wiring for future mast style street lighting
and pedestrian lighting can be included in the widening
contract at the City’s expense.
All signage, signals, pavement markings, and crossing
lights will be in accordance with MUTCD (Manual on
Uniform Traffic Control Devices) Standards. The City of
Ellsworth would be expected to pay the difference for any
ornamental items.
2003
Summary of Beautification Results - Historic District
•
Retaining Walls and Grade Change Devices
o
o
•
No concrete gravity block retaining walls will be used in
the High Street Historic Distric.
The traditional historic steep grade change from the
sidewalk to the private residential front yards will be
maintained. MDOT has agreed to maintain a 2:1 slope
wherever possible to stay in keeping with the historic
precedent.
Miscellaneous Recommendations not part of the MDOT
scope or not accepted by MDOT.
These items are recommendations made that would need
additional funding or be part of a future project.
o Overhead utility lines should be relocated to an area
along or in the railroad R.O.W.
o Bollard and Rail at all intersections – private and public
drives.
o Mast mounted pedestrian light fixtures.
o Shrub and groundcover plantings at intersections and
crossing points.
o Mast mounted flags.
o
Planning Recommendations
•
Creation of a historic overlay district as shown on the master plans, which would
be subject to design guidelines, is recommended.
•
While not all of the master plan will be implemented during the first phase of
construction, steps can be made during that construction to accommodate future
additions to the widening project.
•
Develop a skeleton to build on with future improvements projects and phase the
installation of elements such as bollards, railings, and pedestrian lighting.
•
An updated tree inventory should be prepared with trees to be preserved, including
planting in this project, clearly defined and identified.
•
Develop a system of funds collections to be used towards these improvements
when critical mass is reached.
•
Design Guideline Adherence-Standards need to be developed and enforced by the
City of Ellsworth.
High Street Historic District Summary
2003
Beautification Master Plan – High St. Commercial Transition District
north
2003
Summary of Beautification Results – Commercial
Transition District
•
Sidewalks
o
o
o
o
o
o
•
Street Tree Planting
o
o
o
o
o
o
•
Sidewalks will be relocated from the currently proposed
location next to the road to a new location, which will
provide 2-5’ of grass buffer zone between vehicles and
pedestrians.
Sidewalks in the Commercial Transition District will be
asphalt.
No Pedestrian Crossings will be in the Commercial
Transition.
Granite curbing will be used along all upgraded roads in
the widening project.
Sidewalk width will vary between 5 and 6 feet.
Granite cobble tree surrounds to be constructed in
sidewalks to allow proper tree growth and prevent damage
to sidewalks due to limited planting room.
MDOT will provide their standard number of 2-2.5” Cal.
Street Trees (number to be determined). A spacing of 40’
O.C. has been accepted by MDOT, with the understanding
the City of Ellsworth will make up any deficiencies in the
planting numbers.
The City of Ellsworth has applied for a Canopy assistance
grant to assist with the cost associated with street tree
planting along High Street.
Trees purchased by the City may be included in the
MDOT widening contract to take advantage of potential
construction savings.
An urban planting soil trench will not be provided my
MDOT.
Street tree height under utility lines will be limited to 15’.
Street tree planting to occur generally in a new 2-5’ wide
buffer zone between the road curb and the sidewalk.
Street Lighting and Pedestrian Related Utilities
o
o
Conduit and wiring for future mast style street lighting
and pedestrian lighting can be included in the widening
contract at the City’s expense.
All signage, signals, pavement markings, and crossing
lights will be in accordance with MUTCD (Manual on
Uniform Traffic Control Devices) Standards. The City of
Ellsworth would be expected to pay the difference for any
ornamental items.
High Street Commercial Transition District Summary
2003
Summary of Beautification Results – Commercial
Transition District
•
Retaining Walls and Grade Change Devices
o
o
•
A straight face, concrete gravity block retaining wall will
be utilized along the roadside opposite High Street
Video. The wall color to be approved by City of
Ellsworth prior to installation.
Grade changes in the Commercial Transition District
will be typical for commercial and retail establishments
and use a variety of slopes.
Miscellaneous Recommendations not part of the MDOT
scope or not accepted by MDOT.
These items are recommendations made that would need
additional funding or be part of a future project.
o Overhead utility lines should be relocated to an area
along or in the railroad R.O.W.
o Mast mounted pedestrian light fixtures.
o Mast mounted flags.
o
Recommendations
•
Creation of a commercial transition district, as shown on the master plans, which
would be subject to design guidelines, is recommended.
•
While not all of the master plan will be implemented during the first phase of
construction, efforts should be made to incorporate items from above into the
construction in order to accommodate future additions to the widening project.
•
Develop a skeleton to build on with future improvements projects and phase the
installation of elements such as bollards, railings, and pedestrian lighting.
•
An updated tree inventory should be prepared with trees to be preserved in other
parts of the City, including planting in this project, clearly defined and identified.
•
Develop a system of funds collections to be used towards these improvements
when critical mass is reached.
High Street Commercial Transition District Summary
2003
Beautification Master Plan – Typical Site Concept Details
Typical Pedestrian Crossing and
Street Tree Planting with
Supporting Elements
Suggested Typical Street and Pedestrian Lighting
2003
Gateway Pocket Park and Intersection - Case Study 1
KEY CONCEPT IDEAS AND ELEMENTS
The MDOT is purchasing the Dunkin Donuts site and will deed it to the city of Ellsworth. The site is important for two reasons:
1. For its landmark location on the corner of these two prominent crossroads of Main Street, US Route 1 and High Street.
2. For its historical landmark location as a social gathering spot. Previously home to the landmark building Congregational Church.
-The Gateway Park functions as a civic landmark space at the High Street/Main Street intersection as a gateway to the Downtown, the
Waterfront and the High Street historic transition/commercial district. The gateway park will reinforce Ellsworth's community pride
and identity providing a distinctive, memorable and functional space.
National register building and local historic district adjacent to the site. Enhance views to building and district. Context sensitive
design required.
-Circular granite wall, lighting and railing element - identify City of Ellsworth with lettering/signage.
-Granite bollards and iron fencing reflect decorative railing trim on top of Rosbourough Building.
-Focal point provided by architectural activity kiosk, and street clock. Visual center point geometric alignment off curb radius provides
visual landmark.
-Paving concrete/brick/granite pavers/cobble.
-Site furnishings, benches and trash receptacles.
-Pedestrian scale lighting compliments Main Street fixtures and make transition to High Street lighting.
-Public green space/tree bosque/grove.
-Street trees along High Street/tree grates echo decorative trim on railing.
-Signage/directories to Downtown & Waterfront.
-New landmark building on empty lot and office town house infill along Oak Street.
-Parking and access in rear.
-All four corners have similar type site element treatments, walls, bollards, etc. responding to individual corner conditions.
-Pedestrian crosswalks and signals at all corners.
-Pedestrian safe islands in medians optional with intersection and roadway reconfiguration.
-Stamped concrete/bituminous apron at corners.
- Consideration of signalizations stations color/type and directional signs/overhead billboard.
2003
Cadillac Mountain Sports - Case Study 2
CURRENT PROBLEMS
· Irving is not interested in sharing access drives.
· Front parking will be removed with road widening
which will create even more of a parking deficit
than already exists.
· Many people seem to miss the driveway when
heading down High Street.
· There is a lack of identity and relationship to
High Street.
· Need an area to try out products
POTENTIAL SOLUTIONS
· Create a second access or a rear access point to the
lot.
· Develop an outdoor pro duct try out area and link
it to the rail trail system.
· Expand the store towards High Street to create
more of a presence and work towards defining the
streetscape.
· Consider purchasing the neighboring lot and
converting to storage, office, try out area, rental,
and most importantly, parking and access.
2003
Irving Mainway and High St. Video - Case Study 3
CURRENT PROBLEMS
POTENTIAL SOLUTIONS
·
·
·
·
·
·
·
·
·
·
·
·
·
·
Liability of shared property
Crossing desire
Multiple curb cuts
Residential connection to commercial area
Loss of parking
Lack of planting
Parking loop
Sign clutter
Sign ordinance
Coop Sign
Bike/PED Route Palette
Gateway Park
ID crossing at crest of hill
Move walk off road
2003
Intersection of Washinton and High Street – Case Study 4
CURRENT PROBLEMS
POTENTIAL SOLUTIONS
· Excessive number of curb cuts creates confusion
and multiple collision points.
· Parking at retail is insufficient and does note
conform to current zoning regulations in many
cases.
· The new ROW will compound the current parking
deficiencies.
· Consolidate and share curb cuts wherever possible
and encourage controlled access points.
· Consider a site layout that promotes parking in the
rear of the lots and pushes buildings towards the
ROW creating defined spaces and interest.
2003

Ellsworth High Street Beautification Project

Transcription

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