Steering committee presentation 032113 annotated

Phase I and II Work Session

March 21-22, 2013

Mahan Rykiel Associates
Arnett Muldrow Associates
Grimm + Parker Architects
Stahl Scheaffer Engineering
Kalback Planning and Design
Dan Jones Landscape Architecture

INTRODUCTION
Note: This PowerPoint was presented to the Steering Committee on March 21, 2013
during a series of work sessions in State College. The PowerPoint was accompanied by
verbal comment, therefore, it is not intended to be a “stand alone” presentation. Some
notes have been added, however, to further explain some of the slides.

The focus of the first portion of the presentation was to report back on modifications
made to Phase I recommendations based on comments and concerns. The focus of the
second portion of the presentation was to discuss additional market analysis and to
explore emerging recommendations as they relate to development and redevelopment.

The final slides identify potential catalyst project and illustrate the preliminary strategy
board which is being developed to guide implementation.

INTRODUCTION
Agenda
1. Phase I Updates
(Themes 1-3)

2. Additional Market Analysis

3. Phase II Emerging
Recommendations
(Themes 4-5)

4. Discussion Throughout

THE VISION:
LOOKING FORWARD
Theme 1

Marketing the District: Cultivating
Downtown’s Identity to Residents,
Visitors and Investors

Branding Updates

EMERGING IDEAS | DOWNTOWN STATE COLLEGE MASTER PLAN
• Color revisions approved in February
• Allow for use of "PA" in the logo for external markets
• Brand statement modifications to include references to
"university" and "Central Pennsylvania"
• Consider State College’s excellent school system (this is
done through the use of maroon/red in the logo and the
“academic” banner that reflects both the local schools as
well as PSU).

5

Brand Statement

Shape the best times of your life in Downtown State College.

As one of the nation’s iconic college towns, it is here where
young adults get their first taste of independence, it is here
where lifelong friendships are formed, and it is here where
generations of former students come back time and again to
experience the energy, the memories, and the spirit of a
town and university connected.

6

Brand Statement (Cont.)

Reconnect with the best times of your life in Downtown
State College.

It is home to Central Pennsylvania's largest collection of
independent, locally owned shops and restaurants. It is here
that independent booksellers, unique boutiques, and
specialty shops thrive mere blocks from historic
neighborhoods. It is here where the region comes to enjoy
our international cuisine, fine dining, and casual fare in a
dynamic walk-able setting.
7

Internal Market

External Market

Logo Colors and Internal/External Market Applications 8

THE VISION:
LOOKING FORWARD
Theme 2

Navigating the District: Building a
Pedestrian-Friendly, Multi-Modal
Downtown

Multi-Modal Transportation Strategy

 Management of people, not cars
 Enhance experience of pedestrian, bicycle and transit
environments
 Increase awareness and convenience of parking
resources as part of Borough's parking management plan

10

Widen sidewalk on south side,
Reduce to one travel lane and narrow travel lanes where
add parallel parking and bike possible, remove parking north
lane side of College between Pugh and
Garner

Narrow street width to 24’ to
allow expansion of sidewalks.
Maintain 2 travel lanes
throughout.

Revised “Road Diet” Diagram (Beaver west of Atherton Removed) 11

Revised Proposed Bike Network Diagram

12

Downtown

ANALYSIS | DOWNTOWN STATE COLLEGE MASTER PLAN
Pedestrian Level of Service Evening 13

Add Parking
Remove Parking
Add Parking

Potential Parking
Structures and Changes 14
in On-Street Parking

It is critical to use branding and
wayfinding signage to market
and promote multiple transit
modes and parking resources.

15

16

signage

17

THE VISION:
LOOKING FORWARD
Theme 3

Connecting the District: Creating a
Comfortable, Cohesive and Attractive
Downtown

THE VISION:
LOOKING FORWARD
College Avenue

College Avenue

Conclusions
 With desire to accommodate motorists, transit, bicyclists
and pedestrians within a limited dimension, compromise
will be required
 Priority audience – the pedestrian
 Utilize hierarchical treatment – more design attention to
the core between Fraser and Garner Streets
 Cohesive design is needed along entire length

20

Pattee Mall
Grand Stair,
Planters at
Entrance to
Campus at

Allen Street.

College Ave
Stamped Concrete
“Cobble” Color/Pattern

With further study, a pedestrian‐only signal phase at College and Allen may be

Allen St.
possible. It is not feasible to restrict crossing to east side of College Avenue at
this intersection. Ramp Connection to

Allen/College Intersection Allow Bicycle Access
to Pattee Mall 21

Henderson Mall

Ornamental Fence to Allow
Views to Campus While Directing
Pedestrians to Intersections

10’-12’ Shared Use Path

18” Brick Edge
College Ave
Parking

McAllister St.
Pugh St.

Amenity Strip to
Sidewalk Bulbout, Typ.
Accommodate Grading (Exact
Locations Determined at
Design Phase)

College Avenue Sidewalk Expansion (Typical) 22

College Avenue East of Pugh Street

23

Gathering Area and
Gateway

Expanded

Ornamental Fence to Allow Gathering Area
Views to Campus While Directing
Pedestrians to Intersections

Limestone Retaining Wall
10’-12’ Shared Use Path 10’-12’ Shared Use Path

4’ Sidewalk
18” Brick Edge Parking

College Ave
Parking
Parking

Garner Street.
Hiester St.

Sidewalk Bulbout, Typ. In Some Areas, it is Important to
(Each Intersection to Maintain as Loading/Service
Amenity Strip to be Evaluated at Time Zone
Accommodate Grading (Exact of Detail Design) (Each Intersection Bulbout to be
Locations Determined at Evaluated at Time of Detail
Design Phase) Design)

With further study, a pedestrian‐only signal phase at College and Allen may be
possible. It is not feasible to restrict crossing to east side of College Avenue at
this intersection.
College Avenue Potential Refinements to South Side Bulbouts 24

THE VISION:
LOOKING FORWARD
Calder Way

26

There is concern that a “contra‐flow” lane on the south side of Calder Way will
prevent service vehicles from stopping there for loading/unloading. We are
exploring ways to best accommodate both as there are complexities related to
liability and enforcement. 27

There is concern that a “contra‐flow” lane on the south side of Calder Way will
prevent service vehicles from stopping there for loading/unloading. We are
exploring ways to best accommodate both as there are complexities related to
liability and enforcement. 28

There is concern that a “contra‐flow” lane
on the south side of Calder Way will prevent
service vehicles from stopping there for
loading/unloading. We are exploring ways
to best accommodate both as there are
complexities related to liability and
enforcement.

29
Calder Way

Analysis
Additional Market

30

Additional Market Analysis

Office Market
• Little Speculative Office Market Data, Rents 15-20 PSF range
• National Trend For Tech Businesses to Locate in Downtowns
• Co-working Space/Incubators is Growing Trend

Hotel Market
• Occupancy rates have declined, local hoteliers are concerned about competition
• Average Daily Rates (ADR) and Revenue Per Available Room (RevPAR) is high
when compared to the state.
• Trend toward major hotel chains to have downtown locations.
31

Additional Market Analysis

Housing Market
• The 2010 Census indicates that State College Borough has reversed its relatively
stagnant population figures and has grown more significantly in the last 10 years.
• The student population is significantly impacting single family development in
State College.
• Family households in the Borough are declining.
• There is a qualified opportunity for non-student residential development in
downtown.
• The Borough should consider locations appropriate for new high quality
residential housing in downtown that is geared toward the student population.
To the degree possible, this housing should be marketed to the graduate student
population.
32

THE VISION:
LOOKING FORWARD
Theme 4

Living in the District: Establishing
Downtown as a Place for Professionals
to Live and Work

Zoning Analysis

• Good – ability for bonuses and signature development
• Multiple amendments result in confusion/contradictions
• Adherence to prescribed bulk regulations may have
unintended consequences
• Urban Village District - good to protect character of
neighborhood
• UV - maximum building footprint not practical
• UV- building heights – no transition/conflict with maximum
building footprints 34

Building Heights Analysis

• Good to protect historic core with 45’ height limit
• Good to allow for increased heights with incentives
• Confusion in ordinance: some discuss height in terms of
feet/# floors; others just feet
• Flexibility needed to encourage well-proportioned first
floors (14-20’) and rooftop articulation

35

Signature Signature

Diagram highlights current allowable building heights and residential FAR’s.
Signature Development is allowed only within the boundaries shown by 36
dashed black line.

Density

Importance of downtown density
• Protects neighborhoods
• Contributes to walkability
• Less dependency on automobile
• Allows transit to be cost effective
• Economic viability where land values high
But high quality design is critical
• Scale
• Orientation to street
• Articulation and materials 37

Project in Arlington, VA shows how multi‐family housing can be designed to
transition to single family neighborhood to the left (off screen)
Density Transition 38

Zooming out shows that same development transitioning to higher densities.

Many first floors in
State College lack the
appropriate height
for retail uses and to
provide a
comfortable scale.
First floors should be
14‐20’.

State College – Insufficient First Floors 41

State College Poor Relationship to Street

42

Good Relationship to Street (College Park, MD)

43

State College Four Story (Poor Relationship to Street) 44

These examples illustrate that
a well‐designed multi‐story
building with appropriate
scaled first floor can be a
positive contribution to the
urban environment. The
preceding slide illustrates that
a poorly designed low building
can have a negative impact on
the urban environment.

High Rise (Good Relationship to Street) 45

Student Housing Precedents

46

47

Student Housing Precedents

48

Existing positive examples in State College (scale, proportion,
appropriate first floor, etc.)
State College Precedents 49

Key Recommendations

• Consider more flexibility in bulk regulations (with design
incentives)
• Incent quality downtown student housing
• Undertake a comprehensive re-write of the zoning code

50

Key Recommendations

• Create a Housing Trust Fund
• Develop a co-working incubator
• Create a local investment strategy
• Study public-private partnerships in other communities

51

Key Recommendations

• Identify/promote key development opportunities
• Advance the West End Revitalization Plan
• Reinforce the downtown core as a “traditional downtown”
• Reinforce the East End as a “collegiate district”

52

Short and Long-Term Opportunity Sites

53

Master Plan Framework Diagram

54

Downtown Districts

55

NOTE: Drawing represents preliminary thinking and was developed for
work session discussion

College

Beaver

56

Emphasize: Emphasize: Emphasize: Emphasize:
• Mix Use • Academic • Mix Use • Mix Use
• Graduate/Faculty • Mix Use • Hotel/Co‐ • Student Housing
/Workforce Housing • Hotel/Co‐ Work/Incubator
• Non‐Student Housing Work/Incubator • Non‐Student Housing

• Graduate/Faculty
/Workforce Housing

College

Beaver

57

P

NOTE: Drawing represents preliminary thinking and was developed for work session discussion. Programs and
densities illustrate potential for site with modifications to existing zoning.

58

NOTE: Drawing represents preliminary
thinking and was developed for work
session discussion.

59

NOTE: Drawing represents preliminary thinking and was developed for
work session discussion. Programs and densities illustrate potential for
some sites using Signature Development classification.

60

session discussion.

61

session discussion.

62

63

Memorial Field

Illustration showing potential of “Allen
Square” and how new development can
activate existing and potential open
spaces and better connect open spaces 64
to Allen Street and downtown core.

65

session discussion.

66

Three levels of hotel with
condos above (Near JHU,
Baltimore)

67

Existing view looking toward southeast corner of Pugh and
College. View shows existing one‐story development where
multi‐story development is more appropriate. 68

Penn State
Campus Model view looking toward southeast corner of Pugh and
College. View shows existing one‐story development where
69
multi‐story development is more appropriate.

Penn State
Campus Model view looking toward southeast corner of Pugh and
College. View shows potential four‐story development.
70

Penn State
Campus
Sketch view looking toward southeast corner of Pugh and
College. View shows potential four‐story development and 71
enhancements to College Avenue.

session discussion.

72

Mixed‐use development,
Greenville, SC. Co‐work space
fronting lower level parking

73

Mixed‐use development,
Greenville, SC. Co‐work space
fronting lower level parking

74

session discussion. Programs and
densities illustrate potential for site
with additional incentives to allow for
increased setbacks (and bike lanes) on
Garner)

75

Penn State
Campus

Model view looking toward important opportunity sites in the vicinity of
Garner Street and College/Beaver Avenues. View shows existing condition. 76

Penn State
Campus

Model view looking toward important opportunity sites in the vicinity of Garner
Street and College/Beaver Avenues. View shows potential condition with new 77
development and potential long‐term development along College Avenue.

Good examples showing how
structured parking can be
accommodated above ground‐
level retail. 78

Good examples showing how
structured parking can be
accommodated above 79
ground‐level retail.

Well‐designed student housing near Johns Hopkins
University, showing importance of active street level
uses and well proportioned first floor. 80

session discussion.

81

THE VISION:
LOOKING FORWARD
Theme 5

Managing the District: Fostering a
Safe and Appealing Downtown

Key Recommendations

• Communicate and promote initiatives done to date
• Revisit recommendations of the Responsible Hospitality
Institute
• Continue to implement recommendations of the State
College Borough Sustainable Neighborhood Report 2012
• Continue to promote regularly scheduled downtown events
and assess economic impact of downtown events

83

Allen Street – The Concept (Small Event)

Beaver Avenue
College Ave

Calder Way

Calder Way
Allen St. – Calder Way Intersection
Remains Clear to Allow for Vehicular
Circulation Between Beaver Ave. and
Calder Way

Allen Street
College Avenue

Beaver Avenue
Small Event 84

Typical Day

85

Festival/Event

86

Downtown Core – Primary Event Zone

87

Allen Promenade Event Zone

88

Allen Square Event Zone

89

THE VISION:
LOOKING FORWARD
Catalyst Project

Beaver
Fraser Street (Portions):

College

Beaver

Allen Street

91
Completed Streetscapes

Allen Street
Promenade and Pugh
Intersection at (Portion):

College

College

Beaver

Calder Way
(Burrowes to
McAlister) Beaver (Remaining
Portions)

92
Catalyst Streetscape Project (Completes the Downtown Core)

Downtown State College Master Plan Implementation Strategy Board
Strategies First Steps 2013-2014 Next Steps 2014-2016 Long Term 2016-2023 Goal
 Adopt the Brand Statement/Tagline  Complete a redesign of the Borough’s logo
 Convene a committee to deploy the brand  Continue implementing brand extension for State College will cultivate
 Host a brand launch event events  Refine and expand downtown marketing downtown’s identity to
Theme One: Marketing  Redesign DID letterhead, cards, webpage  Continue to introduce new events plan
residents, visitors, and investors
 Begin redesigning event logos.  Roll out collateral material for the brand  Contemplate licensing rights for merchants
the District  Introduce downtown marketing program to use the downtown brand through a comprehensive
 Install banners with the branding identity  Continue rolling out downtown marketing marketing initiative.
 Introduce new events plan
 Install advanced stop lines
 Develop action plan for intersection safety  Employ a road diet in a pilot project in downtown  Continue road diets on other streets
 Continue to accommodate bikes in  Implement intersection safety for key intersections  Update intersection safety study
downtown identified in the plan  Implement adaptive traffic control
Downtown State College will
Theme Two:  Enforce bike regulations  Explore new parking management techniques  Explore a multi-modal transportation center
continue to evolve as a
 Explore options for new parking structures  Deploy wayfinding plan pedestrian friendly, multi-
Navigating the District  Continue parking management changes  Work to make bus routes attractive to
 Explore valet parking modal district.
 Launch parking marketing pieces  Enhance transit stops/deploy branding commuters
 Re-examine on-site parking requirements  Expand bike network  Continue to implement wayfinding
 Continue to explore Universal Access
 Implement initial phase of Pugh Street  Implement Allen Street promenade  Implement College Avenue streetscape
 Develop detailed public art plan  Implement PennDOT turnback for design
Theme Three:  Explore ways to incent higher quality design in  Continue Calder way improvements Downtown State College will
College and Beaver Ave.
Connecting the District downtown  Implement Beaver Ave streetscape be a comfortable, cohesive, and
 Explore feasibility of Allen Square  Begin implementing changes to Calder  Implement Heister Promenade attractive district.
 Adopt cohesive streetscape design elements way including branding
 Experiment with pop-up cafes on Allen St.
 Complete Pugh Street enhancements with
 Initiate Allen Street Promenade detail design  Implement changes to West College garage redevelopment

 Study public/private partnerships in other
communities  Implement co-working incubator downtown
Theme Four:  Create a housing trust fund  Explore a local investment strategy Downtown State College will
 Identify and work with key property owners  Undertake a comprehensive re-write of the emerge as a place where
Living in the District  Incent quality student housing downtown zoning code professionals will live and
 Explore more flexibility in bulk regulations  Advance West End Revitalization work.
 Advance
 Continue to coordinate Hillel and Garner Ctr.

 Continue to implement RHI  Explore more alcohol free venues in
recommendations downtown
Theme Five:  Continue to implement Sustainable Downtown State College will
 Relocate Pugh Street Garage as part of a  Reinforce east end of downtown as a
Neighborhood report recommendation
mixed use development Collegiate District
thrive as a safe and appealing
Managing the District  Host a midnight stroll downtown destination.
 Reinforce the downtown core as a  Assess economic impact of events
“traditional downtown”

• Borough of State College • Downtown Improvement District •Penn State •Private Sector
University

Schedule

August 20-22: Project Kick-off
November 5-8: Planning Charrette
January 25-Feb 15: Phase I Draft
March 21-22: Phase I /Phase II Work Sessions
April 22/23: Presentation of Final Draft
June 2013: Master Plan Complete

94

More Information

www.statecollegepa.us/engagesc

95

Steering committee presentation 032113 annotated

Recommended

Recommended

More Related Content

Similar to Steering committee presentation 032113 annotated

Similar to Steering committee presentation 032113 annotated (17)

Steering committee presentation 032113 annotated