Mahan Rykiel AssociatesArnett Muldrow AssociatesGrimm + Parker ArchitectsStahl Scheaffer EngineeringKalback Planning and Design

Dan Jones Landscape Architecture

March 21-22, 2013

Phase I and II Work Session

INTRODUCTIONNote: 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 FORWARDTheme 1

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

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• 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).

Branding Updates

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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.

Brand Statement

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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.

Brand Statement (Cont.)

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Internal Market

External Market

Logo Colors and Internal/External Market Applications

THE VISION: LOOKING FORWARDTheme 2

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

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Multi-Modal Transportation Strategy

Management of people, not cars

Enhance experience of pedestrian, bicycle and transitenvironments

Increase awareness and convenience of parking resources as part of Borough's parking management plan

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

Reduce to one travel lane and add parallel parking and bike lane

Widen sidewalk on south side, narrow travel lanes where possible, remove parking north side of College between Pugh and Garner

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

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12Revised Proposed Bike Network Diagram

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Downtown

Pedestrian Level of Service Evening

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Potential Parking Structures and Changes in On-Street Parking

Remove ParkingAdd Parking

Add Parking

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

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signage

THE VISION: LOOKING FORWARDTheme 3

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

THE VISION: LOOKING FORWARDCollege Avenue

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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

College Avenue

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21Ramp Connection to Allow Bicycle Access to Pattee Mall

Grand Stair, Planters at Entrance to Campus at Allen Street.

Stamped Concrete “Cobble” Color/Pattern

College Ave

Alle

n S

t.

Patte

eM

all

Allen/College Intersection

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.

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Hen

ders

on M

all

Pug

h S

t.

College Ave

McA

llist

er S

t.

Parking

10’-12’ Shared Use Path

Amenity Strip to Accommodate Grading (Exact Locations Determined at Design Phase)

Sidewalk Bulbout, Typ.

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

18” Brick Edge

College Avenue Sidewalk Expansion (Typical)

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College Avenue East of Pugh Street

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Gar

ner S

treet

.

College Ave

Hie

ster

St.

10’-12’ Shared Use Path

Amenity Strip to Accommodate Grading (Exact Locations Determined at Design Phase)

Sidewalk Bulbout, Typ. (Each Intersection to be Evaluated at Time of Detail Design)

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

Limestone Retaining Wall

Gathering Area and Gateway

Expanded Gathering Area

Parking

Parking Parking

4’ Sidewalk

10’-12’ Shared Use Path

18” Brick Edge

College Avenue Potential Refinements to South Side Bulbouts

In Some Areas, it is Important to Maintain as Loading/Service Zone(Each Intersection Bulbout to be Evaluated at Time of Detail 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.

THE VISION: LOOKING FORWARDCalder Way

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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.

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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.

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29Calder Way

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.

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Additional Market Analysis

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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.

Additional Market Analysis

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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.

Additional Market Analysis

THE VISION: LOOKING FORWARDTheme 4

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

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• 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

Zoning Analysis

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• 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

Building Heights Analysis

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Signature Signature

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

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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

Density

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

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39Density Transition Zooming out shows that same development transitioning to higher densities.

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40Density Transition Zooming out shows that same development transitioning to higher densities.

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41State College – Insufficient First Floors

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’.

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42State College Poor Relationship to Street

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43Good Relationship to Street (College Park, MD)

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44State College Four Story (Poor Relationship to Street)

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45High Rise (Good Relationship to Street)

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.

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46Student Housing Precedents

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48Student Housing Precedents

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49State College Precedents

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

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• Consider more flexibility in bulk regulations (with design incentives)

• Incent quality downtown student housing

• Undertake a comprehensive re-write of the zoning code

Key Recommendations

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• Create a Housing Trust Fund

• Develop a co-working incubator

• Create a local investment strategy

• Study public-private partnerships in other communities

Key Recommendations

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• 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”

Key Recommendations

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53Short and Long-Term Opportunity Sites

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54Master Plan Framework Diagram

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55Downtown Districts

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College

Beaver

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

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P

College

Beaver

Emphasize:• Mix Use• Graduate/Faculty 

/Workforce Housing• Non‐Student Housing

Emphasize:• Academic• Mix Use• Hotel/Co‐

Work/Incubator• Graduate/Faculty 

/Workforce Housing

Emphasize:• Mix Use• Hotel/Co‐

Work/Incubator• Non‐Student Housing

Emphasize:• Mix Use• Student Housing

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

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

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

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

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

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Memorial Field

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

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

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

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

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Penn State Campus Model view looking toward southeast corner of Pugh and 

College. View shows existing one‐story development where multi‐story development is more appropriate.

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Penn State Campus Model view looking toward southeast corner of Pugh and 

College. View shows potential  four‐story development.

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Penn State Campus Sketch view looking toward southeast corner of Pugh and 

College. View shows potential  four‐story development and enhancements to College Avenue.

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

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

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

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NOTE: Drawing represents preliminary thinking and was developed for work session discussion. Programs and densities illustrate potential for site with additional incentives to allow for increased setbacks (and bike lanes) on Garner) 

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Penn State Campus

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

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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 development and potential long‐term development along College Avenue.

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

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

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

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

THE VISION: LOOKING FORWARDTheme 5

Managing the District: Fostering a Safe and Appealing Downtown

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• 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

Key Recommendations

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Allen Street – The Concept (Small Event)

Bea

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

Small Event

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Bea

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Allen Street

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85Typical Day

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86Festival/Event

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87Downtown Core – Primary Event Zone

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88Allen Promenade Event Zone

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89Allen Square Event Zone

THE VISION: LOOKING FORWARDCatalyst Project

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College

Beaver

Fraser Street 

Allen Street 

Beaver (Portions): 

Completed Streetscapes

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College

Beaver

Calder Way(Burrowes to McAlister)

Allen Street Promenade and Intersection at College 

Pugh (Portion): 

Catalyst Streetscape Project (Completes the Downtown Core)

Beaver (Remaining Portions) 

Downtown State College Master Plan Implementation Strategy Board

Strategies First Steps 2013-2014 Long Term 2016-2023Next Steps 2014-2016 Goal

Install advanced stop lines Develop action plan for intersection safety Continue to accommodate bikes in

downtown Enforce bike regulations Explore options for new parking structures Continue parking management changes Launch parking marketing pieces Re-examine on-site parking requirements Continue to explore Universal Access

Implement Allen Street promenade Implement PennDOT turnback for

College and Beaver Ave. Begin implementing changes to Calder

way including branding Implement changes to West College

Continue to implement RHI recommendations

Continue to implement Sustainable Neighborhood report recommendation

Host a midnight stroll downtown Reinforce the downtown core as a

“traditional downtown”

Implement initial phase of Pugh Street Develop detailed public art plan Explore ways to incent higher quality design in

downtown Explore feasibility of Allen Square Adopt cohesive streetscape design elements Experiment with pop-up cafes on Allen St. Initiate Allen Street Promenade detail design

Employ a road diet in a pilot project in downtown Implement intersection safety for key intersections

identified in the plan Explore new parking management techniques Deploy wayfinding plan Explore valet parking Enhance transit stops/deploy branding Expand bike network

Complete a redesign of the Borough’s logo Continue implementing brand extension for

events Continue to introduce new events Roll out collateral material for the brand Continue rolling out downtown marketing

plan

Adopt the Brand Statement/Tagline Convene a committee to deploy the brand Host a brand launch event Redesign DID letterhead, cards, webpage Begin redesigning event logos. Introduce downtown marketing program Install banners with the branding identity Introduce new events

Implement College Avenue streetscape design

Continue Calder way improvements Implement Beaver Ave streetscape Implement Heister Promenade Complete Pugh Street enhancements with

garage redevelopment

Refine and expand downtown marketing plan

Contemplate licensing rights for merchants to use the downtown brand

Explore more alcohol free venues in downtown

Relocate Pugh Street Garage as part of a mixed use development

Assess economic impact of events

Continue road diets on other streets Update intersection safety study Implement adaptive traffic control Explore a multi-modal transportation center Work to make bus routes attractive to

commuters Continue to implement wayfinding

Reinforce east end of downtown as a Collegiate District

Theme Three: Connecting the District

Theme Five:Managing the District

Theme One: Marketing the District

Theme Two: Navigating the District

State College will cultivate downtown’s identity to

residents, visitors, and investors through a comprehensive

marketing initiative.

Downtown State College will continue to evolve as a

pedestrian friendly, multi-modal district.

Downtown State College will be a comfortable, cohesive, and

attractive district.

Downtown State College will thrive as a safe and appealing

destination.

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

Implement co-working incubator downtown Explore a local investment strategy Undertake a comprehensive re-write of the

zoning code Advance West End Revitalization

Study public/private partnerships in other communities

Create a housing trust fund Identify and work with key property owners Incent quality student housing downtown Explore more flexibility in bulk regulations Advance Continue to coordinate Hillel and Garner Ctr.

Theme Four:Living in the District

Downtown State College will emerge as a place where

professionals will live and work.

•Private Sector

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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

Schedule

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More Information

www.statecollegepa.us/engagesc

Mahan Rykiel AssociatesArnett Muldrow AssociatesGrimm + Parker ArchitectsStahl Scheaffer EngineeringKalback Planning and Design

Dan Jones Landscape Architecture

March 21-22, 2013

Phase I and II Work Session