South Limestone Streetscape Plan.pdf

South Limestone Street CorridorConceptual Streetscape Master PlanSpringfield, OhioFebruary 25, 2003South Limestone Corridor

Presentation Outline• Introduction• Existing Conditions Analysis• Corridor Vision• Opinion of Investment• Next StepsPresentation Outline

IntroductionSouth Limestone Corridor

Context MapI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaIntroductionSouth Limestone CorridorStudy Area

Existing Conditions AnalysisSouth Limestone Corridor

Corridor Study AreaI-70I-70Grand AvenuePrairie AvenueJohn StreetLeffel LaneSelma RoadS. Limestone StreetW. Perrin Ave.Existing Conditions

General Corridor Characteristics• Major gateway corridor to the City (1.9 miles)• Interstate exit provides first impression of city for many visitors• Mixed-use corridor with distinct land use zones• Lack of unified community identity (interstate to high school)• Heavily auto-oriented commercial area (pavement dominated)• Lack of ‘greenscape’ – especially in commercial zones• Abundance of sign types – visually cluttered• Intimidating to pedestrian• Grand “Main Street” architecture in residential neighborhoodsExisting Conditions

Land Use Character ZonesCenter CityGatewaySelma RoadGrand AvePerrin Ave.ResidentialPrairie AveS. Limestone StreetJohn StreetCommunityCommercialInterstateCommercialLeffel LaneI-70InterstateGatewayExisting Conditions

Characteristics of Interstate Gateway• Typical interstate interchange –no character• No sense of arrival• Vast open area – scale issue• “Blank canvas” – hugeopportunity to create an identity• Small-scale entry feature forwidth/type of road• No distinct communitycharacter represented• Typical interstate commercialappearance at city entryExisting Conditions

Characteristics of Interstate Commercial• Visually cluttered arrival• Lack of aesthetic character• Little useable/contributinggreenspace (tree lawn)• Improved traffic signal mast arms• Tall interstate signs• Opportunity for median upgrade &image buildingExisting Conditions

Characteristics of Community Commercial• Lots paved to right-of-way• Devoid of useable ‘greenspace’ (notree lawn or planting area)• No parking lot screening• Signage competition & conflicts• Improved building location on this site(closer to street)• Attempt at parking lot screening &street trees• Wall sign rather than pole signExisting Conditions

Characteristics of Community Commercial• Deep building setback• Large front parking field• Improved parking lot screening here• Pole sign• Opportunity for median• Site entry feature landscaping• Uncomfortable sidewalk location forpedestrians• Community banner can’t competewith scale of signageExisting Conditions

Characteristics of Residential• Architecturally “rich” residentialdistrict• Great potential for renovation• Strengthens corridor character• Mature trees• More appealing street envelope• Opportunity for median to reinforceresidential scaleExisting Conditions

Characteristics of Residential• Example of strong, existingarchitecture character• Opportunity for street tree infill• Narrow (2’) tree lawn• Potential to “wrap” streetscapeimprovements down side streets• Side streets offer neighborhoodgateway opportunitiesExisting Conditions

Characteristics of Center City Gateway• Natural Center City gateway• Potential to match interstate gateway– create common corridor identity• Median improvement opportunity• Potential to use Center City as focalpoint• Transition point to mark entrance tocity coreExisting Conditions

Corridor VisionSouth Limestone Corridor

Leffel LaneI--70Overall Corridor VisionS. Limestone StreetGrand AvenueJohn StreetPrairie AvenueSelma RoadW. Perrin Ave.Corridor Vision

I-270I-70Leffel LaneRR TracksHigh St.Interstate Gateway LocationI-270Grand AvePrairie AveJohn StreetRR TracksSelma RoadS. Limestone StreetPerrin Ave.Corridor Vision

Sample Interstate Character PhotosCorridor Vision

Interstate Gateway ImprovementsI-70Elements:I-270• Raised Planting Areas• Ornamental Tree Grove• Flower Beds• Slope Planting Area• Tree Rows• Enhanced Entry FeatureTracksRRHigh St.RR TracksI-270S. Limestone StreetPrimaryStudy AreaCorridor Vision

Existing Interchange (looking south)I-270RR TracksPrimaryStudy AreaCorridor Vision

Proposed InterchangeI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaCorridor Vision

Existing Entry SignI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaCorridor Vision

Entry Sign Improvements ExampleI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaCorridor Vision

Existing Interstate EntryI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaCorridor Vision

I-270RR TracksHigh St.Proposed Interstate EntryI-270RR TracksCorridor Vision

I-70Leffel LaneInterstate Commercial LocationGrand AvePrairie AveJohn StreetSelma RoadS. Limestone StreetRoad Name?Road Name?Perrin Ave.Limestone RoadCommunityCommercialCorridor VisionInterstateCommercial

Sample Character PhotosCorridor Vision

Interstate Commercial ImprovementsElements:• Landscape Easements• Street Tree Infill• Buffer/Screening• Pedestrian Improvements• Some Shared Access/Closed Curb Cuts• New Street/PedestrianLightingExistingCorridor VisionProposed

I-70el LaneLeffCommunity Commercial LocationGrand AvePrairie AveJohn StreetSelma RoadS. Limestone StreetRoad Name?Road Name?Perrin Ave.Limestone RoadCommunityCommercialCorridor VisionInterstateCommercial

Community Commercial ImprovementsElements:• Landscape Easements• Street Trees• ImprovedPedestrian Area• Buffer/Screening• New Street/PedestrianLighting• Cross AccessTracksRRI-270ExistingRR TracksLong-term:• Building Infill &Parking RelocationCorridor VisionProposed

Community Commercial Improvements – Additional InfillElements:• Landscape Easements• Street Trees• ImprovedPedestrian Area• Buffer/Screening• New Street/PedestrianLighting• Cross AccessTracksRRI-270ExistingRR TracksLong-term:• Building Infill &Parking Relocation• Additional Densitythrough SharedRear Lot ParkingCorridor VisionProposed Alternate

Community Commercial ImprovementsRR TracksExistingPhase 2 Improvements(add Median)Phase 1 Improvements(Street Trees, Monument Signs, Screened Parking)Phase 2 Alternative Improvements(flip Sidewalk)Corridor Vision

Existing Community CommercialI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaCorridor Vision

I-270RR TracksHigh St.Phase 1 ImprovementsI-270RR TracksCorridor Vision

Phase 2 ImprovementsI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaCorridor Vision

Phase 2 Improvements AlternativeI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaCorridor Vision

I-70el LaneResidential LocationGrand AvePrairie AveLeffJohn StreetSelma RoadS. Limestone StreetPerrin Ave.Corridor Vision

Sample Residential Character PhotosPrimaryStudy AreaCorridor Vision

Residential Improvement PlanElements:• Landscape Easements• Street Tree Infill• Landscaped Median• Buffer/Screening• Pedestrian Improvements• New Street/PedestrianLightingExistingCorridor VisionProposed

Residential ImprovementsExistingProposed Improvements(Infill trees, add median)PrimaryStudy AreaCorridor Vision

Existing ResidentialI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaCorridor Vision

Proposed Residential ImprovementsCorridor Vision

Proposed Residential ImprovementsCorridor Vision

Existing Residential Side StreetI-270I-270RR TracksHigh St.RR TracksPrimaryStudy AreaCorridor Vision

Proposed Residential Side StreetI-270Corridor Vision

Proposed Residential Side Street with MedianI-270Corridor Vision

Potential Corridor Identity MarkerCorridor Vision

I-70el LaneCenter City Gateway LocationGrand AvePrairie AveLeffJohn StreetSelma RoadS. Limestone StreetPerrin Ave.Corridor Vision

Center City GatewaySelma RoadS. Limestone StreetCorridor Vision

Opinion of Probable InvestmentSouth Limestone Corridor

Probable Investment – Interstate GatewayLandscape(grade, soil, seed, trees, bulbs, etc.)IrrigationMonument SignDecorative FencingLightingTraffic ControlTotal (w/ 15% contingency)$360,250$217,500$25,000$25,000$80,000$10,000$825,500Interstate Gateway

Probable Investment – Commercial CorridorPhase 1: Street TreesDemolition(pavement removal)Landscape(soil, prep, seed, street tree)Street LightingTotal (w/ 15% contingency)$37,500$108,500$56,000$232,300* Additional components could includesidewalk / tree lawn alternative, signrelocation assistance & cross accesscreation.Commercial Zones

Probable Investment – Commercial CorridorPhase 2: MedianDemolition(pavement removal)Traffic ControlHardscape(median curb)Landscape(soil, seed, trees)IrrigationTotal (w/ 15% contingency)$27,000$10,000$72,000$57,200$54,200$253,460Commercial Zones

Probable Investment – Residential CorridorPhase 1: Street Edges & MedianDemolition(pavement removal)Traffic ControlHardscape(median curb)Landscape(grade, soil, seed, trees, bulbs, etc.)IrrigationStreet LightsTotal (w/ 15% contingency)$48,300$10,000$130,000$109,300$60,800$192,000$632,960Residential Zone

Probable Investment – Residential CorridorPhase 2: Side Street EntrancesDemolition (pavement removal)Traffic ControlHardscape (median curb)Landscape(grade, soil, seed, trees, bulbs, etc.)IrrigationTotal (w/ 15% contingency)$19,500$5,000$52,000$46,300$71,500$223,500Residential Zone

Next StepsSouth Limestone Corridor

Next Steps• Prioritization I-270 of ImprovementsI-270• Create Overlay Zoning District (protect investment)• Investigate Grant Sources• Fund ProjectRR Tracks• Develop Design & Construction Documents• Build Project (Phases)High St.RR TracksPrimaryStudy AreaNext Steps

Applicability to Other CorridorsSouth Limestone Corridor

Other Important Springfield CorridorsI-270N. Limestone/ St. Rt. 72I-270RR TracksTroy Rd./ St. Rt. 41High St.RR TracksE. Main St./ US Rt. 40W. Main St./ US Rt. 40PrimaryStudy AreaE High St./ St. Rt. 41Applicability to Other Corridors

Common Streetscape Elements for Springfield Corridors• Interchange Enhancement (city identity)• City Gateway Identification Reflecting City Character• Street Trees (w/views under canopy and consistent species patterning)• Adequate Tree Lawn/Street-Side Planting Strip (further separating street & sidewalk)• Landscape Screening for Parking Lots• Controlled Curb Cuts & Cross Access Easements• Unified Streetscape Elements (materials, street & pedestrian light fixtures, mast arms,banners, directional signs, benches, bus shelters, etc.)• Parking Fields to Rear /Buildings Forward (when redeveloping site in urban areas)• Landscaped Medians (where possible, gateway entrances)• Ground-Mounted Signs (with attractive base & landscaping)Common Streetscape Elements

Project BenefitsSouth Limestone Corridor

Benefits of Limestone Corridor Improvement• Create positive, unique image for Springfield• Provide enhanced gateway to the city• Contribute to pride in commercial & residential neighborhoods• Add to the value of properties within corridor• Encourage new investment• Protect public & private investment in corridor• Indicates city commitment to corridorProject Benefits

Thank YouSouth Limestone Corridor