Route 30: Gateway Enhancement Plan - Lancaster County Website

Route 30: Gateway Enhancement Plan 

Kise Straw & Kolodner • Urban Partners • IBI Group

The Team 

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• 

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Kise Straw & Kolodner 

Doug Robbins 

John Gibbons 

Michelle Barbieri 

Elizabeth Lankenau 

Urban Partners 

Jim Hartling 

Chris Lankenau 

IBI Group 

Martin Hull 

Route 30 Gateway Enhancement Plan 


Timeline 

Study Area Definition 

Project Kick Off 

Public Meeting 

We are here 

Existing Conditions 

Best Practices 


Design Guidelines 

and Strategy 

Transportation 

Improvements 

Signage and 

Wayfinding 

Organization 

Funding Sources 

Pilot Projects 

Final Report 


Task List 

Task 1: Project Kick Off 

Task 2: Study Area Definition 

Task 3: Existing Conditions and Trends Analysis 

Task 4: Best Practice Analysis and Case Studies 

Task 5: Public Outreach 

Task 6: Economic Development Strategy 

Task 7: Brand Identity Assessment and Conceptual Plan 

Task 8: Design Guidelines and Strategy 

Task 9: Signage and Wayfinding Strategy 

Task 10: Transportation Improvements 

Task 11: Organizational Structure and Funding Strategy 

Task 12: Pilot Project Implementation Plans 

Task 13: Final Plan 









Task List 
















First Impressions 

Series of Dichotomies 

Rural and Big Box 





Local and Chain 





Slow and Fast 





Plain and Busy 





Residents and Tourists 




...sort of 



Physical Design 

Pedestrians 




Pedestrians 




Bicycles 




Transit 




Trucks 




Automobiles 



Existing Business Inventory 

Hotels/Motels 

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• 

• 

10 Economy – 796 rooms 

8 Middle Quality – 663 rooms 

2 Upscale – 392 rooms 

Outlets 

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Rockvale – 100+ stores 

Tanger – 60+ stores 

Entertainment 

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Dutch Wonderland 

American Music Theater 

Sight & Sound Theater 



Existing Business Inventory 

Independent Tourist - Related Businesses 

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Restaurants 

Gifts 

Antiques/Furniture 

Art/Crafts 

Big Box Community-Serving Retail 

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Target 

Petsmart 

Other Chain Stores with Target 

Dollar Tree 



Stakeholder Interviews 

Business Trends 

Seasonality of Visitation 

Visitor Demographics 

Condition of Older/Smaller Properties 



Stakeholder Interviews 

Tourism Industry in Lancaster Co. 

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Amish theme vs. others (shopping, entertainment, arts) 

Promotion/advertising 

Creating new interest/venues/attractions 

Route 30 Corridor 

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New development 

Signage 

Aesthetics 

Truck traffic 



Existing Conditions - Zoning 

C-2 Commercial 

• Impervious coverage 70%. Or 75% if half of 

your parking is behind front building line 

• 

A wide range of uses is permitted 




R-2 Residential 

• Everything in R-1 allowed 

• Single family detached allowed 

• 

Apartments allowed 




R-3 Residential 

• Everything in R-1 and R-2 allowed 

• Townhomes allowed 

• 

PUDs allowed 




Rural 

• Outside of County growth area 

• Any use that involves earthmoving activities 

or commercial harvesting of trees must 

provide a conservation plan. 




Conservation 

• Protects areas for preservation and 

conservation of the natural environment 

• 200’ from each side of the centerline of such 

streams, creeks, and drainage ways is the 

established boundary of these districts. 




Institutional 

• Not in study area 

• 

All north of Old Philadelphia Pike 



Existing Conditions - Ordinances 

Building Signs 

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• 

Area: 1.5 SF per linear foot of facade, 

max 200 SF 

Number of Signs: NO LIMIT 

Freestanding Signs 

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• 

• 

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Area: max 80 SF 

Height: 20’ 

Setback from ROW: 10’ 

Number of Signs: 1 per street 

frontage (a structure with 

multiple stores may not have 

their own freestanding signs) 

Signage 




The ordinance ensures that 

adequate off-street parking and 

loading facilities are provided for 

each use of land based on the 

demand created by each use. 

Loading spaces, and interior 

drives, must be provided for any 

use that involves the receipt 

or distribution of materials or 

merchandise by motor vehicle; 

they may not be sited between 

the building and an adjoining 

street right-of-way. 

Parking 




In Commercial Districts, there is 

a minimum 10’ wide greenbelt 

required between all lot lines and 

parking areas, driveways, and 

vehicular access ways within the 

lot—except where the lot is adjacent 

to a Residential or Rural District, 

in which case the width of the 

greenbelt should be equal to the 

width of the required side yard or 

rear yard of the lot. 

Greenbelt area must be planted in 

grass, shrubbery, trees, or other 

types of plant material; impervious 

or semi-pervious surfaces are not 

permitted. 

Buffers 



Existing Conditions - Plans 

Conestoga Valley Region Strategic Comprehensive Plan (2003) 

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Commercial development will be better coordinated with access managed, 

improved signage, underground utilities where feasible, and limiting the size and 

type of activity to appropriate areas. 

Reducing billboard and signage clutter creating an area of transition between 

farming activities and areas of growth and development 

Design Guidelines for Route 30 

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Recommends targeting areas along the corridor in need of redevelopment and 

inclusion of missing features such as landscaping, lighting, or sidewalks. 

Recommends turning buildings inward, away from the roadway, and locating 

transit stops on site rather than along the roadway. 

Recommends reviewing land use ordinances to ensure that the recommended 

design elements are requirements, not guidelines. 



Existing Conditions - Transportation 

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Suburban Arterial – 2 1/3 miles 

• 5 lanes in most locations with short sections of 6 or 7 lanes at either end of 

the corridor 

• Left turn lanes marked at Oak View Road, Harvest Road, Outlet City Drive, 

the entrance to the restaurant complex, the Music Center entrance, 

Willowdale Drive and Eastbrook Road 

• Sidewalks exist along most of the corridor, but are discontinuous and close 

to heavy traffic in many places 

• Crosswalks are located only at the same seven intersections as left turn 

lanes, an average of every .4 miles 

• Bus service is provided by Rose Transit line 14 providing service every 

35 minutes during the day, until 9:30 p.m. Mon-Sat and Sunday service. 

Some trips continue to Kinzers. 

• 

Frequent curb cuts 



Traffic – Average Daily Traffic in Both 

Directions 


Route 462 

12,629 

443 

All Traffic – 0,000 

Trucks – 000 

Route 30 West of Corridor 

32,464 

6,022 


Route 30 Mid-Corridor 

41,329 

5,160 

Route 896 

11,579 

751 

Route 30 East 

of Corridor 

22,930 

4,371 

Average Daily Traffic in Both Directions 



• 

Perception of high truck traffic along corridor 

• Volumes of both auto and truck traffic are higher than typical arterials in 

Lancaster County 

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Proportion of truck traffic is typical of this type of arterial 

• Much truck traffic is flowing from the Port of Wilmington to Harrisburg area 

distribution centers 

• Options for rail freight are problematic – too short a haul for efficient 

transloading 

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• 

New highway options are also challenging – environmental issues 

Most promising solutions are design improvements along existing roads 



Task List 

















Wolf Road in Albany, New York 

• Retrofitted from standard four lane 

arterial 

• Received sidewalks, new crosswalks, 

improved bus shelters 

• Mature trees define and soften this 

busy shopping corridor 

South Broadway in Saratoga 

Springs. New York 

• Retrofitted from standard four lane 

arterial 

• Received sidewalks, new crosswalks, 

planted median 

• Mature trees and pedestrian scaled 

lighting define and soften this busy 

tourism corridor 

Suburban Commercial Arterials 




Whittier Boulevard in Montebello, CA (Los Angeles Area) 

• Added on-street parking 

• Widened sidewalks at intersections makes crossing easier 

• Maintained mature trees 

• New lamps and sidewalk paving define and soften this busy tourism 

corridor 





Boulevards – Octavio 

Boulevard in San Francisco 

• Creates separate space for 

through vehicles, especially trucks, 

and local vehicles and pedestrians 

• Separated by trees, plantings, and 

paving 

• Provides buffer to noise and 

perceived danger of speeding 

traffic 

• Allows more flexible use of 

adjacent property by making 

building close to the street more 

attractive 

• Encourages people to walk from 

business to business, especially 

important where a combination 

of attractions, lodging and 

restaurants are located 









• Older malls ready for redevelopment 

• Structured Parking 

• Suburban and rural context 

• Integration with surrounding streets and 

development 

• Mixed use, retail, office, residential 

Shopping Mall Retrofits 




Mashpee Commons in Mashpee, Massachusetts 

• Converted from shopping center located at rural crossroads 

• Located in suburban/rural location on Cape Cod 

• Mixed use including town center shopping district with public services like a post 

office and planned churches, fire station, and library. 

• Includes residential over shops and new residential neighborhoods directly adjacent. 

• Diverse residential types are included to attract a diverse population 

• New street network was created 

to structure the design of and 

development of buildings, which face 

the new streets 

• Mostly surface parking hidden from 





Mizner Park in Boca Raton Florida 

• Former shopping center built in 1974 and in economic decline 

• Mixed use including businesses, residential and community institutions like a Center for 

the Arts. 

• 40 shops 

• Street network reestablished through site 

• Buildings are oriented to the street 

• 2,500 parking spaces on new streets and in structures 





Winter Park Village in Winter Park, Florida 

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Former 500,000 sf shopping center in decline 

Mixed use 

Integrated with surrounding streets 

Buildings are oriented to street 

Uses traditional Winter Park architecture 





Belmar in Lakewood, Colorado 

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Former shopping center built in 1970’s 

Mixed use – 3.3 million square feet total 

Street network extended through development 

Buildings are orient to street 

Structured and surface parking 





Parallel: Shopping/Entertainment/Cultural Tourism 

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Pigeon Forge, TN 

Branson, MO 

Potential: Green Technology Tourism 

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New Technology Expositions/Attractions/Activities/Products 

Farming/Agriculture 

Travel, Eco-Tourism 

Sustainable Lifestyles 



Task List - Next Steps 

Task 1: Project Management 

Task 2: Study Area Definition and Mapping

Route 30: Gateway Enhancement Plan - Lancaster County Website

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