msmjsap

Mount Joy Main Street andStation Area Plan

December 22, 2009December 22, 2009

AcknowledgementsPrepared For PennDOT and Main Street Mount Joy

MAin Street Mount JoyStacy Rutherford, Main Street ManagerMSMJ Board of Directors

Michael Gepfer, PresidentMarc Spiridigliozzi, Vice PresidentJeff Krueger, TreasurerFerne SilbermanJoshua BowerRob StonerJohn RebmanGalen RuttKim Brewer

PennSylvAniA DePArtMent of trAnSPortAtionToby Fauver, Deputy Secretary for Local and Area Transportation

Borough of Mount JoyMary S. Ginder, MayorScott Hershey, Interim Borough ManagerStacy Gibbs, Planning DepartmentTerry Kauffman, Borough Authority Administrator

ConSultAnt teAMGlatting Jackson Kercher Anglin, Inc., Orlando, Florida

Leah Chambers, RLAChad Cowart, RLABlake Drury, AICPLaurence Lewis, P.E., AICP, Leed APJonathan Mugmon, SEGDSusie PriyakornMary Raulerson

Michael Baker, Inc., Harrisburg, PennsylvaniaAndrew BatsonRichard Robyak, PETamra Scanlon, PE

Gibbs Planning Group, Birmingham, MichiganRobert Gibbs

Mount Joy MAin Street and StAtion AreA PlAn Charrette Summary Document

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table of ContentsBACkgrounD AnD overview ................................................................................................................ 5keyStone CorriDor Context ................................................................................................................. 6StAtion riDerShiP ....................................................................................................................................... 7StuDy AreA DeSCriPtion ............................................................................................................................ 8PhySiCAl AnAlySiS ...................................................................................................................................... 13MArket AnAlySiS ........................................................................................................................................ 15StAkeholDer interviewS AnD PuBliC Meeting SuMMAry ......................................................................... 17MASterPlAn ................................................................................................................................................ 23foCuSeD initiAtive AreAS ........................................................................................................................... 24StAtion DiStriCt .......................................................................................................................................... 25MAin AnD BArBArA DiStriCt ....................................................................................................................... 33MAin AnD MArket DiStriCt ......................................................................................................................... 36north of MAin DiStriCt ............................................................................................................................. 38CoMMunity BrAnD .................................................................................................................................... 39StreetS frAMework ................................................................................................................................... 42wAyfinDing frAMework .......................................................................................................................... 45MArket AnD MerChAnDiSing frAMework .............................................................................................. 49iMPleMentAtion AnD ACtion PlAn ........................................................................................................... 51


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Mount Joy, in Lancaster County, has had a presence along the Pennsylvania Railroad since its inception. The station, at its current location since the early 1900s, is in serious need of improvements. This modernization must not hinder the station’s connection to the surrounding community fabric.

The plan on the following pages seeks to maximize the community benefits associated with station improvements. Each stakeholder in the process agreed early on that improvements that help Main Street also help the station. The design organizes necessary train station components in a way that forces connections to downtown rather than insulate the station from its surroundings. Design concepts such as the Delta Street plaza seek to connect riders with destinations along Main Street, and the architecture of the station structures themselves should be an identifying feature for downtown.

Background and Analysis

STuDy AREA PoRTRAIT Main Street Mount Joy includes the area from Jacob Street east to New Haven/Manheim Street and north along Market Street to Bube’s Brewery at Frank Street.


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Main Street

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Train STaTion

keystone Corridor Context

THE KEySTonE CoRRIDoR The eastern portion of the Keystone Corridor is 124 miles from 30th Street Station in Philadelphia to Harrisburg. Mount Joy is a local (not express) stop on the line.


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HarriSBurg

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COateSville

elizaBetHtOwn

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extOn

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30tH Street

The train station, located 80 track miles from 30th Street Station and 24 track miles from Harrisburg, is currently a local stop on Amtrak’s Keystone Corridor Service. Facilities are limited - there is no ticket office or other Amtrak services provided at the station. The station consists of two small shelters, replaced in october 2006, on two paved low-level platforms situated in a deep trench.

Despite the lack of a full service facility at this location, the stop is very popular, potentially attributable to the easy availability of parking, Keystone Service enhancements, and its convenient, central and safe location. According to Amtrak, the number of passengers using the station has increased by 130% over the past four years.

Station ridership

2009 oRIGIn AnD DESTInATIon PRoFILE The ridership profile of the Mount Joy Amtrak Station shows that most riders are going to and from Harrisburg (approximately 80 riders per day).

AMTRAK RIDERSHIP PRoJECTIon Amtrak projects that ridership in 20 years will be near 80,000 passengers per year.


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FY 2004 - 23415

FY 2009 - 56796

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The street network in Mount Joy is a well-connected grid of two-lane streets. The main connections in and out of the Borough are Manheim Street on the north, Marietta Avenue on the south, and Main Street east and west. Mount Joy’s Main Street (PA 230) is a classic two-lane street with parallel on-street parking on both sides. Sidewalks are adequate width, but landscape and streetscape elements are minimal. Parking options are plentiful, as on-street parking can be found along Main Street and the side streets. Bus transit service runs along Main Street only.

off-street parking is located in three large lots in the blocks both north and south of Main Street. However, these off-street locations are sometimes difficult to find and their locations do not necessarily match the needs of users along the street. Parking needs to be easy to find and clear to use. Parking is free for all, including the train station, which is seen by users of the station as a benefit. The small lot is routinely at capacity as is a neighboring stone lot owned by the borough. Because of the high use by commuters, there is very limited off-street parking for the other commercial uses within this block, limiting potential development. As Main Street is dependent on local users, connections to the neighborhoods are vital to maintaining the district’s health.

Destinations along Main Street are clustered between Marietta and Barbara and at the Market/Main intersection. The train station, at the southern end of Delta Street, is a destination that is disconnected from the remainder of Main Street. The shopping experience along Main Street is inconsistent. Retail is clustered on the east end of Main Street, and is broken up by the churches in the middle blocks of downtown. There is a significant civic and cultural presence along Main Street. The Borough Hall, Post Office, and five churches occupy prominent locations within downtown. These institutions are integral to the fabric of the community.

Study Area Description

THE STATIon DISTRICT The retail and entertainment district, effectively only one building deep along Main Street, intersects with the station at Delta Street.


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Main StreetHenry Street

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Main STreeT MounT Joy

Borough hall

MounT JoyPreSByTerian

ChurCh

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Train STaTion

STaTion Parking

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lord’S houSe of Prayer

MeMorial Park

ST. Mark’S uniTed

MeThodiST ChurCh

MounT Joy In 1894 Main Street in Mount Joy, seen here in 1894, has maintained its role as the commercial hub of the Borough. The rail was moved to its current location shortly after this image.

Source: Library of Congress Source: MSMJ

STATIon BuILDInG This station stood on Henry Street at the terminus of Delta Street for nearly 70 years. The foundation of the freight lift can be seen behind the existing westbound shelter.


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TRAIn STATIon The train station, shown here from Marietta Avenue south of the tracks, is not handicap-accessible, has minimal weather protection, and non-standard low-level platforms.


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MAIn STREET EnvIRonMEnT The environment of Main Street is utilitarian, with minimal lighting and furniture. National chains use standard signage rather than pedestrian-oriented signage.

THEATER The historic theater building has potential to be restored to accommodate an active performance use that will bring more visitors to Main Street.

DESTInATIonS Destinations like Bube’s Brewery bring visitors to the Main Street district.


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MAIn STREET STREETSCAPE The streetscape along Main Street is minimal, with narrow sidewalks, intermittent street trees, and overhead utilities.

CRoSSInG MAIn STREET The intersection of Main and Marietta, because of its geometry, wide travel lanes, and lack of signal protection, is difficult and unsafe for pedestrians to navigate.


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Physical Analysis

STREETS The study area has a generally well-connected network of streets. Skewed intersections in two locations along Main Street provide geometric challenges to specific movements.

BuILDInG CovERAGE Main Street’s building footprints form a tight core in the middle of the study area, with smaller footprint single-family homes to the north and south.

LAnD uSE PATTERn Mixed-uses are prevalent along the Main Street corridor, with extremely close proximity of intact neighborhoods to the north and south of the station district.


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zonInG PATTERn The core of downtown is made up of CBD zoning, which provides the most flexibility of use. Residential entitlements, shown in yellow shades, decrease north and south of Main Street.

RESIDEnTIAL PATTERn Residential uses, while strong in the neighborhoods north and south of Main Street, are also prevalent along the corridor.

CoMMERCIAL PATTERn Commercial uses are spread out along Main Street, which is less than ideal for a pedestrian shopping district. The historic shopping core at Barbara and Main remains the heart of retail.


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generAl oBServAtionS The Main Street Mount Joy study area is made up of two trade areas. The primary trade area, shown on the map at right in blue, has a significant competitive advantage because of access, design, lack of competition, traffic & commute patterns, and close proximity to the consumer base. This competitive advantage equates to a domination of the capture of consumer expenditure by the retailers in the downtown area. The secondary trade area, shown on the map at right in orange, is an extension of the primary trade area. Consumer expenditure attracted to Downtown Mount Joy from the secondary trade area is not dependent on convenience or accessibility, but is drawn downtown because of tenant mix, design, consumer preference for particular retailers, uniqueness of products, and a favorable shopping experience for the consumer.

The Borough of Mount Joy’s downtown is a working rural commercial center that provides many of the essential goods and services needed by its residents and employees. The downtown has an attractive historic character, with good vehicular access and a transit station allowing for easy access into the greater

Market Analysis

PRIMARy AnD SEConDARy TRADE AREAS Mount Joy enjoys a competitive advantage because of access, design, lack of competition, traffic & commute patterns, and close proximity to the consumer base.


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Philadelphia region. Mount Joy’s retail trade area is well defined by surrounding agricultural uses.

The central business district is walkable and made up of a collection of small local-serving businesses. These businesses receive much of their trade from purpose-driven trips, rather than by casual cross-shopping. The shopping area is hampered by limited parking availability, poor pedestrian lighting, high vehicular speeds and noisy heavy truck traffic. Additionally, the downtown lacks enough critical mass and retail anchors large enough to provide visitors with an extended shopping experience.

The downtown has numerous attractive retailers and restaurants including a noted historic brew pub, pharmacy, coffee shop, churches, home furnishings and gift shops. The Mount Joy Main Street program has successfully implemented a business incubator facility and organizes numerous popular community festivals. However, many downtown businesses reported flat or weak sales and faulted the lack of parking and the need for more retailers as primary contributing factors.

The greater Mount Joy region is experiencing a strong economy with considerable residential growth, especially by empty nesters. These new residents, combined with the transit station, present an opportunity for additional retailers and residents. However, much of the new commercial growth is likely to occur east of the downtown, unless a coordinated planning, business recruitment and development program is implemented in the near future.

retAil MArket StuDy

This study finds that there is unmet demand for neighborhood retail development to meet today’s

existing consumer expenditure in the Downtown Mount Joy, Pennsylvania, study area. There is also the demand for retail development to meet the projected consumer expenditure driven by the population growth through 2014. Gibbs Planning Group, Inc. (GPG) predicts that the existing unmet demand, and that which is projected from household growth through 2014, will be enough to support a variety of restaurants and community serving retailers.

GPG concludes that statistically, 84,300 sf of new retail and restaurant development is likely to be supportable ToDAy in Downtown Mount Joy. The statistically supportable retail in Downtown Mount Joy is made up of:

16,900 sf Apparel & Accessories Retail• 14,200 sf Full Service and Limited Service •

Restaurants13,100 sf Miscellaneous Retail (Office Supply •

and Card/Gift Stores)9,400 sf Health Care & Personal Services• 8,900 sf Hardware & Lawn Care Retail• 6,600 sf General Merchandise Retail •

(General Store, Dollar Store, Junior/ Discount Department Store)

6,300 sf Food & Beverage (Grocery, • Convenience, Package Alcohol)

5,300 sf Furniture & Home Furnishings • Retail

3,600 sf Books, Music, Arts & Crafts Retail•

This study also finds that statistically, 93,900 sf of new retail and restaurant development is likely to be supportable in 2014, consisting of:

18,300 sf Apparel & Accessories Retail• 16,500 sf Full Service and Limited Service •

Restaurants

14,500 sf Miscellaneous Retail (Office Supply • and Card/Gift Stores)

10,600 sf Health Care & Personal Services• 9,800 sf Hardware & Lawn Care Retail• 7,300 sf General Merchandise Retail •

(General Store, Dollar Store, Junior/ Discount Department Store)

7,300 sf Food & Beverage (Grocery, • Convenience, Package Alcohol)

5,700 sf Furniture & Home Furnishings • Retail

3,900 sf Books, Music, Arts & Crafts Retail•

These projections are based on the following assumptions:

no other major retail centers are planned or proposed at this time and, as such, no other retail is assumed in our sales forecasts. no other major retail will be developed within five miles of the subject site. The region’s economy will stabilize at normal or above normal ranges of employment, inflation, retail demand and growth.Expansion of the existing retail center will be planned, designed, built and managed as a walkable town center, to the best practices of The American Planning Association, The Congress for the new urbanism, The International Council of Shopping Centers and The urban Land Institute.

Parking for the area is assumed adequate for the proposed uses, with easy access to the retailers in the development. An overall minimum parking ratio of 3.5 cars per 1000 square feet gross, or higher, will be maintained throughout the expansion of the existing center. visibility of the retail is also assumed to be very good, with signage as required to assure good visibility of the retailers.


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Historic buildings• Location to • transportationScale, walkability• Parks, recreation, biking• People• Sense of community, • friendlinessSmall town atmosphere•

Restaurants• Small business • atmosphereBusiness friendly• MSMJ• Street trees• Diversification of uses• Train station• Accessibility•

The design process began with consultation of stakeholder groups to understand issues of concern to residents, business owners, shoppers, train riders, civic institutions, and government entities. These issues, listed below, were distilled into four themes to guide design. The themes are discussed at length on the following pages.

Getting there – where is Main • & Main intersection?Good walkability along Main • StreetCohesive identity for Main • StreetWhat does it mean to be a • local-serving downtown?Entrance to station historic • location at end of Delta StreetDifficulty for pedestrians • crossing Main StreetFree parking at station• Appropriate new business • targetsParking proximate to station• Proximity of on-street parking• orientation of storefronts• need public space downtown• Station parking shared with • Church

Activation of non-retail • commercial spacesArchitecture at station • entrancesLighting and safety• Long-term Borough Hall site • needsClear station identity• Traffic speed along Main • Street (too high)Station location awareness• Wayfinding to off-street • parkingStation platform length and • locationTruck traffic along Main Street • (too much)Elevators/stairs/ramps down • to platformCross-platform connections• Location of station parking•

Stakeholder interviews and Public Meeting Summary PuBLIC MEETInGS Residents and business owners participate in the

“red dot - green dot exercise” at the public meeting to vote on logo preferences.

BRAnD PREFEREnCES The “red dot - green dot exercise” gave residents and business owners a chance to give their opinions on potential logos for the community brand.

WALKInG WoRKSHoP The walking workshop gave business owners the chance to discuss conditions, needs, and potential solutions “on the ground.”

CoMMunITy vALuES The workshop participants listed the attributes they valued most about downtown Mount Joy. These values were used to validate the themes and inform the masterplan concepts.


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Improve the train stationMount Joy shares many similarities with the other small towns in western Lancaster County (i.e., Columbia, Elizabethtown, Lititz, and Manheim.) one of the competitive advantages Mount Joy does enjoy is the location of the train station immediately adjacent to downtown. However, the station’s utilitarian nature, (relative) lack of parking, and difficulty of access limit many of the advantages the location gives the borough.

visibility and awareness of the station is quite poor, as signage on the surrounding streets is minimal, and the entrances to the station are non-descript. Stair access to the platform level of the station is serviceable but precludes access to the disabled. Cross-platform access comes by way of Marietta Street bridge, which has a sidewalk only on the far side of the bridge, forcing users to either risk a dangerous unprotected crossing of Marietta Street or, as many were observed doing, walk in the southbound traffic lane. Parking is free, which is

seen by users of the station as a benefit. The small lot is routinely at capacity as is a neighboring stone lot owned by the borough. Because of the high use by commuters, there is very limited off-street parking for the other commercial uses within this block, limiting potential development.


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Connect the station to Main StreetThe disconnect between the station and Main Street is a lost opportunity in the eyes of the local stakeholders. The design of the station, from the orientation of parking to the vernacular of the architecture, should match the Mount Joy brand, as it is developed through this process.

The new station design must improve both pedestrian and vehicular access to the station. Pedestrians should have a visible and logical connection between the entry to the station and Main Street, which can create a business opportunity for new shops oriented to this pathway.

More parking is needed in the vicinity of the station to fairly serve both the station and businesses in the block surrounding the station. Most agree that an entity such as a municipal parking authority should have oversight or operational responsibility for the parking, though such an entity does not currently exist in Mount Joy.

There exists an opportunity to create a civic space that can be the connection between the station and Main Street as well as the public gathering place for the multitude of events that are important to keeping the Main Street active. Design of this space should allow for multiple uses during the week and not be “hard-wired” for one particular type of use.

Finally, signage and wayfinding at the station should inform riders of the shops and activities of Main Street. This level of marketing can allow businesses to reach a broad range of potential customers with relatively little cost.


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Improve the Main Street experienceMain Street Mount Joy and the Borough have worked diligently at creating a quality experience for visitors, residents, and customers to Main Street. Increased awareness of Mount Joy, in the form of coordinated signage and marketing and accessibility to Main Street will improve the experience. This increased awareness should be augmented by improved parking, upgraded pedestrian ways, and consistency of design throughout Main Street.

Parking options are plentiful along Main Street. on-street parking can be found along Main Street and the side streets and off-street parking is located in three large lots in the blocks both north and south of Main Street. These off-street locations are sometimes difficult to find and do not necessarily match the needs of users along the street. Parking needs to be easy to find and clear to use.

Pedestrian movement from parking to the Main Street should be clear and safe. once on Main

Street, the pedestrian environment is spare, especially when compared to other competitor towns in the area. upgrades, such as street trees, would improve the environment and connect the town with a design consistency that is currently lacking.

The shopping experience along Main Street is inconsistent. Retail is clustered on the east end of Main Street, and is broken up by the churches in the middle blocks of downtown. A more consistent shopfront environment is needed. This can come in the form of infill at the “fire site” or conversion of other first floor space to retail..


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Define and promote the Mount Joy brandThe Mount Joy brand must be developed early in the planning process. Main Street lacks clear icons, so the brand must speak to the intrinsic elements that make the place special. The stakeholders discussed a strategy of promotion that keeps people in Mount Joy. If people are coming for an hour, give them enough to keep them in Mount Joy for two hours. If they are coming for two hours, keep them all afternoon. If they are coming for the afternoon, try to keep them in Mount Joy for the weekend. The activities and events put on by Main Street Mount Joy are key to this strategy. A focus should be placed on developing a preferred mix of programming (uses – retail, office, residential) and using MSMJ’s current incubation program to develop new businesses.


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THIS PAGE LEFT BLAnK InTEnTIonALLy For best results, print document on duplex setting.

Expanded train station with reconfigured parking and access

new elevators and stairs to platforms

new full-length high-level platforms

new festival street as connection to Main Street

Additional long term parking for station

Streetscape improvements along Market Street leading to station

Mixed-use infill at the “Fire Site”

Potential long-term residential infill on industrial site north of mill

Mixed-use infill along Main Street west of Market Street

Potential long-term mixed-use infill on the south side of Sheetz Funeral Home parcel

Bulbouts, raised crossing, and pedestrian actuated signal at Delta Street and Main Street

Bulbouts, raised crossing, and pedestrian actuated signal at Main Street and Marietta Avenue

Masterplan

MASTERPLAn The masterplan focuses on improving the train station, connecting the station to Main Street through public spaces, and improving the environment along Main Street through targeted infill.


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Main Street

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MounT Joy

Borough hall

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The overall masterplan area has been broken down into areas of special focus for design and implementation.

StAtion DiStriCt (page 21)Improvements at the train station• Delta Street improvements as a connection to Main • StreetImprovements to facilitate crossing Main Street• Targeted infill•

MAin AnD BArBArA DiStriCt (page 29)Build consistency along Main Street• Improvements to facilitate crossing Main Street• Streetscape improvements (trees, lights, and • furniture) along Main StreetTargeted infill•

MAin AnD MArket DiStriCt (page 32)Build consistency along Main Street• Streetscape improvements (trees, lights, and • furniture) along Main StreetInfill focused on added anchor opportunities•

north of MAin DiStriCt (page 34)Residential infill opportunities •

focused initiative Areas

FoCuSED InITIATIvE AREAS Improvements in the Main Street Mount Joy environment are grouped into four areas - the Station, Main and Barbara, Main and Market, and North of Main.


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Main and BarBara diSTriCT

norTh of Main diSTriCT

Main and MarkeT diSTriCT STaTion

diSTriCT

Main StreetHenry Street D

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Streetscape along Market Street as lead-in to station

Re-orient train station’s vehicular entry to Market Street

Primary train station parking

Covered walkway from parking to elevator towers

Elevator and stairs to platforms

Widen and cover sidewalk on east side of Market Street bridge to accommodate cross-platform connections

Long-term mixed-use infill along Delta Street

Delta Street rebuilt as “festival street” with curbless design, street trees, lighting, and furniture

Formal train station entry plaza and kiss-n-ride

open-air pavillion at terminus of Delta Street

Connection via covered walkway to long-term shared parking area

Long-term train station parking

Station District

STATIon DISTRICT IMPRovEMEnTS Improvements in the Station District are focused on improving the rider’s experience and connecting the train station to Main Street through public spaces.


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trAin StAtion PlAn AnD SeCtion

Westbound platform (10’ wide by 500’ long)

Eastbound platform (10’ wide by 500’ long)

Passenger shelter with seating and roof structure integral to retaining wall

Terraced slope for landscape with smaller, finer pallete where adjacent to passenger areas

vehicular entrance to station re-oriented to Market Street for improved visibility and safer traffic flow

Handicap ramp access to elevator

Elevator to westbound platform

Elevator to eastbound platform

Informal, low-maintenance landscape of trees and shrubs on slope to improve visitor impression at station

open-air pavillion, may include Quiktrack ticketing and real-time train schedule information

TRAIn STATIon PLAn Station platforms are located west of Market Street, as far east as track geometry allows, with access oriented toward Delta Street and the core of Main Street business.

SECTIon THRouGH PLATFoRMS Station platforms are 10’ wide, with seating integral to retaining walls necessary to handle the slope of the existing terrain.


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Speed table on Henry Street to slow traffic in high pedestrian activity area and lead in to Delta Street plaza area

Kiss-n-ride drop-off area along Henry Street

Speed table in high pedestrian activity area within parking circulation

Entrance to parking

Parking exit

Covered walkway from parking area to station vertical circulation

Covered walkway on sidewalk to facilitate cross-platform circulation

Sidewalk on east side of Market Street bridge widened to 8’ to accommodate higher levels of pedestrian traffic


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5 Henry StreetHenry Street

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60’30’15’0 North

open-air pavillion to anchor end of Delta Street

Covered walkway from parking to elevator towers

Speed table at Henry Street to slow traffic for riders crossing from north

Elevator towers provide opportunities for architecture consistent with the historic station

new trees in planters shade the parking lot and soften view of overhead utilities

Kiss-n-ride drop-off along Henry Street

trAin StAtion PlAzA

STATIon PLAzA View of station plaza showing pavillion, covered walkways, parking, and elevator towers. The plaza is intended to connect the station to the new Delta Street plaza/festival street.


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Station plaza

Plaza space gives opportunities for carts and vendors

Kiss-n-ride drop-off located along Henry Street

new street at sidewalk level with pavers

new trees shade sidewalk and plaza space

DeltA Street PlAzA

Potential improvements to Borough Hall facade

Maintain access drive to Sheetz Funeral Home

Institute awning program to cover sidewalk connection to station

on-street parking

DELTA STREET PLAzA Delta Street is envisioned to be a flush “festival street” serving as a street with parking on a daily basis but able to be closed and used as a plaza for special events.


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open-air pavillion at station

Station parking

Flush curb - entire street raised to sidewalk grade

Pavers - changes in pattern delineate walks, parking, and drives

Parallel parking

Clear drive for Sheetz funeral home

Minimum 8’ clear walkway

Station plaza and Kiss-n-ride drop-off

Raised intersection at Main Street with pedestrian actuated traffic signal

Borough Hall

Connection to additional parking at St. Mark’s uMC

DeltA Street PlAzATrees in bulb-outs to visually narrow the street

Trees moved to east to avoid overhead utilities

DELTA STREET PLAzA Delta Street is envisioned to be a flush “festival street” serving as a street with parking on a daily basis but able to be closed and used as a plaza for special events.


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Delta Street

Hen

ry S

treet

Main S

treet

40’20’10’0 North

Speed table - raised intersection with pavers slows speeds on Main Street and improves visibility of pedestrians

Potential facade improvements to Borough Hall

Covered walkway or awning to give shelter to pedestrians along Delta Street

Pedestrian-actuated traffic signal to facilitate crossing of Main Street

Trees visually narrow Main Street

Bulb-out with low-level landscape to narrow overall street width and reduces crossing distance for pedestrians

DeltA Street - MAin Street interSeCtion

DELTA/MAIn InTERSECTIon The design of the space is intended to connect the train station to Main Street and calm traffic along Main Street through a raised intersection pedestrian-actuated signal.


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1

1

3

3 22

4

4

5

55

66

DeltA Street CAtAlySt Site DeSign guiDelineS

Maintain active edge along Delta Street, preferred ground floor use is retail or restaurant

Parking oriented away from street, to west side of building

Hold corner of Delta and Henry with building edge

Residential uses on upper floors, with access from both Delta Street and parking lot

Architecture consistent with other buildings on block

CATALyST DEvELoPMEnT SITE - SHEETz FunERAL HoME In the future, as Delta Street is developed as a key public plaza, building frontage along the plaza will become more valuable.

ARCHITECTuRE Building design at this catalyst site should feature a classic storefront facade. The linear nature of the site should be minimized by massing to resemble individual structures.


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1

1

22

3

3

4

4

5

5

Main Street

Henry Street

Delta

Stree

t

Market Str

eet

SheeTz funeral hoMe

Train STaTion

upgrade streetscape, landscape, and lighting along Main Street

Speed table and pedestrian-actuated signal at Main Street/Marietta Avenue intersection

Facilitate restoration of historic theater into active performance use as anchor for downtown

Focus on larger anchor type uses for General Store building

Improve streetscape (trees, lighting, and furniture)along Marietta leading to station

Redevelop “Fire Site” with residential units above commercial ground floor uses

Support conversion of ground floor residential units to retail to provide more continuous shopping experience along Main Street

Main and Barbara District

MAIn AnD BARBARA DISTRICT The Main and Barbara district is envisioned to maintain its role as the commercial heart of Main Street. Key infill and public realm improvements are recommended.


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1

1

22

3

3

4

4

5

5

6

6

7

7

Main Str

eet

Marie

tta a

ven

ue

BarBara Street

Train STaTion

Building setback holds line of buildings to east

Active ground floor retail or restaurant uses

Definition of outdoor dining area through low fence

Due to overall width of Main Street in this block, building of at least three stories needed to define Main Street space

new streetlight to improve safety and visibility on Main Street

new street trees should be provided wherever possible - utilize appropriate varieties under overhead utilities

Appropriate street furniture should be provided where space allows

DeltA Street - MAin Street interSeCtion

MAIn STREET IMPRovEMEnTS Potential streetscape improvements along Main Street include trees and lighting. The lights shown in this sketch are modern full cut-off LED fixtures in a historic exterior.


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6

7

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MAin Street CAtAlySt Site DeSign guiDelineS

Maintain active edge along Main Street, preferred ground floor use is anchor retail or restaurant

Parking oriented away from street, to south side of building and accessed only from alley

Building height should be at least three stories

Residential uses on upper floors, with access from both Main Street and parking lot

CATALyST DEvELoPMEnT SITE - “FIRE SITE” Development of this site is key to providing an anchor use on the east end of the district. Active commercial ground floor uses are a necessity here.

ARCHITECTuRE Building design at this catalyst site should emphasize a classic storefront facade. A 10’-wide garden should be provided along the eastern side of the building as a residential amenity.


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1

1

2

2

3

3

4

4

Main Street

BarBara S

treet

SaSSaFraSS alle

y

Primary vehicular access to station comes via Market Street and Henry Street

Streetscape improvements (lights, trees, furniture) along Market Street from mill south to Henry Street as front entrance to station

Widen sidewalk on east side of Market Street bridge to accommodate increased pedestrian traffic

Access to platforms

Terraced slope for landscape with smaller, finer pallete where adjacent to passenger areas - minimize masses of canopy trees to maintain visibility and natural surveillance from Henry Street

Mixed-use infill to provide potential locations for anchor commercial uses along Main Street

Main and Market District

MAIn AnD MARKET DISTRICT PLAn The Main and Market District, with proximity to the station platform access points, has potential to attract several anchor-type commercial uses through infill.


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1

12

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33

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4

5

5

5

6

6

6

6Main Street

Henry Street

Market S

treet

Train STaTion

weSt MAin CAtAlySt Site DeSign guiDelineS

Maintain active edge along Main Street, preferred ground floor use is anchor retail

Parking oriented away from street, to south side of building and accessed only from Henry Street

Building height should be at least three stories

Residential uses on upper floors, with access from both Main Street and parking lot

CATALyST DEvELoPMEnT SITE - LoRD’S HouSE oF PRAyER If the church needs to move to accommodate expansion, this site would be a significant anchor destination with its proximity to the station.

ARCHITECTuRE Building design at this catalyst site should respect the residential-scaled buildings to the west along Main Street with lower scale and third half floor.


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1

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Main Street

Henry Street

Potential additional off-street parking to serve Main Street uses

Line parking lot with residential buildings facing Mount Joy Street to improve neighborhood cohesiveness

Mixed-use (residential above commercial) infill of larger scale is appropriate on Market Street across from the Brewery

Townhome scale infill on Frank Street across from existing single-family residential buildings

In the long term, extend Market Street streetscape north to Manheim Street and borough park

north of Main District

noRTH oF MAIn DISTRICT PLAn If the industrial uses in this area lose viability, the large land mass represents an opportunity for residentially-oriented infill development to support Main Street.


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Market S

treet

Main Street

Frank Str

eet

Community Brand

STREET SCEnES The most authentic patterns in Mount Joy are found in the eclectic mix of building architecture and fine-grained mix of uses along Main Street.

BRICK PATTERnS The most common material element in the district is brick. The wide variety of patterns gives potential cues to design of more significant community gateways and station architecture.

DETAILS AnD ADDITIonAL MATERIALS While brick is the primary material, stonework is also used as an accent. As well, decorative wood trim in a variety of patterns is also common.


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ICon The brand icon, developed through community focus groups, represents the character, charm, and scale through stylized elements of Main Street Mount Joy.


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Goudy Old Style - Bold

PMS 364C - Medium olive Green CMyK - C: 55 M:17 y:100 K:44 RGB - R: 79 G: 109 B: 36

The brand, as used in the production of communication materials, print or electronic, for Main Street Mount Joy should always be consistent. By providing clear boundaries to work within, these standards ensure a consistent message, graphic identity and high level of quality that makes telling the Mount Joy story easier. Far from hindering creativity the standards highlight the importance of creativity as a strategic communication tool.

iCon

The unifying Brand Element shall not be portrayed without this icon as part of the logo. The graphic may not be portrayed separately from the logo.

tyPogrAPhy

The unifying Brand Element logo features typography that is the official logotype. It has been specially created, designed and letter spaced. It may not be altered or reset in a similar font. The logotype text Mount Joy is always featured in upper case. The logo graphic is a symbol that compliments the Mount Joy Main Street logo.

ALTERnATE LoGo Thc circular logo can be utilized where appropriate, such as the gateway features proposed on the east and west ends of the district.


41

The well-connected street network in Mount Joy is capable of supporting the vision of this master plan. Cross-sections of virtually all streets are anticipated to remain as they are today. However, in order to facilitate easier crossing of Main Street by pedestrians and to reduce vehicle operating speeds to at or below the current speed limit, several changes are proposed to Main Street. In general, it is recommended that travel lanes be striped at 11’ wide, with the remainder of the curb-to-curb space allocated to on-street parking. Where additional space exists east of Barbara Street, bike lanes (5’ wide) are appropriate.

For maximum efficiency, these changes, detailed on the next page, should be included in the upcoming resurfacing project. Parking lanes may be enhanced with a stamped brick pattern and color to further define and visually limit the travel corridor. Bulb-outs with trees are recommended at intersections with Marietta Avenue and Delta Street.

Truck routing options should be developed in concert with PennDoT and the surrounding jurisdictions to minimize disruption to the Main Street pedestrian district. Potential options are outlined on page 44.

Streets framework

STREETS FRAMEWoRK Neighborhood streets, shown in green, are anticipated to remain in their current state. Main Street has three separate designs, as shown on page 43.


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Main Street

Henry Street Delt

a S

treet

Main Street

Main Street

Man

HeiM S

tree

t

OlD M

arket S

treet

Detwiler Street

Frank Street

MOunt JOy Street

DOnegal Street

BarBara S

treet

CO

nCO

rD S

treet

Hig

H S

treet

DOnegal Street

COluMBia avenue

Delta S

treet

PO

Plar S

treet

Marietta avenue

new Street

Market

Str

eet

new H

aven S

treet

Train STaTion

Travel Lane Travel Lane Travel LaneTravel Lane Travel Lane Travel LaneParking Parking Parking Bike Lane

Bike Lane

Parking Parking ParkingWalkway Walkway WalkwayWalkway Walkway Walkway

Shy Zone

Shy Zone

Shy Zone

Shy Zone

Shy Zone

Shy Zone

Planter

Planter

Planter

Planter

Planter

Planter

Right of Way 63’ Right of Way 63’ Right of Way 63’

10’ 10’ 10’10’ 10’ 10’9’-9” 10’-6” 8’ 5’ 5’9’-9” 10’-6” 8’11’ 11’ 11’11’ 11’ 11’

MAIn STREET WEST oF MARKET STREET Two eleven-foot travel lanes are flanked by 9’-9” parallel parking. Bulbouts are included at intersections, and parking is stamped and colored brick pattern.

MAIn STREET - MARKET STREET To BARBARA STREET Two eleven-foot travel lanes are flanked by 10’-6” parallel parking. Bulbouts are as shown on plans, and parking is stamped and colored brick pattern.

MAIn STREET EAST oF BARBARA STREET Two eleven-foot travel lanes are flanked by 5’ bike lanes and 11’ parallel parking. Bulbouts are included, and parking is stamped and colored brick pattern.


43

ALTERnATE TRuCK RouTES Three potential routing options are indicated here. Mount Joy should work with surrounding stakeholders to finalize and implement a preferred option.


44

Main Street Mount Joy contains many visitor destinations including the train station, shopping, entertainment, and dining venues. The wayfinding system must be flexible, consistent, and communicate information clearly. The target audience of the system includes:

Residents conducting business meetings at offices• Business owners considering locating their offices in • DowntownResidents visiting the restaurants and entertainment • destinations in DowntownTourists visiting nearby attractions who are curious • about the historic DowntownEvent patrons visiting the arts and entertainment • venuesTourists staying at the local bed and breakfasts•

The signage framework is presented on the following pages to reflect the intent and design concept for the area. A full signage package, including fabrication details, is available from Main Street Mount Joy or may be downloaded from the Mount Joy station page on www.planthekeystone.com.

wayfinding framework

WAyFInDInG FRAMEWoRK Sign locations and proposed copy are indicated above. Sign types A through F refer to those indicated on page 46. A full wayfinding package is available from MSMJ.


45

Main Street

Henry Street

Delt

a

Str

eet

Main Street

Main Street

Man

HeiM S

tree

t

OlD M

arket S

treet

Detwiler Street

Frank Street

MOunt JOy Street

DOnegal Street

BarBara S

treet

CO

nCO

rD S

treet

Hig

H S

treet

DOnegal Street

COluMBia avenue

Delta S

treet

PO

Plar S

treet

Marietta avenue

new Street

Market

Str

eet

new H

aven S

treet

Train STaTion

SIGn TyPES The signage designs shown here were developed through a community input process during the overall design workshops. It is also coordinated with Lancaster County and PennDOT programs.


46

PEDESTRIAn DIRECTIonAL MAP This map is intended to be located at points along Main Street, and prominently featured in the train station plaza to direct people from the station to nearby businesses..


47

InTERPRETIvE SIGnS Visitors to the area can get sense of the tremendous history of Mount Joy through these signs. Topics could include the train station, Central Hotel (Bube’s), and the Old Square.


48

Mount Joy has a linear shopping district that is presently subdivided into various small clusters of shops and restaurants. This study recommends that the Borough strive to form four focused commercial zones that complement each other and accommodate market growth in the area. It is acknowledged that this plan should only serve as a general planning and business recruitment guild for the Borough, and that the properties have individual owners.

Core

The core retail district is centered on its existing retail and restaurants, and is planned to be a walking destination offering a moderate selection of goods and services that are desired and needed by the community and its visitors. This core could include the re-opened historic theatre building (as a cinema or other supporting use), additional restaurants, apparel, gifts, home furnishings, shoes, and professional services.

CiviC

Located in the geographical center of Mount Joy’s downtown, the civic area includes several churches, the

Market and Merchandising framework

MERCHAnDISInG PLAn The merchandising plan focuses on improving the retail strength of the core area and capitalizing on opportunity sites to include new anchor uses.


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Main Street

Henry Street

Delt

a S

treet

Main Street

Main Street

Man

HeiM S

tree

t

OlD M

arket S

treet

Detwiler Street

Frank Street

MOunt JOy Street

DOnegal Street

BarBara S

treet

CO

nCO

rD S

treet

Hig

H S

treet

DOnegal Street

COluMBia avenue

Delta S

treet

PO

Plar S

treet

Marietta avenue

new Street

Market

Str

eet

new H

aven S

treet

Train STaTion

Core

CiviCMixed-uSe

anChor

anChor

anChor

anChor

anChor

anChor

anChor anChor

anChor

anChor

Mixed-uSe

train station, a funeral home and several small popular businesses. Although this area lacks enough critical mass to be a commercial destination, it does attract a considerable number of visitors to the downtown area. This study recommends that smaller infill businesses such as bakeries, cafés and restaurants be promoted to open in the civic area to better support the existing larger non-commercial land uses.

MixeD-uSe

The east and west of ends of Main Street are proposed as mixed-use areas that could be a combination of professional offices and neighborhood services such as hair care, florists, hardware, groceries and banking. Additionally, the mixed-use areas could accommodate larger commercial users that require on-site parking such as: banks, furniture stores, supermarkets, restaurants, sporting goods, and large format apparel stores. These areas may also include corporate campuses, educational centers, places of worship and residential.

AnChorS

Restaurants and large retailers such as grocery stores, small department stores, sporting goods, and hardware and furniture stores can bring shoppers to the downtown area on a regular basis. These shoppers will likely also visit other smaller specialized businesses, and contribute towards creating a commercial destination.


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This section of the plan will be completed in January and February 2010.

implementation and Action Plan


51

msmjsap

Documents

main district

station district

market district

barbara district

study area description

station ridership

market analysis

physical analysis