ATTACHMENT #1
PUBLIC WORKS DEPARTMENT
STAFF REPORT
Streetscape Construction Options
March 14, 2002
The following staff report describes four Streetscape options we recommend for consideration for construction during the summer of 2002. Drawings of the options are included at the end of the report. We believe that it would be helpful to refer to the drawings while reviewing the descriptions provided here for each option.
TO: Mayor and Town Council
SUBJECT: Downtown Streetscape Construction Options
Downtown
Lighting Update
OPTION 1
South side of the 100 block of East Franklin Street from The Gap to Porthole Alley
In December 2000, the Town Council approved a
resolution authorizing the Town Manager to begin the formal process with Duke
Power Company for installation of street and pedestrian lighting improvements
in the 100 block of East Franklin Street where the utility duct bank is in
place. During 2001, Public Works staff responded to questions and concerns from
Duke Power Company’s engineering division as they processed the Town’s
specialty lighting request. Town staff has also been coordinating with a
traffic design consultant to have construction plans approved by NCDOT for
upgrading the traffic signal at the mid-100 block crosswalk on East Franklin
Street. In addition, the lighting improvements plan, phasing plan, and details
of proposed fixtures and poles were submitted to NCDOT to request approval of a
right-of-way encroachment agreement.
This section is the missing link that once constructed will complete Streetscape improvements adjacent to commercial properties on both sides of the 100 and 200 blocks of East Franklin Street. The area proposed for construction is approximately 295 feet long and includes six business entrances, nine existing trees in raised planters, and 28 newspaper racks. There is no adjacent on-street parking at this location; however, a 100-foot loading zone at the curb serves the adjacent businesses. Adjacent to the curb for approximately half the length of the area proposed for construction are irregular concrete steps.
In considering the Town’s request, Duke Power
Company and the NC Department of Transportation emphasized the need for a
phasing plan and schedule for implementation of downtown lighting improvements.
Attachment #2 is a copy of the Lighting Improvements Phasing Plan provided to
Duke Power in April 2001. Phase One includes the north side of the 100 block of
East Franklin Street and a short section on the south side adjacent to the
mid-block crosswalk where the utility duct bank is already in place. Phase Two
encompasses both sides of the first block of North Columbia Street, the rest of
the intersection of Franklin and Columbia Streets, and the south side of the
100 block of East Franklin complementing Phase One lighting improvements.
Option 1 includes installation of an underground conduit bank below a reconstructed sidewalk to service future lighting improvements. According to the proposed conceptual plan, all of the raised brick planters would be rebuilt, three existing trees removed, and two new trees installed. To improve pedestrian safety, we propose constructing a concrete sidewalk section to cross Porthole Alley where there is currently asphalt.
The concrete curb and gutter on Franklin Street would also be replaced. To improve access to and from the loading area, we propose safer steps and a concrete ramp between planters adjacent to the loading zone.
On January 16, 2002, the Town received from Duke
Power Company a written price quote for the pedestrian and street light
fixtures in Phase One. The cost per pole is approximately double the price
quoted by Duke Power in June 1999. Given a one hundred percent increase for the
pedestrian and street light fixtures, we can estimate the cost of the mast arm traffic
signal poles and project a total cost for Phase One of $218,000. In 1999, the
anticipated cost for Phase One was $111,045.
As with last year’s Streetscape project on North Columbia Street, this remaining portion of the 100 block provides an opportunity to consolidate multiple newspaper racks located in the public right-of-way. As a part of the project, we propose purchasing modular newspaper racks for free publications and requiring that coin-operated racks be replaced with Town standard racks at designated locations. Town ordinance amendments preceded the installation of modular newspaper racks and the regulation of newspaper distribution near the bus shelter on North Columbia Street in 2001. In a similar way, we can provide the Town Council with the appropriate ordinance changes needed to regulate newspaper racks on this section of the south side of East Franklin Street prior to construction.
As would be the case with all of the construction options, this project is proposed for construction using in-house labor. Therefore, bond funds are used only to cover the cost of needed construction supplies and materials. The total cost for these supplies and materials, including the cost of the proposed modular newspaper racks, is estimated to be $98,000.
Advantages of Option 1 include:
· Very high visibility location;
· Complements other recent construction projects on East Franklin Street and completes a large contiguous section of Streetscape improvements
· Provides the missing link of infrastructure needed to allow anticipated future lighting improvements to be installed over this large contiguous area
· Improves the function and safety of the loading zone
· Provides an opportunity to consider landscape improvements that would integrate newspaper racks into the Streetscape on East Franklin Street
Disadvantages of Option 1 include:
· High pedestrian and delivery traffic will make construction logistics difficult
· Grade changes at the curb present design/construction challenges
· Possible future changes to University property near Porthole Alley may impact some elements of the proposed improvements
OPTION 2
South side of the 400 Block of West Franklin Street from Kenan Street to The Courtyard
This section is located between Kenan Street and Roberson Street on the south side of West Franklin Street. Land uses adjacent to the right-of-way (approximately 16) include restaurants, specialty shops, a car dealership, and a Town-owned public parking lot. There are 15 on-street parking spaces located intermittently along the curb.
The total length of the block between Kenan and Roberson Streets is 840 feet. Near the middle of the block, the owners of 411 West Restaurant are rebuilding and landscaping 70 feet of right-of-way adjacent to their property in conjunction with an addition to the building. We have divided the remaining 770 feet of sidewalk into three distinct sections. If the Council chooses to pursue Option 2, we recommend that Sections A and B be undertaken during the upcoming summer construction period. We believe that section C could be completed in a subsequent summer.
Section A
The first section is 300 feet in length extending from Kenan Street at the eastern end of the block to the section being rebuilt by 411 West near the middle of the block. Proposed improvements to this section include replacing the concrete sidewalk and installing the underground utility ductbank. The concrete sidewalk would extend across the two existing driveways to improve pedestrian safety. The existing concrete curb and gutter would also be replaced.
We propose that approximately 90 feet of existing brick retaining wall be reconstructed in front of the businesses from 401-405 and a set of brick steps added to improve access to the sidewalk from the adjacent on-street parking. Existing bollards in the right-of-way in front of Patio Loco (407) and McDonald’s (409) and the split-rail fence would be replaced with approximately 150 feet of ornamental metal fence installed above a new concrete curb wall adjacent to the proposed 8-foot wide sidewalk.
We propose replacing two existing damaged sugar maple trees and installing two new street trees in Section A. In the portions of Section A where there is on-street parking and a need for pedestrian access to and from the curb, the “amenity strip” would be surfaced with brick pavers. Where there is no on-street parking, we recommend that the area between the curb and sidewalk be landscaped with low evergreen shrubs and groundcover except in sections that are left as mulched areas around existing trees. The cost for Section A is estimated to be $70,000.
Section B
The second section consists of 105 feet of right-of-way adjacent to the Town-owned surface parking lot located at the middle of the block between 411 West and University Chrysler (419). Within the right-of-way, proposed improvements would be similar to those in the eastern portion of Section A, and include new curb and gutter, duct bank, a 7-foot wide concrete sidewalk, and a brick amenity strip between the sidewalk and the curb. One damaged linden tree is proposed to be removed and two new street trees added. The cost of Section B is estimated to be $22,000.
Section B also includes an alternate component. Adjacent to the Franklin Street right-of-way, between the entrance and the exit of Parking Lot #3, there is a 1200 square-foot area formerly occupied by the parking attendant’s shelter and associated landscaping and walkways. The structure was removed several years ago but the concrete pad remains. This portion of Parking Lot #3 was recommended in the Downtown Streetscape Master Plan for improvement as a pedestrian node and accordingly we recommend construction of pedestrian related improvements in this area in conjunction with Streetscape construction in the adjacent right-of-way.
In this area out of the public right-of-way we are proposing a small plaza including raised brick planters, benches, and plantings selected to provide a human scale to the site while maintaining visibility into the parking lot. This pedestrian node also provides space with the potential for displaying large public art pieces that can be difficult to site within the public right-of-way.
The cost of the improvements described above for the pedestrian plaza area is estimated to be $15,000. Because the available Streetscape bond funds are limited for use within the public right-of-way, however, an alternative funding source would be required. If this option is selected for construction, we will explore other funding options, including the Town’s Parking Fund, to determine if the pedestrian plaza improvements can be constructed simultaneously.
The cost to construct Option 2 Section A and the portion of Section B within the public right-of-way together is estimated to be $92,000.
Section C
The third section is 355 feet in length and extends from University Chrysler (419) to Roberson Street. This is approximately 150’ longer than if the section terminated at the Stock Exchange as was discussed by the Town Council on February 11, 2002. We are recommending that this section be extended to improve the continuity of Streetscape improvements within the 400 block and also to extend the underground conduit installation to the intersection where Streetscape improvements and associated conduits are being installed across Roberson Street as part of the Orange County Skills Development Center project. The scope of improvements in this area is proposed to be similar to those described for Sections A and B.
Due to the location of raised brick planters in the right-of-way at the face of the University Chrysler building, we recommend that the sidewalk width be narrowed in this area to approximately six feet and that the narrower sidewalk width be extended another 120 feet west past the University Chrysler building. This will provide an opportunity to construct new raised brick planters in the amenity strip in front of Studio Supply, Lantern restaurant, and the University Chrysler sales lot. A total of 6 new street trees are proposed to be added in Section C. We propose working with the owners of University Chrysler to replace the existing split-rail fence with an ornamental iron fence matching the fence used in Section A.
The total construct Section C is estimated to be $80,000.
Advantages of Option 2:
· Relatively lower pedestrian traffic makes construction easier
· Replaces a section of downtown sidewalk that is in particularly bad condition
· Opportunity to improve area adjacent to Town-owned property at Parking Lot #3
· Section 1 would complement improvements made across Franklin Street during the Streetscape demonstration project in the mid 1990’s
Disadvantages of Option 2:
· Grade changes between doorways and between buildings and the curb present design and construction challenges.
· Numerous existing right-of-way encroachments, including planters, stoops and fences, are difficult to coordinate into an attractive and functional plan
· Uncertainty of funding for construction of the proposed pedestrian plaza in Section B
In addition to the two potential Streetscape projects described above, two other sections are presented here for consideration. Both are on the north side of West Franklin Street and have been included as candidate projects in previous years.
OPTION 3
North side of the 500 and 600 blocks of West Franklin Street from Chapel Hill Tire to Crook’s Corner
This project is 440 feet in length and located on the Adoption
of the attached resolution would authorize the Town Manager to allocate $98,000
of the current appropriation for construction of Streetscape improvements to
the south side of the 100 block of East Franklin Street from 108 (The Gap) to
Porthole Alley.
DISCUSSION
north side of the 500 and 600 blocks of West Franklin Street from Chapel Hill Tire to Crook’s Corner. The conceptual plan for Streetscape improvements includes replacing the sidewalk, adding the brick amenity strip with new planters, trees, and furnishings. The cost of construction materials is estimated to be $88,000.
Advantages of Option 3:
· High visibility at the entranceway to Chapel Hill from Carrboro
· Poor condition of existing sidewalk and tree lawns
· Relatively few utilities make construction more efficient
· Will complement improvements across Franklin Street at Jiffy Lube, the Chapel Hill News, and work soon to be completed by Orange County at the Skills Development Center
Disadvantages of Option 3:
· Design challenges in matching the grade of existing doorways
· Replacement trees will appear small compared to the existing mature but declining trees that they are proposed to replace
OPTION 4
North side of the 100 block of West Franklin Street from I Love NY Pizza to Church Street
Option D consists of approximately 600 feet of sidewalk located along the north side of the 100 block of West Franklin Street from I Love NY Pizza to Church Street. Improvements would include replacing the concrete sidewalk, adding the brick amenity strip, enhancement of the bus stop, and adding planters and furnishings. The row of Bradford Pear trees adjacent to Parking Lot #5 would be replaced by new more long-lived street trees in raised planters. The approximate cost of construction is $78,000. Given that this section is longer than the typical Streetscape project completed during a summer, construction of Option 4 may extend into the fall.
Advantages of Option 4:
· Would provide a continuous improved section of Streetscape on the North side of Franklin Street from University Presbyterian Church on East Franklin Street to Chapel Hill Cleaners at 422 West Franklin Street
· High visibility location
· Relatively poor condition of the sidewalk
Disadvantages of Option 4:
· Replacing 7 Bradford Pear trees adjacent to Parking Lot #5 may be initially controversial
· Construction likely to take longer to complete due to the length of the project
· Uncertainty of future construction on Town property at Parking Lot #5
OPTION 1
OPTION 2, SECTION A
OPTION 2, SECTION B
OPTION 2, SECTION C
OPTION 3
OPTION 4
