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PreparedBy Keypojolrf arbor KSI) A Plan to IMPrOve the Downtown & Waterfront Kopple Showard & Day Work Product 3-Final Report ;z@ 7 -eas:ure A -, WWI -Y u,12 d UK COASTAL ZONE HA R B 6 R KE YP 01? 7, INFORMATION CENTER A /? j-, x" X, , k6m @j, @Sewa fd;V bi 'M I a@ 11C irner V 'V: R 0 2 z@, g, efi-, _0 E!, A ARA X j, A- 2 AL @,V & 3Q, Wate, % @0- R A" ss' P f q HT 'Ce Of Keyport, N.J. 7" V, 168 Q- K49 K49 79, 2, )ared under contract with the New Jersey Depart- RAO 51 'I Protection, Division of Coastal Resources, Bu- 1984 ung and Development with the financial assistance r !nt of commerce, National Oceanic and Atmo- /,v J, Office of Ocean and Coastal Resource Man- in ovis@ons of Section 306 of the federal Coastal L p 14 ket, PL. 92-583, as amended." S6@t- 84 TABLE OF CONTENTS P introduction Section I Subsection A Review of Waterfront Design Alternatives Subarea Plans Fireman's Park DEPARTMENT OF COMMERCE NOAA Front Street Park COASTAL SERVICES CENTER First Street Park 2234 'SOUTH HOBSON AVENUE CHARLESTON SC 29405-2413 Waterfron t Plan Alternatives Alternative A Alternative B Alternative C Alternatives D and E Subsection B Downtown Improvements Section 2 Master Plan Waterfront Element Present Conditions Land Use Plan Streets Parking Pedestrian Circulation Public Facilities PXOPGrtY Of CSC Library Public Improvement Program New Development Section 3 Preliminary Master Plan Downtown Element 57 Land Use 57 Streets 59 Parking 60 Improvement Projects 61 Section 4 Suggested Treatment Cost Estimates Primary Walkway 67 Downtown Sidewalk 69 Secondary Walkway 70 Trees 71 Parkland 71 Shoreline 71 Plaza 72 Parking 72 Summary by Project Area 73 INTRODUCTION This is the Final Report to the Borough of Keyport for its Waterfront and Downtown Imprc ment Study. This is the third report which t been produced as part of the planning process the first report constituting a summary of th existing conditions, and the second report a draft of this document. Regular meetings wer held between the planning consultants and a s ing committee composed of representatives frc the Borough. Two meetings were held to provide the opportu for additional input to the plan. A ' meeting held in Trenton where representatives from th State Department of Environmental Protection, Division of Coastal Resources, Green Acres, Coastal Permits reviewed the draft and plan the planning consultant and Borough Administr tor. No significant problems were identified the plan was found to be acceptable to the re sentatives at the meeting. A public meeting v held in the Borough Hall to present the resul of the study to the general public. No signi cant errors or objections were identified at meeting. With the delivery of this report, the Borough expected to respond by resolution to this pla either committing to implement the plan or to state any reservations it has with the plan. Waterfront Element described in Section Two o this report is expected to be adopted as part the Borough Master Plan. This report is organized into four sections: Section 1 Review of Design Alternatives Section 2 The Waterfront Element Section 3 The Preliminary Downtown Element Section 4 Typical Treatment Suggestions and Cost Estimates The objectives which underly the design of these plans focus on three issues: creation of improved waterfront access, increase of recrea- tion/open space opportunity and improvement of the business conditions and opportunities in this area. These issues were implied in the listing of goals and objectives in Work Product 1 and are listed below: o Increase the level of amenity along the waterfront. o Identify development/redevelopment opportunities for public properties. o Identify specific improvements for recreation and open space. o Create a strategy and system to implement the plan recommendations. Some of the items which play a part in achieving the goals above include: o Design pedestrian improveme hts to allow better access to the waterfront from Front Street. o Identify improvements to preserve and enhance the historic character of Keyport. 2 o Identify landscape treatment to enh area. o Present a design for the waterfront which creates a more attractive set pedestrians and bicyclists. o Suggest specific improvements which the business on Front Street to tak of the views and proximity to the o Suggest improvements to the streets parking and circulation. This report was prepared under contract with New Jersey Department of Environmental Protection, Division of Coastal Resources, B of Coastal Planning and Develoment with the financial assistance of the U.S. Department Commerce, National Oceanic and Atmospheric Administratoin, Office of ocean and Coastal Resource Management, under the provisions of Section 306 of the Federal Coastal Zone Management Act, P.L. 92-583, as amended. 4 SECTION ONE REVIEW OF WATERFRONT DESIGN A Subsection A This section of the report provides backgroun for the final plan. It reviews the logic and cess which led to the selection of the variod elements and overall structure of the Final P ition The initial analysis and design inve�tiga . yielded three overall plans. Within those pl were three sub areas which were.independent design issues. Those sub areas were discusse with the.Steering Committee as independent va ables and the three preferred solutions were incorporated into the final plan. Following the presentation of the sub areas a overall plans (A, B or C) to the Steering Co tee, there was a strong preference for the th alternative. The consultants refined that al native and presented two variations (D and E) The following text and illustrations present various aspects of the designs. This section has three parts: The Waterfront Alternative Sub Area Plans, overall Plans, ar Downtown Improvements. SUB AREA PLANS The waterfront area contains several distinct sub areas, which may be examined separately because they are virtually unique or self-contained. The remainder of*the waterfront area, extending from the Luppatatong Creek to the eastern limit of the First Street Park is heavily influenced by the traf- fic on and the alignment of American Legion Drive. The overall waterfront plan alternatives are based on the way traffic isaccommodated. The three sub-areas examined separately are: � Firemen's Park � Front Street Park � First Street Boat Launch Facility These three areas have special features or require- ments which are easily addressed independent of the overall plan. They may or may not be appropriate. to the overall waterfront plan alternatives. Each has been used in one of the overall plan illustra- tions to demonstrate how they fit within the larger context. Front Firemen's Park FIGURE 1 Sub-Area 6 Fireman's Park This is the area bounded by American Drive, Front Street, the Cottage Inn and the primarily a large parking lot with a scaped plot, which honors the firemen This area has a problem with tidal fl its northern edge. Monthly high tide innundate at least a third of the par making the parking lot a hazard. The drains allow salt water to back-up an parking lot. When high tides and sto coincide, waves can wash over the bul the flood worse. The three design opt have been examined for this sub area o Fill the parking lot, raise,the bu repave to eliminate the flooding p FIGURE 2Fireman's Park Site o Replace the parking area which flo pedestrian plaza/park area. o Allow development above the proble fill Each option is described below and is ry of pros and cons. a summa Option l'- Raise.the Parking Lot This option seeks to maintain the of parking as its pri mary objecti plish this design, fill material brought into the area, a new bulk to be installed, drainage structu be modified and the area-,will nee To accomplish this solution, an e ysis is rcommended to investigate for fully rebuilding the present "on one alternative to reconstructing the FIGURE 3 Fireman's Park opti head would be construction of a new low bulkhead or retaining wall inland of the present bulkhead. The area between new and old bulkheads could be used as a pedestrian walk when not flooded. Pros Cons o no loss of parking o parking doesnot en- o periodic tidal flood- hance the waterfront ing is solved edge o new bulkhead is cost- ly o rebuilding thepark- inq lot is costly Option 2 - Remove Parking, to Create a Park IL This option proposes to create a park. in place of the parking. The small landscaped area on Front Street honoring firemen could be paved to provide some additional parking to replace the spaces lost and the park at the waterfront could become the firemen's memorial. Because of the frequent saltwater flooding, the park area would be diffi- cult to landscape (although careful plant selec- tion could permit some landscaping). Without a reconstructed bulkhead or filling, the park would continue to flood and the water could occasional- W ly extend into the parking lot which remains. Pros Cons FIGURE 4 Firem 0 no major reconstruc- o reduces the amount of tion is necessary parking o provides a higher o creates a park with visibility location for flooding problems the firemen memorial o the park will proba- o locates open space on bly not be a "green the waterfront space" o eliminates most of the Iparking lot flooding 8 Option 3 - Allow Development of th This option is perhaps the most am 40@ approach. Rather than trying to so lo /00 ing problem, the parcel could be s to a developer as a waterfront bui The building would necessarily nee ted out of the floodplain for the at the same time justify the publi investment by increasing usage of present time, the Cottage Inn is t ficiary of the public parking. De this site would attract people to create activity there, and while t of the location, provide income to through sale or lease of the parce Pros Cons .FIGURE 5 Fireman's Park Option Three o reduces the area of o redu floodable parking . of p o increases activity on 0 comp the waterfront Inn o increases the use of public parking o allows Borough to sell or lease land for income o brings new business to town Front Street Park This sub area is the only location available to make a significant direct connection from the Front Street business district to the waterfront. The area is 63 feet wide with a small underuti- lized park adjacent to Front Street. The park has poor access and the overgrown plantings par- tially obscure the waterfront from Front Street. There is also a long ramp on the eastern edge of this park which provides pedestrian access between the waterfront and the Front Street side- walk. All the design options for Front Street Park main- tain the pedestrian access between the waterfront and Front Street and all maintain a landscaped area on Front Street. The three options are: "0 o Reconstruct the park as a landscaped connection between Front Street and the waterfront. FIGURE 6 First o Develop the property as a commercial arcade to the waterfront. 0 Completely enclose the connection to the waterfront as a market building. Option 1 - Reconstruct as a Park This option seeks to exploit the opportunity of a landscaped park in downtown. Part of the benefit of creating a new park would be the opportunity for businesses on either side of the park to have direct access to it* This option would maintain a strong visual connection to the waterfront from Front Street. FIGURE 7 First 10 Pros Cons � lowest cost o is o creates a "green ge space" b pa � improves the visual te connection and pedes- trian experience � offers amenity to the neighboring buildings Option 2 - Commercial Arcade This option provides a pedestria through a commercial arcade. Th to a shallow landscaped area on the remainder of the property is shopping walkway with stores at ping down from Front Street to t parcel is 63 feet wide and could to 15 foot wide walkway with sho both sides. The parcels could b the Borough to private businesse Pros Cons o provides a lively new o re FIGURE 8 First Street P6rk Site Option Two shopping area o re o increases opportunity ne for small businesses o in .0 could generate revenue wi for Borough ne o brings shopping closer to waterfront o may be implemented in stages Option 3 - Building a Marketplac This solution assumes that a str connection will be maintained th ing between Front Street and the the three options, this would be the most diffi- cult to accomplish. Either a developer would have to undertake the project or the Borough would. This option proposes that a new building be constructed on the parcel with a small park on Front Street. The new building would be suitable for flea markets, space leasing to concessions, antique vendors, or sales. A building of this sort could also house public restro6ms and other support facilities for waterfront development. Pros Cons o could become a center o highly difficult to of activity implement o could attract shoppers o costly to downtown Keyport o would obscure visual FIGURE 9 First o would complement water- link to waterfront Optio front enhancement o could compete with o would allow some con- existing businesses trol for public faci- lities incorporated in the building o could increase develop- ment opportunity on the waterfront side of Front Street lots 12 First Street Park A plan exists to improve First Street Park. plan calls for widening and improvement of t boat launch ramp. It identifies an area for ing, landscape and paving. The bait and tac shop is undisturbed in the plan and the rema 0 0) of the First Street Park is left unchanged. CL of the access to the boat launch area is at foot of Broad Street. (n Frst treet We have proposed two additional plan options which make changes to the circulation'and pa -:3 ing, but not the ramp itself. This creates total of three designs for the boat launch a FIGURE 10 Front street Park site park and bait/ tackle store. The three opt are: o Present plan o First Stre*et access o Loop access Option 1 The Present Plan As discussed above, the present p vehicles and boat trailers to ent boat launch area from the foot of allowance for additional parking .0/ the trailer maneuvering area lies ing area and the entry/exit. All spaces require that drivers back- in order to leave the parking spa FIGURE 11 Front Street Park site option one Pros Cons o the plan is complete o Broad Street traffic o it is very compact could become conges- o bait and tackle store ted is left intact o parking and maneuver- ing trailers is dif- ficult o no queueing potential o no improvement to park area Option 2 - First Street Access This design proposes to bring traffic to the ramp from First Street. It relieves street congestion by allowing internal queuing and eliminates on- street trailer maneuvers to use the ramp. The design shows the park area consolidated to the east. An overflow area (dotted) is suggested to allow additional vehicles to be parked on-site if demand is high. Pros Cons � better circulation o larger area � less constrained o relocation of shop is parking area costly � easier maneuvering o parking is close to for parking residential area � multiple access o park area is reduced � park is on waterfront FIGURE 12 Fron � off street queuing is possible 14 Option 3 Loop Access This option combines features fro first two designs. Access to the vided at both Broad and First Str suggests a diagonal parking arran allows trailers to pull through o circle around to the.ramp. The d relocation of the bait/tackle sho ent to the ramp. While relocatio not necessary to this design, it location would permit better cont C and more flexibility in locating Pros Cons 'H o better circulation o lar f--T o less constrained o rel parking area Cos o easier maneuvering o par FI GURE 13 Front street Park Site option Three for parking res o multiple access o par o park is on waterfront o off street queuing is possible WATERFRONT PLAN ALTERNATIVES The'waterfront plans which are proposed assume that the sewage treatment plant is removed and that the area is made available for public use. Each alternative attempts to create a major pedes- trian connection to downtown through Front Street Park and a secondary connection to the waterfrot area using the alley between 11 and 13 Front Street. Development on the waterfront side of Front Street lots is assumed to be permitted and is especially desirable under at least one water- front alternative. Subdivision of those lots are also assumed to be possible when expansion of the existing business is unreasonable. Each alternative provides parking for-shoppers and for the-recreation activities, a variety of open space proposals and an area to hold con- certs. Public waterfront access for walking and fishing is important to all three proposed alter- nativeis@. The detailed development of these alter- natives is not necessary to select the overall organization of a preferred solution. 16 Waterfront Plan Alternative A The first overall plan alternative assumes th American Legion Drive is not substantially ch Three variations on this concept were investi o No change to the roadway. o On-street parking is eliminated to widen t pedestrian walkway. o One traffic lane is eliminated, the area reconstructed as a wider waterfront walkwa The first variation which assumes G:51 American Legion Drive leaves no op widen the existing waterfront walk create a boardwalk on the bay side head. In order to create an adequ this variation sugges pedestrians, walk be constructed outboard of'th head. This solution would be expe maintenance and be subject to stor FIGURE 14 AlternativeA Variation I would, however, provide the opport enhanced pedestrian promenade alon afford a place for boats to tie up expanded fishing area. The Boroug required to purchase additional-ri in order to execute this solution other costs. The second variation would elimina street parking spaces which now ex creating additional width for the way. Traffic in both directions w tained. This variation permits a wider wal water's edge for two thirds of its variation allows for landscape mat F IGURE 15 AlternativeA Variation 2 introduced and also provides a bet to introduce fixturesI and furnishings. The rema ining third of the walkway length is the por- tion of the walkway which is the narrowest. Little improvement of this problem is accom- plished with this solution. The third variation and the one which is recom- mended, proposes closing one lane of traffic, using that area to expand the width of the pedes- trian walk. we investigated closing either the eastbound lane or the westbound lane. The selec- tion of preserving the eastbound lane was based upon the assumption that most westbound through traffic probably originates from First Street@ and that if a westbound lane were maintained, most of that traffic would continue to pass through the waterfront area. Conversely, eastbound traffic is faced with the choice of traveling directly through downtown or, turning left to American Legion Drive to bypass the downtown. This effec- tively reduces the number of cars traveling through the waterfront by more than half. Addi- tionally, the Garden State Parkway connections to FIGURE 16 Alte Keyport are to the west. Boat trailer traffic can be expected to arrive from that direction when the boat ramp is constructed. The eastbound circulation was selected to avoid boats and trail- ers coming through downtown. This variation also seems most successful in increasing the waterfront pedestrian walkway. The traffic is at least reduced by half and the critical sidewalk width on the eastern third of the waterfront is dramatically-increased. 18 NEW WELOPMID14T r-,Ae-IWP TIM WAT61ZHEOMr. ro4TrljXT IM0 W L-AWF, PXL OF luer-IN& 5rr-,V" i ll@ WwtjTOWN 4 VAT5px.LoNr AM LIS AWN& Tft WA'TZZS SX19 0148 LAWD WSZZAN Lemolmi VAT14 014 STVZFT. rAgXwco. OFP40P-T PSPC4r0lAM ACCESS FWM OWNTOWN TO WAIEPIONT iuvov&H NAP-Vcw At@LZY umr@p WIT14 vpms )Aol-vl N FIGURE 17 WATERFRONT ILL Waterfront Plan Alternative B The underlying assumption of this alternative is that to remedy the narrow pedestrian walkway and discontinuous traffic circulation at American Legion Drive, a modification is necessary. The revised alignment is shown as a projection'to the west of First Street. Two variations were consi- dered in this alternative and both assumed that two way traffic would be maintained. The varia- tions were only subtly different: � The first variation provides a straight connection roughly paralleling Front Street. � The second variation extends the First Street alignment to the waterfront creating a curved road. The first variation with the new alignment of American Legion Drive roughly paralleling Front Street abandons more than half of the old street. This solution brings the new alignment closer to the north side of Front Street lots which could enhance the commercial potential of these proper- ties. The land on the waterfront is a narrow tri- angular parcel which is totally dedicated to pub- lic open space and recreation. The triangular shape, however, is not desirable from an open space standpoint if an objective is to allow crowds to gather for a band concert. A more cir- cular or semi-circular space would be more desir- able. FIGURE 18 Alte 20 OV=iNt WITH DEMO- NG MY ADM& r. g@AymzoHT- PARIc- wrrti JNAHPWELL .4 PARKJN(o WT'tP ft" OPUTH rFS WATFRFUNT. mew P=fp 4 Mt4r 6faeeT. 4. - NEW COMMUCIAL PEAL HT i NHINP VUES 09 FRONTST. "W mr- wini c4Fr:'# Z A IMPON H NNA= ALLC--f OF STove5. FIGURE 19 WATERFRONT ILLU The second variation and the recommended varia- tion employs an alignment which, while connecting to First Street, preserves a longer section of American Legion Drive than the first variation. This design provides a larger inland parcel for parking at the northern.end of the waterfront area. Access to the parking is equally well served by both pedestrian walkways from Front Street. The open space at the waterfront, while reduced from the previous variation, affords a comparable assembly area at the northern end of the bulkhead for band concerts. Both of these variations allow for an improvement of the waterfront walkway along the eastern third of its length. This circulation plan eliminates conflict with boat trailer traffic at the foot of FIGURE 20 Alte Broad Street. 22 Waterfront Plan Alternative C this alternative examines the variations offe by eliminating American Legion Drive as a maj through street. The first variation proposes independent parking lots on the waterfront. second variation proposes a linear parking lo and variation three proposes a curvalinear dr with parking lots feeding into it. The first variation proposes two 1 lots located behind Front Street n front. The eastern parking lot ga Broad Street at the waterfront and from the American Legion Drive con Street. This solution allows for space at the center of the waterfr These dead-end parking lots do lit to increase the benefit to the cen area--especially the western lot. through Front Street is increased of through access along the waterf FIGURE 21 Alternative Cvariation 1 Variation two improves the possibi ing lot usage in support of the do vides additional flexibility by cr 'parking lot. The problem with thi that of congestion. Through traff Front Street and the waterfront is the downtown by a parking lot. Th to create an attractive connection two areas. FIGURE 22 Alternative Cvariation 2 The third, and mostsuccessful variation employs a curved road along the waterfront side of the parking lots permitting leisurely through traffic and provides access to both parking lots. This solution would permit limited on-street parking to serve waterfront park users and would create a generous linear waterfront park. Miss- ing, however, is the large central band concert open area. FIGURE 23 Altern 24 MAT LAW* 4 PAW-r4Wj raorof 0 p 8,y -sr*,OIL NE-w peVsLOFMVT FAC04r- THE WAteRPRONT pla % OYM wo LARGO PML OF OARKIN(Olro S09CM WAISOPONT6 IIR rKoNT -quesir A(MVITIC-9- eANPOATLL A140 CON=T'k AfteA W 0AIF90mT. dw PPDMSt4APl 4 LAf4QXAffij,*, -.il,@@ .. 'A VAIZV ON WATWwr4l. t ;- . I, I ;.. I ell rf-, dr PEDESTR 6AN Acce% THROLGH lZr- ro wgap-vgww NEW C ,MWIAL V&SLOPAIC i ;TeEr:T PA'zr-. FIGURE 24 WATERFRONT ILLL Waterfront Plan Alternatives D and E Each of the three preceeding overall plan alterna- tives and each of the sub area alternatives were discussed at length with the Steering Committee. The concensus of the committee was clear: Plan C was most attractive. It created a new useable park on the waterfront, the new road was more in keeping with a desirable waterfront experience, but the direct connection to First Street shown in Alternative B was a desired change. The sub area variations which were selected were: a filled and reconstructed parking lot at Firemen's Park, a linear development parcel at Front Street Park and the diagonal parking arrangement at First Street Park. Two new alternatives were designed based upon the committee's instructions and preferences. Alter- native D placed the parking between the new Ameri- can Legion Drive and the Front Street parcel. Alternative E put the parking on the waterfront side of American Legion Drive. The design con- cept of Alternative E was selected by the Borough as the more desirable variation. This alterna- tive serves as the basic design for the Water-, front Element of the Borough Master Plan. The Downtown Improvements which follow constitute the basis for the preliminary downtown element of the Master Plan. 26 Wl LAUNCH CAP-OW1 FAYPN& ArOA Tow WIVIAT"'I'm PAOr- LAM fm ep MgX#4 V MyegmwNT oTVecy AC114,00 - teal *T RerV WAT&OVoyp MWOW, WCA fW &Nr-,"9U- No TO "w ump PLAN E NW C.4WAW-Wt- POVELOPA04T gpFF fvcNT ffrWT FArr- PLAN D FIGURE 25 WATERFRONT ALTERNATIVES D & E ILLUSTRATIVE PLANS 27 Iwo-- t M WM R 28 Subse'ction B DOWNTOWN IMPROVEMENTS The downtown has a high degree of independen( from the waterfront alternatives. The recent waterfront improvements have yet to be exploi by downtown business interests. Hopefully, additional improvements to the waterfront, tl business district can profit by sympathetic coordinated change. The following illustrations evaluate the exiE buildings in the central business district. tions call attention to the lack of uniformi sign discipline, awning use, architectural enhancement and maintenance. The buildings Front Street are used to provide the illustr tion, but the remainder of commercial and ev( residential and institutional buildings in tf study area could benefit from a similar critj evaluation. W(P, VVILVIN& 10 'r@ v AIV_ (XNUq coopjf( a PAM C& 960;Nl@@ gMCi@, jP-ACAPF, IN FA& FAINfW INO" awpi-, too, 5@cp-?T VZ' C, vp WAT64- oil !tj -40* "AL=1piln@e-s El Lim Wt. I VI Hll';_:@' .57PI F=2' ANNIN& taws' p WT ,@4WcT5 9, or- AVVN]t@& 66tj w ITe. 2, S&J@, -(CON FV I M&) I , -@O?- ftaXNT TRe fpVj@@fd6j AWQ@' ,@WUOT5 Q E@Y-T6QM OUT -,00 FAF,. No f-FAZj1At-4 mr'-tj t, W WTR,* W Mr 6" 10* GWIVV w kr- TATF, CAxiVA,(o(0PMeTA4,) .5'k@ SWIL ro,,p VAU pp"Mf :IN VqINXW$r Azl fAfA To k RcAve 30. WINPOW POPIM0406'. 'VTPFEP AINNIO nod 10IIIIIIII BAKERY ON I OV:-:::-7 F,,^@Ne 91170 *=N @=OONNAP;'-rks South FIGURE 26 *Av4HING- 144AW@ IQ C-WP WHl- FAIN OA Mill, rlPfc,95 t,) '5TPfl@ -@;ACAP@@ IN WITO I WHITr, MAWNIMG-- WRIM AOM Tkv ci@4 : MAE =Fr 7@u - 'Ing -C-2 - ft-r. North FIGURE.27 The accompanying plan illustrates the design structure which can strengthen the existing down- town identity. A distinctly different condition exists in the block between Main and Broad on Front Street. ' That area as the symbolic center of Keyport should be treated differently than other areas. The gateway areas to downtown should clearly identify the points of arrival/de- parture. The sequence of passage from fringe to center should be enhanced by a system of land- scape and public improvements to the street and sidewalk area. DOWTOWN MPROVEMgNTS BUILD 7D STREET FRINGF_ 4CORE AREAS FtOW Fop ENCLOSURE QRGANIIIE STREET FURNISHINGS SrIN 09-OKAW-S ELvAIKATZ OVERMSAD WIRW-6 IVMA IF M115TEIZ PARKLIN& NTE TION h4jAJOR WATUF Aae%, WRE AREA 5PIE-4AL PAWN& 4FURNISHNGS 5Pr_CtAL LIGHTING '@ATI52FIZOHT ACCESS @ACAPF_ IMPROVEMENTS NFJ /SHA TREES FIGURE 28 Schematic Downtown Treatment Plan 32 The following annotated photographs, while cal ing out specific improvements to various buil( ings, are used to illustrate possible metho 'ds improving conditions in the downtown. The two basic approaches are: unify the buildings through common design elements--awnings and oi hangs, or create a very articulated architect condition where each building is improved wit the objective of making it individually attra( tive within its architectural period or style IWS'r @@.AWNN&15, TO Both treatments described above would profit A public environment improvements. Some of the improvements are fully within the control of borough while others require coordination wit HI(ONCOHT MTAIL- ON utilities and individual businesses. The fol _V400PY09-@_ I ing is a brief listing and discussion of vari public environment improvement items, which m be incorporated into the downtown component o this plan. NiTh 5HI4@ rM a NV 71 T 14 7 711 ARMY-NADY DANCER%' rd ANHN.0@@_ TO, )WZYAWA05@ Mr-D TA Y11 A V t;W ION ?..55PUQ@ 66125 OF AW H, Y 5 004./ Ntpwr Typical Recomm 33 o Overhead Wires - Electric, telephone and other miscellaneous wires use aerial installa- tions because of the low cost for installation and maintenance. The visual impact is unpleas- ant. In the study area we recommend the elimi- nation of aerial wire installation. This may need a concerted effort on the part of the Borough to accomplish, but the result would be a reduction of the visual chaos in downtown. 0 Lighting - The present lighting fixtures in downtown are standard "cobra head" street 1,ights. These do an adequate job of lighting FIGURE the area, but are a nondescript solution and, if they are attached to the power poles, may be subject to removal. New fixtures are pro- posed for downtown and the waterfront. The fixtures should emphasize the pedestrian envi-. ronment, be lower and more frequent in loca- tion. New fixtures can be installed to enhance almost any architectural style. Pub- lic Works personnel will probably want to have a voice in fixture selection to insure main- tainability and cost effectiveness. o Signs - many municipalities have legislated FIGUR sign ordinances. Keyport may profit from sigh controls for the central business district. The ordinance could govern, among other things, the maximum area for signs, restric- tions on projecting signs, maximum height of signs and design controls. Without regard to the neighboring buildings and businesses, improvements and signage of individual build- ings can detract from the overall image of the downtown. Based on the present disarray of signs in down- town, we recommend the drafting and adoption of a sign ordinance which, while allowing FIGUR adequate freedom of expression, imposes an overall discipline on signage. 34 o Sidewalks and Parkina - The tra tionship of store to street inc hierarchy of access and movemen of the street allows through mo cles, the sides of the street p ing and parking of vehicles, an is the exclusive domain of the Aarftan Bay Often the.sidewalks are shaded with awnings or porches to prot and any merchandise in front of towns have attempted to initiat malls by closing streets in sho to,enhance the pedestrian exper entirely removes the through tr cles but can, at the same time, ment of vitality and activity a exposure of businesses in the a motorists. Keyport has closed occasion to create a mall betwe Broad for special sales. This- to be successful and no.change in this regard. The Borough ca quality of material and furnish to signal the Borough's dedicat 14 ing the downtown area The downtown sidewalks need repair special character. Higher cost pa n- has been used where the overall qu FIGURE 33 Recommended Ar eas of Soecial Sidewalk and area is of concern. At one point, street Treatments, and Public Amenities boardwalk sidewalks. The boardwal maintenance item and was replaced durable materials, probably stone time, the sidewalks have been unif with concrete, a durable material low cost. If the Borough wishes t business*district, it should consi the sidewalks with brick, stone, u even with a more articulated concr This action could enhance the indi tural strengths of the buildings a tinctly different but unifying atm downtown. The present parking polic y allows free on-street parking through most of the downtown. A two hour limit is posted for these spaces. If unenforced, this parking policy can lead to long term parking on Front Street where the space is at a premium. The off-street public parking lots are an excellent solution to increasing the parking inventory for downtown. It takes the burden and responsibility for providing off-street parking away from the individual merchants, preserves the street fron- tage for stores and creates a clear organization of parking for shoppers. This practice of providing public lots should be maintained. o Plant Materials - The downtown and the water- front are essentially bare of public landscap- Rmd@ B.Y ing. There are barrels with flowers along Front Street and there are shrubs in Front Street Park in the business district and some trees in the First Street Park as noted in the inventory report. There are very few street 4 trees in the study area. The introduction of landscape materials should be complementary to the buildings, uses and the conditions which A will be encountered. The downtown shopping area may benefit from some additional land- scape materials but the strength of the build- ings and the unique demands for visibility by business may suggest that street trees should not be used. Residential areas, on the other FIGURE 34 Reco hand, benefit from the shade and privacy that Shade street trees provide. Waterfront Connection Opportunities There are three categories of connection between the downtown and the waterfront: o Street connections o Pedestrian/sidewalk connections 36 o Building internal connectio ns and There are now two points of entry for v 0 from the downtown to the waterfront: at end of American Legion Drive on Front S at the end of Broad Street. Two additi tunities for future connections exist a Street park and at the alley opposite F Street on Broad. The Front Street loca be very steep 'for a road and primarily reason is not considered further. The Broad Street is very narrow and is offs First Street. That access point is the considered adequate for vehicular traff Pedestrian connections include the Fron IGURE 35 vehicular Access Opportunities between Park and the alley on Broad Street note Downtown and The waterfront as well as the alley on Front Street at end which runs behind the properties fa Broad. Each of these locations offers pedestrian access routes which are show waterfront alternative illustrative pla will be explored in the final plan. Wh R.A- 13@y sewage treatment plant and Public Works @'o are removed, the two alleys will become important. All three of the access rou be given special design attention to ma appear attractive and safe for shoppers Access to the waterfront throug h indivi ings on Front Street should be.encourag buildings may, however, require substan fication to fully accommodate such a co There are few buildings or businesses w be expected to easily take advantage.of access at this time. During the prepar the selected alternative, we will ident E 36 Pedestrian Access Opportunities fic buildings which offer the mo 'st oppo FIGUR for waterfront access and properties wh locations for new construction on the w side. our preliminary evaluation indicates that the buildings west of Bay Drive do not seem to be as promising for waterfront side improvements as the buildings to the east. Many of the buildings to the west are built in columns facing the water- front. New development may be the most promising method of exploiting the commercial potential of the waterfront. The incentive to open up windows to the water will be increased when the sewage treat- ment plant is demolished. d) 0 V4 FIGURE 37 North Sides of Buildings Facing Front street as Seen from The Waterfront 38 SECTION TWO MASTER PLAN - WATERFRONT ELEM The boundary of the waterfront area is shown Figure 38. It includes all of the area boun by the Luppatatong Creek, Front Street, the ern limit of property on Front Street, and F Street to the eastern edge of First Streek P to Keyport Harbor. This area includes the e bay frontage which lies adjacent to the down area. This is the single most prominent ope space in Keyport and as planned will become even more important asset to the citizens of Borough. The Master Plan projects many changes in the waterfront area. The foremost change is the lignment of American Legion Drive to create parkland area adjacent to the waterfront bul head. It will also increase the development FIGURE 38 waterfront Area Boundary potential of vacant lots fronting on the wat front area in the rear of properties on Fron Street and Broad Street. In conjunction wit realignment are several component improvemen this area, they are: o Widening and improving the bulkh to become the "Harbor Promenade" o Reconstructing the portions of F parking lot to prevent periodic flooding. o Creation of public parking areas both the waterfront and downtown o Creation of "Harbor Park" with a assembly area. o Creation of a waterfront multi-p at the foot of Broad Street. o A boat launch area and picnic area at the First Street Park. o Pervasive landscape improvements and pedestrian walkways along the entire waterfront. The objective of these improvements is twofold: 1. Create a useful, attractive open space where the residents of Keyport and their neighbors can enjoy a variety of recreational activities. 2. Enhance the downtown by attracting visitors to the area, improving the image of Keyport and creating increased commercial potential for the properties fronting on the waterfront area. The purpose of constructing,the waterfront plan, a plan which looks to the full utilization of the waterfront area, is to permit interior decisions and improvements which will strategically build on the present conditions to achieve the plan. 40 Present Conditions The present conditions in the waterfront area shown in Figure 39. The area south of Americ Legion Drive between Broad Street and Fireman Park is undeveloped. The old sewage treatmen plant and public works facilities are an eyes and are to be demolished when-a new Public Wo building is constructed. The remainder of th area is used for parking and to a limited ext .as a loading area for stores on Front Street. American Legion Drive roughly follows the alignment*of the waterfront bulkhead leaving a narrow strip of paving as a waterfront walk The public fishing pier located at the wester end of the waterfront has a stairway and ramp cross over the bulkhead. That construction creates an obstruction in the walkway as will other.piers as they are constructed along the walkway. SEWAGE TREATMENT WATERFRONT WALK PLANT FISHING PARKING FIGURE 39 Location of Existing Us There is no commercial activity in the waterfront area with the exception of the Bait and Tackle shop at Broad Street and the Cottage Inn at the .Luppatatong Creek. The lack of commercial activity along the waterfront contributes to the sense,of desolation. The buildings on Broad Street north of the First Street intersection are not waterfront oriented commercial developments although'there are some commercial uses in that area. The zoning of the waterfront area-is GC (General Commercial) from Broad Street west and RC (Residential Zone C) to the east of Broad Street. The.Borough has no parkland zoning designation. Land use Plan Recommended land use changes focus on the need to better define the parkland and limit the extent of potential commercial development. Parking as a land use is planned to be introduced as a buffering element between the parkland and the traffic on American Legion Drive. At the same time, the parking area is given a highly visible location close to the present locations of pedestrian access between the downtown and the waterfront. some new commercial development in the waterfront area is planned to occur north of the new American Legion Drive intersection with Broad Street. The commercial frontage on Broad Street 42 is planned to be extended to the north by the ation of a large parcel of Borough owned land the waterfront to the west of the planned pla at the foot of Broad'Street. New expanded co cial development on private parcels is planne occur facing the parkland behind the parcels Broad Street. This element of the Master Pla recommends that Borough land behind the lots Broad Street be sold or leased as the market develops. The watefront element has parkland as its maj land use. This parkland includes three major features: 1) A waterfront walkway ("Harbor Pr which has several walkway connec downtown area, sitting areas and foot of the Front Street Park wa statue, fountain or other specia be placed at a future time. 2) A landscaped area for public rec assembly. A bandstand is sugges to the walkway to create a focus park area and accommodate variou vities, including passive recrea "flea markets" but especially th music program. 3) The boat ramplaunch area at the end of the waterfront which is a implemented. The waterfront pla change from the present plan by provision for trailer parking, a easier circulation of trailer tr creating a picnic area. The pic suggested to include landscaping benches and playground equipment ted on the bay side of the park. The following public improvements are proposed for the waterfront area: Streets The Master Plan projects replacement of better than half of American Legion Drive in a new align- ment. The street presently needs to be recon- structed due to the problems of settling and heav- ing along most of the waterfront area. In con- junction with that need for reconstruction is the need to increase the utilization of open space on the waterfront. These facts are taken into account in the Master Plan. The street is planned to be reconstructed in a new alignment which preserves approximately the western-500 feet of the present alignment. The remainder is planned to become a gently curving road which intersects First Street slightly south of the pre- sent intersection of Frist and Broad where a right angle intersection can be accomplished with Broad Street. This intersection incorporates as part of the right-of-way west of Broad Street, the existing utilty easement and also minimizes the demolition of existing buildings required to create the intersection. The new alignment will require acquisition of a narrow tapered parcel from the block to the south of First Street at Broad. This acquisition should be expedited. These changes will not alter the basic vehicular circulation pattern in the Borough. It will make throughtraffic on American Legion Drive easier, but hopefully at a slower speed. Parking is planned to occur on both sides of the new American Legion Drive at various locations as shown in the Master Plan Waterfront Element .Illustrative Plan (Figure 40). The other street change proposed by the water- front element involves Broad Street north from 44 ,ad tree Drinking Fountain In Public Rest-room Area Location of Bandstand III Concert Area In Park 0 a Grass Planted Park Oval Special Paving of Stone & Grass/ Cobblestones In Parking Lot. Shade 'Itees In Islands Promenade Furnishings: 5' Benches Every 50' of Edge One Light Every 3W Special Paving Pattern In Plaza, with Special Feature on Axis 'tat of Vbtkway ell g at Shrubs, Ornamental 7toes & Ground Cover on Edge of Park Ilk AO- r lk, a y ne w I a, L'n )no Reconstructed Parking Area to Prevent Flooding '@N A) plar!% d.@n@ FIGURE 40 WATERFRONT AREA ILLL First Street. This section of Broad Street, following the reconstruction of American Legion Drive, will become a cul-de-sac. The end of the street may be treated as a large pedestrian plaza with special paving materials while still allowing vehicular turnaround. No other street changes are planned for the waterfront area. Parking The Waterfront Element proposes to reorganize the parking area to best serve both the downtown shop- pers as well as waterfront park users. The planned realignment of American Legion Drive will displace the present parking area. The existing unpaved parking areas lie south of the present drive and are not landscaped or substantially paved. On-street parking on American Legion .Drive is now limited to the northern side of the road from the sewage treatment plant to the post office. Parking also occurs in First Street Park adjacent to the foot of Broad Street. A small parking lot lies north of the Steamboat Museum. All the off-street parking will be relocated according to the Master Plan. A large landscaped paVed parking lot is planned in the central portion of the waterfront area. The parking will occur between the waterfront park and the new alignment of American Legion Drive. This parking lot is intended to provide parking for 100 to 150 cars. An additional,. smaller parking lot is planned south of American Legion Drive near the fishing pier. That park- ing-lot, to be heavily screened by landscape materials from the properties to the south, will accommodate 15 to 25 cars. It will be separated from American Legion Drive by a planted median strip. There will be several on-street parking areas along the length of American Legion Drive to augment the parking lot capacity. 46 Parking at the boat launch area in First Stre Park will accommodate approximately 30 cars a trailers in the paved area and an additional to 30 in the grass areas adjacent to the pave surfaces to the north and east. This parking may also be used for autbmobile parking depen on the need for trailer parking. During dayl hours in summer months, the parking lot would probably be primarily dedicated to boat trail but in the evenings and in the winter, the lo could accommodate 80 to 100 cars. The plaza planned at the foot of Broad Street be used as a parking area if demand is excess At other times, the plaza should be dedicated pedestrian uses. This issue will be better a sed at the time of full development of new co cial uses in the waterfront area. Pedestrian Circulation A continuous pedestrian walkway along the wat front is planned for the waterfront area. Th walkway is intended to provide a generous are for walking, bike riding, sitting, fishing an similar activities. The waterfront walkway w be directly accessible from the foot of Broad Street at the plaza at Fireman's Park and fro downtown via two walkways to Front Street. T western end of the walkway will follow Americ Legion Drive to Front Street along Fireman's Park. "Harbor Promenade", the waterfront walkwa- is yr primary pedestrian walk. Secondary walkways intersect it at various points. Detailed de locating the extent and placement of walkways will be part of a park plan which needs to be undertaken following the detailed redesign an engineering of American Legion Drive. The" il trative plan shows a suggestion for the syste walkways. A feature element is suggested at the intersec- tion of the secondary walkway from Front Street Park with the waterfront walkway. This area, as a centrally located point, may be reserved for an historic or culturally significant setpiece. That feature need not be included in the near future but an allowance for the detailed design for the park should accommodate such later addi- tions. The waterfront terminus of the walkway at Broad Street is planned to occur in a large public plaza. As noted in the preceding text, the plaza will permit automobiles to enter, stop to dis- charge and pick up passengers, and turn around. The plaza treatment is suggested to extend at least as far south as the entry to the boat ramp area and preferably as far as First Street. In the area of the plaza, sidewalks should be widened on Broad Street and curbing should be eli- minated at the open plaza area. Bollards are suggested to prevent vehicles from entering the walkway. Secondary walkways in the waterfront area are planned to provide new access to the rear of lots which now front on Broad Street and Front Street. The sidewalk/plaza area south of American Legion Drive is expected to become a landscaped plaza with connections to the Front Street business district at Front Street Park and to the alley to the west of Broad Street leading to.Fron-t Street. This paved,area will create'an attractive area for new commercial development. Public Facilities The largest public facility planned for the water- front area is the linear waterfront park. The second largest public facility will be the First Street Park boat ramp. As part of the park, a 48 band stand or pavilion is suggested. Along t walkway, seating areas are planned to occur a frequent intervals to allow enjoyment of the water view and for general relaxation. Ideally, public restrooms could be included i building on the development parcel north of t Steamboat Museum. By incorporating the restr in such a building, the necessity to heat the building in cold months could be reduced and overall cost would probably be reduced. Vand ism of a freestanding facility would probably greater than if incorporated in another build with an active use. Public restrooms, if con structed separately, should be located at the western end of the waterfront park near the b pavilion if not as part of the pavilion struc ture. The Waterfront Element Illustrative Plan show the present bait and tackle shop relocated to foot of Broad Street between the new ramp and plaza. This location is suggested to create better parking condition and to place the bui ing at a control point for the ramp. Public rooms could be located.in this building as an alternate location. An increase in demand for dock space is expec to occur as the boat ramp is completed and as watefront park is constructed. The construct of new docks is planned to occur in the area Borough owned riparian grants at the foot of Broad Street. The present boat docks and pie east of the fishing pier should be removed an relocated when American Legion Drive is recon structed. Public Im2rovement Program The existing program of planned improvement in the waterfront area needs to be addressed in a logical sequence in order to be cost effective and to properly prioritize the changes. Figure 41 shows the approximate extent of the various improvement parcels listed below. A - American Legion Drive reconstruction B - Broad Street reconstruction Cl, C2, C3, C4 and C5 - Pedestrian walkways Dl, D2 and D3 New development parcels Pl, P3 and P4 Park areas .P2, P5 and P6 Recreation and public facilities The most important feature is the American Legion Drive reconstructed in a new alignment. To accomplish this, several actions must be taken. 1. Acquire Lot 53, Block 21.01. 2. Acquire the necessary portions of Lots 1, 28 and 27 in Block 80 for realignment of First Street. 3. Concurrent with acquisition of property the new road should be engineered. 4. Relocate Public Works activities. 5. Demolish Public Works buildings and sewage treatment plant. 6. Reconstruct the drive. 50 P-6 E-1 B P-5 -4 E-2 3 C-1. @C-3 D-1 01-5. C-4 p- C-3 C-2 D-2 D-3 SUGGESTED WATER FIGURE 41 IMPROV Following the reconstruction of American Legion Drive, the remainder of the plan may be implemented. The following improvements are the next most important stages: D1 - The public parking lot of 100-150 cars on American Legion Drive shall be constructed to replace the parking displaced by the new street. .Initial' construction may employ gravel paving, to be upgraded later. C1 - The Keyport Harbor Promenade should be constructed to include at a minimum new paving and seating areas. At a later time, lighting, water fountains and additional furnishings may be provided. At this time relocation of any.boat piers to the area north of Broad Street should be acc6 lished. mp B - Reconstruct the foot of Broad Street as a pedestrian plaza. The above improvements will constitute the great- est expense in implementing the Waterfront Ele- ment Master Plan and should take the highest pri- ority. Some economy may be achieved, however, by limiting the amount of improvements to the most fundamental elements. Later, the improvements may be expanded or upgraded. As complementary improvements to the waterfront walkway, the following areas should be landscaped: P3 - Harbor Parki a large relatively level open area to be used for concerts and other public assembly and parkland. P4@- A smaller landscaped park with extensive plantings to create a special landscape feature area which complements the walkway and street views. 52 C3 and C4 - These pedestrian connections to Front Street downtown area should be constru in a sequence which complements the downtown improvements. As the use of the waterfront area increases, commercial development is anticipated to dev in Parcel El, E2 and south of American Legio Drive. The following improvements are plann be constructed as the demand arises: C5 - A shopping plaza on American Legion Dri between the walkways at C3 and C4. P6 - Public restrooms are planned to be introduced when the demand arises, preferabl part of a commercial development in Parcel E D2 - Additional off-street parking spaces ma be constructed as the Dl parking lot achieve consistent high utilization. Independent improvement parcels are listed b These improvements are not directly tied to sequence of improvements described above. P2 - Construction of the First Street Munici E-oat Ramp is already imminent. Redesign of parking area needs to be Undertaken immediat Relocation of the Bait and Tackle Shop may b analyzed as a separate longer term change. landscaping@of the perimeter would be approp along First Street. P1 - The waterfront beach/picnic area may be improved after the boat launch and parking improvements are completed. Beach and swimn activities are desired by some residents at location. Analysis needs to be made to cons the suitability of this park as a beach and determine the improvements necessary to cree stable beach. The alternative to a beach orien- ted park as proposed in this report is to empha- size picnic activities which would create comple- mentary activity to a predominantly passive water- front recreation park. P5 - A band shell, pavilion or gazebo is planned for the waterfront park. Reuse of the old sewage plant effluent tanks as a band shell has been proposed. A detailed park plan should investigate this possibility-although the result- ing cost of reuse may argue in favor of new con- struction which is fully tailored to meet the Borough's needs. D3 - Firemen's Park parking lot reconstruction may be addressed as a separate issue. Perhaps as the sewage treatment facility is demolished the debris may be used here as fill to raise the park- ing lot. Part of this project will be the recon- struction or new construction of the bulkhead. The reconstruction of the bulkhead will involve C2 and will complete the Harbor Promenade. Additional improvements should be made to the parks and walks as Borough resources permit. New Development Two development parcels are shown on the staging drawing (Figure 41). El is Borough owned land which is planned to be sold or leased to a devel- oper. E2 is privately owned property which is expected to be developed as a market for commer- cial activity expands in the waterfront area. The Mayor and Council of the Borough may enter- tain proposals from private parties to.develop the Borough owned parcel at the foot of Broad Street through lease or sale of the land. The Master Plan has identified this parcel as the appropriate location for publc restrooms for the 54 waterfront park. As a condition for the right lease',-purchase or develop this parcel, the developer shall be required to provide and mai tain such facilities. The facilities must be publicly accessible during designated hours as the Mayor and Council deem appropriate. The private new development is planned to be exclusively commercial uses. No off-street parking is required nor desired for developmer in development area El and E2. Detailed plans should soon be prepared for the following projects: 1. American Legion Drive relocation a reconstruction. 2. First Street Muncipal Boat Launch (revisions). 3. Keyport Harbor Prome nade (from-Fis to Broad Street). . 4. American Legion Drive parking lot 5. Harbor Park P3 landscape plan. Oil 56 SECTION THREE PRELIMINARY MASTER PLAN DOWNTO This se ction is a brief description of the Mas Plan downtown element. The portions which are addressed in most detail are those improvement which relate to waterfront development and access. The area designated by the Master Plan as the Keyport downtown includes all the property fro ing on Front Street*from American Legion Drive the west to Church Street on the east, all the property on the south side of First Street fro Broad to Church Street, and all the.property fronting on and between Main and Broad Street from Third Street north to the waterfront area shown in Figure 42. The core area is the one block of Front Street between Main and Broad. The intent of the downtown element of the Mast Plan is to preserve the-historic chracter of K port's commercial district and create a progra of public imrovements to encourage economic vi ity in this area.. The downtown and waterfront areas are intended to be improved in complemen tary ways to attract shoppers and visitors to these areas. New development in the downtown area is expected to maintain the present chara ter of the di'strict and to fulfill specific design requirements.' Land Use The present land uses in the area are varied. There are single family detached houses, multi family housing, stores, offices, restaurants, municipal facilities, parking lots and vacant perty. No substantial changes are proposed by the master plan. Infill of 'vacant property is expected to be primarily by commercial uses. 0 BrIck/ S nb Paving Seating 0 S 0 Special Ughting on Pedestrian Walkway Stepping Down to the Plaza. Now Development on %bst Side elowering Shr be & In Park Small Paved Area with Shade 'Does on Street Seating at Same Elevation Till Theatre Building as Front Street 40 ;A- A FIGURE 42 DOWNTOWN ELEMENT ILLUSTRATIVE PLAN 58, office development has been proposed for the block bounded by Broad, Front, Church and Firs Streets. office development would be appropri for that area and would create a desirable lan use transition to the adjacent residential dev opment. The present zoning under special circumstances allows high*rise residential development in th downtown area. High rise buildings would not in character with the downtown area. The prov sion for high rise buildings should be revoked for the downtown area. Streets No major street changes are recommended for th downtown area. First Street is planned to int sect with Broad Street slightly to the south o its present intersection. As part of the wate front element improvements, Figure 43 summariz street changes including the waterfront area changes. The present intersection of Church Street and First Street is not a right angle intersection Traffic engineering preference is to design in sections which occur at right angles, allowing good sight distances and increasing traffic safety. The Church/First Street intersection a minor improvement and the lot which would be affected by the reconstruction is now vacant. The only other street improvements planned in downtown area are relatively minor and are par of the sidewalk improvement program described later in this section. Btoad'Street Forms a Cul-de-s:c at the Waterltont with Ace a to Boat Launch Boat Launch Parking Lot for 30 Cat & Itailer Spaces First Street Is Realigned Large Parking Lot Serves Both to Intersect Broad Street Downtown & Waterfront Activities at Right Angles * Acts as Buffet Between Road & Waterfront Parke * 112 Parking Spaces (Including Overflow of 18 Spaces) American Legion Drive Is Realigned to Form a Winding Road,Connecting Directly with First Street N � Roadway Is Furthur Inland from the Bay, Avoiding Settling Problems � Provides Greater Visibility & 114 Development Patenital for Mterfront Oriented Parcels NN ec r( Behind Stores on F ant Street N A COO A k Parking Spaces- 120 C 9 126 a @w" FIGURE 43 Area-Wide Street and Parking Impro Parkinq Parking in the downtown area now occurs primarily in off-street parking lots and secondarily in on-street parallel parking spaces. Few off- street parking spaces occur adjacent to street rights-of-way. AS a result of these general con- ditions, there exists a strong commercial/shopp- 60 ing character to the downtown. The Downtown Element should develop in greater detail the liminary parking/sidewalk improvements which shown in the Illustrative Plan. To preserve the enclosure of the downtown str created by buildings, all new privately devel .off-street parking in the downtown shall be n closer than 60 feet from Broad or Front Stree This requirement is additionally expected to encourage new development to occur along.the street frontage to preserve the street enclos As part of the final downtown element of the Master Plan, a set of parking design guidelin should be drafted. The guidelines should add pedestrian and vehicular access to off-street parking and landscape requirements for large off-street parking areas. Downtown Element Components and Projects The condition of streets, sidewalks, public f nishings and fixtures in the downtown area ne -improvement, planting and landscaping.in the mercial district is,less important than the U ing and man-made environmental features. The downtown area, as an historic district and as recipient of special public investment, shoul governed by an ordinance which addresses desi controls. The design controls incorporated i the Downtown Element of the Master Plan, at a minimum, should address: o Historic building preservation, o Signs, o off-street parking and access, � Curb cuts, � New development design requirements for siting, height'and public access, � Public furnishings and lighting, � Landscape materials and applications, � Building facade design. Specific downtown public improvement projects identified for later elaboration include the pro- jects identified in Figure 44 which illustrates the preliminary location of public walkway and street/sidewalk improvements. The walkway pro- jects include: D-1 improvements to the walkway between the existing municipal parking lot and Front Street. D-2 Improvements to the walkway between Front Street Park and the waterfront area. D-3 improvements to the alley from Front Street to the waterfront. Street/sidewalk improvements are proposed at:. A Downtown core area sidewalk widening, elimination of overhead wiring, new lights and street furnishings. Bl, B2 and B3 Similar improvements to those in area A but less intensive. 62 B-3 E-3 D-3 D-2 E-2 IE-1 A P-1 D-1 E-4 C-1 B-1 FIGURE 44 Downt6wn ImlDrovement Parcels Cl, C2 and C3 Sidewalk and street f improvements as well planting are planned outside the central c district. Pi The park at Front Str complete reconstructi good pedestrian acces it an attractive and park space. N6q Development 0 portunities The planned realignment and reconstruction of American Legion Drive was purposely designed to create new development opportunity on the water- front side of the lots on the north side of Front Street between the theater and Broad Street. The historic development of Keyport's commercial buildings focused on the Front and Broad Street frontage. The waterfront side of the buildings have been neglected and it is unlikely that the back side of the buildings would be easily recon- structed to take advantage of the bay view and improvements on the waterfront. The internal lay- out of the buildings and large difference in ele- .vation reduces the cost effectiveness of convert- ing most buildings. With few exceptions, there is, howeverl ample lot area in the rear of these buildings to construct new buildings. The private new development opportunity is enhanced by new street frontage along American Legion Drive and with the planned walkway improve- ments between Front Street. The owners of lots on Front and Broad may be enticed to construct ,new shops or subdivide those lots which have ample vacant space. The@ new alignment of the drive provides excellent visibility for those areas and allow for fire, emergency and service acce.ss across the curb. Urban design controls would be appropriate for these sites as part of the downtown element of the Master Plan. The pri- mary use of this new development should be commer cial. Residential development is not encouraged. Front Street Park The Front Street Park preliminary plan indicates three components: the park at Front Street, the Walkway to the waterfront and an area for new development. The area for new development is Borough owned land and is potentially the catal- yst for new commercial development facing the 64 Harbor Park. This land may be sold or leased determined by the Mayor and Council. A stric control over the design of buildings in this would be appropriate to its importance as a p mary pedestrian connection between Front Stre and the waterfront. These design controls sh be included as part of the downtown element o the Master Plan. A detailed design needs to made for the public walkway and park. The wa. way needs to accommodate handicapped access a well as create a pleasing and useful public o space. Further refinement of this preliminary plan w 'produce a useful Downtown Element of the Mast Plan. Because the focus of this study was di ted toward Front Street, the refinement may expand to the remainder of the downtown area develop an expanded inventory of planned chan to strengthen and enrich the downtown as a sy bolic"and commercial center for the Borough. Linn SECTION FOUR SUGGESTED TREATMENT COST ESTIN This section of the Keyport Harbor Report ill trates the general treatments of the public z which have been identified for improvement. cost estimates are quoted from current consti tion industry publications. The costs are pi sented to begin to quantify the price of vari pr03ects. The figures are rough estimates ar should be recognized as such. More accurate estimates would-only be possible following tf development of more detailed design. The drawing in Figure 45 identifies the varic general treatment locations. Pages which fol illustrate suggestions for material and desiS the general treatment and identify a rough cc The suggested treatment options are shown in effort to expand the options which the reader be aware of in order to better understand thE richness of materials available. The general treatment categories are not exclusive. SOME paving treatments, for example,,may also be z priate for parking or plaza areas. The end c this section is a-cost estimate of various improvements identified in"the study. obvioL the materials and actua.1 design could change- ultimate costs decreasing as well as increE them. I ............... NEON som"moolo). fill F- -IS 0 W Pri Wa Do M *ooo HSid Sec P@iWa L -7143N 00000 10 FIGURE 45 SUGGESTED AREA TREATMENT 68 cost: $4.50 $8.50/SF FVO,6T"AZ-/ 6W16 f % fWk* A S7cNL- H Dc si Cost: '=4 7 LAC So Cost: WHAJIT 70 hade Tree 0 Cost: $1.75 $2.50 ea jI Parkland ,-Oil JIV@ I, lit Itv A-L- cost: .20 $5.00/SF fL 41 P Shoreline cost: $30/SY $200/LF 41P nll@ -A .71 Pla Cost: A few f'r-',f K 4STCNL" FMINCAIW 51-1 Owl I t M50 Pa PV-1 cost: VE T(W UNIT VMW-151 416KAVU@ aly-Mlv STONI@ er- ef, 72 Summary of Cost Estimates The following costs are estimates for the are identified in Figure 46. The estimates do no include costs for demolition, excavation, fil property acquisition unless specifically indicated. Costs have been rounded to the nearest $1,000. 2 10 16 V 19 13 KEY MAP TO COST ESTIMATE P Project Area 1 - American Legion Drive Paving (@ $4/SF) $141,000 Curbing (@ $5.50/LF) 16,000 Sidewalks (@ $2/SF) .27,000 Drainage 23,000 Lighting (15 @ $1500 ea.) 22,000 $229,000 Project Area 2 - Broad Street Paving (road and plaza) (@ $4.50/SF) 72,000 Curbs (@ $5.50/LF) 1,000 Bollards/furniture 10,000 Drainage 2,000 Lighting (12 @ $1500 ea.) 18,000 $103,000 Project Area 3 - Harbor Promenade Pavi ng (@ $6/SF) 98,000 Benches/furnishings 15,000 $113,000 Project Area 4 - Harbor Park Parking Lot Paving (cars) (@ $.70/SF) 40,000 Curbing (@ $5.50/LF) 8,000 Landscaping 10,000 Paving (pedestrian) (@ $2,.50/SF) 10,000 Lighting 6,000 $74,000 Project Area 5 - Harbor Park Concert Area Paving (@ $2/SF) 14,000 Landscaping 9,000 Band platform/shelter (@ $40/SF) 15,000 $38,000 Project Area 6 - Boat Launch Trailer Parking Crushed stone paving (@ $65/SF) $23,000 74 Project Area 7 - First Street Park Improvemer Shore stabilization (riprap) 27,000 Landscaping 11,000 Picnic and recreation equipment 101000 $48,000 Project Area 8 - First Street Parking Area Bu Landscaping $10,000 Project Area 9 - Special Landscaped Plaza Are Paving (@ $6.50/8F) $30,000 Project Area 10 - Special Walkway Plaza Paving (@ $5/SF) 3,000 Landscaping 5,000 Furnishings 5,00 $13,000 Project Area 11 - American Legion Drive Shopu Paving (@ $3.50/SF) 50,000 Landscaping 10,000 Furnishings 15,000 $75,000 Project.Area 12 Parking Area Paving (@ $.70/SF) 6,000 Curbing.(@ $5.50/LF)t 4,000 Landscaping 3,000 T13,000 Project Area 13 - Firemen's Park Parking Lot Fill and grade (@ $6/CY) 28 000 Paving (@ $.70/SF) 27,000 Curbing (@ $5.50/LF) 2,000 Bulkhead (@ $120/LF) 45,000 $102,000 Project Area 14 - Typical Business District Sidewalk Improvements Paving (@ $3/SF) 14,000 Curbs (@ $5.50/LF) 3,000 Lighting (@ 1,500) 12,000 -@-29,000 Project Area 15 - Core Area Business District Sidewalk Area Improvements Paving (@ $4.25/SF) 68,000 Curbs (@ $5.50/LF) 13,000 Lighting (43 @ $1500) 64,000 Drainage 10,000 Street furnishings 22,000 $177,000 Project Area 16 - Eastern Pedestrian Access to Waterfront Paving (@ $6/SF) 19,000 Lighting (15 @ $200) 3,000 $22,000 Project Area 17 - Improvements to Existing Downtown Parks for Pedestrian Alley Paving (@ $6/SF) 14,000 Lighting (10 @ $200) 2,000 $16,000 Project Area 18 - Front Street Walkway Paving (@ $6/SF) 12,000 Landscaping 2,000 Lighting (6 @ $1500) 9,000 $23,000 Proiect Area 20 West Front Street Pa@ving (@ $2/SF) 18,000 Trees (@ $200) 6,000 $24,000 76 DATE DUE GAYLORDINa. 2333 PRINTEO IN U.S.A. 3 6668 14106 8116