M E M O R A N D U M
TO: File
FROM: Cynthia A. May, Landscape Architect
DATE: January 24, 2002
RE: VTrans
Pittsford-Brandon NH 019-3(49)SC
CLD Reference No. 01-0370
SUBJECT: Brandon Green Meeting
Conceptual Landscape Plan
LOCATION: Brandon Town Hall
ATTENDEES: Michael Balch Town of Brandon, Town Manager
Scott Newman VTrans, Historic ResourcesPreservation Coordinator
Jason Stone CLD, Environmental Specialist
Cynthia May CLD, Landscape Architect
Nancy Leary Leary Design
Bruce Rounds Town of Brandon, Superintendent of Public Works
MEETING NOTES
The purpose of the meeting was to exchange information regarding design details of streetscape improvements in Brandon's historic village center. One of the desired outcomes of the meeting was to ensureobtain local input to guide that Brandon Green improvements toward reflecting the historic character of the community,and that including paving materials and street furniture. are consistent with that goal. The second goal was to enable the installation ofexplore the feasibility of a model for the Brandon Village streetscape as part of the Howe Scale Block redevelopment scheduled to commence construction this summer. Nancy Leary, designer of the Howe Scale Block renovations at 9 -27 Center Street, as well as a proposed park adjacent to the bridge, gave a tour and overview of both projects. Nancy had shared her plan of the Howe Scale Block with the Steering CommitteCommittee at its most recent meeting in January, and it was determinedappeared that both projects would could benefit through a collaboration among the designers.
Improvements at the Howe Scale Block include removal and replacement of most of the existing block of buildings with a new two story brick structure, based on a historic Brandon model. To accommodate the grade change across the facade of the building on Center Street, provisions for accessibility were incorporated into the design, permitting access from the street to both levels of the structure with a ramp alongside the north part of the building down to Center Street. This ramp is adjacent to Kennedy Park, which was created several years ago using Land and Water Conservation Funds, providing a passive recreation space. The ramp includes a 12' wide drive aisle to access parking in the back and a 3' wide sidewalk near the park side. Bruce Rounds has suggested that this walk be redesigned to a 5' width and grade separated from the drive aisle, which would encroach 2' into the park. Because the park is a passive recreation space, the new walkway is viewed as compatible with the park. It was noted that any alterations to the park would need to be reviewed and approved through the Vermont Agency of Natural Resources, Division of Forests, Parks and Lands. Additionally, if any of the improvements at the park were to be funded with Transportation Enhancement (TE) funds, then a Section 4(f) review may be necessary, though it is likely that the improvements would be allowable under VTrans' programmatic agreement with the Federal Highway Administration.
The streetscape in front of the Howe Scale Block has the potential to be upgraded as part of the building renovation, and Nancy has included a detailed sidewalk/amenity design to tie the streetscape into the building. Nancy incorporated the proposed Route 7 geometry into the design. The group discussed the possibilities associated with constructing this segment of sidewalk as a model for the Village improvements. It was noted that because the block terminates at two street grade points, the transition between old and new should not cause a problem, and curb reveal would not exceed 9" at any point.
Nancy is assisting the Historic Preservation Commission with updating the Brandon Workbook from the 1986 version currently in place. The purpose of the Brandon Workbook is to provide a set of planning recommendations and design guidelines intended as a framework for development, economic revitalization, and maintenance that preserves the unique character of the Village. The workbook contains recommendations for street furniture, landscaping, signs, and other streetscape elements, some of which will be updated in the forthcoming revision. The group agreed that consistency in design elements throughout the Village was important, and to incorporate recommendations into the proposed Brandon Green plan, as well as the Howe Scale Block project. Since some of these elements are still under consideration, there are opportunities to provide input on benches, lighting, and other amenities.
The group discussed the paving plan proposed by Nancy, which included a 42" wide brick pattern adjacent to the granite curb and a 4' square offset pattern concrete sidewalk adjacent to the building. 42" wide tree wells are to be incorporated into the brick section (42" determined to be the widest area possible in this location). The offset concrete pattern allows for an interruption of a continuous line on the downhill gradient, although it may not be repeated in other sidewalk locations in the Village where grade is not an issue. Curbing was decided to be granite, because the historic marble curbing will not stand up to the impacts of modern machinery.
Sidewalk plans for the Upgrade project are still in the design stage, and the final selection of layout and materials will be made by the Steering Committee and VTrans. Revised plans will be presented to the Committee at the March 18th meeting. The base materials under the brick sidewalk need to be carefully considered to ensure that the integrity of the sidewalk is not compromised by snow removal equipment or freeze/thaw cycles, while permitting infiltration, as well as access to underground conduits for utility wiring and irrigation. The Committee also expressed that slip resistant surfaces be incorporated into the materials for sidewalks and crosswalks.
The type of trees to be used will be suggested by the landscape architect, based on research about recommended urban trees for Vermont. Bruce will send a list to Cynthia May, who has also compiled a list based on similar resources. Reuse of marble curbing as tree well edging has been discussed and recommended by Bruce to be at grade for best to facilitate maintenance. Tree grates will be investigated that have expandable interiors, if possible. Tree guards will be specified that are appropriate with the tree grates.
Root barriers and drainage pipes are recommended in the tree wells. Cynthia will send details to Nancy for her use..
After discussing a number of alternatives,the recommendation it was suggested that the proposed design consider was to reproducereproductions of the light poles with three fixtures on arm extensions for use along the streetscape on both sides of Center Street beginning at the bridge and in front of the shops to the Brandon Inn. The light poles currently located in Crescent Park will would be the model, and opportunities to reproduce them will be explored through contacting lighting companies that make period lights and by taking an actual pole, arm and fixture for a price quote. Cynthia will contact the companies, using a scaled drawing provided by Nancy. Scott Newman will investigate the reproduction by taking the light pieces to a manufacturer that he has worked with in the past. Single fixture poles will be used in the parks, and the outside street may use single or triple fixtures. Scale of the fixture is critical. The white pole light in front of the Brandon Inn will be repaired and replaced, as recommended in the plan, as near to the current location as possible. The light fixtures in all existing poles should be replaced with modern fixtures designed for maximum efficiency and minimal undesirable glare or light pollution. It may be possible to relocate two of the Crescent Park poles to the Howe Scale Block project.
The designers recommended that the bench shown in the original Brandon Workbook be replaced by wood and iron benches similar to the bench currently in Brandon Green. Cynthia provided a cut sheet from Dumor showing the proposed style for approval by the Historic Preservation Commission. An alternative bench style, stone or marble slab on stone or marble bases may be appropriate in some locations.
A decorative metal trash receptacle was presented and agreed as a good option to propose as part of the Upgrade Plan.
Scott reminded CLD that it is important to explore the potential to use post mounted signals in Brandon Village, and CLD will provide this analysis for review.
Nancy reported that the Chamber of Commerce tentatively approved agreed with the proposed relocation of the Chamber Information Kiosk to Center Street, between the bus stop and the Church. Nancy will assist in review of this location by the Chamber and the Church.
Irrigation lines for street trees in the Howe Scale Block will be connected to a service in the Howe Scale Block building. Nancy was going towill investigate the potential to include irrigation connections for all of the east side of Center Street and possibly around the corner to the Brandon Inn.
Nancy recommended that the Brandon Green Design Team consult with the owners of the Brandon Inn to coordinate proposed improvements to the Inn with the sidewalk improvements. The owners of the Brandon Inn should also be included in any discussion regarding crosswalk materials.
During the recent Steering Committee Meeting, it was noted that empty trucks make a great deal of noise as they pass over interruptions in pavement surface, such as the lateral cracks that have formed over the seams in the underlying concrete slab roadway. Stamped asphalt also had a high maintenance issue related to yearly painting requirements. Scott has field researched stamped concrete, which are integrally colored, so no repainting is required. The noise issue should be addressed with concerned business owners prior to a final determination of surface. Historic Brandon photos show a marble edged crosswalk with what appears to be a flush granite cobble surface.
Nancy provided a detail of marble bollards, which can be used to indicate crosswalks, provide protection for trees and pedestrians, and be could be adapted with an iron collar for bicycle racks. Cynthia will forward the bicycle rack detail to Nancy and propose it for the Upgrade Project.
Bruce reported that the existing poles in the roadway can be removed and the wiring relocated or buried as appropriate for approximately $50,000.00. This could be incorporated into the Upgrade project, if the Steering Committee and VTrans are in agreement, though the Town would still be responsible for contributing a portion of the costswould be 50%. It was agreed that burying the aerial utilities is desirable and would greatly improve the streetscape in the Village.
CAM:jm
Attachments