Site design for Silver Beach/ramp areas, St. Joseph, Michigan

[From the U.S. Government Printing Office, www.gpo.gov]

SITE DESIGN FOR

A A AS

St. Joseph, Michigan

Prepared by
FUNDING FOR THIS STUDY WAS SHARED BY THE Teska Associates, Inc.
CITY OF ST. JOSEPH AND THE NATIONAL OCEANIC
AND ATMOSPHERIC ADMINISTRATION, OFFICE OF
ASTAL RESOURCE MANAGEMENT AND THE
SB @XAL MANAGEMENT PROGRAM, July, 1986
485 F0NATURAL RESOURCES, DIVISION OF
-S2 @(-PROGRAMS
S58
1986
C]

INDEX
1. INTRODUCTION v or zlbraZy
if. SITE ANALYSIS

A. SURROUNDING LAND USE
B. ACCESS AND CIRCULATION

Ill. CONCEPT PLAN

IV. DESIGN ALTENATIVES #1 AND #2

A. BLUFF PARK IMPROVEMENTS
da B. VINE STREET RIGHT-OF-WAY
C. ARBORETUM TRAIL EXTENSION
@J D. BROAD STREET RIGHT-OF-WAY Bl (East of Lake Street)
E. MAIN BOARDWALK
F. PIER BOARDWALK
G. LAKE AND VINE STREETS IMPROVEMENTS
H. BROAD STREET RIGHT-OF-WAY B2 (West of Lake Street)
ALTERNATIVE #1 AND #2
1. PARKING LOT - DESIGN ALTERNATIVE #1 AND #2
J. DEVELOPMENT SITE - DESIGN ALTERNATIVE #1
K. RAILROAD STATION - DESIGN ALTERNATIVE #1 AND #2

m V. COST ES11MATE SUMMARY

FIGURES

FIGURE 1 - TAX INCREMENT FINANCE DISTRICT
FIGURE 2 - SITE ANALYSIS
FIGURE 3 - CONCEPT PLAN
FIGURE 4 - DESIGN ALTERNATIVE #1
FIGURE 5 - DESIGN ALTERNATIVE #2
FIGURE 6 - BROAD STREET RIGHT-OF-WAY ALTERNATIVE #1
FIGURE 7 - BROAD STREET RIGHT-OF-WAY ALTERNATIVE #2
FIGURE 8 - PARKING LOT ALTERNATIVE #1
FIGURE 9 - PARKING LOT ALTERNATIVE #2
FIGURE 10 - DEVELOPMENT SITE ALTERNATIVE #1
FIGURE 11 - DEVELOPMENT SITE ALTERNATIVE #2
FIGURE 12 - RAILROAD STATION PARK ALTERNATIVE #1
FIGURE 13 - RAILROAD STATION PARK ALTERNATIVE #2
FIGURE 14 - ILLUSTRATIVE DESIGN PLAN

APPENDIX

APPENDIX A EXCERPTS FROM SILVER BEACH/LION'S BEACH PARK
DEVELOPMENT STUDY

APPENDIX B COST DATA SUMMARY

INTRODUCTION

This study of the St. Joseph Lakefront Development Tax Increment Fi-
nancing and Development Plan (TIF) represents an extension of the work
previously completed October 1978 by Teska Associates, Inc. titled The
Silver Beach/Lion's Beach Park Develol2ment Study. For TIF District
Boundaries see Figure #1.

The overall effort was coordinated by the City of St. Joseph Community
Development Coordinator. Funding for the study was shared by the City
of St. Joseph and the State of Michigan.

The purpose of the current study was to apply the previous studies design
principles in the creation of design concepts for public improvements
within the TIF District based on current development and resultant land
use arrangements.

The work described in this memorandum and its accompanying illustrations
is intended to be a guide for critical public improvements that provide a
functional as well as aesthetic infrastructure for the revitalization of the
TIF District and Silver Beach area. A conscience exists in these recom-
mendations and includes sensitivity to preservation of the single family
neighborhood to the south of the District; protection of the natural
character of the bluff and of the historic railroad station; pedestrian ac-
cess and pathways that link areas within the TIF District to the Central
Business District, Arboretum, and public beach.

The last section of this memorandum deals with probable general construc-
tion costs for various improvements contained in the Design Concept Plan.
These costs are based on worst-case -situations and seldom give considera-
tion to existing facilities that may be adopted or preserved in lieu of total
construction of new facilities. As a result these costs may exceed the
actual value of the improvements if constructed today. Of course, factors
due to unforeseen conditions (including inflation), are difficult to predict
and are included in these costs in the form of a contingency.

This memorandum is not intended to answer technical questions related to
the actual implementation of these design concepts. Those answers must
be found in the next phase of the design process. In the next phase
trade-offs between desired facilities, their impact on the physical environ-
ment and their fiscal feasibility must be evaluated.

At this point in time this study should be used as a point of departure;
like a good friend offering suggestions for the future whose advice must
be weighed by the circumstances of the day the advise will be taken.

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T.I.F. DISTRICT BOUNDARIES
FRM T.I.F. DISTRICT STUDY ASJ
Sr. XX4WH . MICHIGAN

SITE ANALYSIS

The Site Analysis has examined existing conditions within and surrounding
the Silver Beach TIF District which will influence Design Plan recommen-
dations, The following are key components which Teska Associates, Inc.
recognize as having major impact on the Silver Beach TIF District. (Site
Analysis Plan see Figure #2)

A. SURROUNDING LAND USE

Central Business District

The St. Joseph Central Business District (CBD) east of the bluff is impor-
tant to the development of the TIF District and is connected at major
east-west streets. The Broad Street connection to the Bluff Stairs pro-
vides a natural pedestrian connection between the CBD, the Railroad
Station, and the lake front.

The Bluff.

The Bluff is a public open space providing an attractive recreational re-
m source for the public, the downtown and residents of the Silver Beach
area. The natural landscape creates an attractive buffer between the TIF
District and Central Business District.

The Railroad Station:

The historic quality of the Railroad Station make it a unique structure in
the TIF District, its horizontal lines and architectural character compli-
ment the entire bluff area, particularly when viewed from points west,
across the undeveloped Whirlpool site. The Railroad Station is an asset to
the TIF District and adds to the enjoyment of the TIF District users.

Waterfront Development

The Waterfront, condominium/marina, Development west of Vine Street and
north of Broad Street will limit public access to the St. Joseph River and
will obstruct some desired views from the bluff. Residents of this
development will utilize public improvements in the TIF District such as
boardwalks, and public beaches.

Leco Industries:

Leco development owns beach frontage north and south of the 99-foot
Broad Street right-of-way, along Lake Michigan. Presently this beach is
open to the public. If Leco were to deny public access, it would leave St.
Joseph with only 99-feet of public beach in the Silver Beach TIF District.

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SITE "LYSIS
LAKEFRONT T.I.F. DISTRICT STUDY
ST. JOSEPH, MICHIGAN

Single Family Homes:

The single family residential homes north of Broad Street between Lake
and Vine Streets provide a buffer between the high density Waterfront
Development and the open green space of the Whirlpool Site. This buffer
effect will be strengthened with added street trees and sodded parkways.

The Whirlpool Site:

The Whirlpool vacant field south of Broad Street north of Elm Street and
west of Lake Street is an important undeveloped plot of land within the
TIF District. As perhaps the last unplanned site in the TIF area there is
an opportunity to tailor the development plan, so that improvements can
accommodate important functions which currently occur spontaneously.
The preservation of these functions in this open green space will accom-
plish the following three objectives:

Provide a park setting as a'front yard'to the Railroad Station.

Provide a place for community oriented activities such as carnivals and
concerts.

M Provide overflow parking to alleviate seasonal parking demands.
A
Lake Shore/Beach Area:

The beach front is heavily used by bathers throughout the summer. The
beach adjacent to Lake Street is most heavily used which results in con-
gestion along Lake Street. This congestion is created by bathers driving
to the beach and people in cars "cruising" the beach area.

South Pier

The Pier is a favorite spot local people use for fishing, strolling and re-
laxing. Currently vehicular access is provided from Lake and Water
Streets with huge parking resources available on Waterfront Development
and Leco Industries property. Pedestrian access to South Pier crosses
Leco property from the west end of Broad Street.

B. ACCESS AND CIRCULAMON

Vehicular System

Primary Vehicular Access:

The primary vehicular entrance to the TIF District is where Vine
Street meets Water Street in the north east section of the dis-
trict. The majority of vehicular traffic will be entering the TIF
area from the Central Business District from State Street to
Water Street. Acting as the front door to the area care will be
given to creating an attractive Gateway entrance through the use
of special signage, lighting and landscape plantings.

Secondary Vehicular Access:

Park Street provides a connection between the downtown area to
Lake Street at the southern end of the TIF District via bridge
over the Chesapeake and Ohio Railroad tracks. Park Street pas-
ses through a single family residential neighborhood and is ele-
vated on a bridge until Uons Street.

Vehicular access occurs along Lake, Broad, Elm and Vine Streets
within the TIF District. During summer months a one-way traffic
system is employed to minimize traffic congestion. Northbound
traffic follows Lake Street to Elm Street to Vine/Water Street.
Southbound traffic follows Vine/Water Street to Elm Street and
to Uons Street with an option to continue west along Elm Street.
Broad Street will be the main access route for the Waterfront
Development and the future development of the Leco Industries
property and the Whirpool Site.

Pedestrian System

Primary Pedestrian System

Bluff Park

The top of the bluff adjacent to the CBD contains a formal
walkway parallel to Lake Blvd. This walk runs north from Broad
Street to the fountain and the seating overlook adjacent to the
amphitheater. A stairs and ramp connection down the bluff
exists between Ship Street (extended), and Water Street. This
provides a connection between the fountain, and the west end of
the Arboretum. This point west of the Arboretum is also the
point of vehicular access to the Waterfront Development.

On top of the Bluff at Broad Street a multi-purpose structure
exists which includes a scenic overlook platform, restroom facili-
ties, a stairway leading down the bluff, and is the access point
for a ramp leading southwest to the train Railroad Station.

Broad Street Right-of-Way

The Broad Street right-of-way terminates at the Railroad Station
where Broad Street intersects Vine Street. Sidewalks exist along
both sides of Broad Street and end somewhere west of Lake
Street. (due to drifting beach sand, walk locations west of Lake
Street are difficult to determine.)

There is an informal pedestrian path between the west end of
Broad Street and the South Pier which crosses Leco Industries
property. Similar pedestrian access is provided along Lake Street
north of Broad Street to the South Pier.

Presently there does not exist a pedestrian connection along Vine
Street between Broad Street and the Arboretum. A connection at
this location will become very important for residents of the
Waterfront Development and others enjoying the recreational
opportunities of this area.

Secondary Pedestrian System

A pedestrian walkway along Lake Street is important to connect
the parking resource along Lake Street, in the south end of the
TIF District, with the Concession Building and the public beach
access at Broad Street. Lake and Elm Streets will be connected
to sidewalks in the residential neighborhood.

Unique Features

Bluff Park

The bluff provides vast panoramic views of Lake Michigan and
the St. Joseph River. Views to the water, the city marina, and
the railroad bridge are attractive amenities for park users.

Special Features

Special features such as the Maids of the Mist fountain and the
amphitheater further enhance the use and enjoyment of the bluff
area.

Presently Lake Blvd. comes within 5-feet of the fountain. The
curb, for a stretch of twenty-feet north and south of the foun-
tain, should be punched outward into Lake Blvd. to create a 10-
foot sodded parkway that provides more room for pedestrians at
the fountain.

Arboretum

The existing Arboretum is an attractive complement to the bluff
and Bluff Park, providing expansive open green space and walk-
ways along the St. Joseph River.

CONCEPT PLAN

In the development of the design Concept Plan an inventory and analysis
process was undertaken as precedent to the actual design improvements.
The inventory and analysis included updates of the land use arrangement
proposed in the October '78 Teska Associates, Inc. (TAI) development study
as well as consideration of contiguous areas outside of the TIF district.

The land use arrangement plan incorporated in this study includes the new
Horan Waterfront Development located on the South Haven Redi-Mix site
as well as landuse principles for access, circulation, and land development
described in the 1978 TAI report.

Other aspects of the site analysis work include the identification of major
considerations such as: views, access points, open space, and major pedes-
trian linkages. These and other items identified are illustrated on the
appropriately labeled figures included in this memo. (See Figure 3)

Key principles from the October 1978 Silver Beach and Lion's Beach Qe-
velooment Study were applied to the design development process for TIF
district improvements. Although a major excerpt from this study is incor-
porated in the appendix to this memo, the following key principles were
M fundamental components to this study:

Design

1. Blufflop views of Lake Michigan, the St. Joseph River,
and the development areas should be protected and
enhanced, special consideration should be given to roof-
top design.

3. The natural landscape environment should be enhanced
wherever possible; e.g., along the beach and bluff areas,
and floral accents should be introduced elsewhere to
provide seasional color.

4. The design of public improvements, such as street pave-
ments, walkways, lighting fixtures, and signage should
be coordinated throughout the entire area, with compa-
tible variations permitted in unique situations.

6. The visual and physical impact of the existing railroad
should be minimized through sensitive design.

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CONCEPT PLAN AJ36 0-
LAKEFRONT T.I.F. DISTRICT STUDY
ST. JOSEPH, MICHIGAN

Access. Circulation and Parking

1. Convenient and safe pedestrian access to and circulation
throughout the area is essential, including pedestrian
pathways available to the public along the river front
and lake front.

2. Vehicular access should be as direct as possible, con-
sidering the physical constraints of topography and
existing street systems, and access to different func-
tional areas should be separated to the extent feasible.

I Vehicular circulation within the area should be
discouraged.

5. Non-residential traffic should be strongly discouraged
from utilizing minor residential streets.

De2Lqn

1. The architectural design of all structures should be har-
monious with the nautical theme of the area, the topo-
0 graphy, and the scale of the existing residences south
of Elm Street and existing residences on the north side
of the fiver.

2. Views from the bluff top should be preserved and en-
hanced, including the distant view of the harbor en-
trance through the existing bandshell, the near view of
the river front from Pleasant Place, and the expansive
near and distant views. of the Silver Beach area and
Lake Michigan from Broad Street.

A 5. The beach area should be designed to incorporate a
natural landscape environment to the extent feasible,
including small dunes and related vegetation.

6. The bluff area should be designed as an arboretum of
naturalistic vegetative cover appropriate to steep slopes,
and should incorporate sitting areas and overlooks along
its several pathways.

7. The direct pedestrian connection at Broad Street should
be retained, but should be redesigned and reconstructed.

10. All parking lots should be landscaped to minimize the
negative visual impact of pavement and vehicles.

Access, Circulation and Parking

4. Internal vehicular circulation within the Silver Beach
area should be discouraged, and non-residential traffic
should be restricted from using minor residential streets.

6. Pedestrian movement should take precedence over ve-
hicular movement throughout the area.

7. A pedestrian walkway available to the public should be
located along the fiverfront and marina connecting the
existing riverfront park and the south harbor pier.

9. A series of direct and indirect pedestrian pathways
should be integrated with the bluff to provide
convenient connections between the area and downtown,
specifically Broad Street.

In effect the preceeding points represent the guidelines, or design con-
science for the design concepts presented in this study.

A number of related, yet quite diverse, elements comprise the Design
IN Concept Plan. For example, the peclestrianway system links the central
business district to the TIF District as well as provides numerous recrea-
tional opportunities from the South Pier to the Arboretum. This system is
composed of a number of materials including granular slag paths; elevated
wooden boardwalks, brick paved seating areas and wooden overlook plat-
forms.

Landscaping is similarly diverse. Planting recommendations range from
formal street plantings in parkways -along Broad Street, to the use of
natural, indigenous plant materials in the bluff to provide soil stabilization
as well as year-round floral beauty.

A detailed discussion of the design features is provided in the following
section and includes a breakout of eleven (11) different geographic com-
ponents. Additionally, two alternatives are presented for improvement
options pertinent to the Broad Street beach area, the Whirlpool property
and the Vine/Water Street link to Elm and Lake Streets. In conjunction
with the design concepts, a cost summary for each of these eleven (11)
component areas follows in the last section of this memorandum.

The design concept alternatives and more detailed illustrations of key
design improvements for areas such as the bluff area and streetscape im-
provements are included in Design Plan Alternatives #1 and #2 which have
been incorporated into this memorandum.

IV. DESIGN ALTERNATIVES #1 AND #2

For the sake of discussion the Silver Beach TIF District has been divided
into eleven geographic areas (See Figure 4 & 5). Areas 1-7 remain un-
changed in Design Plan Alternatives #1 and #2. Areas 8-11 Contain
design alternatives and are explained in this memo and shown on Design
Plan Alternatives #1 and #2. The eleven geographic areas are identified as
follows:

1. BLUFF PARK IMPROVEMENTS
2. VINE STREET RIGHT-OF-WAY
3. ARBORETUM TRAIL EXTENTION
4. BROAD STREET RIGFIT-OF-WAY 131 (east of Lake Strieet)
5. MAIN BOARDWALK
6. PIER BOARDWALK
7. LAKE AND VINE STREET IMPROVEMENTS

ALTERNATIVES #1 AND #

8. BROAD STREET RIGHT-OF-WAY (Parking west of Lake Sftet)
9. PARKING LOT
10. DEVELOPMENT SHE
11. RAILROAD STATION PARK

A. BLUFF PARK IMPROVEMENTS

Goal:

Provide pedestrian connections between the St. Joseph Central Business
District (CBD) and the Silver Beach TIF District while maintaining and
enhancing an aesthetically pleasing green space in an environmentally
sound manner.

Conceptual Components:

Overlooks:

Overlooks will be provided for pedestrians to enjoy panoramic
views of Lake Michigan and the St. Joseph River, from various
locations along the bluff. The overlooks will be constructed out
of wood so that they may be elevated to provide the best pos-
sible views.

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Bluff Park Improvements
2
Vine Street Rlght@of-Way
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3. Arboretum Trail E)ctenslon
4. Broad Street Right-of-Way BI
S. 'Main Boardwalk
4@ 6. Pier Boardwalk
7. Lake and Vine Street Improvements
-of-Way B2
S. Broad Street Right
FIGURE 4 9. Parking Lot
10. Development Site
11. Railroad Station Park
DESIGN ALTERNATRIE*1
LMEFRM T.I.F. DISTRICT STUDY A211W
ST. JOSWH. MICHMN

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I. Bluff Park Improvements
2. Vine Street Right-of-Way
3. Arboretum Trail E)denslon
4. Broad Street Right-of-Way B1
S. Main Boardwalk
S. Pier Boardwalk
7. Lake and Vine Street Improvements
S. Broad Street Right-of-Way B2
9. Parking Lot
FIGURE 5 10. Development Site
11. Railroad Station Park
DESIGN ALTERNATIVE# 2
LAKEFRONT T.I.F. DISTRICT STUDY
ST. JOSEPH .
MICHIGAN

Ramp Walkway:

The ramp system will be constructed out of two basic materials;
granular slag and wood. Slag pathways will maintain design con-
tinuity with the adjacent Arboretum and the proposed Arboretum
Trail Extension slag pathways. Wood will enable a boardwalk
system to be elevated and continue the ramp from the slag path-
way to the elevated wooden overlooks.

The walkway will be serpentine in form, not only to add visual
interest, but to allow for ecologically sensitive treatments of the
bluff taking into consideration vegetation and topography.

Excalators/Escalade:

At the turn of the century, a moving "toll walkway" was in
operation at the bluff, carrying people from the docks up the
bluff to the downtown. As a result of this early facility an
escalator has been investigated for the south end of Bluff Park.
It would provide pedestrian movement between the top of the
bluff, at Broad Street, and the bottom of the bluff, at the Rail-
road Station.

Although this historic reference would be an enjoyable design
feature, it and its related costs are somewhat discouraging. The
escalator alone has been priced in the neighborhood of
$180,000.00 to $200,000.00. The escalator will have the additional
related costs of installation, regular maintenance, operating costs,
and will require a permanent weatherproof structure, protecting it
from snow and rain.

Landscaping:

Landscaping on the bluff will be treated sensitively so as not to
disturb the existing native vegetation. Accent plantings will be
added to the bluff so that the bluff will take on an appearance
of -a colorful painting when viewed from the St. Joseph River or
various points along Vine Street and the Arboretum Trail Exten-
sion. Furthermore, shade trees will be planted around seating
areas to provide shady resting places for sightseers along the
bluff walkways.

Lighting:

Ornamental pedestrian scaled light fixtures will be installed at
overlooks and seating areas, while bollard lights will be evenly
spaced along ramps, stairs, and boardwalks providing for safety,
security and a pleasant lighting effect. Similar ornamental

pedestrian scaled light fixtures and bollard lights will be
employed throughout the Silver Beach TIF District creating a
sense of design unity throughout the District.

Utilities:

All overhead utility lines have been proposed to be relocated
underground, thus having less of a negative impact on the sur-
rounding visual environment. This condition is typical throughout
the TIF area.

B. VINE STREET RIGHT-0

Goal:

Upgrade the aesthetic character of the west side of the right-of-way
and provide safe and attractive vehicular access within the Silver
Beach TIF District. Provide a green connection between the Bluff
Park and the Arboretum Trail Extension.

Conceptual Components:

Roadway:

Provide a pavement width which will allow two driving lanes, one
north and one south, with parallel parking along both sides of
the street.

Landscaping:

Provide street trees on the west side of the right-of-way to
match the existing trees that line the east side of the right-of-
way. These trees will frame views of the historic Railroad
M Station and the St. Joseph riverfront.

Lighting:

Street lighting will be approximately 120-feet on-center to illu-
minate the roadway. - Ornamental pedestrian scaled lighting will
be provided at the crosswalks to illuminate the area as well as
indicate to motorists crosswalk locations. For additional infor-
mation see Bluff Park.

Utilities:

Overhead utility lines have been proposed for underground place-
ment. This will strengthen the green space quality of the nearby
Bluff Park and Arboretum Trail Extension.

Drainage:

Curbs, gutters and drainage inlets should be installed to provide
proper street drainage. Drainage inlet openings shall be chosen
which will allow for safe bicycle passage.

C. ARBORETUM TRAIL EXTENSION

Goal:

To provide a natural extension of the existing Arboretum Trail into
the Silver Beach TIF District, while providing a safe and enjoyable
pedestrian walkway between Vine Street and the Railroad tracks.

Conceptual Components:

Landscaping:

Extend the existing Arboretum planting concept. Wildflower beds
will be added not only for their beauty and low maintenance, but
to create visual continuity between the proposed wildflower beds
in Bluff Park and the Arboretum Trail Extension. Shade trees
will provide shade in the seating areas and ornamental shrubs
will create visual and aesthetic enhancement along the walkway
and the Vine Street right-of-way.

Pedestrian Trail:

The trail will be constructed of granular slag creating a tie to
the granular slag pathway in the existing Arboretum. Being free-
form in layout the trail will allow different viewing angles of the
Train Station to the south. The trail being higher in elevation
than the St. Joseph River, will allow for views to the riverfront
to the north. The trail has been aligned to maintain as much
distance as possible from the railroad tracks to the west.

Seating Areas:

Seating areas will be constructed out of wood and brick esta-
blishing a continuity between the nearby boardwalks, overlooks,
and the expansive brickwork around the Railroad Station. Their
circular form will be consistent with the circular forms of the
nearby historic Maids of the Mist fountain and the Amphitheater.

Lighting:

See Bluff Park.

Railroad Right-of-Way:

All improvements proposed must be approved by the C & 0 Rail-
road. Facilities should be outside a 50-foot railroad right-of-
way. Some improvements may fall within this 50 foot zone and
must be reviewed for safety and approved by the C & 0 Railroad.

D. BROAD STREET RIGHT-OF-WAY B! (East of Lake Shimt)

Goal:

Provide safe and attractive pedestrian and vehicular access within the
Silver Beach TIF District. Create a connection from the Bluff Park
covered stairway and the Arboretum Trail Extension, to the beach and
South Pier.

Conceptual Components:

Roadway:

Provide a pavement width which will allow two driving lanes, one
east and one west, with parallel parking on both sides of the
street.

Sidewalks:

A concrete sidewalk will be installed on the north side of Broad
Street, allowing for a safer pedestrian connection between the
Central Business District and Lake Michigan. Expanded driveways
M will be removed allowing for safer pedestrian movement down the
north side of Broad Street. The sidewalk on the south side of
Broad Street shall be refurbished as necessary.

Landscaping:

Provide a parkway along both sides of the street with street
trees which will frame views to Lake Michigan, while creating an
attractive pedestrian environment. Existing maples on the south
side of the right-of-way should be matched on the north side
parkway taking into consideration the preservation of existing
shade trees on the north side.

Utilities:

See Bluff Park.

Drainage:

See Vine Street Right-of-Way.

Lighting:

Street lights have been proposed at approximately 120 on-center
spacing to illuminate the roadway. (For additional information
see Bluff Park.)

E. MAIN BOARDWALK

Goal:

Provide a pedestrian connection between Broad Street and the South
Pier adjacent to the St. Joseph River.

Conceptual Components:

Boardwalk:

A wooden boardwalk has been proposed for this pathway system.
This boardwalk will be elevated to allow wind blown sand to pass
beneath, rather than bury the walking surface. The wooden
boardwalk would accomplish two objectives; 1) a wooden board-
walk will provide a rustic seaside character desired in this TIF
District, and 2) important public access which will be greatly
reduced by new developments, would be maintained.

Landscaping:

Dune plantings will be utilized where possible to further stren-
M gthen - the seaside character desired along the boardwalk. Plants
selected for the dunes should occur naturally, and require far
less maintenance than other types of planting materials.

Seating Areas:

Seating areas along the boardwalk are located to provide resting
places while capitalizing on interesting views. Plantings, parti-
cularly the trees, are concentrated in these locations to provide
shade and identity for these resting areas.

Lighting:

See Bluff Park.

10' Right-of-Way:

Property owners adjacent to the boardwalk have each allowed a
5-foot easement along their property lines to allow a total 10-
foot wide boardwalk easement. The five 5-foot wide boardwalk
has been aligned down one side of the easement and then shifted
to the opposite side, thereby allowing a 5-foot planting strip on
alternating sides of the easement. A much preferred easement
width would be 504eet, which would accommodate a meandering
boardwalk alignment more in keeping with the natural character
of the beach.

F. PIER BOARDWALK

Goal:

To provide a pleasant, safe and well maintained pier for public recrea-
tional use.

Conceptual Components:

Pier

The concrete pier would be refurbished where necessary by
replacing old deteriorated concrete with new concrete.

Boardwalk:

A wooden boardwalk would be provided as a pedestrian walkway
along portions of the public pier. A wooden boardwalk will be
an extension of the boardwalk between the River and Broad
Street and Will be an attractive alternative to the concrete pier.

Seating Areas:

Seating areas located along the public pier have been provided
for pedestrians to rest and take in the wonderful views of the
St. Joseph River and Lake Michigan.

G. LAKE AND VINE STREErS IMPROVEMENTS

Goals:

Provide safe and attractive vehicular and pedestrian access within the
Silver Beach TIF District.

Conceptual Components:

Roadway:

Resurfacing of the existing asphalt roadway from Park Street to
the Railroad Station has been provided for. There will be modi-
fications to the west curb alignment of Lake Street to provide
for 45 degree on-street parking. As stated in the Uons Beach
Study closing off the ends of Pearl Street, Market Street, and
Uons Park Drive, so as to reduce vehicular circulation within the
single family residential neighborhood, has also been followed.

Sidewalk:

A concrete sidewalk has been proposed for the west side of Lake
Street to provide a safe pedestrian connection to the Broad
Street Swimming Beach.

H. BROAD STREEr RIGHT-OF-WAY B2 (West of Lake Street)
ALTERNATIVE #1 AND

Goal:

To provide an attractive, safe, and efficient design incorporating: on-
street parking, concession and picnic area, boardwalks, and a swimming
beach, all of which will be required to fit within the 99-toot Broad
Street right-of-way.

Conceptual Components:

Roadway - Alternate #1 and #2:

Provide a pavement width which will accommodate two driving
lanes, one east and one west, and off-street parking. To provide
as many parking spaces as close to the swimming beach as pos-
sible, a 45-degree parking area west of Lake Street has been
suggested. The original brick street pavement will be refurbished
the length of the parking area.

Boardwalk - Alternate #1 and #2:

To provide safe pedestrian access to the swimming beach on the
north and south sides of Broad Street similar in character to the
Main Boardwalk. This boardwalk will be elevated and include
steps with seating and connect the parking/concession area with
the beach. The west end should be elevated two to three-feet
above the beach to minimize sand cover of the boardwalk and
provide seating platforms adjacent to steps.

Trellis Seating Area - Alternate #1 and #2:

Wooden trellis seating will provide a pleasantly shaded area
where pedestrians can come to watch the daily beach activities
or the dramatic sunset over Lake Michigan.

Adjacent to the trellis there are seating platforms and steps in a
configuration that will allow for direct access to the beach area
or sun bathing on wooden platforms.

Concession Building - Alternate #1:

A beach concession building will provide food and refreshments
as well as rest room facilities for beach goers. This building
should be designed with an architectural character compatible
with the area's nautical character.

8. Broad Street Right-of-Way B2

FIGURE 0
DESIM ALTE"TWE#l 0 so
-LA DWR= STUDY
,,.jMRONT TIF
10 100

8. Broad Street Right-of-Way B2

FIGURE 7

4 DESIGN ALTERNATIVE# 2 0 so
LAKIEFRONT T.I.F. DISTRICr STUDY I I
ST. JOSEPH, MICHIGAN 10 100

Concession Building - Alternate #2:

In Design Alternate #2, the Concession Building has been relo-
cated to the beach area west side of Lake Street between Broad
and Elm Streets. (See Parking Lot - Design Alternative #2 .

Picnic Area - Alternate #1:

Wooden picnic tables will be provided adjacent to the beach
concession building for patrons and beach goers.

Picnic Area - Alternative #2:

The picnic area in Design Alternative #2 has been relocated with
the Concession Building to the west side of Lake Street between
Broad and Elm Streets. (See Parking Lot - Design Alternative

Landscaping - Alternative #1:

Native dune plants will comprise the landscaping in the beach
areas of the 99-foot right-of-way. Parkway plantings complete
with Street trees and sodded parkways will be installed in a
planted median down the center of the parking facility located in
the Broad Street right-of-way.

Landscaping - Alternative #2:

Native dune plants will comprise the landscaping in the beach
areas areas of the 99-foot right-of-way. Lacking planted medians
as in Alternate #1, the planting strips to the north and south of
the parking will be wider than in Design Alternative #1.

Utilities - Alternative #1 and #2:

See Bluff Park.

Drainage - Alternative #1 and #2:

See Vine Street Right-of-Wa

Lighting - Alternative #1 and #2:

Street lights have been proposed approximately 120 feet apart
spacing to provide illumination of the parking lot, roadway and
adjacent pedestrian boardwalk. Ornamental pedestrian scaled
lighting that will be used throughout the TIF district will provide
safety, and security.

PARKING LOT DESIGN - ALTERNATIVE #1 AND

Goal - Alternative #1 and #2:

Provide additional off street parking to alleviate the pressure of
seasonal parking demands, while maintaining a large green space
character.

Conceptual Components.

Parking - Alternative #1 and #2:

Provide an additional 200 to 250 parking spaces for
seasonal overflow parking.

Circulation - Alternative #1:

The parking lot will be extended west to the right-of-
way of Lake Street between Broad Street and Elm
Street. Traffic will be diverted to the newly aligned
Vine/Elm Street south of the Railroad Station. Circula-
tion within the parking lot will be designed to accomo-
M date parking needs and discourage the use of the park-
ing lot as a cut through between Elm and Broad Streets.
This shall be accomplished by having the driving lanes
run in an east/west orientation with staggered parking
lot entrance locations.

Circulation - Alternative #2:

Lake Street shall be closed between Elm Street and
Broad Streeet. Traffic will be re-routed to pass
through the east end of the parking lot just west of
the Development Site.

Walkways - Alternative #1:

There shall be a 5-foot wide sidewalk installed on the
south edge of the parking lot to provide for a safe and
efficient pedestrian walkway around the parking lot to
the beach area.

rA5 K IWO)

9. Parking Lot

FIGURE 8
DESIGN ALTEFMTWE#1 0 50
LAKEFRONT TIA DISTRICT STUDY
ST. JOSEPH t PACHIGAN 10 100

SCACH
OFF i cF-
WkLW@
vew" WC4

ell

lit,

-A Parking Lot

FIGURE 9
DMIGN ALTEFMTNE#2 0 60
LAKEFRONT T.I.F. DISTRICT STUDY
ft'r- JOSEPH, ANCHXMN 10 100

Walkways - Alternative #2

There shall be a pedestrian crossing extending through
the parking lot from the Development site to the beach
front. This walkway will identify where exactly
pedestrians are to walk and where motorists will need
to exercise extra caution. There shall also be a
concrete sidewalk installed along the south perimeter of
the parking lot to provide for additional pedestrian
safety.

Landscaping - Alternative #1 and #2:

The north and south sides of the parking lot will have
a 10-foot planting buffer to screen the parking lot.
The buffer shall be planted with shade trees, ornamental
trees, and ornamental and deciduous shrubs. The park-
ing lot shall have 10-foot wide planted medians, which
will have 1- to 2-foot tall earth berms planted with:
shade trees, ornamental trees, and ornamental and
deciduous shrubs. Furthermore, the lots will contain
M random tree planting cutouts, so that from locations on
the bluff this will give a more natural appearance
rather than a linear planted parking lot.

Utilities - Alternative #1 and #2:

See Bluff Park - Utilities.

Drainage - Alternative #1 and #2:

See Vine Street - Right-gf-Way - Drainage.

Lighting - Alternative #1 and #2:

See Vine Street - Right-of-Way - Ligbijag.

(Beach Area - Design Alternative #2)

The following Beach Area is for Design Alternative #2 only.

Goal:

The beach area will be located in the vacated Lake
Street 66-foot right-of-way at the west end of the
par-king lot. Its goal will be to provide for beach
activities which will not be incorporated in the 99-foot
Broad Street right-of-way.

Concession Building - Alternative #1:

The Concession Building in Design Alternative #1 is located in
the Broad Street right-of-way B2 (west of Lake Street).

Concession Building - Alternative #2:

For Concession Building description see Broad Street Right-of-
Way B2 - Design Alternative #1

Beach Office - Alternative #1:

Not provided.

Beach Office - Alternative #2:

This building shall be used mainly by life guards as a
beach equipment checkout location, an information
center, and a security guard station. This building style
and design of architecture shall be consistent with the
style and design of the Beach Concession Building.

Picnic Area Alternative #2:

Wooden picnic tables will be provided adjacent to the beach
concession building for patrons and beach goers.

Landscaping - Alternative #2:

See Main Boardwalk.

Lighting -Alternative #2:

See Bluff Park.

J. DEVELOPMENT SITE DESIGN - ALTERNATIVE #1 AND

Goal - Alternative #1 and #2.

The Development Site will provide for the opportunity of a small
commercial/office development. This development will need to be
sensitive to the local pedestrian scaled and oriented neighborhood.

Conceptual Components:

Building - Alternative #1:

There shall be a single, one-story building designed with an
architectural character consistent with the local beach architec-
tural style. This building should be located so that it will not
block views of the Train Station from various points along Broad
and Lake Street. It should allow for open green space to the
west of the Railroad Station for a parklike setting.

Building -Alternative #2:

There shall be two, one-story buildings designed with an archi-
tectural character consistent with the local beach architectural
style. The buildings an the Development Site shall be sited ap-
proximately 1 00-feet apart, north and south of one another,
thereby creating a strong axial sightline from the Railroad
Station to the beach area. The 100-foot space between the two
buildings will be developed as a pedestrian courtyard, perhaps
even with a small fountain. This space will provide a nice area
for the building's occupants, and Railroad Station users which
will need to pass through this space when parking in the pro-
posed parking lot on the existing Whirlpool site.

Parking - Alternative #1 and #2:

The Development Site shall contain sufficient parking on-site to
avoid adding to the present seasonal need for parking in the
Silver Beach TIF District.

Landscaping - Alternative #1:

The landscape concept here is to blend the adjacent streetscape
and dune plantings. Ornamental shrubs and trees shall be uti-
lized at the buildings entrances to signify them as such. Dune
planting shall be utilized throughout the remains of the site so
that it will blend with the nearby beach character.

Ale"

10. Development Site

FIGURE 10
EXSM ALTEW71VE #1
0 so
LAKB:F
KW I.F. DIMICT STUDY
wmwj 10 100

10. Development Site

FIGURE 11
DESM ALTEMATIVE 2 a. 60
LAKEFRONT T.I.F. DISTRICT STUDY
ST- JOSO" - MK"GM 10 100

Landscaping - Alternative #2:

The landscape concept here is to blend the adjacent streetscape
of Broad and Vine Streets and the dune planting of the beach
area to the west. Ornamental shrubs and trees shall be utilized
at the buildings entrance and within the courtyard. Dune plant-
ings will be incorporated along the edges of the site, such as
along Vine Street and the Parking Lot.

Circulation - Alternative #1:

Vine Street has been realigned through the eastern section of the
development site. This has been done to accomplish three objec-
tives: 1) Develop a safer and more comfortable turning radius
over the railroad tracks connecting Vine Street with Elm Street.
2) To handle vehicular traffic which has been diverted from the
Lake Street closing between Broad and Vine Streets, and; 3) To
expand the green space to the west of the Railroad Station al-
lowing for the desired parklike setting adjacent to the station.

Circulation - Alternative #2:

See Parking Lot - Alternative #2

Sidewalks - Alternative #1 and #2:

Sidewalks will be installed along the new Vine Street alignment.
This sidewalk will provide for a safe pedestrian linkage to the
beach area and the single family residential neighborhood south
of Elm Street.

Lighting - Alternative #1 and #2:

See Bluff Park.

K RAILROAD-STA-17ION - DESIGN ALTERNATIVE #1 AND

Goal:

To revitalize the Railroad Station structure with sensitivity to historic
references as well as strengthen the surrounding green space.

Conceptual Components:

Railroad Station Structure - Alternative #1 and #2:

The Railroad Station shall be historically revitalized for its pre-
sent use as an Amtrak Station, with partial conversion to a res-
taurant. The Railroad Station has become a major landmark in
the area. Its relationship to surrounding amenities and land uses
will be critical to the sucessful revitalization of the Silver Beach
TIF District.

Particular sensitivity will be shown to the Stations connection to
the bluff. Here at the south end of Bluff Park is the covered
stairway leading from the Central Business District. To make the
connection between Bluff Park and the Railroad Station a brick
seating area will be placed at the lower opening of the covered
stairway which will become part of and match the brick work to
the rear of the Railroad Station. The west side of the Railroad
Station will be preserved as open green space allowing views of
the Station from points along Broad and Elm Streets.

Driveway -Alternative #1 and #2:

The existing driveway will be eliminated and a new service drive
will be established through the brick seating area. When service
vehicles need to pass through the seating area removable street
bollards, which normally keep out street traffic, will be tem-
porarily taken down to allow access to the station.

Landscaping -Alternative #1:

The green space adjacent to the Railroad Station will receive new
plantings and be expanded to the west. Plantings around the
brick seating area would be somewhat more formal with orna-
mental trees, shrubs and flowers in raised planters and planting
beds. Planting to the west will be an informal park-like setting,
establishing a landscaped buffer to the west, while still allowing
the desired views of the station. The importance of the green
space westward expansion has been discussed in the Railroad
Station Structure section.

11 Railroad Station Park

FIGURE 12
EXSnN ALTUMTAM #1
0 so
LAK-EF
.. - --RONT TIA DISTRICT STUDY
&T.JOSEM". m=HMM 10 100

Ove

-A

ESCALATm

Railroad Station Park

FIGURE 13
DESIGN ALTEFMTIVE 2 0 60
LAKEFRONT T.I.F. DISTRICT STUDY
ST. JOSEpH. MK*WM 10 100

Landscaping - Alternative #2:

Planting to the west will create a park-like setting, establishing
a landscaped buffer to the west, while still allowing the desired
views of the station. Landscaping will be more formal near the
buildings courtyard on the Development Site. (For more infor-
mation see Railroad Station Park - Design Altemative-#Ij.

Lighting - Alternative #1 and #2:

See Bluff Park - Lighting.

Utilities - Alternative #1 and #2:

See Bluff Park - Utilities.

V. COST ESTIMATE SUMMARY

This section provides probable cost estimates for construction of the
various improvements described in this memorandum. These costs are
based on Spring 1987 construction, but are general in nature and seldom
include cost reductions which might be possible.

Some of these reductions in costs would be from the use of less expensive
materials, preservation of existing facilities, or design modifications.
Conversely, costs may increase due to unforeseen conditions that increase
construction labor and/or material. Other cost increases may result from
currently unforeseen improvements to infrastructure facilities such as
sewer, water, and other utility systems.

Unit price cost breakdown work sheets are provided under separate cover,
which identify cost assumptions made for this memorandum. Also included
in these worksheets are alternatives to construction materials proposed and
their related costs. The materials selected for the development of these
estimates were of first quality and, in some instances, may have exag-
gerated the costs for certain improvements that could be provided at
lesser costs with lesser but still adequate materials. The trade-off
between monies available and the quantity/quality of improvements will be
M an ongoing process that is repeated when improvements are slated for
implementation.

Costs for the following improvements have been adjusted to current 1985
material costs and economies based on retention of some existing facilities.

The eleven (11) geographic areas and related costs* are as follows:

1 . Bluff Park Improvements: $192,876.00

2. Vine Street Right-of-Way 273,000.00

3. Arboretum Trail Extension 231,736.00
to
332,235.00

4. Broad Street Right-of-Way BI 651,884.00
(East of Lake Street)

5. Main Boardwalk (to South Pier) 322,440.00

6. Pier Boardwalk 190,860.00
to
360,210.00

7. Lake Street Improvements 60,500.00

Elm Street Improvements 592,080.00
to
718,680.00

8. Broad Street Right-of-Way - Alternative #1 100,000.00
(Parking Area west of Lake Street)

Broad Street Right-of-Way - Alternative #2 390,684.00
to
740,184.00

M 9. Parking Lot (Whirlpool Site) - Alternative #1 100,000.00

Parking Lot (Whirlpool Site) - Alternative #2 1,929,750.00
to
2,232,300.00

10. Development Site (Whirlpool Site) -Alternative #1 1,447,254.00
to
1,556,964.00

Development Site (Whirlpool Site) - Alternative #2 1,720,200.00
to
1,773,150.00

11. Railroad Station Park - Alternative #1 359,028.00
to
458,400.00

Railroad Station Park - Alternative #2 422,652.00
to
498,912.00

Single figure costs represent those costs which have been tailored
to specific improvements and are included in the current TIF
program. Other improvement costs are indicated as cost ranges
to reflect the cost implications of variables such as quality of
improvements, actual construction materials used, and cost in-
creases due to inflation.

It should be noted that quantities used for estimating purposes were not
generated from accurate survey base maps or detailed design plans. As a
result, these quantities and associated costs may vary significantly from
costs generated from accurate base data.

Similarly, overhead utility relocations were estimated on the basis of field
observations and application of general values for relocation. Specific
contact with utility companies must be made before accurate relocation
costs will be obtained.

The costs provided in this memorandum are advisory only and intend to
provide order-of-magnitude values for a long range planning purpose only.
More accurate costs will require greater detailed base maps and design
plans.
M

.... ........ . .....

BLUFF PARK AND ARBORETUM EXTENSION

BROAD STREET PARKWAY

BEACH AREA

MAIN BOARDWALK
DESIGN PLAN ILLUSTRATION
LMEFRMT T.I.F. DISTRICT STUDY
ST. Xr*EPH , MCHICAN

FIGURE 14

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APPENDIX - A

r"rpts from Sliver Beach/Uon's Beach Park Development Study.

OBJECTIVES

It is the goal of St. Joseph to enhance the following objectives for the area as a
e attractiveness, vitality, economic value, whole, for Silver Beach and for Lion's Beach
Id utilization of the Silver Beach/Lion's Park, each separately.
ach Park area. Pursuant to this goal, the
ty has considered two alternative municipal
rategies: OVERALL OBJECTIVES (Figure 13)

* It can maintain a wresponsiven Function:
posture: that is, to review, regu-
late and participate in redevelop- 1. The area shall serve four basic
ment projects only after they are functions consistent with the character of
proposed by property owners or pri- the community and its Comprehensive Plan:
vate developers and which are con- public water-oriented recreationj attractive,
qistent with existing municipal convenient year-round living; resort, confer-
standards; or, ence and entertainment activity; and enhance-
ment of the scenic quality and image of St.
e It can establish an "entrepre- Joseph.
neurial" posture: that is, to act
aggressively to plan and implement 2. Public, water-oriented recreation
public improvements and to promote should take full advantage of the unique
and expedite private development quality of this segment of Lake Michigan's
consistent with contemporary muni- shoreline for the benefit of all city residents,
M cipal objectives. with special emphasis on fishing, swimming, and
A The City has selected the "entrepreneurial" small boat sailing.
posture. In so doing, it will be guided by 3. A variety of attractive, year-round
living accomodations and environments should

Flow

ObSON Cof@mt 000 10
WAN NWR A 60000,0

LAKI I-CHOW
$MIA
wrwm-w

ca ffin-ft

WAR

f---n r---l r--l

MM BE"/UOM BE" PAW DEVM-OP%*W STW
OVERALL OBJECTIVES --"a C" OP ex Joan" WHOM wr room M. Tft" liwacwu

@
provided for families with and without 5. Resort, conference and entertaizuoent
Uldren, and for individuals, to whom a cen- activities should be located north of Broad
tral location in the community is convenient Street.
a lakefront setting desirable.
6. The residential neighborhood located
4. Hotel, dining, entertainment, marina, South of Elm Street should be enhanced and
pnd supporting business activities should extended to include portions of Lion's Beach Park.
rengthen the economy of St. Joseph and its
Is as a resort, conference and entertain- 7. The bluff area between Lake Boulevard
Ent center consistent with the program of andmighland Street should be planned and
downtown revitalization. designed-as an active transition area, in-
cluding its own focal points, between the
5. All existing and future activities downtown and the project area.
kould be designed, improved, operated, and
intxlned in a manner that not only protects
t also enhances the scenic quality of the Access, Circulation and Parking:
tea, and the image of the entire City of
St. Joseph. 1. Convenient and safe pedestrian access
to and circulation throughout the area is
Rnd Use Arrangement essential, including pedestrian pathways
available to the public along the river front
and lake front.
1. Land uses should be arranged and
signed as "planned functional units" within 2. Vehicular access should be as direct
Is larger area, although actual development as possible, considering the physical con-
may be carried out in stages. straints of topography and existing street
W systems, and access to different functional
2. Land uses not requiring lake or river areas should be separated to the extent feasible.
frontage (e.g. playfields, off-street parking,
boat storage, etc.) should be located inland. .3. Vehicular circulation within the area
should be discouraged.
3. Higher intensity activities should
,e located nearer the bluff and the downtown 4. Adequate off-street parking .for major
-ea. public and private land uses (excluding resi-
dences) should be located at the periphery of
A 4. The entire Lake Michigan beach front- functional areas in the vicinity of access routes.
ige should be made available for public access;
-wever, most active areas should be located in 5. Non-residential traffic should be
14 e area between Broad Street and Market Street. strongly discouraged from utilizing minor
residential streets.

SILVER BEACH OBJECTIVES (Figures 14 a 15)

1. Blufftop views of Lake Michigan, the Function:
f
t. Joseph River, and the development areas
hould be protected and enhanced; special 1. The function of the Silver Beach
onsideration should be given to rooftop design. area is to provide for water-oriented public
recreation and private resort/conference/en-
2. Building architecture and facilities tertainment and related activities complementing
tesign should be harmonious throughout the area, Downtown St. Joseph.
d development near the waterfront should re-
flect a nautical theme similar to that which 2.. Preferred land uses which support
as already been established by several proper- this function include:
ies in the downtown.
Swimming
3. The natural landscape environ nt Small boat sailing
hould be enhanced wherever possible; e.g., Fishing
Ilong the beach and bluff areasi and floral Resort/conference hotel
accents should be introduced elsewhere to Restaurants/cocktail lounges
rovide seasonal color. Specialty shops
9 4. The design of public improvements, Marina
such as street pavements, walkways, lighting 3. Residential condominiums related to
Ifixtures, and signage should be coordinated the above uses may also be desirable.
hroughout the entire area, with compatible
'tariations permitted in unique situations.
Land Use Arranqement:
M 5. The overall scale of development
it lusters and individual buildings should be 1. The entire Lake Michigan shoreline in
restricted to that which is in character with this area should be available for public access
the natural terrain and the existing residential and active recreational. use.
eighborhood. 2. Fishing and strolling should be
6. The visual and physical impact of permitted on the south pier of the harbor.
- the existing railroad should be minimized
1frough sensitive design. 3. The beach area north of Elm Street
should be reserved as a guarded public swimming
beach.

4. That portion of the public beach S. If a -arina is to be incorporated into
iorth of Broad Street should have a mini the R/C/Z development unit, it should be designed
width of 110 feet, measured from the ordinary parallel to the river.
igh water mark of 579.8 feet as it exists
in 1978. 9. Higher intensity R/C/S activities
should be located in the easterly portion of
S. The public beach area south of Elm the development unit, and lower intensity
l
treet should be reserved as a small-boat activities should be located nearer'the lake
ailing area. shore.

6. The Resort/Conference/Entertain nt 10. -The bluff area should provide a
R/C/E) complex should be located north of definitive transitional land use, such as an
road Street, taking advantage of the St. arboretum, between the Silver Beach area and
loseph river front. Downtown St. Joseph.

7. No structure within the R/C/E devel-
Lent unit should be permitted within 100
feet of the public beach "ea.

k@L:
Mew-
W.

-AILVER BEACH AREA

Access, Circulation and Parking: S. Continuous public pedestrian access
should be provided along the entire Lake
1. Water Street should be the primary Michigan shoreline.
access route serving the Silver Beach area,
especially the R/C/9 development unit. 9. A series of direct and indirect
pedestrian pathways should be integrated
2. Park Street should be the secondary with the bluff to provide convenien 't con-
access route serving the area, especially nections between the area and downtown,
the public swimming and sailing beaches. specifically Broad Street.

3. The principal entrance to the R/C/E 10.. Railroad service on the Chesapeake
development unit should be located on Broad a Ohio may be continued, but unnecessary
Street no closer to the beach than existing movements should be discouraged.
Lake Street; a secondary entrance may be
located on Water Street.
4. Internal vehicular circulation within Design:
the Silver Beach area should be discouraged, 1. The architectural design of all
and non-residential traffic should be re- structures should be harmonious with the
stricted from using minor residential streets. nautical theme of the area, the topography,
and the scale of the existing residences
5. A minimum of 200 off-street parking south of Elm Street and existing residences
spaces related to the beach and private off- on the north side of the river.
street parking, required by the Zoning Ordi-
nance for the R/C/E development unit, should 2. Views from the bluff top should
be located at the periphery of both units. be preserved and enhanced, including the
distant view of the harbor entrance through
6. Pedestrian movement should take pre- the existing bandshell, the near view of the
cedence over vehicular movement throughout river front from Pleasant Place, and the ex-
the area. pansive near and distant views of the Silver
Beach area and Lake Michigan from Broad Street.
7. A pedestrian walkway available to the
public should be located along the river front 3. Building height should generally
and marina connecting the existing riverfront conform to the topography, such that the
park and the south harbor pier. tallest buildings are closer to the bluff;
moreover, such buildings should be located and
designed to avoid conflict with desired views
from the bluff.

SIMM BEACH
LAND USE BERCIVUOM BEAM MM COAMMOff Sr"
ARRANGEMENT

ell

%E BE H
S!
I A As 8tflRcuLAn0N

%loft
M
o04
oqj-4,

BEACH
SILVER BEACH OBJECTIVES CONSMSUMONS

4. Specific attention should be given 10. All parking lots should be landscaped
to rooftop architecture, so as to protect views to minimize the negative visual impact of
and screen unattractive mechanical equipment. pavement and vehicles.

5. The beach area should be designed to 11. Public areas and rights-of-way should.
incorporate a natural landscape environment incorporate a coordinated design treatment
to the extent feasible, including 9=11 dunes of pavements, parkways, street lights, and
and related vegetation. other special features.

6. The bluff area should be designed
as an arboretum of naturalistic vegetative Staging
cover appropriate to steep slopes, and
should incorporate sitting areas and over- 1. Stage 1 should focus on the ac-
looks along its several pathways. quisition and initial improvement of the
public beach and related parking Areas.
7. The direct pedestrian connection at
Broad Street should be retained, but should 2. Concurrently, or shortly thereafter,
.be redesigned and reconstructed. Stage 2 should focus on construction of the
westerly portion of the R/C/E development
S. The Chesapeake a Ohio Railroad unit.
Station should be preserved and enhanced
as an historic landmark, and maintained 3. Stage 3, involving the remaining
for active compatible uses. easterly portion of the R/C/E development
unit, may proceed after existing businesses
9. A floral garden should be provided and industries have been satisfactorily.
across the street from the railroad station relocated.
A as a focal point for the Silver Beach area.

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I APPENDIX B

COST DATA SUMMARY

St. Joseph, Michigan

Lake Front - Bluff Development

Estimated Costs

June,1986

Bluff Improvements 713,754.00 to 871,855.00

Vine Street Right-of-Way 456,480.00 to 483,480.00

Arboretum Trail Extension 231,736.00 to 332,235.00

Broad Street Right-of-Way Bi 347,553.00 to 468,498.00

Main Boardwalk 231,780.00 to 322,440.00

M Pier Boardwalk 360,210.00 to 190,860.00

Lake and Elm Streets 592,080.00 to 718,680.00

Design Alternative #1 4,297,107.00 to 5,012,757.00

Design Alternative #2 4,463,286.00 to 5,244,546.00

St. Joseph Lakefront-Bluff 7,148,170.00 to 8,679,235.00
Development Total Estimated Cost
Including Design Alternative #1

St. Joseph Lakefront-Bluff 7,3 14,349.00 to 8,911,024.00
Development Total Estimated Cost
Including Design Alternative #2

US Department of Cowmerc*
EOINA Coastal '-rvices Center Library
2234 -Icuth Hobson Avenue
Charleston, SC 29405-2413

3 6668 1410-2 5215