Old Bullhead City Visioning Summary Report
Presented to: Bullhead City, Arizona
Presented by:
June 2o18
Old Bullhead City Visioning Summary Report
Presented to: Bullhead City, Arizona
Presented by: Matrix Design Group
July 2018 Old Bullhead City Visioning
Acknowledgements
Bullhead City Toby Cotter, City Manager
Keegan Littrell, Assistant City Engineer
Jeff Tipton, Human Services Director
Glen Wiltse, Development Services Director
Clint Stevens, Planning Manager
Johnny Loera, Planner
Sheila Betts, Administrative Analyst
ADOT Alvin Stump, District Engineer
Todd Steinberger, Assistant District Engineer
Matrix Design Group Sam Elters, Project Manager
Felipe Zubia, Project Planner
Vanessa Spartan, Project Planner
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Old Bullhead City Visioning
Table of Contents
1. Introduction ...... 1
2. Visioning Process ...... 2 Evaluation ...... 3 Laughlin Property ...... 3 Laughlin/Bullhead City International Airport ...... 3 Section 12 ...... 6
3. Vision ...... 7 Vision Statement ...... 10 Goals ...... 10
4. Recommendations ...... 11 Redevelopment Area Plan ...... 11 Pocket Parks ...... 14 Property Enhancement Program ...... 15 SR 95 Alignment Alternatives ...... 16 SR 95 Design Alternatives ...... 19
5. Next Steps ...... 22 Strategic Vision Principles ...... 22
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Figures
Figure 1 Old Bullhead City Visioning Process ...... 2 Figure 2 Workshop Map ...... 2 Figure 3 Vicinity Map ...... 4 Figure 4 Recommended Airport Master Plan Concept, February 2008 ...... 5 Figure 5 Section 12 Plan of Development, March 2017 ...... 6 Figure 6 If you were to share your ideal vision, what would that be? ...... 7 Figure 7 What do you see as the biggest challenge to that vision? ...... 8 Figure 8 If money was no object, what would you do? ...... 8 Figure 9 If we were to convert vacant land or buildings, how would we use them? ...... 9 Figure 10 If we were to rezone, what would you like to see?...... 9 Figure 11 What is your vision for SR95? ...... 10 Figure 12 Visioning Recommendations ...... 13 Figure 13 Pocket Park Examples ...... 14 Figure 14 SR 95 Alignment Alternatives ...... 16 Figure 15 Urban Highway Enhancements ...... 16 Figure 16 Existing Design of SR 95 ...... 19 Figure 17 SR 95 Enhanced Pedestrian Crossing Locations ...... 20 Figure 18 Interim Design of SR 95 ...... 20 Figure 19 SR 95 Pedestrian Refuge Locations ...... 21 Figure 20 Ultimate Design of SR 95 ...... 21
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1. Introduction Located on the northern area of Bullhead City along Arizona State Route 95 (SR 95), Old Bullhead City is an underutilized asset that connects Bullhead City with regional destinations including Colorado River activities, the Laughlin/Bullhead International Airport, and casinos and hospitality destinations in Laughlin, Nevada. The original settlement for Bullhead City was located approximately two miles south of Old Bullhead City. The settlement dates to the early 1800s when a large bull’s head shaped boulder in the middle of the Colorado River was used by travelers as a river navigation aid. In the late 19th century the area became known for gold prospecting, for Fort Mojave, and for a well- known supply center called Hardyville. The only part of Hardyville that remains Davis Dam, north of Old Bullhead City today is a cemetery located east of SR 95 between Verano Drive and Colina City Council and city staff have been eager to re-envision and re-energize this Drive, less than two miles south of Old Bullhead City. area of the city and hired Matrix Design Group in January of 2018 to take on this role and develop a vision for this effort. The Old Bullhead City Visioning project was initiated to re-envision Old Bullhead City as a thriving community. The project had three overarching goals: ◼ Evaluate the existing conditions of the area, including the opportunities and constraints present today. ◼ Identify a vision for the future of Old Bullhead City. ◼ Identify recommendations and a road map, a path forward including next Hardyville Cemetery along SR 95, south of Old Bullhead City steps and action items for the City to consider and undertake. Decades later Bullhead City would be established with the construction of the Davis Dam between 1942 and 1953. In 1970 the original Bullhead City (Old This Summary Report documents the visioning process and the Bullhead City) was the six-block area along SR 95 across the river from the recommendations for the City to proceed with. casinos. At that time more than a thousand-people lived in Old Bullhead City. Today, Old Bullhead City encompasses a diverse mix of commercial establishments along SR 95, condominiums along the Colorado River, and recreational river-related facilities. Additionally, Old Bullhead City includes some vacant properties and properties in disrepair.
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2. Visioning Process Workshop Map As illustrated in Figure 1, the Old Bullhead City Visioning Study began in February 2018 and concluded in June 2018. The first phase of work (Phase 1) began with initiating the project, collecting information from City sources, and conducting high-level research on the Old Bullhead City area. Old Bullhead City Visioning Process
In Phase 3 the Consultant Team utilized input received during Phase 2 activities to craft a vision as well as strategies and recommendations. The vision, strategies, and recommendations are tailored for this area and are designed to foster development and enhance the future environments in Old Bullhead City.
In Phase 2 a workshop was held with City staff and key stakeholders. This In Phase 4 the Consultant Team presented the draft recommendations to the workshop consisted of a group meeting amongst City staff, engineers with City Council as well as in a Public Meeting. The City Council and Public Meeting Arizona Department of Transportation (ADOT), and the Consultant Team. attendees provided valuable input into the planning process that was used in During this workshop the Consultant Team engaged city staff and stakeholders creating this Visioning Summary Report in Phase 5. in dialogue about the scope of the project and what they envision for the area. Additionally, a discussion occurred to better understand ADOT’S involvement or projects in the area, and how the City and ADOT might strategically work together to accomplish mutually-beneficial goals. Figure 2 is a workshop map that captures some of the items discussed during this workshop. Following the workshop, the Consultant Team held one-on-one interviews with Mayor Tom Brady, a representative from the Bullhead Area Chamber of Commerce, a representative for a large property owner in the area, and a local realtor. In these interviews discussions focused on the vision and associated opportunities and challenges for the area.
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Evaluation Laughlin Property Old Bullhead City is less than a one square mile area. The Study Area spans To the north of Old Bullhead City is a large tract of currently undeveloped land. from 1st Street to 7th Street and from the Colorado River to the airport property In 2011 Don Laughlin, the casino resort owner, purchased this 69-acre tract of line (east of the Zurcher Avenue alignment). Arizona State Route 95 (SR 95) land from the Arizona State Land Department. The purchased property serves as the Main Street of Old Bullhead City including a 0.75 mile stretch of extends from the Riverside Casino parking lot to 7th Street in Old Bullhead City. the corridor. In proximity of Old Bullhead City are several significant The purchase of the land within the Bullhead City limits marks the first time destinations including casinos, the airport, water sports/recreation, since incorporation in 1984 that the City has a developable piece of land along industrial/manufacturing/distribution land uses, regional retail, new the river. Since purchasing the land Don Laughlin has expressed his intent to recreational tourism, and a new Laughlin Ranch Boulevard. develop the property when market conditions can support his development vision. The City has been supportive of this intent to develop and believes the To the north of the study area are large amounts of undeveloped land, the timing may work great with the development of Section 12. boat ferry terminal and parking lot, large commercial retail including Home Depot and Sam’s Club (among others), and the bridge connecting to Laughlin, Laughlin/Bullhead City International Airport Nevada. To the west, across the Colorado River, are the casinos and hospitality Located to the east of Old Bullhead City, the Laughlin/Bullhead International destinations in Laughlin, Nevada. To the east is the Laughlin/Bullhead Airport is surrounded by land either owned by the airport or by the Arizona International Airport. And to the south is currently undeveloped land that will State Land Department. These two land owners have proposed land-side be the future home of the Section 12 public recreational development developments on the eastern side of the airport runway. Figure 4 illustrates (discussed later in this report). The study area vicinity and surrounding the proposed development as identified in the Laughlin/Bullhead International destinations are illustrated in Figure 3. Airport Master Plan including changes to the terminal and departure building, planned air cargo/air freight building, conventional hangars, aircraft wash rack, airport rescue and firefighting, helipad and hardstands, as well as other reserve and support areas.
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Vicinity Map
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Recommended Airport Master Plan Concept, February 2008
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Section 12 Section 12 Plan of Development, March 2017 Located immediately south of Old Bullhead City, the Section 12 development will be a future recreational tourism destination including public use areas for a marina, beach, riverwalk, baseball and soccer fields, and volleyball, pickleball, tennis, and basketball courts, among numerous other features. The City holds a long-term lease with the Bureau of Land Management (BLM) for use of the land. Figure 5 provides an illustration of the plans for Section 12. Additionally, the figure illustrates the current location of the fire station (BHC Fire #2) which is the southern edge of the Old Bullhead City Study Area. This future Section 12 development is envisioned as a recreational tourism economic development strategy for the City and will provide a key connection between Old Bullhead City and the remainder of the Bullhead City community located further to the south.
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3. Vision As part of this visioning process, the Project Team engaged members of the If you were to share your ideal vision, what City Council and the public in a visioning exercise where individuals answered would that be? six high-level questions: 1. If you were to share your ideal vision, what would that be? 2. What do you see as the biggest challenge to that vision? 3. If money was no object, what would you do? 4. If we were to convert vacant land or buildings, how would we use them? 5. If we were to rezone, what would you like to see? 6. What is your vision for SR 95? Figure 6 illustrates key words individuals used to answer Question 1, describing their vision for Old Bullhead City. The results indicate people envision a new downtown-like destination for the City with beautified streets, safe spaces for pedestrians and bicyclists, and engaging gathering places including the river, businesses, parks, and restaurants.
Results of this visioning exercise have been utilized in the recommendations outlined in this Summary Report, including a vision for a desirable destination, for a thriving place to seek out and enjoy, where people can go out to eat, recreate, walk, and enjoy an outing.
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Figure 7 illustrates the key words individuals used to answer Question 2, Figure 8 illustrates the key words individuals used to answer Question 3, identifying what they foresee as the biggest challenge to achieving that vision. identifying what the future might entail if money or funding was not of The results indicate that individuals see funding, SR 95, out of town property concern. The results align with the vision expressed by the majority of owners and taxes as the biggest hardships to achieving that vision. stakeholders. The results indicate the community desire to have additional paths, parks and trees, opportunities to walk and access the river, What do you see as the biggest challenge to opportunities for shade, shopping and restaurants, as well as a clean that vision? downtown environment. If money was no object, what would you do?
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Figure 9 illustrates the key words individuals used to answer Question 4, Figure 10 illustrates the key words individuals used to answer Question 5, indicating individuals’ priorities if the City were to repurpose vacant land or indicating individuals’ priorities if rezoning were to occur. The results indicate properties. The results indicate that residents and stakeholders are most support for rezoning of the area to better support commercial and interested in reuse of properties for parking and for public parks as well as new entertainment uses, addressing challenges with properties along SR 95, buildings, shops and restaurants. addressing parking issues, and planning for future parks and jobs destinations. If we were to convert vacant land or buildings, If we were to rezone, what would you like to see? how would we use them?
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Figure 11 illustrates the key words individuals used to answer Question 6, Vision Statement indicating individuals’ vision for the SR 95 corridor. The results indicate the Through this exercise the Project Team was able to better understand and need to balance both a highway operation as well as a safer, community- discern the community priorities and craft a future vision for the area. The friendly corridor. The choice of words like safer, people, community, trees, and Vision Statement describes an ideal future condition for Old Bullhead City and access indicate the corridor’s importance as both a future transportation provides guidance for future planning efforts. facility, but also an existing community corridor. In the future, Old Bullhead City will be a destination for the greater What is your vision for SR95? Laughlin/Bullhead City region. This new district will provide a sense of community including places to shop, dine, and recreate. Existing zoning and development constraints will have been resolved including addressing SR 95 frontage issues, parking limitations, and constraints of the often-small lot structure of many parcels within the area. Public infrastructure will provide for the safe movement of pedestrians, bicyclists, and vehicles and will allow for access to the river, shaded places, park spaces, community gateways, enhanced aesthetics, and overall corridor beautification.
Goals Six goals were identified in the visioning processing. These goals are intended to express key values and aspirations to guide future planning efforts. The six goals include:
1. Create a destination district. 2. Capitalize on nearby destinations. 3. Capitalize on ADOT and City investments. 4. Create a vision and a plan for SR 95. 5. Consider underutilized assets. 6. Consider zoning issues. The vision statement and supporting goals should be used throughout any future planning, study, or design efforts undertaken by the City or stakeholders.
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4. Recommendations Major components of an RDA include: an analysis of the proposed redevelopment area boundary and a detailed property and infrastructure First and foremost, it is important to understand, the scope of this document is assessment within the boundary. This assessment should include an analysis to identify issues that may be impeding growth in Old Bullhead City and to of specific code compliance issues, safety matters and deficiencies in the area capture the overall vision desired by the community for the future of this area. infrastructure. This assessment is a critical first step in the revitalization This document does not analyze in detail, any of the identified issues, nor does process. this document outline the necessary steps to implement the community’s vision. Analyzing specific issues will involve extensive planning and design Following a detailed assessment, a strategic plan is developed to provide work and, of course, extensive community engagement. specific implementation strategies for area improvements. The design of a redevelopment plan requires careful evaluation of the opportunities and Through the visioning process described above, the Project Team identified constraints of the entire community. For Bullhead City, the strongest impetus several key strategies and recommendations to be undertaken by the City and for revitalization and regeneration is its connection to the greater stakeholders where more detailed assessment, planning, design and Laughlin/Bullhead City Region and the presence of the Laughlin/Bullhead implementation plan(s) could be developed and adopted. These International Airport. recommendations include: Understanding the Market ◼ Redevelopment Area Plan As part of the RDA Plan, the City should evaluate the potential market ◼ Pocket Parks opportunities for Old Bullhead City. This can be done through a market assessment. A Market assessment is a detailed and objective evaluation of the ◼ Expanded Property Enhancement Program potential to attract and retain business to the area. It is a comprehensive ◼ SR 95 Alignment Alternatives analysis of external forces, market trends, entry barriers, competition, risks, opportunities and the city’s resources and constraints. Whether pursuing an ◼ SR 95 Design Alternatives RDA or not, conducting a market assessment is the crucial first step to identify Figure 12 illustrates the location of each of the recommendations described in businesses that can support a revitalized area. Furthermore, a well-executed this Summary Report. market assessment will enable the City to decide where to use limited resources and to go after markets and opportunities that will provide the best Redevelopment Area Plan returns on investment. A Redevelopment Area Plan acts as a guidebook to foster revitalization within a Following a market assessment, the city should consider the development of a core community area. Ideally, a redevelopment plan provides a detailed financial model for the redevelopment area. This is especially important given analysis of the issues affecting the core area’s growth and provides the major market (Laughlin) and infrastructure (airport) assets within the implementable actions to address the issues and enhance the overall sense of region. The modeling will need to consider a variety of cost and revenue place by creating a thriving, innovative, live-work-play community. sources. For example, should improvements proceed on SR 95, potential In Arizona, Redevelopment Areas or, RDA’s, are developed in accordance with acquisition costs for properties (both vacant and occupied) must be evaluated. Arizona Revised Statutes, ARS § 36-1474. Additionally, the statutes provide for an affected community to establish a Central Business District (CBD) to utilize specific economic development tools.
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The next critical item is an estimate of the pace of redevelopment, or Finally, as part of the RDA Plan, the City should develop a specific timeline for timeline/absorption schedule. The redevelopment of properties in the RDA improvements. The timeline for improvements should consider “early win will generate a variety of potential impacts, such as construction jobs and opportunities” (often referred to as “low hanging fruit”), which will allow the investment, property taxes, sales taxes, direct jobs and direct wages. City to generate short terms successes within the RDA. The recommendations Economic modeling can be used to evaluate the spin-off effects (indirect and should include primary approaches for redevelopment, key leadership induced impacts) of any new jobs and wages, to provide a more complete requirements, estimated budget for each project, and a potential timeline for picture of the total impacts of any redevelopment in the area. Indicators completion. expected to be developed for redevelopment of properties within the RDA include: Zoning As part of the redevelopment plan, the City should consider zoning ordinance • Construction jobs; revisions to address older smaller parcels. This process should begin with an • Construction wages; evaluation of the current zoning constraints. This should include extensive • Property investment; community outreach and buy-in of stakeholders. With the support of property • Incremental tax base; owners and other stakeholders, the zoning should be modified to implement • Direct jobs; the City’s vision and further the goals of the redevelopment plan. • Direct wages • Indirect jobs; • Indirect wages; • Retail sales (for retail uses); and • Total sales impacts (using sales per square foot or sales per employee). A key component in any implementation plan is funding / financing analysis. The RDA should define and describe current funding / financing activities, beyond state and local incentives. For funding, this will focus on funding sources that can be applied to project implementation (such as new infrastructure). This analysis should consider potential public and private financing options for the implementation of the redevelopment plan.
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Visioning Recommendations
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Pocket Parks While public meeting attendees in general, were in favor of these riverside A Pocket Park is a small park accessible to the general public. Pocket parks can be pocket parks, other stakeholders indicated that parking may be a nuisance for created on a single vacant lot or on small, irregular pieces of land. Pocket Parks nearby residents unless resolved through a strategic parking solution. The City are recommended in strategic areas of Old Bullhead City including city-owned will need to address neighborhood concerns related to accommodating vehicle property and the potential repurposing of vacant land. Figure 13 illustrates parking whether through on-street parking solutions, through the purchase of a examples of waterfront pocket parks found throughout numerous communities. property to provide off-street parking, or through a potential shared parking solution. City-owned Property Bullhead City owns three unique pieces of land with immediate access to the Pocket Park Examples Colorado River. This recommendation would utilize city-owned properties located at the terminus of 2nd, 3rd, and 4th Streets in Old Bullhead City. Given the City already owns the property the overall investment in these pocket parks will be minimal. City investments should include designing and constructing a park that includes appropriate signage indicating park ordinances, lighting, seating, playgrounds, and other gateway features. Ultimately, these future riverside pocket parks provide a tremendous opportunity for the City. They not only provide an additional community amenity Vacant Land but also can act as a destination for visitors of Bullhead City and Laughlin as well The City has a unique opportunity to purchase vacant or tax-delinquent as enhance the experience of tourists and visitors. The pocket parks can act as properties and repurpose them. When asked through the visioning exercise, the geographical markers along the river and the addition of a future ferry stop could public and community stakeholders identified pocket parks as a recommended provide visitors with access to shops, restaurants, and other destinations in Old reuse of these properties. Although specific properties were not identified in this Bullhead City. Visioning process, the City should examine where to purchase properties and develop a plan and strategy regarding how they will be repurposed. In addition to reusing vacant land for parks, members of the public also identified potential shared parking or public parking lots as a solution. This strategy is expanded upon in the Property Enhancement Program section of this document.
Existing Terminus of 4th Street and 3rd Street at the Colorado River
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Property Enhancement Program Vacant & Tax Delinquent Property Reuse The City currently has a Property Enhancement Program in its infancy. Early in According to City staff, Old Bullhead City has many vacant or tax-delinquent the visioning process, the City expressed interest in supporting a possible properties. The City has an opportunity to purchase these properties at a very expanded Property Enhancement Program for the Old Bullhead City area. The low cost with the idea of providing a public benefit to attract visitors and patrons results of the visioning exercise indicate support by the public and City Council to Old Bullhead City. It is the recommendation of this Visioning Study that the for this idea. The Property Enhancement Program should include two types of City think strategically about these potential investments. Purchasing these projects: properties could be used for one of two important priorities for the community: addressing the lack of adequate parking, and addressing a lack of small public ◼ City/Property Owner licensing agreements to enhance the frontages of park spaces. private property. To support the vision of a future destination district, the City should limit the ◼ City investments in the purchasing of vacant or tax-delinquent properties amount of surface parking lots directly along SR 95. The purchase of property for for the creation of pocket parks and parking lots. shared parking lots should either be limited to properties that are not located directly on SR 95 or the parking lot design must have adequate landscaping and Property Licensing Agreements screening to not diminish the impact of any streetscaping investment made in In the Spring of 2018 the City Council approved use of funds to conduct the corridor. Strategies to help resolve these parking concerns are best beautification of properties in Old Bullhead City. To do this the City enters a addressed through a robust planning process, as described in the licensing agreement with an interested property owner. The City in turn Redevelopment Area Plan recommendation on Page 11 of this Summary Report. conducts enhancements to the property frontage typically in the form of debris clean up, fencing or wall repair, painting, and other relevant enhancements. At The specific locations of vacant or tax-delinquent properties was not determined present the City has focused these agreements along SR 95 with the potential to in this visioning process. However, the potential locations of these properties have future agreements outside of the SR 95 corridor. and any future purchase should be carefully considered given the recommendations described above. These Property Licensing Agreements, when coordinated with other investments along the SR 95 corridor (roadway redesign, landscaped median, and streetscaping), can create transformational change to Old Bullhead City. The City should work collaboratively with ADOT to ensure consistent design themes are considered along the SR 95 corridor. Some initial ideas shared include use of flagstone, providing shade, and use of low-water consumption/drought tolerant plants.
Existing developments along SR 95
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SR 95 Alignment Alternatives Urban Highway Enhancements Early in the visioning process a discussion was held regarding if the existing SR 95 The Urban Highway Enhancements alternative assumes the existing SR 95 alignment should continue to be used as a regional traffic route or if a re-routing alignment and regional traffic will remain in the future; however, the corridor will of traffic could resolve some concerns stated by the community. Paramount of consist of a more “balanced” operational setting for safe use by all roadway these concerns is a competing goal to move regional traffic while also trying to users. This strategy balances the use of the corridor without significantly create a future commercial corridor/downtown/main street environment. diminishing its operational characteristics. The Urban Highway Enhancements Through this process, three alternative options for SR 95 were examined: Urban utilizes the existing corridor but introduces the use of gateway features, Highway Enhancements, One-way Couplets, or Realignment. Figure 14 illustrates enhanced pedestrian crossings, pedestrian refuges, HAWK signals, and an the locations of the examined One-way Couplets and Realignment. Among all enhanced median treatment. Each of these features is described below and three alternatives, one thing is certain, the City must continue to collaborate illustrated in Figure 15. with ADOT on the future of SR 95. Through the visioning process, the public and community stakeholders expressed SR 95 Alignment Alternatives the most interest and excitement for the Urban Highway Enhancements. Because no purchasing of road right-of-way is likely and minimal construction is required, the overall cost and budget impact will be the least of the three alternatives. Additionally, use of the existing right-of-way means the project is likely to receive a National Environmental Protection Act (NEPA) Categorical Exclusions (CE) which greatly reduces the cost and duration of time it takes to complete the project. Urban Highway Enhancements
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Gateways: HAWK Signals: Gateways define the edge and entryways into a city or district. A gateway High-Intensity Activated crossWalK beacons (HAWK Signals), also referred to as feature is an architectural characteristic that conveys a sense of identity for the Pedestrian Hybrid Beacons, are pedestrian push button activated crossing community. Gateway features can come in a variety of styles and forms signals. This traffic control device is used to stop vehicular traffic and allow including monuments, signage, landscaping, structures and lighting that pedestrians to safely cross the roadway. The Manual on Uniform Traffic Control provide a visual transition to a distinct area in a community. As illustrated in Devices (MUTCD) has guidelines that should be met before a HAWK signal is Figure 14, several types of gateway features may be appropriate for Old installed. These guidelines consist of pedestrian and vehicle traffic volumes, Bullhead City including overhead signs, wayfinding signage, or sculptures within vehicle speeds, and roadway width. Old Bullhead City already has one HAWK a landscaped median. signal located at the intersection of 5th Street and SR 95. Enhanced Crossings: Enhanced Median: Enhanced crossings involve additional investments in pedestrian crossing ADOT is currently in the planning process of developing a safety enhancement locations. This may come in the form of pavement markings, pavement material solution for SR 95 from Aviation Way to 7th Street. This safety enhancement choice, and additional signage. Appropriate enhanced crossing treatments in Old involves the installation of a roadway median to limit and manage turning Bullhead City could include in-pavement warning lights, high emphasis crosswalk movements. Rather than a traditional concrete median, additional landscaping with advance yield or stop markings and signs, as well as pedestrian refuges and and urban design characteristics may be considered. In addition to improving signalized beacons. Due to the operation of SR 95 as a state highway some roadway safety, medians that include landscaping and monument features can enhanced crossing treatments would be inappropriate for Old Bullhead City, create an instant “sense of place” and can act as a gateway when entering a including curb extensions and raised crosswalks. Figure 14 illustrates several district. The design of the median should consider the vision outlined in this enhanced crossing treatments. Summary Report. Furthermore, the design theme established for this median treatment should be carried throughout the corridor including the previously Pedestrian Refuges: described pedestrian refuge locations and the Property Enhancement Program. Pedestrian Refuges provide pedestrians with a safe place to stop at the mid- point of a multi-lane road before crossing the remaining distance. These locations provide enhanced visibility of pedestrians, reduce the speed of vehicles approaching the pedestrian crossing, can be used as an access management solution, and provide space for supplemental signage. All pedestrian refuges must include signage and may include additional flashing beacons.
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One-way Couplet Realignment The one-way couplet design was proposed by a community stakeholder early in The most expensive of alternatives examined was a potential realignment of SR 95. the visioning process. This alternative includes the repurposing of Moser This alternative involves constructing a new highway corridor to the east of Old Avenue and Lee Avenue as two one-way streets. Lee Avenue would be a north- Bullhead City. The existing SR 95 corridor would then convert to a business route. bound one-way street and Moser Avenue would be a south-bound one-way street. The alternative includes moving regional traffic off the existing SR 95 Although this alternative accomplishes the goal of separating regional traffic alignment. The existing SR 95 alignment would then be repurposed as a local from local and commercial traffic, it does come at a significant cost. Considerable amounts of new right-of-way would have to be purchased for this corridor which commercial corridor. would require a NEPA Environmental Impact Statement (EIS) process that is While this alternative would utilize a considerable amount of existing right-of- often costly and can extend the project timeline. Additionally, the roadway way it does come with significant challenges. Notably, impacts to adjacent geometry would have to traverse and overcome rough topography and may properties are likely to include changes of land use and property access. have to address a potential impact to an existing water tank. Of the three Additionally, as the two corridors would go through existing neighborhoods, this alternatives discussed, this concept presents the least preferred option by the alternative solution would likely trigger NEPA Environmental Justice challenges, public and community stakeholders. which would increase project costs and extend the time it takes to complete the project. It is worth emphasizing that when presented to the public and community stakeholders, concern and lack of support for roundabouts was expressed, in which case the locations identified with roundabouts would change to signalized intersections, potentially increasing travel time through Old Bullhead City.
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SR 95 Design Alternatives Existing Design Of the three SR 95 Alignment Alternatives presented above, the Urban Highway As illustrated in Figure 16, the existing SR 95 corridor consists of a vehicular- Enhancements garnered the most support. This section describes the existing focused design including 12’ travel lanes, 5’ sidewalks immediately adjacent to design of SR 95 as well as an Interim Design solution and an Ultimate Design the roadway, and signed speed limits forty-five miles per hour (45 mph). solution which could be implemented under the Urban Highway Enhancements According to ADOT Roadway Design Guidelines the upper limit of low-speed concept. design, including urban corridors is 45 mph. The curb to curb configuration is approximately 65’ feet wide consisting of two travel lanes in each direction of travel with a shared two-way left turn lane. The existing street lighting consists of traditional cobra street lights; although this lighting is adequate for safety purposes, it lacks aesthetic characteristics of a future downtown district. In total, the corridor generally consists of 100’ of right- of-way, approximately 20’ of which is currently underutilized.
Existing Design of SR 95
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Interim Design SR 95 Enhanced Pedestrian Crossing Locations Enhancing much of the underutilized right-of-way, an Interim Design solution would consist of both curb to curb improvements and back of curb improvements. These recommendations are summarized below and illustrated in Figure 18. Curb to Curb Enhancements Utilizing the existing curb to curb dimensions, the vehicular travel lanes would be restriped to slow vehicular traffic and make pedestrian crossings safer. This involves widening the center turn lane so it can eventually convert to a median or pedestrian refuge, and narrowing the inside travel lanes from 12’ to 11’. Notably, the signed vehicle travel speed reduced from 45 miles per hour to 35 miles per hour in this design solution. Additionally, installing enhanced pedestrian crossings with Back of Curb Enhancements proper signage, pavement markings, and crossing beacons will provide The pedestrian enhancements include: wider sidewalks, pedestrian-scale lighting, for enhanced safety for pedestrians and bicyclists crossing the roadway. street furnishings (benches, bus stop shelters, bike racks, and trash receptacles), Figure 17 illustrates the proposed locations for gateways with enhanced enhanced pedestrian crossings, and shade trees. In this alternative a paved or crossings and signalized intersections. The Interim Design solution does crushed aggregate bike path would be located within the right-of-way but on a not include pedestrian refuge crossings. separate facility from the pedestrian realm. Notably, the location of the street lighting would be relocated from the back of the sidewalk to an area between the sidewalk and the curb. Locating light features in this space provides a perceived protection and barrier for pedestrians, providing separation from moving vehicles and increasing pedestrians’ sense of safety along the corridor. Interim Design of SR 95
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Ultimate Design SR 95 Pedestrian Refuge Locations Similar to the Interim Design solution, the Ultimate Design solution includes both reconfiguration of the curb to curb area as well as back of curb enhancements. These recommendations are summarized below and illustrated in Figure 20. Curb to Curb Enhancements Building upon the lane restriping configuration identified in the Interim Design solution, the Ultimate Design solution consists of the same lane dimensions but introduces pedestrian refuges and median/left turn lane configurations. The pedestrian refuge or median design will consist of native landscaping and gateway features but should not impede upon any sight-line or obstruction concerns identified by ADOT. The proposed locations for pedestrian refuges are illustrated in Figure 19. Back of Curb Enhancements Within the back of curb area, the pedestrian enhancements consist of enhanced pavement treatments, additional street furnishing, and pedestrian- scale lighting. The location of the bicycle facility is the same in the Interim and Ultimate Design solutions; however, in the Ultimate Design solution the bicycle facility includes a paved surface with high visibility bicycle markings to clearly depict the bicycle travel way. Additionally, outside the roadway right-of-way urban infill development will support the additional roadway investments along this corridor. Ultimate Design of SR 95
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5. Next Steps Integration: Overall, downtown should foster integration of different types of places and mix of land uses. Downtown should integrate different The Old Bullhead City Visioning process has identified the need for physical scales, from large development projects to small improvements to the improvement and established a consensus vision for moving forward. business environment. And finally, downtown should use this diversity of However, should the city decide to move forward, this visioning process is only physical assets – old and new buildings, big and small venues, global and the first step in a multi-year process, the recommendations provided in Section local business, river and desert environments to draw together diverse 4 of this document outline the strategy for improvement. When considering elements of the region’s population. next steps, the City should first evaluate and rank these five strategies when considering improvements to downtown. When implementing the next steps, it is important to keep in mind the key elements of the Vision. These elements include developing a safe and comfortable pedestrian environment, establishing a sense of place for the community and creating a business environment that is conducive to attracting and retaining business in Old Bullhead City. The following discussion focuses on these Strategic Vision Principles Strategic Vision Principles Through the process of preparing this vision, three basic principles emerged that served to guide the preparation of the Old Bullhead City Visioning. These principles are based on a community outreach process involving property owners, residents, business owners and others in the community that had an interest in the future of downtown. The Strategic Vision Principles should include:
Community: Old Bullhead City should foster a distinctive sense of community in two ways. First, a wide variety of community stakeholders – ranging from business leaders to neighborhood residents – should be involved in shaping the future. Second, the resulting changes should maintain and enhance downtown’s sense of place and distinctive identity.
Connectivity: Old Bullhead City should foster a sense of connectivity to, from and through SR 95. This should include an active street frontage and giving bicyclists and pedestrians a walkable environment and places to gather. Second, motor vehicle connectivity through improved road function and capacity.
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For more Sam Elters, PE information contact: 2020 N. Central Avenue, Suite 1140 Phoenix, AZ 85004 602.288.8344