City Avenue District. City Avenue Rezoning Workshop Regional Center Area & Bala Cynwyd Retail District June 27, Board of Commissioners

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1 City Avenue District City Avenue Rezoning Workshop Regional Center Area & Bala Cynwyd Retail District June 27, 2011 Board of Commissioners

2 Overview Approval process and status of ordinances Summary of Amendments to the Regional Center Area ( RCA ) and Bala Cynwyd Retail District ( BCR ) since the June 8 th Building & Planning Committee meeting

3 Approval Process and Status of Ordinance Steering and Advisory Committee Meetings 12/4/2007: Kick-off Meeting Held 1/8/2008 3/25/2008 4/3/2008 5/8/2008 May 2008: Consultant presented City Avenue Corridor Zoning Recommendations Neighborhood Club of Bala Cynwyd Meetings & Presentations 6/9/ /8/2008 (Bala( Cynwyd Transportation Forum) 10/14/2008

4 Approval Process and Status of Ordinance 2009: Philadelphia enacted City Avenue Zoning Presentations to the Neighborhood Club of Bala Cynwyd 4/14/2009 4/29/2009 6/9/ : Lower Merion Township Public Process Discussion at BOC meeting (May 26 th ) 4 Public Workshops (Jun, Jul, Sept, Oct) 3 Public Hearings (Jun, Sept, Nov)

5 Approval Process and Status of Ordinance 2011: Lower Merion Township Public Process 1/4/11: Public Workshop 1/25/11: Public Workshop 3/1/11: Public Hearing 3/29/11: Public Workshop 4/13/11: B&P Committee Discussed and Tabled 5/2/11: Planning Commission (PC) Update 6/6/11: PC discussion on relationship to the Comp Plan 6/8/11: B&P Committee Discussed and Tabled 6/23/11: Special PC meeting to discuss City Ave District

6 Approval Process and Status of Ordinance RCA & BCR Meeting Dates: 7/18/2011 7:30 PM Rezoning Workshop (RCA & BCR)

7 Existing Zoning Classifications

8 Proposed Regional Center Area and Bala Cynwyd Retail District

9 Proposed R 6A Residence District

10 Amendments to the City Avenue District RCA Reduction of maximum height from 250 to 200

11 Regional Center Area: Photo Simulation of redevelopment View from City Avenue +/-200 BEFORE 300 Building

12 Regional Center Area: Photo Simulation of redevelopment View from City Avenue 200 Building BEFORE

13 Regional Center Area: Photo Simulation of redevelopment AFTER BEFORE View from St. Asaphs Road

14 Amendments to the City Avenue District RCA Reduction of maximum height from 200 to 120 at 1 Belmont Ave E.g.. Approx. 120 tall existing buildings

15 Amendments to the City Avenue District RCA Extend the 65 height requirement to 250 from the curb line

16 Amendments to the City Avenue District RCA & BCR March 2010 December 2010 February 2011 May 2011

17 Amendments to the City Avenue District RCA & BCR Increase minimum spacing between taller buildings from 60 to 75

18 Regional Center Area: Study of possible locations of 200 Buildings Applying the height and separation requirements to the RCA

19 Amendments to the City Avenue District RCA & BCR Reduction of maximum FAR from 1.95 to 1.75

20 Regional Center What is FAR? FAR is the gross floor area of all buildings permitted on a lot divided by the area of the lot. In this example, FAR.5 20,000 / 40,000 = Lot = 40,000 sf - Building footprint = 20,000 gsf FAR 1.0 FAR 1.5

21 Examples of 1.0 FAR pending ordinance doctrine

22 FAR Examples: Market Common Townhouses, Arlington, VA Site Area Building Footprint # Stories Gross Floor Area FAR 133,451 sf 82,600 sf 3 247,800 sf 1.86

23 FAR Examples: Corinthian, Lower Merion Township Site Area Building Footprint # Stories Gross Floor Area FAR 121,503 sf 43,181 sf 6 236,046 sf 1.94

24 Amendments to the City Avenue District RCA & BCR May 2010 October 2010 November 2010 May 2011

25 Amendments to the City Avenue District RCA & BCR Density Increase: Summary Public Gathering Space Residential Uses Parking Structure Wrapped Parking Structure Underground Parking Structure Transit Facility Improvements FAR Bonus Off-site Traffic Upgrade Bonus NA NA NA Max Bonus Pro- rated N N N Y Y N Off-Site Traffic Improvements 0.2 NA NA NA Historic Preservation N Affordable Housing Reserved TBD TBD TBD Sustainable Design Reserved TBD TBD TBD Total Density Increase (Range) * * The maximum FAR increase assumes all parking is provided in an underground parking structure

26 Amendments to the City Avenue District RCA & BCR Applying the FAR Standards Maximum FAR Single Use Building Maximum FAR Mixed-Use Building or Development Properties south of St. Asaphs Road Maximum FAR with density increases Properties north of St. Asaphs Road Maximum FAR with density increases FAR * 1.5* * The density increases are cumulative, but the FAR may not exceed the maximum noted above.

27 Questions

28 Approval Process and Status of Ordinance RCA & BCR Meeting Dates: 7/18/2011 7:30 PM Rezoning Workshop (RCA & BCR)