City Avenue District Rezoning

Transcription

1 City Avenue District Rezoning City Avenue Rezoning Workshop Regional Center Area & Bala Cynwyd Retail District November 10, 2011 Planning Commission

2 Agenda Creation of City Avenue District & Zoning Map Amendments Revisions to the RCA and BCR Districts Indoor entertainment t t facilities New separation requirement Build-to-line step back requirement Alternative language for side and rear yard setbacks Impervious surface requirement for nonconforming lots Building bulk and spacing Density increases

3 Existing Zoning Classifications

4 Proposed Regional Center Area and Bala Cynwyd Retail District

5 Proposed R 6A Residence District

6 October 2011 Revisions to the Regional Center Area and Bala Cynwyd Retail District

7 September 26 th City Avenue Rezoning Workshop Concern with Indoor Entertainment and Indoor Recreation Facilities : Ambiguous definitions Potential for light, noise & other nuisances Conflicts with existing residential neighborhoods Additional traffic in the evening hours

8 Revisions: Indoor Entertainment Facilities Definition INDOOR ENTERTAINMENT FACILITIES A structure or facility used for the presentation of the performing arts, including theaters for live and recorded performances, excluding adult entertainment. Permitted Use Min. 800 from a residential use in a residential zoning district Permit facilities up to 50,000 35,000 s.f.

9 Indoor Entertainment Facilities: Examples Bryn Mawr Film Institute Approx. 31,530 s.f. Includes: - Retail Store - Multi-Use Office - Support Area - Two theater screens

10 800 SEPARATION: INDOOR ENTERTAINMENT FACILITIES 800

11 New Defined Use: Indoor Family Entertainment Centers Definition " INDOOR FAMILY ENTERTAINMENT CENTER" A structure or facility with multiple attractions, including various games and facilities to accommodate birthday parties. Permitted Use Up to 15,000 s.f. requires a 400 separation from a residential use in residential district Between 15,000 and up to 50,000 35,000 s.f. requires an 800 separation from a residential use in residential district

12 Indoor Family Entertainment Center: Example under 15,000 sf Chuck E Cheese s s 1210 Bethlehem Pike, North Wales, PA Approx. 9,400 s.f. Approx % of the floor area is for the restaurant. Remaining area used for games and parties Typical Chuck E Cheese s

13 Indoor Family Entertainment Center: Example over 15,000 sf Dave & Busters Plymouth Meeting Mall Approximately 26,000 s.f., including: +/- 13,000 s.f. gaming space, +/- 7,000 s.f. restaurant, and +/- 6,000 s.f. banquet space (expansion currently underway)

14 SEPARATION REQUIREMENTS: Indoor Family Entertainment Centers

15 Revisions: Separation between Entertainment Facilities Permitted Use Entertainment uses shall be located at least 500 feet apart.

16 Revisions: Indoor Recreational Facilities Definition INDOOR RECREATIONAL FACILITIES A structure or facility used as an athletic, health or Fitness Center, bowling alley, skating rink, swimming pool, athletic field, tennis court or other similar activities and conducted entirely within a building. Permitted Use Min. 400 from a residential use in a residential zoning district Exception: Bowling alleys must be a min. of 800 from a residential use in a residential zoning district

17 Indoor Recreational Facilities: Indoor Sports Facility Example Bala Cynwyd Shopping Center Lucille Roberts (11,146 s.f.) Equipment & Cardio area Group Fitness classes Open 7 days per week LA Fitness (37,372 s.f. ) Equipment & Cardio area Group Fitness classes Indoor heated lap pool Personal Trainers Kids Klub (babysitting) Open 7 days per week

18 SEPARATION REQUIREMENTS: Indoor Recreational Facilities

19 Overview: Dimensional Standards Build-to-Line New req. at MCPC suggestion: Any portion of a new building above 3-stories or 40 ft. shall be stepped back from the Build-to-Line a minimum of 10 ft. Montgomery County: New Town Mixed-Use District Model Ordinance Example of a step back building: Vancouver

20 Side Yard Requirement: Alternative language (3) Side Yards (a) Minimum. There is no required minimum Side Yard setback. However, if a new or expanded Structure is not built up to the side lot line, the new or expanded portion of the building must be set back a minimum of ten (10) feet from the side lot line. OR Minimum. Where a shared party wall exists with the adjoining property there shall be no required Side Yard setback. Where a shared party wall does not exist the minimum Side Yard setback shall be ten (10) feet.

21 Side Yard Requirement: Alternative language (4) Rear Yards (a) When a new, expanded or redeveloped building is on a Lot that backs up to a RCA or commercially zoned lot, a Rear Yard setback is not required. OR Minimum. Where a shared party wall exists with the adjoining i property there shall be no required Rear Yard setback. Where a shared party wall does not exist the minimum Rear Yard setback shall be ten (10) feet.

22 Nonconforming Conditions Lots non-conforming to the Impervious Surface standards shall be brought into conformance under the following conditions: [1] When a building is destroyed by fire or natural cause and the new building exceeds the prior floor area by more than percent. [2] When the floor area expands beyond the floor area in existence as of the effective date of this ordinance by more than percent.

23 Bulk & Spacing Requirements Bulk and spacing requirements reworded and figures revised as suggested by the Montgomery County Planning Commission Accessory Parking Structures screened from view are no longer subject to separation requirements Underground Parking Structures are no longer subject to the maximum diagonal dimension requirements

24 Revisions to the Density Increase

25 Regional Center Area and Bala Cynwyd Retail District Floor Area Ratio (FAR) 0.6 Base FAR for single use buildings 0.7 Base FAR for mixed-use buildings or developments 0.3 FAR density increase for providing Public Gathering Space Prerequisite for attaining any additional density increase Pages 15-16

26 Density Increase Examples Density Increase: Public Gathering Space Wynnewood Shopping Center (approx. 4,968 s.f.) Space includes: bus shelter, tables and chairs, landscaping and hardscaping Public Gathering Space for SAKS 5 th Avenue site would be required to be approx. 4,875 s.f.

27 Density Increase Examples Density Increase: Public Gathering Space Lot Area 5% of Lot Area SAKS 5 th Avenue 97,500 4, NBC 231,900 11,595 2 Bala Plaza 494,000 24,700 1 Bala Plaza 819,600 40,980 3 Bala Plaza 1,369,700 68,485

28 Density Increase: Aggregation of Public Gathering Spaces Suggested Amendment: Aggregation of Public Gathering Space The FAR may be increased by 0.25 when a development includes Public Gathering Space (PGS) and this space is aggregated into one area. This aggregated PGS shall: Equal at least 10% of the total lot area; Equal or exceed 35,000 s.f.; and Connect to the public way and any multi-purpose trail on the lots. Rittenhouse Square Park, Philadelphia (+/- 7.5 acres)

29 Density Increase: Public Multi-purpose Trail Public Multi-purpose Trail The allowable density may be increased by a FAR of 0.25 where a public, multi-purpose trail is provided. The trail shall: Measure at least 8 feet in width; Have one shoulder measuring at least 4 feet in width; Be paved with asphalt, gravel or an appropriate material approved by the Township Engineer; and Connect with existing or proposed trails on abutting properties, or connect to a Pedestrian Way. Metroplex, Plymouth Meeting

30 Summary of Density Increases Off-site Traffic FAR Density Increase Increase Total Pro-rated rated Upgrade Public Gathering Space (PGS) N Aggregation of PGS N Residential Uses N Parking Structure N Wrapped Parking Structure 0.25 NA 0.25 Y Underground Parking Structure 0.5 NA 0.5 Y Transit Facility Improvements NA 0.15 N Historic Preservation N Public Multi- Purpose Trail NA N Affordable Housing Reserved TBD TBD TBD Sustainable Design Reserved TBD TBD TBD Total Density Increase (Range) * * * The FAR may not exceed the maximum of either 1.5 or 1.75 as shown on the FAR map

31 Approval Process and Status of Ordinance Next Steps: November 16 th Special Building & Planning Committee Meeting Board of Commissioners i Meeting December 14 th : Public Hearing (Only if Authorized on November 16 th by the Board of Commissioners)