November 16, 2011 Lower Merion Township Building & Planning Committee
City Avenue District Rezoning Regional Center Area & Bala Cynwyd Retail District November 16, 2011 Building & Planning Committee Building & Planning Committee & Board of Commissioners
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
Existing Zoning Classifications
Proposed Regional Center Area and Bala Cynwyd Retail District
Proposed R 6A Residence District
Recent Revisions to the Regional Center Area and Bala Cynwyd Retail District i
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
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.
Indoor Entertainment Facilities: Examples Bryn Mawr Film Institute Approx. 31,530 s.f. Includes: - Retail Store - Multi-Use Office - Support Area - Two theater screens
800 SEPARATION: INDOOR ENTERTAINMENT FACILITIES 800
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
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. 20-25% of the floor area is for the restaurant. Remaining area used for games and parties Typical Chuck E Cheese s
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)
SEPARATION REQUIREMENTS: Indoor Family Entertainment Centers 400 800 400 800
Revisions: Separation between Entertainment Facilities Permitted Use Entertainment uses shall be located at least 500 feet apart.
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
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
SEPARATION REQUIREMENTS: Indoor Recreational Facilities 400 800 400 800
Overview: Dimensional Standards Build-to-Line New req. at MCPC suggestion: Any portion of a new building above 3-stories or 40 45 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
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.
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.
Nonconforming Condition: Planning Commission Recommendation 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 20 10 percent. [2] When the floor area expands beyond the floor area in existence as of the effective date of this ordinance by more than 20 10 percent.
Building Height Requirement: 11/14/11 Technical Revision (d) Penthouses. A penthouse shall not be included in measuring the height of a building if it is set back a minimum i of twenty (20) feet from the exterior walls and the enclosed area occupies less than 50% of the Floor Area of the Story immediately below and is set back a minimum of twenty (20) feet from the exterior walls of the building.
Building Height Requirement: 11/14/11 Technical Revision (10) Building Height and Spacing (a) Each portion of a building which h does not exceed 30 feet in height: [1] Shall be separated from any portion of another building less than or equal to 30 feet in height a minimum distance of 30 feet.
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
Traffic Impact Study Requirement: 11/14/11 Technical Revision (9) Traffic impact study. (a) The Township Engineer shall determine the scope of the study and the assumptions utilized. (b) In addition to the An updated traffic impact study will be required under 135, Article IV, an updated traffic impact study will be required when one of the following conditions occur: [1] Once the total additional development in this district exceeds 3.4 million square feet above what existed as of the effective date of this Article; or [2] Where a proposed development exceeds the projected Floor Area established in the City Avenue TSA LUAR adopted by the BOC on Aug 4, 2010; or [3] O h l i d b h ddi i l [3] Once the total new trips generated by the additional development after the effective date of this Article exceeds 2,786 peak hour afternoon trips.
Revisions to the Density Increase
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
Density Increase: Planning Commission Recommendation Density may be increased subject to compliance with the Official Map adopted for this zoning district The Official Map could show the location of public gathering spaces, new roadways and public, multi- purpose trails. Santana Row, San Jose, CA (approx. 12,000 s.f.) PGS at NBC 10 site would be approx. 11,595 s.f.
Density Increase: Public Gathering Space Examples Property Lot Area 5% of Lot Area* SAKS 5 th Avenue 97,500 4,875 10 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 PC Recommendation: The max number of PGS per lot is limited to three Lots up to 100,000 SF: A PGS shall be no less than 2,500 SF PC Recommendation: Lots up to 100,000 SF: A PGS shall be no less than 3,500 SF Lots over 100,000 SF: A PGS shall be no less than 5,000 SF
Density Increase Examples: 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.
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)
Aggregation of Public Spaces: 11/14/11 Technical Revision (2) Traffic impact study. (a) If the a development application includes Public Gathering Space and this space is aggregated into one large area Public Gathering Space and the FAR may be increased by an additional 0.25 provided that this aggregated Public Gathering Space it equals a minimum of 10% of the total lot area of the development, but and in no case may the aggregated area Public Gathering Space be less than 35,000 square feet, the FAR may be increased by an additional 0.25. The aggregated Public Gathering Space shall connect to the public way and any multi-purpose trail on the lot(s).
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
Summary of Density Increases Off-site Traffic FAR Density Increase Increase Total Pro-rated rated Upgrade Public Gathering Space (PGS) 0.3 0.1 0.4 N Aggregation of PGS 0.25 0 0.25 N Residential Uses 0.2 0.05 0.25 N Parking Structure 0.18 0.02 0.2 N Wrapped Parking Structure 0.25 NA 0.25 Y Underground Parking Structure 0.5 NA 0.5 Y Transit Facility Improvements 0.1-0.15 NA 0.15 N Historic Preservation 0.1 0.05 0.15 N Public Multi- Purpose Trail 025 0.25 NA 025 0.25 N Affordable Housing Reserved TBD TBD TBD Sustainable Design Reserved TBD TBD TBD Total Density Increase (Range) 0 1.93* 0.22 0-2.15* * The FAR may not exceed the maximum of either 1.5 or 1.75 as shown on the FAR map
Approval Process and Status of Ordinance Next Steps: December 14 th : Public Hearing (Only if Authorized on November 16 th by the Board of Commissioners)