City Avenue District Rezoning Regional Center Area & Bala Cynwyd Retail District December 14, 2011 Public Hearing Board of Commissioners
Agenda Public Hearings An Ordinance to create The City Avenue District, comprised of two districts including the Regional Center Area (RCA), and the Bala Cynwyd y Retail District (BCR) An Ordinance to amend Zoning Map No. 2 to rezone properties as the City Avenue District An Ordinance to amend Zoning Map No. 2 to rezone portions of properties along Righters Ferry Road as R6A Residence District
City Avenue: History of Planning Efforts 2006 Bala Cynwyd y Retail Strategy Prepared by Economics Research Associates 2007 Potential Economic Impact of Redevelopment Prepared by Econsult Corp 2008 Presentation of Initial Zoning Recommenda- tions Prepared by KSK Architects, Planners, Historians 2010-2011 Act 209 Studies LUAR-Aug 2010 Prepared by KSK Architects, Planners, Historians RSA & TCIP Prepared by McMahon Assoc.
Approval Process and Status of Ordinance 2007 Kick-off Meeting Dec 4 2008 Steering & Advisory Committee Meetings Jan 8 Mar 25 Apr 3 May 8 2008 Meetings & Presentations to the NCBC Jun 9 Oct 8 (Bala Cynwyd Transportation Forum) Oct 14 2008 Presentation to the Board of Commissioners Nov 5
Approval Process and Status of Ordinance 2009 Meetings & Presentations to the NCBC Apr 14 Apr 29 Jun 9 Philadelphia Enacted the City Avenue District Aug 17
Approval Process and Status of Ordinance 2010 Presentations to the Board of Commissioners Apr 21 May 26 2010 Rezoning Workshops Jun 7 Jul 22 Sept 27 Oct 25 2010 Public Hearings Jun 23 Sept 20 Nov 30
Approval Process and Status of Ordinance 2011 Rezoning Workshops Jan 4 Jan 25 Mar 29 Jun 27 Jul 18 Sept 26 2011 Public Hearing Mar 1 Dec 14 2011 Planning Commission May 2 Oct 25 Jun 6 Nov 10 Jun 23 Dec 5 Sept 12 2011 B&P Committee Apr 13 Sept 14 Jun 8 Nov 16
City Avenue District Overview: Background Purpose: Undertake zoning study of the City Ave Corridor to create a cohesive, economically viable, pedestrian-friendly environment Funding: Awarded by DVRPC in 2007 Outcome: Recommendation for new zoning districts for City Ave 2007 Enacted by Philadelphia l in 2009
Existing Zoning Classifications
Proposed R 6A Residence District
City Avenue District Overview: Background BCR DISTRICT RCA BCR Revised Boundary and Creation of new BCR District
Overview: General Goals and Objectives Enable the development e of a mix of uses (reduce traffic impact) Improve pedestrian connections Promote the use of transit to reduce traffic congestion Create transition in bulk and scale between higher density development and residential neighborhoods Enhance visual character of the district Create pedestrian-scaled blocks Encourage shared parking and attractive structure parking Promote landscaped, open areas and public gathering g spaces BCR: Preserve retail uses that cater to residential community
Comparison to Comprehensive Plan Goals and Objectives Lower Merion Township Open Space Plan (2006) Goal 1: Improve or create pedestrian and bike links between neighborhoods and Township amenities. Goal 3: Improve the landscaping of streets and parks in residential and commercial areas. Montgomery County Land Use Plan (2005) Bala Cynwyd identified as a Major Development Center - Over time, this area should see more physically integrated development, more mixed uses, more residences, and a more walkable streetscape along both sides of City Avenue. City Avenue identified as a Suburban Center: An intensely developed suburban cores with significant retail, office and residential land uses. Performance Standards include the following: a mix of uses, an g, established sense of place, ideally with a clearly defined public gathering space.
Overview: Uses Mixed-Use Buildings and Developments are encouraged In the BCR District Mixed-Use Buildings and Developments are required with an exception along a portion of St. Asaphs Road where residential uses are required Residential uses are encouraged Retail and office uses are permitted Drive-through facilities are excluded as an accessory use to various uses (banks, bakeries, restaurants, etc.)
Overview: Dimensional Standards Building Area Current Proposed CO C1 Single Use Mixed-Use Building Area 40% 60% 50% 60%
Overview: Dimensional Standards Build-to-Line Build-to-Line for façade facing City Ave Build-to-Line for façade facing streets other than City Ave
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
Overview: Dimensional Standards Build-to-Line (setback from curbline) No structure may be built within the first 50 ft. in the fll following locations: Belmont Ave: Between St Asaphs Rd & Righters Ferry Rd Righters Ferry Rd: Within 500 of Belmont Ave St Asaphs Rd: Between Conshohocken State Rd & Belmont Avenue Landscaped buffer along Belmont Avenue
Overview: Dimensional Standards BCR RCA 50 Building Setback
Overview: Dimensional Standards Build-to-Line Primary pedestrian access points to buildings shall be located along the Primary Front Facades The Build-to-Line may be extended if the area is used for outdoor dining or public gathering space
Overview: Dimensional Standards Build-to-Line Parking lots, driveways and loading zones are prohibited in front of the building Exceptions: Pick up/drop off for hotels & transit facilities
Overview: Dimensional Standards Side Yards: Alternative Language 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 common party wall does not exist the minimum Side Yard setback shall be ten (10) feet.
Overview: Dimensional Standards Rear Yards: Alternative Language 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 common party wall does not exist the minimum Rear Yard setback shall be ten (10) feet.
Overview: Dimensional Standards Lot Width 600 Max. Lot Width New streets will be created when a lot exceeds 600 On-street parking will be provided on new streets When on-street parking is provided on both sides of a new street the land area required to build the street will continue to be counted towards the Lot Area
Overview: Dimensional Standards Lot Width Purpose: Breakdown large blocks to improve pedestrian environment Create minor streets to alleviate traffic congestion on major roadways
Overview: Dimensional Standards Properties potentially impacted by the Lot Width requirements R6A
Overview: Dimensional Standards Impervious Surface Current Proposed CO C1 Single Use Mixed-Use Impervious Surface 50% 70% 60% 70% Nonconforming Conditions: Most lots predate 1990 adoption of impervious surface standards & exceed these limits Nonconforming lots must comply with impervious surface g py p standards when new building exceeds existing by over 20% Suggested Amendment: 10%
Overview: Dimensional Standards Building Height
Overview: Dimensional Standards Building Height 200 Building Photo simulation of possible redevelopment BEFORE View from City Ave
Overview: Dimensional Standards Photo simulation of possible redevelopment
Overview: Amendments to Dimensional Standards March 2010 December 2010 February 2011 May 2011
Overview: Dimensional Standards Bulk & Spacing Requirements Bulk and spacing requirements reworded 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
Overview: Dimensional Standards Floor Area Ratio (FAR) Pages 15-16
Overview: Dimensional Standards 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 = 0.5 - Lot = 40,000 sf - Building footprint = 20,000 gsf FAR 1.0 FAR 1.5
Overview: Dimensional Standards pending ordinance doctrine Examples of 1.0 FAR
FAR Examples: Market Common Townhouses, Arlington, VA Site Area Building Footprint # Stories 3 Gross Floor Area 133,451 sf 82,600 sf FAR 1.86 247,800 sf
FAR Examples: Corinthian, Lower Merion Township Site Area Building Footprint # Stories 6 Gross Floor Area 121,503 sf 43,181 sf FAR 1.94 236,046 sf
Overview: Amendments to Dimensional Standards May 2010 October 2010 November 2010 May 2011
Overview: Density Increase Providing Public Gathering Space is a prerequisite for attaining any other density increase. OR Suggested Amendment: Official Map will designate the locations of the desired open space, Public Gathering Space, new roadways and Multi-Purpose Trails. Development must comply with the Official Map to attain density increases.
Overview: Summary of Density Increases Off-site Density Increase: Summary FAR Bonus Max Prorated Traffic Upgrade Bonus Bonus Public Gathering Space (PGS) 0.3 0.1 0.4 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 Aggregation of PGS 0.25 NA 0.25 N Sustainable Design Reserved TBD TBD TBD Total Density Increase (Range) 0 1.93* 0.22 0-2.15* * The maximum FAR increase assumes all parking is provided in an underground parking structure
Overview: Summary of Density Increases Public Gathering Space 5% of the lot area shall be used as public gathering space 2,500 sq ft minimum on lots < 100,000 sq ft OR Suggested Amendment: 3,500 sq ft 5,000 sq ft minimum on lots > 100,000000 sq ft At least 30% of the space shall be landscaped Up to 20% of the space may be concrete Up to 30% of the space may be stamped concrete Rain gardens shall be provided
Overview: Summary of Density Increases Aggregation of Public Gathering Space: 0.25 FAR Increase 10% of the lot area shall be used as public gathering g space 35,000 sq ft minimum C h bl d l l Connect to the public way and any multi-purpose trail on the lot(s)
Overview: Summary of Density Increases Public Gathering Space Public gathering spaces shall be located where it is visible and accessible from a public sidewalk or pedestrian connection. The design and location may be modified by Conditional Use Paley Park (4,200 s.f.)
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.
Density Increase Examples Density Increase: Public Gathering Space Santana Row, San Jose, CA (approx. 12,000 s.f.) Space includes: art, benches, landscaping and hardscaping Building heights vary from 3-5 stories Public Gathering Space for the NBC 10 site would be required to be approx. 11,595 s.f.
Density Increase Examples Density Increase: Public Gathering Space 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
Overview: Summary of Density Increases Structured Parking A 0.18 FAR increase is granted when a parking structure is provided A prorated FAR increase is provided where underground or a wrapped parking structure is provided
Overview: Summary of Density Increases Transit Facilities Tiered incentives A 0.1 FAR Increase of is granted where accommodations to encourage mass transit are provided. A 0.15 FAR Increase is granted when an on-street bus stop is moved onto the property being developed
Overview: Summary of Density Increases 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 or similar material; and Connect with existing or proposed trails on abutting properties, or connect to a Pedestrian Way. Metroplex, Plymouth Meeting
Overview: Parking Types of parking allowed: On-site parking Shared/Off-site parking On-street parking Structured Parking Car share parking Bicycle parking
Overview: Parking Example: Surface parking lots Placed between the building and rear lot line Allows for continuous street wall to encourage pedestrian activity and window shopping Surface Parking
Overview: Parking Located along and accessed from least traveled street Allows for efficient flow of traffic along primary roadway Reduces potential conflicts between motorists and pedestrians Improves visibility of businesses along major street W Athens Ave Access Cricket Ave Access Cricket Ave Access
Overview: Parking Shared and off-site parking are encouraged Limits curb cuts Improves walkability 18 commercial properties 1 large parking lot 3 curb cuts Access from minor streets Five commercial properties p 5 separate parking lots 9 curb cuts 7 driveways on City Ave
Overview: Parking Required Parking Land Use CO District Parking RCA Single Use Peak Hour RCA Single Use Peak Hour Requirement Demand Demand (minimum) (minimum) (maximum) Retail 1/200 sq. ft. 3/1000 sq. ft. 4/1000 sq. ft. Office 1/200 sq. ft. 3/1000 sq. ft. 5/1000 sq. ft. Restaurant 1/200 sq. ft. 4/1000 sq. ft. 5/1000 sq. ft. Theater 1/5 seats 1/5 seats N/A Fitness Center 1/200 sq. ft. 4/1000 sq. ft. 5/1000 sq. ft. plus 6/court Indoor Recreational Facility and other permitted uses 1/200 sq. ft. plus 6/court 4/1000 sq. ft. 5/1000 sq. ft. Hotel 1/room 1/room 1.5/room Residential 2/apartment 1.5/unit 2/unit
RCA & BCR: Parking and loading 155-217 D (pages 24-29) Understanding the parking requirements Process for determining required parking for Mixed-Use buildings and developments. 1. Determine the number of parking spaces required for each individual use within the building using the single use peak hour demand values Example: 100,000 sq ft building 7,000 sq ft retail - 3 spaces per 1,000 sq ft (min.) equals 21 parking spaces - 5 spaces per 1,000 sq ft (max.) equals 35 parking spaces 65,100 sq ft office - 3 spaces per 1,000 sq ft (min.) equals 196 parking spaces - 5 spaces per 1,000 sq ft (max.) equals 326 parking spaces 27,900 sq ft residential - Assuming 1,500 sq ft per unit = 18 units - 1.5 spaces per unit (min.) equals 27 parking spaces - 2 spaces per unit (max.) equals 36 parking spaces
Process for determining required parking for Mixed-Use Buildings (cont.) 2. Calculate the number of spaces needed for each use for each peak hour by multiplying the base number by the percentage of peak demand for key times values Excerpt from Table 1: Required Parking Percentage of Peak Demand for Key Times Weekdays Saturday Land Use 10AM 1PM 5PM 8PM 10PM 10AM 1PM 5PM 8PM 10PM Retail 50% 75% 75% 65% 25% 50% 100% 90% 65% 35% 21 parking spaces 11 16 16 14 5 11 21 19 14 7 Office 100% 90% 50% 5% 5% 15% 15% 5% 0% 0% 196 Parking Spaces 196 176 98 10 10 29 29 10 0 0 Residential 85% 80% 85% 95% 100% 70% 65% 75% 95% 100% 27 Parking Spaces 23 22 23 26 27 19 18 20 26 27
Process for determining required parking for Mixed-Use Buildings (cont.) 3. Add the columns for each peak hour time to determine the number of spaces required for the multiple use building or development Excerpt from Table 1: Required Parking Percentage of Peak Demand for Key Times Weekdays Saturday Land Use 10AM 1PM 5PM 8PM 10PM 10AM 1PM 5PM 8PM 10PM Retail 50% 75% 75% 65% 25% 50% 100% 90% 65% 35% 21 parking spaces 11 16 16 14 5 11 21 19 14 7 Office 100% 90% 50% 5% 5% 15% 15% 5% 0% 0% 196 Parking Spaces 196 176 98 10 10 29 29 10 0 0 Residential 85% 80% 85% 95% 100% 70% 65% 75% 95% 100% 27 Parking Spaces 23 22 23 26 27 19 18 20 26 27 TOTAL 229 214 137 49 42 59 68 49 39 34
Process for determining required parking for Mixed-Use Buildings (cont.) 4. The required number of parking spaces is the highest total hour figure Excerpt from Table 1: Required Parking Percentage of Peak Demand for Key Times Weekdays Saturday Land Use 10AM 1PM 5PM 8PM 10PM 10AM 1PM 5PM 8PM 10PM Retail 50% 75% 75% 65% 25% 50% 100% 90% 65% 35% 21 parking spaces 11 16 16 14 5 11 21 19 14 7 Office 100% 90% 50% 5% 5% 15% 15% 5% 0% 0% 196 Parking Spaces 196 176 98 10 10 29 29 10 0 0 Residential 85% 80% 85% 95% 100% 70% 65% 75% 95% 100% 27 Parking Spaces 23 22 23 26 27 19 18 20 26 27 TOTAL 229 214 137 49 42 59 68 49 39 34
Comparing the parking calculations Land Use Single-Use Min. Parking Mixed-Use Peak Hour Parking Requirements Requirements Retail 21 spaces 11 spaces 7,000 sq ft (3/1000) Office 196 spaces 196 spaces 65,100 sq ft (3/1000) Residential 27 spaces 23 spaces 18 Units (27,900 sq ft) (1.5/unit) TOTAL 244 229
Overview: Parking Service and Loading 50 ft. from residential uses in residential zoning districts Nearer than 50 ft. must be located indoors Loading and service functions shall be located within building envelope unless approved by the Board of Commissioners Areas shall be screened Areas shall not be visible from a public street
Overview: Parking Traffic Impact Study A new traffic study is required when the additional development surpasses the projections of the Act 209 Studies completed for the City Avenue Transportation Services Area Traffic generated by the additional development may not result in a level of service lower than D
Overview: Development Design Standards Architectural Design Standards Clear windows on first floor of primary façade Minimum requirements for area of windows Upper floors: 20% of façade covered by windows Ground floor: 65% of façade covered with windows (including window in door)
Overview: Development Design Standards Architectural Design Standards Visual mass of buildings shall be de-emphasized through the use of architectural and landscape elements Horizontal Articulation Vertical Articulation
Overview: Development Design Standards Parking Structures Pedestrian oriented facade Active uses at first floor facing gpedestrian oriented streets Primary building entrances shall be visible and articulated towards the street parking
Overview: Development Design Standards Pedestrian Way Purpose: Create a completely linked network of walkways connecting transit stops, commercial centers, institutions, open spaces & new residences Consists of: Verge adjacent to the curb, including room for street trees Sidewalk
Overview: Effective Date Immediately upon adoption OR Upon adoption of the Official i Map (no date specified) Not recommended by Twp Solicitor OR April 30, 2012 Intent: Provides time to consider and adopt an Official Map
DRAFT
Approval Process and Status of Ordinance Next Steps: Consider whether to adopt the ordinance, if so determine which alternative language should be included Dimensional Standards Official Map Effective Date Schedule Public Workshop in January Provided the BOC decides to consider the Official Map recommended by the Planning Commission