City Avenue District. City Avenue Rezoning Workshop January 25, :30 p.m. Board of Commissioners

Transcription

1 City Avenue District City Avenue Rezoning Workshop January 25, :30 p.m. Board of Commissioners

2 Meeting Agenda Approval process and status of ordinance Amendments to the Regional Center Area Applicability A(3)(c-d) Non-residential uses B(2) Mixed-Use Building B(3) (a) Build-to-Line C(2)(a) and (f) Lot Width C(5) (c) Building Height C(8) (b) Density Increase - Public Gathering Space E(1)(b), (c) and (d) New Bala Cynwyd Retail District (BCR) Parking and Loading Requirements D (time permitting)

3 Approval Process and Status of Ordinance 2008: Consultant presented City Avenue Corridor Zoning Recommendations 2009: Philadelphia enacted City Avenue Zoning 2010: Lower Merion Township May 26 th: Discussion at BOC meeting June 7 th : Public Workshop June 23 rd : Public Hearing July 22 nd : Public Workshop Sept. 20 th : Public Hearing Sept. 27 th : Public Workshop Oct. 25 th : Public Workshop Nov. 30 th: Public Hearing 2011: Jan. 4 th Public Workshop

4 Approval Process and Status of Ordinance (cont.) Upcoming Meeting Dates: 3/1/2011 Public Hearing 6:30 PM 3/29/2011 Rezoning Workshop 6:30 PM 4/25/2011 Public Hearing 6:30 PM 4/26/2011 Rezoning Workshop (if needed) 5/18/2011 Public Hearing (Consideration for Adoption) June Public Hearing & Consideration for Adoption if needed

5 Regional Center Area Subdivision & Land Development Code General Requirements Where the provisions of any statute, other chapter of this Code or regulation or applicable land subdivision agreement impose greater restrictions upon subdivision or land development than this chapter, the provisions of such statute, other chapter of the Code or regulation or applicable land subdivision agreement shall be controlling.

6 Regional Center Area Applicability A (Pages 3-4)

7 Regional Center Area Applicability A (Pages 3-4) Buildings within 40 of the curb line

8 Regional Center Area Review of Non-residential Uses B(2) (Pages 5-6) Drive-through facilities are excluded as an accessory use to various uses, including: Retail store Restaurants Bakery Personal Service Shop Bank Business service facility

9 Regional Center Area Review of Non-residential Uses B(2) and Mixed-Use Buildings B(3) (a) (Pages 5-6) Uses newly included as a permitted use on the ground floor of a mixed-use building Business service facilities, including copy centers and job printing operating on a retail sales level Real estate sales and travel agency (Business uses separated) Business and Professional Office Not permitted on the ground floor of a Mixed-Use Building

10 Regional Center Area Residential Use Limitations 217B(4) (Page 7) What constitutes a building that is wrapped with a residential use Should it be consistent with F(4) (b) [8] on page 33

11 Regional Center Area Build-to-Line C (2) (a) (Page 7) 2001: 10,000 s.f. addition to the 17,556 s.f. Acme on Montgomery Ave

12 Regional Center Area Build-to-Line C (2) (f) (Page 11) up to 60 City Avenue & Presidential Boulevard

13 Regional Center Area Build-to-Line C (2) (f) (Page 11) Market Common at Clarendon Arlington, Virginia Suburban Square Ardmore, Pennsylvania

14 Amendments to the Regional Center Area Build-to to-line Setback Scenarios along Righters Ferry Road 45 Building 65 Building 120 Building RCA Standards RCA B4 (if applied to Righters Ferry Rd frontage)

15 Regional Center Area Lot Width C (5) (c) (Page 12)

16 Regional Center Area Lot Width C (5) Regional Center Area: Properties potentially impacted by the Lot Width requirements

17 Amendments to the Regional Center Area: Height Requirements Setback penalties will apply along Righters Ferry Road The setbacks will be increased by ½ foot for each foot the building exceeds 35 feet 120 building Setbacks will be increased 42.5 feet

18 Amendments to the Regional Center Area: Height Requirements Rear Yard Setback Scenarios within the RCA applied to the rear of the residential properties along Righters Ferry Road 45 Building 65 Building 120 Building RCA Standards Setback Penalty

19 Amendments to the Regional Center Area: Height Requirements Side Yard Setback Scenarios within the RCA applied to the rear of the residential properties along Righters Ferry Road 45 Building 65 Building 120 Building RCA Standards Setback Penalty

20 Regional Center Area: Section E Density Increase Floor Area Ratio (FAR)

21 Regional Center Area 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

22 Examples of 1.0 FAR pending ordinance doctrine

23 Regional Center Area: Density Increase E (1) (Page 27) Density Increase: Public Gathering Space (1) Density Increase for Public Gathering Space. If an application includes a Public Gathering Space on the Lot, the allowable density may be increased by an FAR of 0.4 subject to compliance with the requirements listed below. The Public Gathering Space shall be maintained by the property owner. The amount of Density Increase shall be noted on the plan and recorded in the deed.

24 Regional Center Area: Density Increase E (1) (Page 27) Density Increase: Public Gathering Space

25 Regional Center Area: Density Increase E (1) (Page 27) Density Increase: Public Gathering Space SAKS 5 th Avenue 10 NBC 2 Bala Plaza 1 Bala Plaza 3 Bala Plaza Lot Area 97, , , ,600 1,369,700 5% of Lot Area 4,875 11,595 24,700 40,980 68,485

26 Regional Center Area: Section E (1) Page 28 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 Regional Center Area: Section E (1) Page 28 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.

28 Regional Center Area: Section E (1) Page 28 Density Increase: Public Gathering Space Suburban Square (approx. 28,768 s.f.) Space includes: fountain, benches, landscaping and hardscaping Building heights vary from onestory to 120 Public Gathering Space for the 2 Bala Plaza site would be required to be approx. 24,700 s.f.

29 Regional Center Area Public Gathering Space E (1) Linwood Park Ardmore, PA

30 Regional Center Area Public Gathering Space E (1) Paley Park (4,200 s.f.) Philadelphia, PA

31 Regional Center Area Public Gathering Space E (1) Columbia Heights Plaza (12,200 s.f.) Washington, DC

32 Amendments to the Regional Center Area (page 35) Create new Bala Cynwyd Retail District

33 Bala Cynwyd Retail District Goal: Preserve the ground floor retail uses that cater to the neighborhood Retail and similar uses will be required on the ground floor of all buildings Includes all uses authorized under B(2)(a-k) Mixed-Use buildings are required, with the exception along St. Asaphs Road where residential uses are required.

34 Bala Cynwyd Retail District Parking, density increase, development design, and signage standards will be consistent with the RCA Dimensional standards except Build-to to-line (along St. Asaphs Road) and Building Height (90 ) ) will be consistent with the RCA

35 Bala Cynwyd Retail District

36 Regional Center Area Questions

37 City Avenue District Upcoming Meeting Dates: 3/1/2011 Public Hearing 6:30 PM 3/29/2011 Rezoning Workshop 6:30 PM 4/25/2011 Public Hearing 6:30 PM 4/26/2011 Rezoning Workshop (if needed) 5/18/2011 Public Hearing (Consideration for Adoption) June Public Hearing & Consideration for Adoption if needed For more information go to