City Avenue Official Map Workshop Meeting Notes

City Avenue Official Map Workshop Meeting Notes Saturday, January 28, 2012 10:00 12:00 p.m. GSB Building 1 Belmont Avenue (City Ave & Belmont Ave), 12 th Floor Bala Cynwyd, PA The City Avenue Official Map Workshop was called to order at approximately 10:00 a.m. on Saturday, January 28, 2012. Present were Board of Commission members Elizabeth S. Rogan, President (Ward 7), George T. Manos (Ward 9), Brian A. Gordon (Ward 12), and C. Brian McGuire (Ward 13). Terry Foley, City Avenue Special Services District ( CASSD ) President and CEO was also present. Township staff present included Robert Duncan, Director of Building and Planning, Christopher Leswing, Assistant Director of Planning, and Carissa Koll-Hazelton, Planning Technician. Members of the Neighborhood Club of Bala Cynwyd, Merion Civic Association, the Friends of the Cynwyd Heritage Trail, and the Greater Bicycle Coalition of Philadelphia were also present. Mr. Duncan thanked everyone for attending and explained the relationship between the Official Map as defined in the Municipalities Planning Code (MPC) and the proposed City Avenue District Official Map. The MPC enables municipalities to adopt an Official Map for all or a portion of the community to establish the location of existing and future public uses including streets, parks, open spaces, and pedestrian ways. If a developer chooses not to provide the public facilities in accordance with the map, the municipality may, within one year acquire the property to provide the amenities. Alternatively, the developer may request that the Official Map be amended in order to provide the public facilities in a different location. The purpose of creating an Official Map for the City Avenue District is to establish areas for open spaces and parks and to layout the location of future roadways and pathways. The recently adopted City Avenue District ordinance requires that new roadways be constructed in order to create shorter, more pedestrian-friendly blocks and provides incentives when certain amenities such as public gathering spaces or multi-purpose pathways are included in new developments. This map will enable the community to layout the desired locations of these future amenities. It will provide the residents and developers a certain degree of predictability in regards to the location of public improvements when new development occurs. Mr. Duncan stated that a draft Official Map has been prepared for the City Avenue District establishing possible locations for future open spaces, large public gathering spaces, linear 1

public gathering spaces, new roadways and public, multi-purpose pathways. Four maps were located in various locations in the room; one was positioned to face Kings Grant Drive, one was positioned near a window overlooking St. Asaphs Road, one was oriented to face the Bala Cynwyd Shopping Center, and one was oriented towards City Avenue. The meeting space on the 12 th Floor of the GSB building offered a unique, bird s eye view of the City Avenue District. Mr. Duncan explained that the purpose of this workshop was to obtain public input regarding the proposed City Avenue Official Map and Post-It notes and pencils were provided by each of the maps so that everyone could provide their comments. Before breaking, the following questions were asked: Q. What if a question is not appropriate for a Post-It note? A. Staff are present and available to answer questions you may have. Q. What amenities trigger incentives in the City Avenue District Ordinance? A. The ordinance provides density incentives for including elements, such as public gathering spaces, that would benefit the community in new developments. The City Avenue District ordinance includes incentives for the following elements: (1) public gathering spaces; (2) aggregating the public gathering spaces; (3) single-use residential or mixed-use or multiple use developments where the primary use is residential; (4) structured parking; (5) underground and/or wrapped parking structures; (6) transit facility improvements; (7) historic preservation; (8) off-site traffic improvements; and (9) public, multi-purpose pathways. Q. How would this Official Map affect development? A. It would inform developers of the community s long range goals and intentions before they make development plans. If their development plans do not conform to the Official Map a provision would be in place to allow for amendments to the map. The Township would have to agree to the Official Map revisions. Q. Has the Township spoken to SEPTA about improving the bus and train lines? More people could use transit if the bus and train lines ran later. A. The Township has kept SEPTA informed regarding the City Avenue District rezoning. A SEPTA representative was also present at some of the City Avenue Transportation Service Area Advisory Committee meetings regarding the Act 209 transportation studies. SEPTA has informed the Township that they want to have a critical mass of transit users before they change their routes or schedules. Q. How many residents are projected to move into this area as a result of the new development? 2

A. The City Avenue Transportation Service Area Land Use Assumptions Report (LUAR) includes the projected number of residential units expected to be developed in the Regional Center Area over the course of the next 20 years. The LUAR projects that approximately 3.37M square feet will be constructed in the Regional Center Area between 2010 and 2030. Under Scenario B it is anticipated that seven percent of the new building area will be occupied by retail uses and of the remaining building area 70 percent will be utilized for office space and 30 percent will be comprised of residential units. Under this scenario approximately 643 units are projected to be constructed in the Regional Center Area in the next 20 years. Q. How much money will the new development generate in taxes? A. The Township has estimated that new development has the potential to generate approximately $5M in tax revenue annually if all of the development projected to occur in the Land Use Assumptions Report is built. Q. Could developers use public gathering spaces to increase density on their properties? What if small public gathering spaces are provided? A. Developers can obtain incentives for providing public gathering spaces; however, there are minimum size requirements for these public gathering spaces. Tiered requirements are in place. On lots up to 100,000 square feet in size the minimum size of a public gathering space is 3,500 square feet. Public gathering spaces must be at least 5,000 square feet on lots over 100,000 square feet. Additionally, no more than three separate public gathering spaces may be provided on any one lot. Q. Are there any design requirements in place for the public gathering spaces? A. Design requirements are included in the City Avenue District ordinance for public gathering spaces. A rain garden must be provided in the public gathering space, a minimum of 30 percent of the public gathering space must be landscaped, and a maximum of 30 percent of the area may be comprised of paving materials, such as unit pavers. Q. Can the meeting notes from this workshop be provided to the public? A. Once the notes are completed they may be sent to the City Avenue e-mail distribution list. Q. The municipality has one year to decide whether or not to purchase a property in order to provide the public facility shown on the Official Map. When does the one year timeframe start? 3

A. The one year timeframe begins when a landowner gives written notice to the municipality of an intention to build on, subdivide, or otherwise develop property shown on the map. Q. Is the only incentive greater density? What is the value of the incentive? A. The zoning study involved developer input and in order to achieve meaningful redevelopment in this corridor greater density is needed. In order to make sure that new development includes amenities for the community incentives were put in place that allow for higher levels of density when amenities are provided. There is a relationship between the cost of the amenity provided by the developer and the value of the additional buildable area. In order to protect the neighborhood from additional traffic the ordinance also includes a provision that in the event more is developed than is projected in the City Avenue LUAR then the developer must show that the new development does not negatively impact the level of service at nearby intersections. Q. What is the height of this (the GSB) building? A. This building is 120 feet in height. Under the City Avenue District Ordinance the height limit on this property is 120 feet. Farther down towards the Schuylkill Expressway the maximum height limit increases to 200 feet. Q. How was the City Avenue Official Map contrived? A. Based on a review of the properties in the area, that included consideration for the overall topography, existing natural features, and existing roadway conditions staff made a preliminary recommendation regarding the location of the future public facilities and open spaces as shown on the Official Map. Q. Do public gathering spaces include bowling alleys? A. Bowling alleys would not be considered as public gathering spaces. Q. How will the pathways be laid out? A. There will be a hierarchy of paths including separate paths for bicycles and pedestrians. Staff has reviewed concepts from other areas and will apply a similar approach regarding the layout and design of the pathways. Q. Will pathways be created by the Township through easements? A. As properties redevelop the pathways will likely be installed as a part of the development. In the event a developer chooses not to install a pathway as shown on 4

the Official Map the Township would have the opportunity to purchase the property and install the pathway. Q. When does the City Avenue District Ordinance go into effect? Does the Official Map need to be adopted prior to the City Avenue District Ordinance going into effect? A. The City Avenue District Ordinance goes into effect on April 30, 2012. The goal is to adopt the Official Map prior to the effective date of the ordinance, but it is not required. If the Official Map is not adopted then the ordinance will need to be amended. Q. Has a survey been done that would show the number of people who would like to ride their bikes in this area? A. A survey has not been done. Q. Have any studies been completed that indicate the number of bicyclists and walkers in this area? A. A representative of the Bicycle Coalition of Greater Philadelphia stated that he can provide numbers regarding the number of cyclists in the region. A resident stated that counts have been taken on the Cynwyd Heritage Trail and it showed that 150 people used the trail during the peak hour. Q. Will there be design guidelines for the public, multi-purpose pathways? A. There will be design guidelines. A schematic was included in a recent presentation and it is available for viewing on the Township s website. Mr. Duncan pointed out the locations of each of the maps in the room and invited attendees to review the maps and provide their comments. Suggestions posted on the City Avenue Official Map: Official Map Suggestions: Have buildings (particularly along City Avenue) serve as a buffer for sound gathering space to go behind. (Plus 1 agree) In general, you have to resolve inherent conflict between City Avenue as a big, noisy traffic corridor and the desire to have pedestrian friendly activity areas Pedestrians and City Avenue just don t mix, so shift focal points and pedestrian paths away from City Avenue More green spaces near the edge especially City Ave Widen open space along Belmont Avenue to 100 feet. (Plus 1 agree) 5

Relocate the proposed large public gathering space at the intersection of Righters Ferry Road and Belmont Avenue to St Asaphs Road and Belmont Avenue. (Plus 3 agree) Relocate public gathering space to meaningful locations at center of site (typ) Pedestrian bridge at (City Avenue and) Bala Avenue? Pedestrian bridge (at City Avenue and the Bala Cynwyd Shopping Center entrance)? Love this (public, multi-purpose path) connection (from the Bala Station to the Cynwyd Heritage Trail along the Cynwyd rail line)! (The path between Conshohocken State Road and Belmont Avenue along St Asaphs Road) should be a serpentine path Like (the) connection with (the) Cynwyd Trail and Fairmont Park (along Belmont Avenue) (plus 1 agree) Show link along Belmont (Avenue) to Cynwyd Heritage Trail. Continue the (public, multi-purpose) path down Belmont Avenue all the way to (the) Green Street Bridge. Show separations of walkways and bike paths Take a softer line for the recreation path (along St Asaphs Road and on the property between Kings Grant Drive and Monument Road) here Provide additional links to (the City Avenue pedestrian) bridge and suggest connections to Martin Luther King Drive Show links to the Righters Ferry development and the Cynwyd Heritage Trail. Why not extend this path (the multi-purpose path along Presidential Boulevard all the way) to City Avenue? Start with network of streets first and build from that Difficult to established desired locations for public spaces without seeing placement of buildings Need to devise system for as-of-right development to put in infrastructure of streets and paths To offset concern about lack of numbers in projecting bike use (for example), cite numbers or lack thereof at similar planning stages in other cities. Create a diagonal grand boulevard from between 191 and Corinthian leading up to (the) GSB Building as a focal point with the ped/bike only or for cars with separate ped/bike (pathways) buffered by a line of trees Could we subdivide this space (at 401 City Avenue)? Divide the public gathering space into two (at 401 City Avenue) and relocate (Provide) bike racks at public gathering places? Not sure if this is desirable public gathering space (at 251 St Asaphs Road, a.k.a. 3 Bala Plaza property) 6

Relocate (the public gathering space at 251 St Asaphs Road, a.k.a. 3 Bala Plaza property) to a more usable space for neighbors and building occupants Some public gathering spaces need to be where people can buy food and shop If nothing (is there) to entertain or buy, the public gathering space will become lifeless and boring Not every public gathering spaces should be with recreational uses Need lots of tree shade over parking lots (~25%) (Plus 1 agree) Alert panic buttons similar to those which appear throughout college campuses that alert police in a 911 fashion should be placed along the trail and sidewalks which lead up to the Bala Train station. Lighting should be added to paths leading to the Bala train station and particularly on the road behind the new Taco Bell on Conshohocken Avenue with leads to the Bala train station. Creating a safe walking campus environment is primary to relieving traffic congestion. City Avenue District Ordinance Suggestions: Have taller buildings along City Avenue and away from the neighbors Multi-purpose path needs design guidelines for scale and materials Ordinance should include setback to require location of trails At approximately 11:40 a.m. Mr. Duncan requested that all workshop participants regroup and he thanked everyone for attending. Mr. Duncan explained that a workshop regarding the City Avenue District ordinance will be held on Monday, January 30 th. Mr. Duncan stated that staff will compile the input received and that he anticipates that another workshop will be held regarding the incorporation of the comments received on the City Avenue Official Map in the coming month. Mr. Duncan drew meeting to a close at approximately 11:45 a.m. Meeting notes recorded by Carissa Koll-Hazelton, Planning Technician 7