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Frankford Avenue Corridor

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Frankford Avenue Corridor Frankford Avenue Corridor Transit Oriented Development Plan Delaware Valley Regional Planning Commission Transportation and Community Development Initiative (TCDI) Studies Philadelphia City Planning Commission, Philadelphia, PA July 2006 Rendering of the Margaret-Orthodox Station Area illustrative site plan Frankford Hospital Roosevelt Theatre Circle Theatre Frankford Avenue Corridor Transit Oriented Development Plan Delaware Valley Regional Planning Commission Transportation and Community Development Initiative (TCDI) Studies Philadelphia City Planning Commission, Philadelphia, PA ii Frankford Avenue Corridor Transit Oriented Development Plan July 2006 Acknowledgements This report was made possible by a grant from: DVRPC Project Management Philadelphia City Planning Commission Richard Redding, Project Manager Acting Director, Community Planning Division Michael Thompson, Community Planner Consultant Team Wallace Roberts & Todd, LLC John R. Beckman, Principal-in-Charge Yogesh Saoji, Project Manager Kyle Gradinger, Urban Designer Woo Kim, Urban Designer Real Eastate Strategies Meg Sowell, Principal Stephen L. Kazanjian, Project Manager Nelson Nygaard Michael King, Principal Tom Brown, Transportaion Planner iii Contents Acknowledgements ii Executive Summary v 1.0 Introduction 1-1 2.4.4 Vehicular Circulation 2-16 1.1 The TOD Concept 1-5 2.5 Neighborhood and Institutions 2-18 1.2 Study Purpose 1-6 2.5.1 Neighborhood Organizations 2-18 1.3 Study Objectives 1-7 2.5.2 Historic Frankford 2-20 1.4 Planning Process 1-8 2.5.3 Relevant Plans for the Study Area 2-22 2.0 Corridor and Station Area 2-1 3.0 Real Estate Market Context 3-1 Characteristics 3.1 Retail Uses and Vacancy 3-2 2.1 Location and context in the City 2-1 3.2 Development Patterns around Station 3-4 2.1.1 Frankford Avenue Study Area 2-1 Areas Overview 3.2.1 Church Street Station Area 3-4 2.1.2 Street Hierarchy 2-2 3.2.2 Margaret-Orthodox Station Area 3-6 2.2 Demographic Characteristics 2-3 3.2.3 Frankford Transportation Center Area 3-8 2.2.1 Population and household 2-4 3.3 Consumer Spending Patterns 3-10 Characteristics 2.2.2 Household Income 2-6 4.0 Opportunities and Issues 4-1 2.2.3 Housing Characteristics 2-6 4.1 Building Conditions 4-1 2.3 Land Use and Zoning 2-8 4.1.1 Building Typology – Predominant 4-1 2.3.1 Land Use 2-8 Building Character 2.3.2 Zoning 2-10 4.1.2 Vacancy 4-3 2.4 Transportation Analysis 2-11 4.2 Public Realm 4-5 2.4.1 Transit 2-11 4.3 Opportunities and Issues for the Corridor 4-5 2.4.2 Pedestrian Circulation 2-12 4.3.1 Church Street Station Area 4-6 2.4.3 Bicycle Network 2-13 4.3.2 Margaret-Orthodox Station Area 4-9 4.3.3 Frankford Transportation Center Area 4-11 iv Frankford Avenue Corridor Transit Oriented Development Plan July 2006 5.0 Guiding Principles and Land Use 5-1 7.0 Implementation Strategy 7-1 5.1 Planning and Design Principles 5-1 7.1 TOD Zoning District 7-1 5.2 Land Use Plan 5-4 7.1.1 Building Uses 7-3 5.3 Station Area Land Use Plans 5-6 7.1.2 Building Height 7-3 5.3.1 Church Street Station Area 5-7 7.1.3 Off-Street Parking 7-4 5.3.2 Margaret-Orthodox Station 5-9 Requirements Area 7.1.4 Bicycle Parking Requirements 7-5 5.3.3 Frankford Transportation 5-10 7.2 Parking Management 7-6 Center Area 7.2.1 On-Street Parking – Parking 7-6 Benefi ts Districts 6.0 Station Area Development 6-1 7.2.2 Meters and Enforcement 7-8 6.1 Redevelopment Guidelines 6-1 7.3 Transportation Demand Management 7-9 6.2 Transportation Improvements 6-2 7.3.1 Shared Parking 7-9 6.3 Station Areas: Illustrative Site plans 6-16 7.3.2 Information 7-9 6.3.1 Church Street Station Area 6-16 7.4 Phasing and Catalytic projects 7-11 6.3.2 Margaret-Orthodox Station 6-18 7.4.1 Short Term 7-11 Area Recommendations 6.3.3 Frankford Transportation 6-20 7.4.2 Long Term 7-19 Center Area Recommendations 6.4 Vision for the Frankford Avenue 6-24 7.5 Funding Resources 7-20 APPENDIX A. Best Practices B. Market Conditions Tables and Lifestyle Characteristics C. Stakeholder Survey Summary D. Transportation - Parking Evaluation, Crash Analysis E. List of properties shown in the illustra- tive site plans v Executive Summary Background The Frankford Avenue Corridor Transit manual was also developed for use throughout Oriented Development (TOD) Plan provides the corridor. The project planning process a vision and framework for redevelopment included meetings with stakeholders and of three station areas – about a quarter-mile discussions with advisory committee members radius around three stations on the Southeast- at important phases of the plan for feedback ern Pennsylvania Transit Authority’s (SEPTA) and comments. Market-Frankford EL. These stations are Existing Neighborhood Conditions located in the Frankford neighborhood of Frankford is one of the most historically northeast Philadelphia. SEPTA has recon- signifi cant neighborhoods in Philadelphia. structed parts of the EL line and developed Frankford Avenue acts as a ‘main street” to a multi-modal transit hub at Frankford. Frankford. An analysis of market and physical Wishing to leverage these investments, the conditions revealed high concentrations of va- Philadelphia City Planning Commission asked cant and underutilized buildings and narrow the consultant team led by Wallace Roberts parcels along the Frankford Avenue Corridor. & Todd, LLC (WRT) to develop TOD-based Second fl oors of many buildings along the land use plans and redevelopment guidelines corridor are vacant due to noise, shade and for the Frankford Avenue neighborhood com- vibrations from the El structure. Physical con- mercial corridor, which runs adjacent to EL. ditions studies also revealed potential parcel Transit Oriented Development refers to consolidation and development opportunities compact, pedestrian-oriented mixed use de- near the stations that could be targeted for velopment, characterized by moderate to high public and private investment. density development around transit stations. Analysis of consumer spending patterns The consultant team developed land use and within the census tracts around the corridor, urban design plans for high opportunity sites however, showed a need for retail with an esti- to create conditions for strategic public and mated surplus demand of approximately $109 private investments tied to structural and ser- million. The market analysis revealed that 10 vice improvements to the EL. A best practices percent of current sales along the avenue are vi Frankford Avenue Corridor Transit Oriented Development Plan July 2006 Frankford Avenue Corridor Illustrative Vision Plan 0 FT 500 FT Land Use Concept Legend High Density Mixed Use High / Medium Density Residential Mixed Use Residential Station Access Streets vii to households living outside the area. There stations and near the mid-blocks along the is high potential to attract consumer dollars corridor. These open spaces will provide a from commuters taking the EL from Frank- forecourt and relief to buildings close to the El ford Transportation Center to jobs in Center structure. These guidelines identify predomi- City. nant block conditions or typology and suggest alternatives along the avenue that maintain Guiding Principles and Land Use the existing block size, building character and Seven guiding planning and design principles connectivity in Frankford. are identifi ed for the corridor that combine Sustainable planning and building design best practices for transit oriented development techniques are strongly encouraged. New as well as address specifi c physical conditions pedestrian connections, local landmarks, gate- that exist along Frankford Avenue. These ways and special paved crossings are encour- principles provide a basis for redevelopment aged throughout the corridor and particularly guidelines, land use plans and illustrative sta- along the station access streets that connect tion area vision plans developed in the plan. neighborhoods with El stations with improved The objective of the land use plan is to streetscape, lighting and signage. encourage private investment near the station Structured or underground parking is pre- areas as well as provide pedestrian oriented ferred near the stations with an emphasis on developments near stations. The land use parking management and Transportation De- plan calls for high or medium density mixed mand Management (TDM) techniques such use developments based on the distinctive as encouraging shared parking, marketing characteristics of each station. For example, of innovative TDM programs and improved high density residential is recommended near bicycle network connectivity. Transportation the Church Street Station in order to take improvements and traffi c calming measures advantage of proximity to the proposed Frank- such as mid-block crossings and pedestrian ford Creek greenway and Womrath Park. priority at traffi c signals are encouraged Neighborhood retail is proposed around the around the station areas. centrally located Margaret-Orthodox Sta- tion. Regionally-oriented retail development Illustrative vision plans demonstrate land uses, should occur near the FTC to service the large redevelopment guidelines and transportation number of commuters coming from outside related recommendations for three station of Frankford. It is envisaged that some of the areas in Frankford. These illustrative site plans retail along the corridor would be combined identify strategic development sites, new with residential uses to create high density pedestrian connections, open space plazas, mixed use developments near the stations. gateways and landmarks to provide a pedes- trian friendly vision for the corridor taking Station Area Development: Vision for advantage of the proximity to transit stations. the Frankford Avenue The plans also integrate historic buildings as Redevelopment guidelines encourage use of anchors to redevelopment. The plan encour- open space such as public plazas around the ages renovation or adaptive reuse of many Chapter 1.0 Introduction viii Frankford Avenue Corridor Transit Oriented Development Plan July 2006 historic buildings that surround stations in Frankford and envisions incorporation of historic tours, related activities and markers to encourage visitors to Frankford.
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