CHELTENHAM TOWNSHIP COMMERCIAL DISTRICT ENHANCEMENT PLAN GLENSIDE
Prepared by: Carter van Dyke Associates Planners and Landscape Architects Urban Partners Community and Economic Development Planners Gannett Fleming Transportation Planners Runyan & Associates Architects
Adopted October 23, 2000 The following report focusing on the commercial district of Glenside is an excerpt from the full Cheltenham Township Commercial District Enhancement Plan. The complete report identifies policies, costs, and implementation strate- gies for Glenside, Elkins Park West, Elkins Park East, East Cheltenham Avenue, and Cheltenham Village. The full report and individual dis- trict reports are available for viewing at the Township Administration Building and all four public libraries. ACKNOWLEDGEMENTS
Numerous individuals and • Cheltenham Township organizations have contributed Economic Development Task to this vision plan. Listed below Force former Chairman are some of the many people Jim Butt who have helped guide this plan: • Cheltenham Township • Cheltenham Township Economic Development Task Commissioners Force Chairman Harold Lichtman Paul R. Greenwald, President Jeffrey A. Muldawer, • Cheltenham Township Vice President Economic Development Task Thomas Jay Ellis, Member Force Robert C. Gerhard, Member • Cheltenham Township Charles D. McKeown, Member Planning Commission Harvey Portner, Member • Cheltenham Township Engineer Michael J. Swavola, Member David M. Lynch • Cheltenham Township • Citizens who participated in the Manager David G. Kraynik 12 Public Forums • Cheltenham Township • Business and property owners Assistant Township Manager who participated in the 12 Brian T. Havir Public Forums • Cheltenham Township • Montgomery County Planning former Main Street Manager Commission Joel A. Johnson • City of Philadelphia • Cheltenham Township Department of Economic Main Street Manager Development Ruth Littner Shaw
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Cheltenham Township Commercial District Enhancement GLENSIDE
Recommended Implementation Plan Year to Initiate Public Sector Activities Detailed Design Implementation
Item Action 1 Acquire County, PennDOT, and SEPTA Support Twp-wide initiative in Yr 1 2 Create governmental partnerships with Abington Twp. Twp-wide initiative in Yr 1 3 Recruit businesses to fulfill each District vision Ongoing 4 Create a Township-wide non-profit Economic Development Corp. Twp-wide initiative in Yr 1 5 Draft and change zoning ordinances Twp-wide initiative in Yr 1 6 Draft and change parking ordinances Twp-wide initiative in Yr 1 7 Draft and change sign ordinances Twp-wide initiative in Yr 1 8 Create and approve Facade Enhancement Guidelines Twp-wide initiative in Yr 1 9 Glenside Facade Enhancement Guidelines and Grant Program 1 2-10 10 Glenside Gateway and Sign Program 1 By phase 11 Glenside Streetscape Elements 1 By phase 12 Glenside Transportation Study 1 By phase 13 Phase I: Wesley Avenue Plaza 1 2 14 Phase I: Roberts Avenue Park and Roads 1 2 15 Phase I: Glenside Avenue from Easton to Keswick 1 2 16 Phase II: North Easton Road and West Glenside Ave (Area A) 2 3 17 Phase II: Glenside Station & Parking Structure 2 3 18 Phase II: Town Green at Glenside Station 2 3 19 Phase III: Central Easton Road (Area B) 4 5 20 Phase III: North Limekiln Pike Area 4 5 21 Phase IV: South Easton Road and Limekiln (Area C) 4 5 22 Phase IV: Glenside Avenue at Rices Mill Road area 4 6
Private Sector Activities Detailed Design Implementation 23 Phase I: Roberts Block restaurant renovations 1 2 24 Phase II: New Farmers’ Market and restaurant buildings 2 3 25 Arcadia University Gateway Entrance 26 Private parking lot improvements Ongoing Ongoing 27 Facade enhancement of commercial buildings Ongoing Ongoing
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Implementation Implementation Partners • Pennsylvania Department of TABLE OF CONTENTS Strategy Transportation To coordinate implementation ‘ The four-phase implementation activities recommended for • Southeast Pennsylvania The Issues ...... 1 plan shown on the attached Glenside, the following groups Transportation Authority chart is designed to complement have been identified as potential • Federal Transportation Study Area ...... 1 the three economic development partners with the Township: Enhancement Programs The Defining Issues for Glenside ...... 2 tracks. The phasing plan for • Cheltenham Township • Local lenders & developers The Vision ...... 3 Glenside prioritizes physical Commissioners • Private land owners & business improvements in the earlier years Economic Development Opportunities ...... 3 • Cheltenham Township owners followed by successive phases of Transportation Initiatives ...... 5 Manager • Township residents improvement further south along Streetscape Enhancements ...... 8 Easton Road as the pedestrian • Cheltenham Township Glenside is likely to significantly Architectural Revitalization ...... 12 Assistant Township Manager center becomes more successful. improve its physical, economic District Theme Architectural Character ...... 13 As with all Districts, early imple- • Cheltenham Township Main and community value to mentation of signs, banners, Street Manager Cheltenham Township by 1) cre- Implementation ...... 16 ating effective partnerships, 2) facade enhancements and park- • Cheltenham Township Main Policy Issues ...... 16 ing strategies will be good oppor- following the Glenside Vision Street Committees Phasing and Implementation Strategy ...... 17 tunities to strengthen Glenside’s Plan strategies for economic • Cheltenham Economic Recommended Implementation Plan ...... 19 identity and character. development, streetscape Development Task Force enhancements, architectural revi- Acknowledgements ...... 20 Due to the complex nature of the • Montgomery County talization and transportation ini- proposed garage, town green, • City of Philadelphia tiatives, and 3) establishing an farmers’ market and restaurant, effective management team, this project will benefit from • Proposed Economic schedule and funding strategy. early coordination and leader- Development Corporation ship. SEPTA and Montgomery • Greater Glenside Chamber of County should be engaged as Commerce partners early in the process. The • Glenside Green proposed Township Economic • Arcadia University Development Corporation could engage all of the private business • Abington Township interests early to create the most • Pennsylvania Department of effective funding, development Community and Economic and construction packages. Development
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• Encourage continuous retail Parking Phasing and storefronts on both sides of For Glenside businesses to Implementation streets become more successful, espe- Strategy • Encourage mixed-use buildings cially those north of Waverly, of atleast two floors new strategies for parking man- Phasing Strategy • Encourage upper floors as office agement should be implemented. The phasing strategy is designed or residential uses along shop- These strategies are to: to accomplish two primary goals: ping streets ■ Encourage shared parking 1) Identify easily achievable proj- Along Easton Road at current C4 behind buildings ects that will have a high and and C2 zoned land, we envision visible impact in the short-term ■ Encourage and allow adjacent a Mixed-use Commercial Overlay and 2) identify the important landowners to link parking District that adheres to traditional phases of the more ambitious areas neighborhood design (TND) prin- projects that will require many ■ ciples, yet shows flexibility to Encourage SEPTA, private busi- years to implement. The project address the dominant use of the nesses and a Township eco- years shown in the phasing plans car at present. Over time, we nomic development will begin once this plan is expect that the continuing efforts corporation to build structure adopted. The project years are to encourage Glenside to become parking garage on the upper intended to communicate the a more pedestrian-oriented place levels of the proposed Farmers’ year a task might begin. As with should be reinforced by increas- Market at the Glenside Station any large multi-tasked project, the key is to enlist partners early, ingly tighter standards in this Building Facades and keep people informed, and adjust District to reduce the negative Signs aspects of the car on the the schedule as necessary to streetscape. At present this A coordinated program of signs, address changing priorities. This District should emphasize land- facade enhancement grants, and is provided as an initial outline scaped buffers at parking areas, voluntary design guidelines will with the expectation that ongo- reduced setbacks, buildings with assist Glenside businesses in cre- ing changes will be made by the appropriate massing, and a mix ating and sustaining an effective Township Administration to of mutually supportive commer- sense of place that will appeal to respond to community concerns, cial uses. patrons. The following policies sequential construction and could be adopted: available funding. ■ Encourage Glenside Main Street Committee to adopt Dis- trict and Township Architec- tural Guidelines for buildings and signs ■ Initiate a facade improvement grant program for existing businesses ■ Strongly encourage businesses to adhere to architectural guidelines for new construc- Proposed Vision for Glenside at Easton Road and Glenside Avenue tion
17 Glenside District Glenside District
IMPLEMENTATION THE ISSUES
Policy Issues Market Capture Track: Zoning Study Area from transportation routes that Arcadia University is an impor- Recruit key retailers include Route 309, Easton Road, tant neighbor located at one end In Glenside, it is recommended The Glenside study area is Economic Development Limekiln Pike, Church Road and of the community. Most retail Vendors for the Train Station that two overlay zoning districts bounded by Mt. Carmel Avenue Implementation of the Glenside SEPTA rail service to the Glenside uses are focused along Easton Farmers’ Market and additional be created. Overlay zoning pro- to the north, properties along Business District Revitalization station. The area is dominated by and Limekiln while most light restaurants should be recruited to vides optimal higher standards Limekiln Pike to the west, Strategy should engage three dif- strong pedestrian-oriented resi- industrial uses follow the rail cor- Glenside. Restaurants should be a matched with commercial incen- Keswick Avenue to the East, and ferent tracks: 1) a physical devel- dential neighborhoods that are ridor. For a more detailed descrip- particular focus to capture some tives to create more successful Route 309 and Arcadia University opment track which creates a centered on the Glenside train tion see the Appendix. of the $14 million that Glenside land use patterns. They should to the south. The District benefits station and commercial corridors. perceived center for Glenside; trade area residents are spending be designed to respond to the 2) a market capture track which on restaurants more than a mile desired scale and purpose for recruits farmers’ market vendors, from Glenside. commercial, office and residen- restaurants, and other retailers tial uses in each area. To create a Theme Upgrade Track: serving the immediate commu- successful mixed use shopping, Upgrade the antique/ nity; and 3) a theme upgrade office and residential district, the consignment theme track which professionalizes the use of traditional neighborhood antique/consignment industry The current collection of antique design (TND) principles is and recruits complementary busi- and consignment stores should encouraged. Within Glenside we nesses. professionalize their efforts. This envision a Main Street Commercial activity could include develop- Physical Development Track: Overlay District and a Mixed-use ment of a Glenside Antique and Create a perceived center for Commercial Overlay District Vintage Products Association that Glenside would promote this industry. In Glenside a Main Street Activities to implement this focus These efforts could include joint Commercial Overlay District is rec- include: 1) redeveloping the advertising, conducting targeted ommended in the vicinity of northwest corner of Easton and events, establishing and monitor- Easton Road between Mt. Carmel Glenside with a SEPTA garage, ing standards of merchandising Avenue and Waverly Road. This Train Station Farmers’ Market, and appearance, placing a dis- district features a major retail and a restaurant; 2) constructing tinctive group logo on the stores anchor and supporting conven- special streetscape improvements of members, recruiting additional ience retailers to serve the three along the portion of Easton Road quality operators, etc. The cur- adjoining neighborhoods. We rec- between Waverly and the SEPTA rent concentration of stores could ommend creating a Main Street underpass to help define this cen- be diversified by recruiting Commercial Overlay District on the existing C3 commercial districts, ter; 3) creating a fair/event plaza smaller retailers in compatible but not modifying the ultimate on Wesley at Easton; categories, including additional boundaries. The purpose of these 4) revitalizing the highly-visible gift, craft, jewelry, apparel/acces- zoning changes would be to: Roberts Block; and 5) encourag- sories, and miscellaneous house- ing other properties near the hold furnishings stores. The • Require that retail uses should Easton/Glenside intersection to be “vintage products” concept could fill the ground floor of all actively occupied with retail uses be expanded to include mer- building frontage facing pri- that create a continuous pedes- chants specializing in collectibles mary shopping streets running from art and dolls to trian environment. • Require sidewalks and on-street Glenside study area baseball cards and stamps. parking on shopping streets
16 1 Glenside District Glenside District
The Defining Issues ■ Create a more pedestrian-ori- ■ Calm traffic speeds along the restore original signs remove false mansard and intrusive roof coverings for Glenside ented corridor along Easton major routes and within resi- remove excess signage Road where the signs, architec- dential neighborhoods. remove intrusive contemporary wall Based on input from public meet- and column coverings ture, street, and landscape Based on these challenges, the ings and the observations of the reinforce a common theme Vision for Commercial District consultant team, Glenside’s pri- and identity Enhancement in Glenside incor- mary challenges are to: ■ Improve the access to and porates economic development, ■ Create a commercial anchor management of public and transportation, architectural and and pedestrian center near the private parking. streetscape enhancements to Glenside station. ■ Upgrade the quality of retail- strengthen the economic vitality ing and expand the number of of the Glenside District and restaurants. Cheltenham Township.
replace traditional storefront with appropriately scaled windows
appropriate wall and column materials
restored original signs appropriately scaled windows proposed plaza at maintain rhythm of original Wesley Avenue facade columns/bays restored original signs
Economic Development Plan for Glenside
Above: Glenside Hardware Below: Facade enhancement ideas for Glenside Hardware
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THE VISION • Preserve any significant features that might exist • Provide new facade components such as storefront windows, doors, wall materials, roofs and signage • Facade changes should be consistent with all visible portions of the building The Vision Plan for Glenside Economic Development Create a Physical and builds on its existing strengths as Economic Center for Glenside New Construction Opportunities a transit destination, main street Currently, economic activity is dif- • Follow Detailed Architectural Design Guidelines (See Technical Appendix) Revitalization of the Glenside retail destination and neighbor- fused and perceived to be diffused. • Building massing and design should be consistent with the District Theme Architectural Character, Business District must build on hood center. The plan promotes a There is no clearly defined center referring to the more distinctive architectural styles in the District, especially the architectural style of all three of its important roles: as vision that improves the com- to the District. Public improve- the early 20th century period. a retail district, as an office and mercial district by integrating ments and business recruitment business services center, and as a economic development, trans- should aim to create such a focal transportation center. The eco- portation, streetscape and archi- point. The most logical and tectural strategies. These nomic development policies appropriate location for this cen- recommendations are a starting include the following points. ter is the portion of Easton Road point, not the final plan for com- between Waverly and the SEPTA mercial district enhancement. underpass. A special streetscape treatment (perhaps including a landscaped median) could help define this center.
large overhang with renovated Glenside traditional detailing train station
hipped roof and dormer redesigned train station entrance proposed restaurant
▲ N
proposed Farmers’ Market, multi-paned storefront parking garage and outdoor café
Above: View of Glenside Station. Below: Proposed Town Green at Glenside Station. Proposed Enhancements at the Glenside Train Station Area
14 3 Glenside District Glenside District
Develop a Train Station Recruit Complementary could help attract students to Farmers’ Market Household Accessories and downtown Glenside. To encour- District Theme Architectural Character Glenside needs a full-service food Gift/Craft Stores age access from the University to Main Street Art Deco Theme anchor. To generate strong cus- The current concentration of downtown, improved sidewalks, tomer traffic a year-round, all- antique and consignment stores street trees and crosswalks should Architectural design is to be in conformance with a District design theme that generally features the weather farmers’ market at the offers the potential for recruiting be constructed. The intersection materials and style of early 20th century modern commercial architecture in Glenside, especially the Art train station would provide this smaller retailers in compatible of Limekiln Pike and Easton Road Deco style. food anchor in a location that categories, including additional is an opportunity to create gate- Building massing: at least 2 story; locate new construction at street line to define streets reinforces Glenside’s center and gift, craft, jewelry, apparel/acces- way entrances and signs for both Exterior walls: Brick, stucco, stone, contemporary materials Arcadia University and Glenside. benefits from rail commuter sories, miscellaneous household Windows/entrances: Multi-paned windows & doors at traditional buildings; larger window pane sizes at One additional opportunity activity. furnishings stores, and other Art Deco and contemporary buildings; brushed stainless steel or steel windows are related categories. The “vintage would be to coordinate University encouraged Professionalize the shuttle, Township bus, SEPTA bus products” concept could be Roofs: Slate, tile or appearance of tile; pitched, hipped, flat and gabled; large overhangs Antique/Consignment Industry and SEPTA train routes and expanded to include merchants Special features: Dormers, chimneys; towers; details featuring quality craftsmanship; brushed stain- The current collection of antique schedules. specializing in collectibles run- less steel features are encouraged and consignment stores could be ning from art and dolls to base- Create a Pedestrian-oriented a major anchor for Glenside. ball cards and stamps. Historic or Architecturally Significant Buildings District Center However, these businesses must Description: Significant or contributing buildings worthy of preservation, restoration and reha- overcome the “thrift shop” image Revitalize Roberts Avenue as a Building from the Train Station bilitation Farmers’ Market and the Roberts by professionalizing their efforts. Gateway next to Train Station Examples: Historic Building: Glenside Train Station This activity could include devel- Where Roberts Avenue meets the Block, other properties near the Architecturally significant: Glenside Hardware, former bank at Wesley Avenue and opment of a Glenside Antique outbound platform of Glenside Easton/Glenside intersection Easton Road, building at NE corner of Glenside Avenue and Easton Road and Vintage Products Association station, the area should be tar- should be actively occupied with that would promote this industry. geted for early revitalization. All retail uses that create a continu- • Follow Detailed Architectural Design Guidelines (See Technical Appendix) These efforts could include joint three buildings facing the station ous pedestrian environment. The • Facade enhancements do not have to be consistent with the District Theme Architectural Character advertising, conducting targeted offer superb architectural details District as a whole could benefit • Follow the Secretary of the Interior’s “Standards for Rehabilitation and Guidelines for Rehabilitating events, establishing and monitor- and create a natural gateway from strategically relocating a Historic Buildings” ing standards of merchandising entrance for rail patrons. The few service-oriented businesses to • Follow Township Board of Historical and Architectural Review (BHAR) guidelines less prominent locations. For and appearance, placing a dis- Roberts Block Building should be • Historic or architecturally significant features should not be modified to conform with the District tinctive group logo on the stores the focus of recruitment activities example, Humphrey’s Pest Theme Architectural Character Control, a service delivery busi- of members and recruiting addi- for either a restaurant or other • Preserve original features; buildings with strong architectural character should be respected tional quality operators. retail categories. The economics ness that does not rely on pedes- • of this area would benefit from trian activity, has a prime Repair deteriorated features and replace missing features based on careful research and documentation Expand the Restaurant Activity investment in a small public location at the intersection of • Restoration/rehabilitation is preferable to demolition and recreation of a historically correct reproduction Additional restaurants should be South Easton Road and Glenside plaza and landscaped parking • Alterations/additions should not radically change, obscure or destroy character-defining spaces, mate- Avenue, but would be just as suc- recruited to Glenside to capture areas. rials, features or finishes; additions, if absolutely necessary, should be designed to be clearly differenti- some of the $14 million that cessful in an off-street location. ated from the historic building Glenside trade area residents are Strengthen the Connections Similarly, the Karate Studio could Other Buildings spending on restaurants else- with Arcadia University hold classes in a second-level where. An initial target might be Both Glenside and Arcadia location without losing students. Description: Non-contributing buildings that are intrusive and not worthy of preservation or restoration; significant rehabilitation or reconstruction is recommended recruiting 15,000 SF of restaurant University can benefit from more activity to the District. Restaurant university-oriented businesses, Example: 115 S. Easton Road (AAI Printing) recruitment should also seek to better pedestrian walkways, • Follow Detailed Architectural Design Guidelines (See Technical Appendix) diversify the restaurant mix in shared gateways to Glenside and • Facade enhancements should be consistent with the District Theme Architectural Character Glenside. For instance, Glenside better transit links to SEPTA bus • For economy, reuse existing features, if non-intrusive, such as wall materials, windows and door open- could benefit from a cafe restau- and rail. The recruitment of uni- ings, roofs and special features whenever possible rant, particularly one that can versity-oriented businesses such accommodate outdoor seating in as music stores, clothing stores, • Remove non-conforming facade components such as storefront windows, doors, wall materials, roofs and signage seasonable weather and is coffeehouses, bookstores and located in a prominent spot. entertainment establishments
4 13 Glenside District Glenside District
Rices Mill Road Area Architectural It is recommended that the area Revitalization of appropriate Architectural of Glenside along Glenside Design Guidelines that reflect the District Theme Avenue at Keswick Avenue and District theme is essential for the Rices Mill Road feature a round- The Glenside study area features a successful enhancement of the about to slow traffic and create a traditional small town main street overall townscape of Glenside. gateway, parking realignments to (Easton Road) that stretches from Appropriate building facade and remove 90° head-in parking the Glenside regional rail station signage improvements reflecting along Rices Mill Road, and the on the north end to Arcadia the District theme will create a planting of street trees along the University on the south end. The memorable physical image and corridor. Decorative streetlights commercial core is most compact destination to both residents and are recommended at commercial near the train station area that non-residents. Key to the creation areas; curb bumpouts at intersec- contains a number of interesting of this image is the improvement tions can increase pedestrian Neoclassical, Victorian, Art Deco, and reconstruction of as many safety. These improvements can Modern and various revival and building facades as possible to at create a strong sense of place for vernacular buildings. This area least a basic level, rather than this area. becomes progressively less dense “over-improving” only a handful and the architectural quality of of buildings. commercial construction dimin- Lighting Storefront design and rehabilita- ishes toward Arcadia University on tion decisions in Glenside must be The street lighting has been the south end of the District. selected and designed to high- made for each building individu- The architectural theme recom- light the pedestrian environment ally and should include an assess- mended for Glenside is the promo- ment of the building’s along the sidewalks and to tion of a strong traditional main architectural or historical signifi- strengthen the Art Deco District street featuring an eclectic mix of cance and how it relates to the theme for Glenside. A range of architectural styles throughout the District theme. For building own- light fixtures that reinforce either District, including streets directly ers, tenants, architects, contractors a more traditional Art Deco off Easton Road. Where new con- or other parties interested in the period theme or a more ‘mod- struction or reconstruction of renovation or the construction of erne’ Art Deco theme have been undistinguished structures is new commercial buildings and ▲ recommended in the Streetscape planned, an Art Deco style or simi- building facades, the following N Design Elements Binder. These fix- lar early 20th century style is rec- general guidelines have been tures will accent all major com- ommended to integrate these more developed. Buildings or features mercial streets and all outdoor traditional and modern buildings that are historically or architec- public areas. A range of three fix- while featuring some of Glenside’s turally significant are referred to Transportation Plan for Glenside tures will be available for review Art Deco treasures. as “significant” or “contributing.” by the Main Street Committee to Buildings or features that are his- mended to slow driving speeds Improve Traffic Circulation and make final selections. torically or architecturally insignif- Transportation while improving driver aware- Reduce Speeds Architectural Design icant are referred to as “other Initiatives architecture.” ness of their surroundings and ■ Slow traffic along Easton Road Other Unifying Elements Guidelines The proposed Vision Plan for maintaining traffic volume. and at the same time main- A great deal of the commercial Further Architectural Design Glenside utilizes some large and In addition to the streetscape ele- Easton Road is the main thor- tain current traffic volumes. building development in Glenside Guidelines, are incorporated in dramatic methods for transform- ments listed above, we are rec- oughfare for all circulation in the This is accomplished through is not in conformance with the Appendix I. ing the area into a true multi- ommending a range of benches, area. An effective transportation the narrowing of traffic lanes, architectural character of the pro- modal area that encourages cars, trash and recycling receptacles, facility on Easton Road can act the installation of intersection posed District Theme. Currently trains, buses, bicycles and pedes- signs, piers, bollards and banners as the psychological hub for the curb bump-outs, the use of the District suffers from a lack of trians. The Plan places a strong all complementing the District community. In essence this will textured crosswalks, and other continuity in its physical image, emphasis on creating a pedes- theme. Recommended sign types create a new and vibrant “main landscape devices, such as a particularly outside of the first two trian friendly environment. To include directional, identity, blocks south of Glenside Avenue. street” with all of the needed con- planted median in the core achieve this goal, a concept street and traffic. The adoption and implementation nections and support facilities for area between Waverly Avenue called “traffic calming” is recom- Glenside. and Mount Carmel Avenue.
12 5 Glenside District Glenside District
of slowing traffic while main- exit, behind the Humphrey’s taining capacity. building. A third parking area ■ Work with PennDOT to redesign would be created, necessitating the intersection of Easton Road a separate access off Waverly Avenue because of steep grades. with Limekiln Pike at the ■ On-street parking should be entrance to Arcadia University maintained and enhanced to permit cars traveling south- along Easton Road and Glen- bound on Limekiln Pike to turn side Avenue. This will aid in into Glenside onto Easton Road. promoting main street types of Enhance and Link Parking Lots commercial businesses within ■ Connect rear parking areas to the area. In addition, curb create larger comprehensive bump-outs at intersections will lots. In several key areas the use aid in defining on-street park- of connected lots, existing land, ing areas along the corridor and present parking resources and facilitate traffic calming could maximize the availability objectives. of parking for the businesses ■ Increased parking at the Traffic calming technique: curb along the corridor. This could SEPTA Glenside Train Station bumpouts with textured crosswalks be accomplished in several key is one of the critical strategies areas. in the economic development On the east side of Easton Road, of Glenside. This could be ▲ ■ Reduce the quantity and width the separate parking areas in accomplished through creat- N of curb cuts that create conflicts the rear of the Easton Road ing a new structured parking Proposed enhancements at Limekiln Pike between through traffic and parcels could be connected to facility incorporating a Farm- turning vehicles, and vehicles the large bank parking area off ers’ Market and other ground and pedestrians. This is most Glenside Avenue and Bickley floor retail uses. This parking important in the core area Road. This connection would structure would feature archi- between Waverly Avenue and function as a one-way in, off tectural materials such as Mount Carmel Avenue. This is Easton Road. brick, stucco and window also should be promoted along The second area would include openings to make it look the remaining portions of Eas- the rear areas, adjacent to the much like a commercial build- ton Road and along Glenside Township lot on the west of Eas- ing. It would feature pitched Avenue, east of Easton Road. ton Road. In this case, the exist- roofs, ground floor awnings, ■ Promote internal circulation ing parking areas could be and attractive storefronts to and access management for connected, and new parking become a vibrant destination cars and buses in the Roberts could be created north of the for a Farmers’ Market. The Block Area through the creation Township lot, with a one-way garages 300 to 400 parking of small but vital linkages, such spaces plus remaining 120 sur- as the connection of the out- face parking spaces could bound train station parking lot with Ruralside Avenue. serve the daytime needs of SEPTA patrons while serving ■ Implement a coordinated signal the many proposed new loop system, which would restaurant parons during maintain and enhance traffic evening hours. A comprehen- capacity along the entire length sive parking management and of the Easton Road corridor. The utilization of a coordinated sig- traffic control strategy for the nal loop system that links all of area is essential to preserve the traffic signals along Easton the quality of nearby residen- Road would balance the effects tial neighborhoods. ▲ N Proposed bus shelter Proposed enhancements on Glenside Avenue at Keswick Avenue and Rices Mill Road 6 11 Glenside District Glenside District
Above: View of Easton Road from Royal Avenue to Arcadia University.
Below: Plan view of Eastern Road from Royal Avenue to Arcadia University.
Perspective view of the proposed Farmers’ Market and parking structure at the Glenside Train Station
■ A signing program should be and also would aid in slowing Glenside. Intersection curb implemented which includes traffic. Crosswalks should be bump-outs, the reduction of high-quality way-finding signs upgraded to include all ADA lane widths and overall for parking areas and anchor requirements. asphalt area, textured cross- ▲ destinations within the study walks, and striping could be N area. employed at this vital loca- tion. Improve Pedestrian Mobility ■ Install appropriately designed ■ As part of streetscape improve- The South Area between Royal Glenside Avenue between tal grasses, hedges and flowers to transit shelters and facilities at ments, sidewalks along Easton Avenue and Arcadia University Lizmore Avenue and Keswick make this area more inviting. Easton Road and Glenside Road should be upgraded to Avenue Avenue, adjacent to the train This area will feature four rows of Limekiln Pike Area create a pleasant and visually London Plane street trees, a nar- This narrow street with its rela- station. This area serves as a The area of Limekiln Pike between cohesive experience for pedes- Proposed crosswalk enhancement rower cartway and significantly tively narrow sidewalk and over- major transit center and Mt. Carmel and Glenside Avenue trians. along Easton Road wider sidewalks and grass strips head utility wires requires street should have expanded and is recommended to feature a series ■ Pedestrian crosswalks along trees to be located in street ■ high quality facilities to serve to create a lush, heavily-land- of curb bump-outs along the east Easton Road should be con- Create a safe pedestrian con- bumpouts and to be species such riders, such as architectural scaped parkway effect as one side of the street to narrow the structed to clearly delineate nection between Easton Road as the Kwanzan cherry that will glass shelters, bike lockers, enters from the south. This will travel lanes and allow a place for and Arcadia University. The not grow into the wires. The trees pedestrian areas. This would be a superb opportunity to create grass and Kwanzan cherry street intersection of Easton Road information kiosks, etc. will need to be selectively placed be accomplished through the a very positive first impression of trees that avoid the overhead util- and Limekiln Pike should be ■ Pedestrian walkways should be and coordinated with bollards to use of textured paving materi- Glenside, especially as one ity wires. Street trees, streetlights reconstructed to create a safe created between buildings and create the eye-catching streetscape als and reflective devices. In approaches the beautiful lighting matching the District theme and pedestrian connection. This rear parking areas. These necessary to attract business and addition intersection bump- and stone bridge at Church improved pedestrian crosswalks would effectively reconnect the areas should be pleasant, well pedestrians along this corridor. outs should be employed Road. are all designed to slow traffic, former college gate to Glenside lit and clearly identified in Individual property owners should which would shorten the dis- which will encourage a safer, more and visually aid in creating a order to maximize use of rear be encouraged to plant ornamen- tance that pedestrian would attractive commercial district. need to be in the travel lane terminus for Easton Road in parking areas.
10 7 Glenside District Glenside District
At key locations the use of stone Limekiln Pike. The most impor- the pedestrian experience. This piers in combination with street tant of these is Easton Road; area will feature a full range of pole banners and other identity however Glenside Avenue and pedestrian-oriented shopping and and directional signs would fur- Limekiln Pike play an important outdoor plaza experiences. ther strengthen the identity for supporting role for the District. the District. Once in the heart of Because Easton Road within The Central Area between Glenside, town center signs and Glenside stretches for nearly a Waverly Road and Royal site features such as a sculpture, mile from north to south, three Avenue a fountain or a sitting area can distinct streetscape environments This area will feature four rows of further establish the sense of have been designed to break honey locust street trees, a tex- place and identity for Glenside. down the scale of the experience tured median and a wider side- See plan drawings for a number along this corridor. walk to increase pedestrian safety of proposed locations for signs, and reduce unpredictable stone piers and other site fea- The North Area between Mt motorist turning movements. tures. Carmel Avenue and Waverly Low hedges and fences are rec- Road ommended as a buffer to off Landscaping and This area will feature two rows of street parking. This is a predomi- Street Trees honey locust street trees, a land- nantly car-oriented retail envi- The Glenside District includes scaped median and some side- ronment but, in time, we expect ▲ see cross-section at Easton three major corridors: Easton walk widening to encourage it to become more welcoming to N Rd. from Waverly to Royal Road, Glenside Avenue and slower traffic speeds and enhance pedestrians.
see cross-section at Easton Streetscape Plan for Glenside Rd. from north of Waverly
Streetscape The new streetscape enhance- where it meets the railroad bridge, Enhancements ments include sidewalks and a series of tall ornamental steel curbing with color and texture, posts could form the verticals for Streetscape enhancement is the pedestrian scale streetlights, a large sweeping arch curving coordinated planning of gateway street trees, street banners, bol- down to meet a Township and entrances, street trees, planting lards at intersections, boldly District entrance sign. At Glen- areas, streetlights, street furnish- detailed vinyl pedestrian cross- side’s south entrance at Easton ings and sidewalks. The goal of walks, hanging baskets, tubs, Road and Limekiln Pike a series of streetscape enhancement in and a landscaped median. stone piers in combination with a Glenside is to strengthen the double row of street trees and low quality of the street experience so landscaping would create a wel- that pedestrian-oriented shop- Proposed coming District entrance. Private ping is increased. When imple- median improvements to restore Arcadia mented successfully, this can enhancement University’s original entrance and improve retail revenues and at B create a pedestrian plaza could increase Glenside’s viability as a enhance this important gateway place for office employment and even more. In addition to these train use. Streetscape enhance- District and Township primary gateways, we recommend ment also plays a vital role in Gateways accentuating the secondary gate- ways into the community from calming traffic speeds and creat- Glenside has a number of superb the north at Limekiln Pike and ing a sense of place that is essen- opportunities to celebrate arrival Keswick Avenue with a sign that tial in successful communities. into the community. At Glenside’s furthers the identity of Glenside. north entrance at Easton Road Above: Cross section view of Easton Road north of Waverly. Below: Cross section view typical at Easton Road from Waverly to Royal Avenue.
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