Acknowledgements Created in 1965, the Delaware Valley Regional Planning Commission (DVRPC) is an interstate, intercounty, and intercity agency that provides continuing, comprehensive, Steering Committee and coordinated planning to shape a vision for the future Jennifer Barr, Philadelphia City Planning Commission growth of the Delaware Valley region. The region includes Karen Cilurso, Delaware Valley Regional Planning Commission Bucks, Chester, Delaware, and Montgomery counties, as well as the City of Philadelphia, in Pennsylvania; and Burlington, John Haak, Land Use, Planning and Zoning Committee, Chestnut Hill Community Association Camden, Gloucester, and Mercer counties in New Jersey. Mary Morrison, Montgomery County Planning Commission DVRPC provides technical assistance and services; conducts high priority studies that respond to the requests and demands Study Area Committee of member state and local governments; fosters cooperation among various constituents to forge a consensus on diverse Veronica Aplenc, Chestnut Hill Historical Society; Donald Berger, Springfield Township; James Dailey, regional issues; determines and meets the needs of the private Springfield Township; Alex Flemming, SEPTA; Darrin Gatti, Philadelphia Department of Streets; Bonnie sector; and practices public outreach efforts to promote two- Greenberg, Chestnut Hill Business Improvement District; Robert Gutowski, Morris Arboretum; Doug way communication and public awareness of regional issues Heller, Springfield Township; Bruce Horrocks, Whitemarsh Township; John Ingersoll, Chestnut Hill and the Commission. Parking Foundation; Rojer Kern, Philadelphia Department of Commerce; Pam Learned, Chestnut Hill Community Association; Maura McCarthy, Friends of the Wissahickon; Ned Mitinger, Chestnut Hill Community Association; Elizabeth Moselle, Mt. Airy USA; Fran O’Donnell, Chestnut Hill Business Association; Anthony Santaniello, Philadelphia City Planning Commission; Mike Taylor, Springfield Our logo is adapted from the official DVRPC seal and is Township; Christopher Van de Velde, Whitemarsh Township; Greg Welsh, Chestnut Hill Business designed as a stylized image of the Delaware Valley. The outer Association; Mike Zeock, Whitemarsh Township ring symbolizes the region as a whole, while the diagonal bar signifies the Delaware River. The two adjoining crescents Consultant Team represent the Commonwealth of Pennsylvania and the State of New Jersey. The logo combines these elements to depict Brown & Keener, Lead Consultant the areas served by DVRPC. DVRPC is funded by a variety of Orth-Rodgers & Associates, Inc. sources including federal grants from the U.S. Department of Pennoni Associates, Inc. Transportation’s Federal Highway Administration (FHWA) Urban Partners and Federal Transit Administration (FTA), the Pennsylvania and New Jersey Departments of Transportation, as well as by Additional Acknowledgements DVRPC’s state and local member governments. The authors, however, are solely responsible for this report’s findings and We are grateful to the Delaware Valley Regional Planning Commission (DVRPC) for their funding and conclusions, which may not represent the official views or dedicated staff support that made this study possible. policies of the funding agencies. 2 CHESTNUT HILL REGIONAL PLANNING STUDY Starting Points page 5 the regional vision page 19

A Network of Centers » The Place » Historical Development of the Region » The Community » Baseline Conditions » Community Process » Existing Studies and Ongoing Projects » The Big Ideas » Project Partners »

where we are now page 27 implementation page 57 priorities Transportation » Land Use and Development » Implementation Priorities » Action Steps » Priority Improvement Projects »

3 4 STARTING POINTS “By ‘thinking regionally, but acting locally,’ each of the communities will achieve stronger and more lasting results.” A Network of Centers Historical Development of the Region Baseline Conditions Existing Studies and Ongoing Projects Project Partners

“Many roads in the study area cross jurisdictional and municipal boundaries.”

There is a “long history and exemplary commitment to what is now labeled as Smart Growth.” 6 The centers that are identified as part of the regional context of this study, were identified for their regional governmental, economic or perspective.” service, mixed-use reinforce or establish of asense community for residents,” local that have “regionalfrom significance a Commission’s Destination 2030Plan as “focal points” regional inthe landscape to that can serve centers throughout study the area. Centers are identifiedDelawarethe in Regional PlanningValley With its emphasis on multi-municipal planning, study this on network focuses the of regional and local tw Ne the T that contribute to unique the character of eachplace. move more centers, freelythese between and inturn, more support fully businesses the and services changes. Throughthe enhancement of mobilitythroughout the beencouragedpeople region, will to standards to improve multi-modal transportation connections and manage impacts the of land use Itlinks. aims to coordinate improvements, infrastructure investment opportunities and design This study reconceptualizesthis constellation of centers as asystem of corridors transportationand of eachplace must emphasized be and connections the must them between strengthened. be actions context inthe of larger the region. In order for eachof centers these to thrive, unique the nature communitiesthese have aunique opportunity to cooperatively join visions their and local place these picturesque streetscapes. With similar goals for redevelopment and reinvestment centers, local inthese tourists arrive from Center City to explore beauty the of natural the environment and character of the centers hopeneighborhoodresidents, to prosper local visitors by serving from neighboring centers and strip and malls of while big district the box stores urban inthe arise fringe. While businesses inthese of centersEach these facesimilar challenges of promoting economic development historic inthe fabric Springfield Township. Hill and Barren Hill inWhitemarsh Township and Flourtown, Erdenheim, Oreland and Wyndmoor in many other active centers including Mt. Airy, Roxborough and Germantown inPhiladelphia, Lafayette Center that houses shops, boutiques, restaurants and businesses along a12-block area. It is adjacent to C HESTN STUDY PLANNING REGIONAL UT HILL local community.local The historic neighborhood Chestnutof forHill example,thriving is a historic centers. commercial These and civic centers havethe residents longserved eachof he northwestern region of Philadelphia is celebrated for its natural striking beauty and o r k o f ce nter s Flourtown Mt. Airy Chestnut Hill Obstructed sightObstructed lines

8 this daythis andhelp will to inform recommendations the that emerge through study. this communities that developed from railroad expansion continue to influencethe identity the of region to parklikeThe character theland, of the historic infrastructure theand established residential Springfield Townshipthebecame site of streetcar suburbs and estates. country of extensive rail expansion to Chestnut Hill second of inthe half century, 19th the Chestnut Hill and and numerous houses and estates in Chestnut Hill, Mt. and Springfield Airy Township. the As result foundcan be study inthe area, including Black the Horse Inn Wheelpump (1744),the Inn (1725) Erdenheimthe Farm, formally of part Dixon the Estate. In addition, anumber of historic buildings citythe 1870sand inthe expanded early inthe Morris 1900’;the Arboretum, established in1933;and Many of centers these are bordered by lands preserved the of Fairmount Park, were which acquired by earliest transportation corridors leading from richfarmlands these to Philadelphia. (now Germantown Avenue within Philadelphia the city limits) Pike and were Bethlehem among the surrounding lands, farmers manufacture inthe grewgrains used to be of Germantown cloth. Both Pike were mills 1800s. Small erected along waters the of Wissahickon the and Cresheim Creeks. Onthe Many centers of local these were established industrial as and small outposts agricultural mid- inthe H prioritizedbe and organized beganto emerge Chapter (see 2:TheRegional Vision). through meetings with stakeholders and public, the important patterns for centers how local these can heim, Flourtown, Mt. Airy, Roxborough and Wyndmoor. As regional the vision for study the evolved radiusa 5mile of Chestnut Hill and include Andorra, Barren Hill, Cedarbrook, Lafayette Hill, Erden have aconcentration centers local ofThese neighborhoodbusinessesare and locatedwithin services. of Chestnut Hill. For of study, this purposes the centers local are communitiesthose defined as that The geographic this of focus studythe constellationis centers of local that surroundthe regional center surrounding area. and Philadelphia neighborhoods. County centers shopping provide services, and employment for the activity. County centers, including Chestnut Hill, include older boroughs, first generation suburbs importance in the 2030 Plan. of regionalEach these centers of as civic alocus and acts commercial C HESTN i sto STUDY PLANNING REGIONAL UT HILL vel De rical o pme nt o R f the e g i on - settlement uptoAllen’sLane. T his 1753 mapofPhiladelphiashowstheearlyGermantown H Bethlehem Pike on built was Inn Horse 1744. Black The Bethlehem Pike on built was Inn Pump Wheel The 1735.. the Wissahickon alongestablished and damswere Mills 1700s. Lenape for theLenni- trail a as served Pike Bethlehem and Avenue Germantown 1700s. Pre established. Township was Springfield 1681. 1700 i sto timeli rical Germantown 1777. of Battle Airy Mt. establishing estate, built Allen 1750. William 1750 n e Floourtown in built was Springfield Hotel 1811. The Creek Wissahickon access mills along Drive wasbuiltto Forbidden1800s. summer estates. aslandforserved area The 1800s. 1800 1850 began Chestnut Hill to service Trolley1894. planned Erdenheim was of Village 1892. Chestnut Hill to extended was service Railroad PA 1880’s. city the by acquired was Valley 1870.Wissahickon Chestnut Hill to extended was Railroad Reading and 1854. Philadelphia of Philadelphia part became Hill Chestnut 1854. Morris Arboretum ofEstablishment 1933. Airy. Mt. in built was TheaterSedgwick 1920. The 1900 1950 trolley service suspended” “temporarily SEPTA 1992. Landmark. Natural as aNational Valley designated 1972.Wissahickon 2000 alternatives transit on rely to people more cause downturn economic and prices gas High 2008. place. Streetscape take Pike Bethlehem and Streetscape efforts forMt.Airy Planning 2000s.

9 Starting points 10 transportation to understand used be analysis AADT roadway will section, congestion. a year, by divided 365.AADT provides asimple picture of how roadway busy aparticular is. In the Annual Average Daily Traffic the is total volume trafficin of both directions ofa highway roador for T County, opportunity the for people to move around region the on foot or bike is enhanced. Pennsylvania Turnpike, and trails constructed being new to connect Philadelphia and Montgomery exists throughout region. the With River, trails paralleling Schuylkill the Wissahickon Creek and the of interestAlso primary to regional the transportation system is emerging the regional system trail that AvenueHenry and Cheltenham Avenue. streets include Ridge Avenue, Lincoln Drive, Germantown Avenue, Pike, Stenton Bethlehem Avenue, Center between traffic City Philadelphia and northwest Philadelphia and Montgomery County. These and arterials the important collector streets. Several streets that Wissahickon the parallel Creek connect way to asystem of collector arterials, streets roads. and Most local this traffic in road system travels on possible routeseveral choices for drivers. In Montgomery County, on other the hand, gives grid the rest inthe with grid the of city. the In roadway this traffic system, tends be local dispersed among to Within Philadelphia, road the system is characterized by anetwork streets of that gridded are consistent visitors to region. the conducted of as part study this to understand lines ifthe adequately of needs the residents serve and Townships as well. enjoy Further analysis rail service of rail schedules and perceptions user be will to Centers along all Germantown Avenue. regional centers Several inSpringfield and Whitemarsh Commuter rail lines weave through much of region. the Thetwo Chestnut lines Hill provide rail access years. systems, land use, zoning and transportation improvement projects that are for scheduled coming the of existing conditions was prepared that provides an overall at look regional transportation and local In order to understand issues of mobility and influence their on regional centers, and local an inventory Ba C HESTN ata andCounts rip Data s STUDY PLANNING REGIONAL UT HILL eli n e Cond it ons Bell’s MillRoad Expressway;Source:www.phillyroads.com Route 309

12 transportation and other investments infrastructure should future. inthe allocated be 6% to 14%.This information,along with AADT, to makecanbe used recommendations about how percentage of Philadelphia residents working inMontgomery County is projected to increase from of Philadelphia residents working inPhiladelphia from decrease 85%to will 77%.Meanwhile, the 1980 and Delaware 2010, the Valley Regional Planning Commission projects that percentage the and more people found can be commuting to surrounding counties as well. For example, between While Philadelphia County continues place the of to be work for many residents of region, the more Commuting Behavior businesses slowly there will evolve rather than facelarge-scale overhaul. constant over years; the 3)The general physicalpattern will remainthe district of unchangedthatso the encouragetypes apattern of household turnover keeps which area’s the characteristics relatively almost totally built out,with a filled predominance of prosperous, stable households; 2) The housing Three assumptionscanbe made aboutthe demographic profile the of Study trade 1) The Area: area is Demographics C HESTN y 2000 1990 1980 2010 ear STUDY PLANNING REGIONAL UT HILL percentage of percentaged of phila Bucks

Burlington

Camden d phila working

Chester Delaware elphia d Jobs hel elphi Gloucester

Montgomery a resi b y resi d y emplo ents d ents of:

Elsewhere e d in: Philadelphia

16 system of graphics. This study was completedthe in Fall of 2005. Design interventions were prescribed for paving and curbing, lighting, plantings, site furniture and the around three themes: safety and security; image and appearance; and maintenance and organization. investments in the streetscape. The recommendations that emerged from the study were organized face-lift. Its purpose was to prepare a vision and implementation strategy to help Chestnut Hill prioritize The Chestnut HillStreetscapeV future Business Improvement assessments. District the free parking. The plan further outlines a permanent solution that would blend these parking fees into free, time-limited parking. The plan suggests a new rate structure for local merchants to share the cost of recommendations of the plan center around the elimination of parking attendants so that the lots offer Chestnut Hill inrecent has decreased years and to develop astrategy for reducing personnel costs. The The purpose of this 2005 parking study was to understand and characterize the reasons why parking in Chestnut HillBusinessDistrictParkingStudy then outline guidelines for each of these areas. guidelinesThese were completed in1982. development, open space, commercial development, institutional areas and transportation the system, and the character of Chestnut Hill rather than takes away from it. The guidelines characterize residential development, identify the impacts of development alternatives and promote development that enhances preserve and enhance the physical character of Chestnut Hill, the guidelines outline policies to guide new to establish policies on the nature of future development in the neighborhood. Created in an effort to The Chestnut HillLandUseGuidelines studiespages, these and are current the described status of recommendations the are recognized. that emerge from studyto this build seek on previous will these planning efforts. the In following plans illustrate eachcenter’s commitment to managing growth and investment. The recommendations Many studies have completed been inrecent years to planning focus improvements region. inthe These Ex C HESTN Chestnut Hill Streetscape Vision Study started with the recognition that the district was in need of a Chestnut Hill Land Use Guidelines were developed by Chestnut the Hill Community Association i sti STUDY PLANNING REGIONAL UT HILL ng S ng tu d ie nd O s and ision Study ngo i ng P ng r oj ec ts

18 the developmentthe of project. the The SAC meetings and withtargeted other meetings groups of stakeholders inguiding useful were very within Study the Area and SEPTA. Development, Pennsylvania the Department of Transportation, representatives of state officials elected Philadelphia Department of Commerce, Pennsylvania the Department of Community and Economic Friends of Wissahickon, the Mt. Philadelphia USA,the City Planning Airy Commission, the Whitemarsh, Montgomery the County Planning Commission, Chestnut the Hill Business Association, topics of plan.the The SAC includes staff representatives from each township, including Springfield and In addition to Core the Working Group, Study the Area Committee (SAC) to met twice address key forward. CoreThe Working Group met regularlythroughout the process, guidingthe planning effort as it moves transportationpartners, agencies and regional planning organizations. invited to participate process. inthe stakeholders Other include representatives from institutional centers throughout region, the business and civic leadersfrom eachof communities these have been This cooperative spirit formsbasisthe forthis study. With its on improvingfocus mobilitybetween DelawareThe Regional CommissionPlanningValley prioritizes a multi-municipal planning approach. P about corridors. the and equipment for corridor cleaning and and improvements technology security for data collection and development activities, business support for renovations,facade conservation energy improvements for streetscape elements and capital improvements, acquisition of blighted corridors, pre-development development initiatives. The $188million dollar program providesfunds to community organizations strengtheningthe of corridors. It works to physical link improvements with community economic roles as central places to shop and work. This program on planningfocuses and analysis related to This program helpwill to commercialneighborhood revitalize corridors and re-establishtheir historic ReStore PhiladelphiaCorridorsProgram C HESTN r oj STUDY PLANNING REGIONAL UT HILL ec t P artn er s Members oftheCoreWorking Groupinclude: process include: groupsthatwereengagedinthe Stakeholder • • • • • • • • • • Springfield T Northwest T Chestnut HillCommunityAssociation Chestnut HillBusinessAssociation Bethlehem PikeStreetscapeCommittee Associates; JimHartling,UrbanPartners K Ford, Brown&K MarkK Project Consultants, Community Association Planning andZoningCommittee,ChestnutHill John Haak,ChestnutHillresident,LandUse, County PlanningCommission Mary K.Morrison,CountyPlanner, Montgomery Commission Jennifer Barr, Planner, PhiladelphiaCityPlanning Karen Cilurso,SeniorRegionalPlanner, DVRPC ueper, Orth-Rodgers;MarcMorfei,Pennoni raffic CalmingCommittee ownship ShadeT eener; AdrienneEissandDan eener andK ree Committee risten together.” into it,Icouldseehowwereallywork about SpringfieldT “When Icamehere,wasonlythinking ownship, butonceIgot VISION REGIONAL THE built, natural, andcivicenvironments.” formaintenanceof the expectations stewardship thatsetshigh T here is“atraditionofcommunity Community Process T he Community T he BigIdeas T he Place 19 THE REGIONAL VISION 20

C most residential yards work together to create arolling, verdant landscape. forest is extended through canopy the along streets The andmany sidewalks. gardensthat decorate environment. Water is often expressedthe in streams that and swales pass people’sby houses. The Pike corridor tended built to be with an attention to and detail for a respect surrounding the natural Residential neighborhoods that creek the developed between and Germantown the Avenue/Bethlehem commercial corridors leading out of city. the persists to day. this Germantown The Avenue/ Bethlehem Pike corridor remains one the of prominent travelersto moved serve who along roads. these The thisuse corridorof for commercial activities routes, include which Germantown Avenue Pike, and commercial Bethlehem ventures were established ridgelinesthe above Wissahickon, the becoming early turnpikes Along America. inColonial these determinant of nearby growth and development. Native American trading paths were built along Thewinding Wissahickon Creek and its associatedparkland through thelandscape was a strong stands out greater inthe Delaware Valley region. centersdense village and nearby environmental resources, constellation this of communities truly accommodate adiverse and dynamic population. With its multi-modal transportation connections, fabric and associated the network of transportation connections creates places that special some very unique communities. The commercial centers communities,these of their surrounding residential peopleThe of Mt. Airy,Chestnut andHill Springfield Township have sense a of great their pride in place The T study’s analytical process and development of recommendations. stakeholders and community participants, major these concepts provide will aframework to guidethe centers as asystem of corridors and transportation entirely Derived links. from insight the of growth and development region, inthe reconceptualizing constellation the of civic and commercial that composition this may changing. be The Big Ideas that follow articulate an overall vision to guide Community characteristics the of describes people live the who study inthe area and way highlightsthe and characteristics associated with its unique and history natural environment. called section The HESTN STUDY PLANNING REGIONAL UT HILL The Place offers the of an character overview and identity the of region, describingthe qualities insights help us priorities to set and establish shared values for study. this entitledsection The his chapter that about highlightsall is special unique the communities of region. the These The Many buildingsare madeofWissahickon schist. Granite blocks arecharacteristic ofthe studyarea. identity ofthestudyarea. T he Wissahickon Creekandsurroundingforestcontributestothe Public Workshop, April30 Public Workshop, March 12 respect the building the respect traditions and natural environment communities thatthese fills with life. has not always reinforced qualities best the of communities. the While region this is characterized by many so and look assets,the feel of some recent development transportation improvements and attract and retain businesses the where people like to shop. region.the For communities these to continue to remain economically viable, must they invest in communities wherelive, they increases automobile and use exacerbates traffic congestion throughout shopping centers, along with workplaces and schools,demand disperses inthe for and goods services within and beyond study the area, residents are to pulled outlying locations to shop. economy. However, as more big box stores and shopping centers open insurrounding suburban areas The underlying exists infrastructure for communitiesthese thrive to they move as inthe 21stto century create neighborhoods. place-based thriving, centers.local In many ways, communities the of study the area considered could be for amodel how to resources of area. the Residents want to maintain communities their as lively, independent, thriving Residents of of communities all these share road the systems, shopping the areas and natural and scenic standing connections to communities their and astrong of sense pride character inthe of place. the peopleThe of Mt. Airy,Chestnut Hill, Springfield Township and Whitemarsh Township have long- This region is characterized the by physical features the of place, but also people thewho liveby there. c The o mmu n ity In general, development new should The location of 21 THE REGIONAL VISION 22 C “T “Lookathowpedestrianamenitieslinkwithstormwater management.” commentsGeneral on study outcomes tended to on focus transportation connections: definepartners as regional Commentspriorities. from include meetings and interviews the following: muchinterviews, information wasabout revealed what residents, community leadersand institutional At public the meetings, as well as indiscussions with Study the Area Committee and stakeholder locations.particular images of potential strategies, and evaluated strategies these for relevance and potential application in locationsparticular study inthe area. Participants twenty reviewed different “flash cards” that showed generalizedthe recommendations associated with study the toward implementation and application to secondThe public workshop, held on April 30 Chestnutthe at PublicLibrary,Hill on moving focused were later to inform used transportation the and land analyses use of study. the and Road Mill Germantown Avenue. Strengths, and weaknesses opportunities were identified, and on onefocused transportation of several corridors, including Pike, Stenton Bethlehem Avenue, Bell’s Chestnut on Hillregional the College, focused transportation network. In groups, small participants to study the and were invited to weigh inon its progress. The firstmeeting, held on March 12 at Two public workshops were held of as part study. this At meetings, participants these were introduced c HESTN o he overlayofpublictransport andtrailsshoulddefinethegrowthof region.” STUDY PLANNING REGIONAL UT HILL mmu “Schools are being designedforcars-thisshouldbeaddressedinthestudy” toincorporate PhillyCarandBikeShareatparkinglots.”“It’s important “Priority corridors shouldradiatefrom S n ity pr “Lincoln DriveandBell’sMill Drive aredangerousforpark users.” andpedconnections?” “How canwelinkrailstations “T o here should be better marketing of all transportation options.”here shouldbebettermarketing ofalltransportation ce ss T EP A stations tocommercialcorridors.”A stations T Planning Commission, Planning County Commission, theMontgomery Springfield Township Association. andtheChestnut HillCommunity The Study isfundedandmanagedby theDelaware Valley Regional Planning Commission. includethePhiladelphia City Project partners approaches to options transportation What: W When: 8711Germantown Avenue Where: Please joinusfor E Let’s thefuture talkabout oftheregion... Mobilize to Thrive Study Regional his flyerwasusedtoadvertiseforanAprilpublicmeeting. rdenheim ho:

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Wednesday rsnainaddsuso bu Presentation anddiscussionabout p Everyone Chestnut HillPublic Library edestrian | F lourtown is welcome! - , 30 April fr iendly B economic developmen a ethleh public workshop business districts; | Mt Airy | |MtAiry ; coor em Pike dinated dinated Chestnut Hill| Whitemarsh | Wyndmoor | G t ermantown Avenue for the Public Workshop, April30 pedestrian amenitiesanddevelopmentscenarios. Activities wereusedatmeetingstodiscernpublicpreferencesfor

Curb Extension / “bump-out”

Expanded Commuter Parking

Comments: Comments: Comments:

Intersection:

Top of the Hill the of Top

R8 Chestnut Hill West Hill Chestnut R8

Applies Erdenheim

Flourtown Village Flourtown

Least Desired Least

2 4 5 4 3 2 1

Comments: Comments: Comments:

Intersection:

Top of the Hill the of Top : :

R8 Chestnut Hill West Hill Chestnut R8

Applies Erdenheim

Village

Flourtown Village Flourtown

Least Desired Least

2 4 5 4 3 2 1

: :

Village

Mt. Airy SEPTA Depot SEPTA Airy Mt.

Mt. Airy Acme Airy Mt.

Ford Dealership Ford Wyndmoor Station Wyndmoor

A

Mt. Airy SEPTA Depot SEPTA Airy Mt.

I Acme Airy Mt.

Ford Dealership Ford

Wyndmoor Station Wyndmoor

Greatly Desired Greatly

Greatly Desired Greatly

Comments: Comments: Comments:

Transit

Intersection:

Top of the Hill the of Top

R8 Chestnut Hill West Hill Chestnut R8

Applies Erdenheim Flourtown Village Flourtown

Wayfi

Least Desired Least 2 4 5 4 3 2 1

-Oriented Development

Comments: Comments: Comments:

nding Signage

Intersection:

Top of the Hill the of Top : : R8 Chestnut Hill West Hill Chestnut R8

Comments about corridor this included following: the Springfield Township residents concernedwere especially aboutfuturethe Bethlehem Pike. of “T bettersignsandinfokiosks.” “Plansareintheworkstoinstall Chestnut Hill and Mt. residents about Airy talked Germantown Avenue as apoint of focus: genuardi’sSupermarketsandtheFarmer’sMarket,allonBethlehemPike.” “People fromChestnutHillandMt.AiryusetheCVS , theliquorstore,Acmeand businesses?” “Would new, businessawayfromsmaller biggerdevelopmentsalongthePiketake

Applies Erdenheim

Village

Flourtown Village Flourtown

Least Desired Least 2 4 5 4 3 2 1 “Something shouldbecreated tolinkhistoricsegmentsofGermantownAvenue.”

“We shouldfindourownmarketniche thatcomplementsChestnutHill’sniche”

he trolleyisarealandviable formofpublictransit.” : Village “ShouldBethPikebecomposedofseveralcentersorshoulditacontinuum?” for pedestrians becauseofcongestion andspeeding.” “Germantown Avenue, Bell’sMillRoadandLincolnD rive donotfeelsafe “T a perceptionthatyourcarcouldgettowed,peopleare not surewheretopark.” “Residents ofMontgomeryCountyareconcernedabout parkinginChestnutHill-thereis

he trolleycouldholduptrafficandmakecongestionworse.”

Mt. Airy SEPTA Depot SEPTA Airy Mt.

Mt. Airy Acme Airy Mt.

Ford Dealership Ford Wyndmoor Station Wyndmoor

E Mt. Airy SEPTA Depot SEPTA Airy Mt.

“We needtothinkabouttheviabilityofourbusiness district.” partofredevelopment.”“Restoration oftheBlack HorseInnisanimportant “Bethlehem Pikeisnoteasytobikeorwalkaround.”

Mt. Airy Acme Airy Mt.

M Dealership Ford

Wyndmoor Station Wyndmoor

Greatly Desired Greatly Greatly Desired Greatly “Couldwelimittruck trafficinChestnutHill?” 23 THE REGIONAL VISION 24 C Township (Montgomery County) to transform Pike. Bethlehem Philadelphia’s archaic zoning as well code as an ongoing project initiated by neighboring Springfield These fortunate circumstances coincidewiththe City of Philadelphia’s commitment to overhaul •Contiguous shop fronts help to create stronger, more provisions cohesive Code districts. •Bigger, “brand name” stores are to willing adapt prototype their plans to make for better •Multi-story buildings, mixed-use with over-the-shop residences or offices above were Avenue, range awider of businesses and building have types become viable. to work. As greater value is on placed more urban, walkable retailing environments like Germantown Street” that has affectedthe way Americans shop, drive, and increasingly,where to live they choose and costs ofhigh gasoline and residential mortgages amplify force the of anational trend to “back Main For Germantown Avenue Pike and circumstances Bethlehem have converged infortunate ways. The Promote mixed-usereinvestmentintheMainStreetareas understanding of types recommendations the that are for called study inthe area. togeographic specific attention.areasspecial that deserve Third, they provide framework the for basis for analysis of study the area by of directing types questions the point to ask.will Second, they developed for study. this the as be The serve will applied ways. several big ideas in will First, they The the givento guide be belowused analysisbig ideas will process and informthe recommendations bi The HESTN STUDY PLANNING REGIONAL UT HILL environments like Germantown Avenue Pike or as attractive Bethlehem locations. street and should adopted be now since more businesses “Main see Street” retailing that require active retail on uses first floor frontagemake will for a livelier shopping infront with building the way behind, set back from street. the architecture and to put front the entrance rather along than sidewalk the place aparking lot followed model. this diversity of businesses. However, none of construction new the along corridor the has tradition the past. inthe This created density ahigher of shopping opportunities and more g i d eaS Pedestrian Links Main StreetInvestment Inter-modal T ransportation Linkages ransportation and economically sustainable. and economicallysustainable. that isemergingandmoreenvironmentally, fiscally, that provideschoice, linesupwiththeneweconomy recognition thatthemarketwantsabuiltenvironment answer... T Walkablesustainable. urbanismisacrucialpartofthe in howtogrowandprovideahighqualityoflifethatis facesaconundrum “theUnitedStates Leinberger says professor, andBrookingsFellow Christopher developer, American Dreamrealestate consultant, In The OptionofUrbanism:InvestinginaNew he nextAmericanDreamisbaseduponthe People should able be to: from stations and bus stops to many close-by destinations. “park once, shop twice”; 3)it means that some may visit by transit how once see it easy they is to walk itbecause 1)encourages near neighbors to “shop local”; 2)allows customers driving from elsewhere to physical location for work, shopping or entertainment, an “enhanced orientation” pedestrian is valuable economically sustainable. Given that most businesses rely on customers and employees coming to a public investments inafuture that maintains quality ahigh of life that is environmentally, and fiscally should targeted be as apedestrian-oriented zone. The region’s main streets transitand hubs are As main the economic backbone of region, the Germantown the Avenue/Bethlehem Pike spine Areas ofMainStreetsandtation Enhance thepedestrianorientation •Improvements to road the network through safer intersections, traffic calmingand transportation linkages •Clear between alternatives. •Strengthened transportation alternatives. metaphoric braid around central the “Main Street” including: connecteasily with trails, schools and neighborhoods. Intermodal transportation form linkages will a calibrated to provide choice, convenience and value. Germantown Avenue Pike and should Bethlehem planners to deploy regional transportation assetsas asystem that so rail and roadway travel patterns are systemthis from easily around study the area and larger the region. Advances enable intechnology Not only should able people be to move along corridor this on foot, but should able they be to reach throughout the region linkages Strengthen inter-modaltransportation •Utilize and easy linkages clear from pedestrian transit stations to Germantown Avenue and •Move Germantown, between easily Mt. and Chestnut Airy Hill and Erdenheim/Flourtown. •Move around without feeling threatened by excessive and traffic speeds volumes. mitigation of congestion. Pike. Bethlehem 25 THE REGIONAL VISION 26

C HESTN STUDY PLANNING REGIONAL UT HILL pedestrians andbicyclists.” areas becauseit’sdangerousfor slow trafficthroughthoseresidential “I thinksomethingcouldbedoneto and Chestnut Hill.” neighborhoods inSpringfieldT “It isverydifficulttowalk between Land UseandDevelopmentAnalysis ownship NOW ARE WE WHERE our neighborhood.” that fitthe character of “We want businesses T ransportation Analysis ransportation 27 WHERE WE ARE NOW 28

C improvements, pavement markings and related work. improvementsThese modernizationon signal focus intersectionsthirty at and include minor roadway DVRPCthe TIPProgram for length the of Stenton Avenue from Paper to Front Road Mill Street. Stenton Avenue TIP, Signalization Improvements and Crosswalk |Improvements are planned under completedhas been for trail, the construction is not yet or funded planned. beforerailroad bed crossing Pike near Acme the Bethlehem shopping center. While afeasibility study Township. It pass then adjacent will to Flourtown Club the and through Country lead an abandoned istrail built, follow it will Cresheim the Creek out of Philadelphia and Route then 309into Springfield townships to Fairmount Park inPhiladelphia and, at its other end, to Fort Washington State Park. If the Cresheim Trail |The proposed Cresheim link TrailSpringfield,will Cheltenham and Whitemarsh bumpouts and crosswalks at key intersections upgrades. and sidewalk upgraded.amenities Key be will among are these street tree plantings along length the of Pike, the |As Pikeof Streetscape part Bethlehem the Bethlehem Pike Streetscape Plan , many pedestrian “Nosignals, Turn on Red” signs and stop bars. on Germantown Avenue including installation the of marked push-button crosswalks, pedestrian to address mobility. pedestrian Recommendations center around amenities at intersections signalized | Streetscape Mt. Airy Inventory ofPlannedT T areas that are susceptible to change. guidelines for region’s the transportation and commercial corridors and redevelopment approaches for analysis,the of aset generalized recommendations are inform given, will development which the of cited most frequently by study participants as needing attention and guidance. Aftersection eachof susceptibility to change and potential development sites. The items of forfocus each analysis were analysisthe of land examines use commercial including districts, relative market niche, areas of analysis includes at alook and bicycle pedestrian mobility, transit and vehicular circulation, while potential and liabilities transportation inthe system and land of uses study the area.transportation The HESTN STUDY PLANNING REGIONAL UT HILL these assets will be examined inmore be assetswill these to detail understand strengths, the latent weaknesses, andinfrastructure established economic centers that abound study inthe area. In section, this he big previous inthe articulated ideas remarkable the revealed section history, transportation Many of planned the improvements to Mt. the streetscape include Airy strategies ransportation Improvements ransportation Avenue inMt.AIry. Many pedestrianimprovementsareplannedforGermantown

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C ridership in2007of stations all on line the (trips to and from stations the Chestnut between Hill East thatmakes sense it more is used for commuters and stays on commuter-oriented the schedule. Average mainthe retail center of Chestnut Hill. The R7 stations are in thatresidentialso neighborhoods, it SEPTA | This line terminates Line from Bethlehem several blocks Pike Rail on R7 Chestnut East Hill fare is $2.00(or $1.45with token). stationthe or $4.00on that train the so it is not much less fare than off the peak Center to City. A bus The fare for a one-waybetween rail ride stations samewithinthe zone times is $3.00 all at purchased at iswho travelling station the when ticket offices are notopen. buying aticket on train. the It however, does, and occasional user the recreational the penalize user encouragespolicy regular commuters to buy 10-trip tickets or aTrail Pass to avoid charge extra the of samethe day. This makes it inconvenient someand in instances notpossible to obtainthe rebate. The must keep his receipt, show it to ticket the agent upon purchase of areturn ticket, and it must on be available for on view SEPTA’s website but is not widely known. However, to get rebate, the rider the SEPTA to address has tried by this offering a rebatewhich is applied the to trip.return is This policy on train, the regardless of office the whether wasopen. This caused many complaints among riders. purchase aticket on train. the In 2007,SEPTA instituted of asurcharge apolicy for tickets purchased At many stations office the isopenonly through the morning. theWhen rider officethe closed, is must am at R8Chestnut Hill West). train.the Station hours slightly (5:45am vary –11:30am at R7Chestnut Hill 6:30am East, –12:55 stationthe or $10.00onpeak round train. the Off trip is $6.75 purchased the at station or $10.00 on system. The cost of one roundtripticketChestnut between Center andHill City is $8.25 purchased at Rate structure |Chestnut Hill and East Chestnut Hill West are Zone 2inSEPTA’s both fare zone bus and train are few. This limitsthe appeal of usingtransit fortripsthat requiretransfer. a trips is longer between interval the when for buses the as well connections as train, the good between For outbound the direction, train the arrives afterthe bus the of hour thehas departed. On weekends inbound Route 94arrives inChestnut Hill just aftertrainthe has departed,the waitso and is an hour. connectionsgood to R7and the areasonable connection to R8.However the for rest the of day, the the TheRoute run 94 per hour.oncebuses The southbound that buses arrive at7:17 am and 8:23 am have HESTN STUDY PLANNING REGIONAL UT HILL line’s departuretime. times inboldleave withinfiveminutesoftheotherrail S T EP R8 Weekday DepartureT R7 Weekday DepartureT A R7andR8regional railschedules. Departure 11:55 10:55 9:55 9:07 8:36 8:11 7:38 7:07 6:42 6:10 AM 11:27 10:27 9:29 8:33 8:06 7:48 7:21 6:51 6:26 5:55 AM 10:50 9:50 8:50 8:10 7:50 7:25 6:48 6:12 5:53 5:21 4:33 3:34 2:51 1:51 12:51 PM 12:22 11:16 10:12 9:16 8:13 7:25 6:45 6:06 5:45 5:22 4:17 3:21 2:26 1:33 12:27 PM imes imes S T EP Arrival T Bus Route 94 A Route 94 weekdaybusschedules. A Route94 12:27 11:25 10:24 9:28 8:23 7:17 AM imes toChestnutHill 10:30 9:31 8:29 7:30 6:33 5:32 4:33 3:32 2:28 1:25 PM the type of type vehicle.the interms of routeservice, frequency, perceived safety and overall comfort ride is more important than or transferring to out get to jobsfurther into Montgomery County. For quality riders, the of these Chestnut Hill is light. Much of ridership the issouth from going further to jobsinChestnut Hill initself would drawtrolley service more riders.As matter, apractical Route 23ridership within Some people perceive that atrolley is more attractive to ridersthan abus and that believe reinstating 2022. 23 and SEPTA has committed to restoring Route the 23trolley or some of sort fixed-railtransport by compared with bus operation. The street infrastructure is in place to trolleythebackbring Routeto in 2005.SEPTA’s chief concern regarding trolleys is that operation and maintenance is more costly Route 15on Girard Avenue was which converted to buses in1992was restored to trolley operation SEPTA an signed agreement with City the to restore Routes the The 15,23and 56to trolley service. 30-40 minutes overnight. 10-15minutes; Saturday is every on Sunday 20minutes. service every approximately 10-15minutes every during weekdays, the 20minutes every evening, inthe and every through Center City to Packer Avenue inSouth Philadelphia. It operates 24hours aday. It runs Chestnut Hill loop along Germantown Avenue to North Philadelphia, and along and 11th Streets 12th SEPTA Route 23|This routethe longestis routethe in SEPTAtransit system,traveling from the more reflective of touristwith needs, morefrequent trips theday.during Wayfinding facilities and tourist informationthe should in be stationplaced schedulingand shouldbe from Center City Philadelphia. Upgrading of Chestnut the Hill West Station would assist with this. Chestnut Hill West station at Germantown Avenue makes it better the line for atourist connection Hill station East (481weekday boardings vs.270for Chestnut Hill station). East The location the of as awhole, but Chestnut the Hill West station itself has 75–80%more boardings than Chestnut the SEPTA R8Chestnut West Hill |Total Line Rail ridership of line this is slightly lower than R7 the to Chestnut Hill marketed could be to University students and staff. trainthe schedule. The R7 makes adirect connectionwith Temple University Station; ease thetravel of crossingspedestrian on Stenton Avenue, improved bike and links, scheduling of bus lines to with link line might better by utilized be Springfield residentswith improved links suchpedestrian as improved and Temple University) is 5,600on aweekday, Saturday 1,900on Saturday, and 1,400on Sunday. This 31 WHERE WE ARE NOW 32 C with Route the continues 27which west to Plymouth Meeting. atintervals most other on times aweekday, and less frequently on weekends. the routes Both connect Philadelphia. routes Both at run 10 to 15minute incommuter intervals about peaks, 20minute Route 32travels Ridge Avenue, via Avenue Henry through Falls, East and 33rd Street through North City. Route 9travels along Ridge Avenue to I-76and routes past Amtrak’s Street 30th Station. The SEPTA Bus Routes 9 and 32|These routes fromprovide Roxborough additionalservice Center to connect with Route to runs 95,which Conshohocken and Norristown the Transportation Center. to sixother bus routes at Plymouth Meeting Mall. In Lafayette Hill Route the 27and Route the L are about 10minutes and generally peak inthe 20to 30minutes at other There times. are connections Lafayette Hill with asimilar schedule. of East where two the routes join on Ridge Avenue, bus intervals minute at intervals route other Asecondary times. from runs Germantown Avenue at Church in Road is from 6am to 11pm and Service Road. at runs 20minute during intervals commuter 40to 60 peaks, City Ridge Avenue via and I-76.Thisthe routeserves Metroplex also shopping center Chemical on SEPTA Route 27Bus |TheRoute fromruns 27 Plymouth throughMeeting RoxboroughMall Center to to Erdenheim interval varies fromMeeting; 20minutes service to an hour. Pike inErdenheim.Bethlehem TheRoute runs L approximately 15 to 20minutesevery to Plymouth Avenue. This route from Bethlehem turns Pike to PaperRoad andback loops Mill to terminate at route turns Pike northon inChestnut Bethlehem Hill rather than continuing west on Germantown and Evergreen via Avenue (outbound), and continues on Stenton Avenue to Broad Street. Asecondary Whitemarsh Township and into Chestnut Hill, travels to Stenton Avenue Gravers via (inbound) Lane Center at Broad and OlneyAvenue inPhiladelphia. It along runs Germantown Pike through SEPTA Route LBus |TheRoute fromruns L Plymouth Meeting the to Olney Mall Transportation purchasethe with replacement of Green the subway Line trolleys. surface purchase, SEPTA would want vehicles, to modern use and it would more be cost effective to combine mass transit should accessible, be is which problematic for historic trolley vehicles. For any trolley new a business or constituency political would have to obtain funding the for it. Atrolley vehicle for used amenity for business the SEPTA district, could not divert operating and funds to that of type service, transit. Although an historic or heritage trolleyup running Germantown Avenue may an be attractive From SEPTA’s atourist perspective, is different orientedfrom service its mission to provide mass HESTN STUDY PLANNING REGIONAL UT HILL Philadelphia make theirtransfer. around andpassengers betweenSpringfieldT T T he ChestnutHillLoop,wherebuses fromaroundtheareaturn he S T EP A RouteLbus. ownship and Any rail station couldbeadoptedbyalocalcommunitygroup. Any railstation parking spaces has been deemed moreparking deemed spaceshas been desirable by community. the where parking removed could be to allow buses to stop out of traffic the howeverflow; to dateretaining since buses cannot due pull to curb the to on-street parking. SEPTA has developed aplan showing Bus operations on Germantown Avenue inChestnut Hill delay traffic during stops passengers,for bus trafficspeed or noise. Residents of Evergreen Avenue, Gravers Lane, and Willow Grove Avenue have complained about the travel southbound: one morning, inthe two afternoon trips inthe and onelate evening. from Chestnut Hill on weekdays: morning threeinthe runs and threeafternoon. inthe Four buses through Horsham Township on way the to Mall. the Six travel Thisbuses is alimitedservice. north Pike to Spring House, employers serves such as Rohm &Haas and Johnson and Johnson, and routes route as 94bus the Pike up through Bethlehem Springfield. This route continues Bethlehem on north SEPTA Route 134|TheRoute fromruns also Chestnut 134 to Hill Montgomery andMall same thehas ends, evening and trips busby the not so does transit serve to Center City as well as it might. Chestnut Hill is around 8:30pm, 6:30pm on Sundays. This is muchearlier thantraintimeservice the Pike fromBethlehem Chestnut the Hill loop through Springfield Township.trip The last exiting Montgomery County Community and College It Lansdale. once runs hour per eachdirection on SEPTA Route 94|TheRoute 94 fromrunsbus Chestnut to Hill Montgomery via Ambler, Mall am to 5:30pm Sundays. Thedaily ridership thisChestnutthe line on in areaHill is light. and along Willow Grove Avenue. It from runs about 6am to 7pm weekdays and Saturdays, and 9:30 It once runs hour per eachdirection from Chestnut the Hill Loop, with stops on Germantown Avenue Philadelphia Willow via Grove Avenue, Glenside Avenue and Township Road/Cottman Line Avenue. SEPTA Route 77Bus | ticket vending at rail stations. Thisneeds. is aconcern for SEPTAridership there since havecutsthe been in hours of operation and a general lack of facilities at stations tends to dissuade people from using rail for transportation their Comments from stakeholders and general the public indicate that limited ticket hours at stations and Stations TheRoute Chestnut 77 between runsbus andHill Jenkintown and Northeast 33 WHERE WE ARE NOW 34 C owners may more be appropriate. associated with ads on bus shelters, an so alternative solution that draws on assistance from business there beneficial, is concernwould especially be about commercialization and provocative imagesbeing for proper maintenance of shelter facilities. In Springfield Township,where the addition of shelters revenue. As of part contract, this municipality the that wouldbe firm the would specify responsible outdoor-advertisingthat firm sells shelter advertising space to cover maintenance costs and generate Springfield communities. Forhowever,thisoccur to the municipality would contractwith a national The addition of shelters alongBethlehem Pike to encourage be coulduseful better ridership from Germantown Avenue inChestnut Pike Hill and inSpringfield Bethlehem Township. bus stop inMt. that offers Airy shelter for waitingpassengers and no such amenities are availablealong morealso likely buses tothe ifbus ride stops are covered, well-lit and well-maintained. There is one Shelters |Alack of shelters influencethe will utilization the of bus system. Workers and residents are stops may relocated to need be insome places responsive to be to of needs the bus area. ridersinthe workers ofneeds local and residents. Once streetscape improvements Pike, on bus Bethlehem occur placementthe of bus stops Pike on is haphazard, Bethlehem and is not responsive to transportation the importantis especially to have adequate transit facilities there, to promote transportation equity. Yet Placement of Bus Stops Springfield |Because Township tendsbe a vehicle-orientedto community, it Bus Stops stations including Chestnut the Hill West and Chestnut Hill stations. East and Wyndmoor. New groups to improve useful would especially be signage and amenities at target This stewardship relationshipalready exists several stationsat the in study area, including GraversLane like landscaping and signage, and updates SEPTA on how station the improved. facilities could be rail station to monitor and care take of. The adoptinggroup helps to develop amenities the at station, Under such ascheme, neighborhoodgroups, citizen businesses activistsand “adopt” local aparticular successfully would to engage community be local the as to asteward act for neighborhoodrail stations. other ways to make stations more amenable to passengers. One approach to help happen this The operating hours at SEPTA rail stations is not likely to changeso soon, it is important to identify HESTN STUDY PLANNING REGIONAL UT HILL on BethlehemPike nearabusyintersection. T types ofweather. T Shelters atbusstopsencouragepeopletousetheinall he busstopthatcanbeseenonthe leftsideofthephotoislocated his busstopislocatedinMtAriy. (not pictured)allcarry heavytrafficloadseach day. Stenton Avenue (top), LincolnDrive(bottom)andBethlehemPike T his photoshowstypicaltrafficloadsonStentonAvenue. than eastbound on Stenton Avenue hour. morning inthe peak than southbound Pike, on or Bethlehem away from Center City. Similarly, trafficheavier is westbound distinct minority of trips on roads. certain In morning, the for example, trafficheavier is northbound area. Commutation traditional inthe –from sense suburbs the into Center City comprises –actually a Complicating any effort to managetraffic the in studyarea themix is of differentin the purposes trip commutersserves travel who from Route Pike to I-76and 309/Bethlehem Ridge Avenue. US1via morning and hours evening it peak because is one of few crossings the of Wissahickon the Creek, and it Chestnut at Hill Road (to Mill reach Germantown I-476).Bells Avenue is significantly congestedthe in of Wissahickon Creek), Paper (to access Road Mill Route 309)and Germantown Pike to west the of converge on Lincoln Drive most (the efficientmeans toaccess Routes 1 and I-76 from the east area variety of options inpiecing together routes the that result shortest inthe trip. Commuter trips These volumesthelack reveal of a clear hierarchy of roadwaysChestnut in Hill. Motorists have a daily at to AllensLane 30,000by Wayne Avenue. volumes of any roadway study inthe area are on Lincoln Drive, increase which from 22,000vehicles Paper has volumes Road Mill of 16,000to 20,000;Willow Grove Avenue 14,000.The highest carries areMill over throttle 20,000,although they back to 15,000east of Cresheim Valley Ivy Road/ Hill Road. minorthe and arterial collector roadways study inthe area. Volumes on Stenton Avenue east of Paper its daily traffic volumes Chestnutwithin –Hill at11,000 to12,000 vehicles – are lower than on many of Traffic Volumes |Although Germantown Avenue is classified theas a in studyprincipal arterial area, and Street. Emlen Hill St. Road, Martins Lane, Mt. Pleasant Street, AllensLane, Wissahickon Avenue, McCallum Street include Collectors arterials. Chestnut Hill Avenue, Willow Grove Avenue, Cresheim Valley Drive, Ivy Pike,Lincoln Drive, Stenton Bethlehem Avenue, Paper are Road Mill minor and all Road Mill Bells Germantown Avenue and Ridge Pike/ Ridge Avenue are only the principal study inthe arterials area. is thus channeled same inthe direction. Creek, northwest runs which to southeast through study the area. Traffic flow through much the of area transportationThe systemthe in study area is heavily influenced the by presence the of Wissahickon T V raffic Movement ehicular Movement

35 WHERE WE ARE NOW

block travellanesduringdeliveries. T rucks onGermantownAvenue often corridor, restriction is atruck not on practical Germantown Avenue. drives city. inthe However, deliveries since truck are many the required businesses to service along this investigation and an ordinance is required. For example, have trucks restricted from been using park vehiclethe to regulate code of use the designated streets by any class or kindof traffic; an engineering Trucks are generally permitted on any state roadway or city street. The city thehas authority under deliveries. And as saying the you ‘if goes, bought it, brought atruck it’. Avenue Germantown because Avenue has many retail and commercial establishments that receive Germantown Avenue, and Stenton Avenue provide north-south travel. Trucks utilize Germantown expressways use distance will trips they such as Route 309.For destinations, Pike, local Bethlehem Truck drivers most the direct and seek quickest routes to minimizetravel and time cost. For longer likelytrucks comprise less than 2%of traffic all this on roadway. construction data so could not However, collected. be on traffic based counts on proximateroadways, stakeholders. study, this During through all traffic Germantown on Avenue was detoured due toroad Truck Movement |Truck traffic Germantown on Avenuebeen citedhas asa problem by some to getneeded legislation approved tools make available these for enforcement. speeding not approved. been Even radar enforcement is not available to municipal police. Continued effort is of camera enforcement against red light However running. camera enforcement against has speeding is limited by resources the of department. police the In Pennsylvania, legislation has allowed use the encourage –i.e. speeding road the is not straight nor are lanes the wide. Enforcement against speeding On Lincoln Drive, drivers 25mph the exceed limit. The speed posted physical roadway not does itself concerns that many too motorists are or using minor local collector roadways of as part regional trips. motorists are less inclined on to roadway. this speed Meanwhile, residents area inthe have expressed with on-street parking, and divisions the of roadway the into concrete and cobblestone cross-sections, With presence the of regular traffic calmingthe effect traffic signals, a of traditional Main lined Street above.described Some motorists likely of because moderate doso the on speeds Germantown Avenue. Germantown Avenue inChestnut Hill and using other routes to access regional the connections on average the Based daily traffic volumes, an appreciable percentage of motorists are avoiding

37 WHERE WE ARE NOW 38

pulling out them into ‘early asmaller action’ project. year is In uncertain. order to improve locations critical the sooner, consideration should given be to Avenue to Evergreen from Godfrey Avenue. to Due funding constraints however, implementation the DepartmentThe of Streets has an improvement project programmed for 30intersections on Stenton lane leading to left the turn at Road. Ivy Hill Cresheim Valley Drive to have two lanes go straight inaddition to separate the right turn lane, left the reduction achieved for could be Stenton Avenue eastbound trafficthemodifying by approach at intersectionAligning the would involve costly bridge structures. At amuch cost, lesser some delay on separate phases, and signal increases that time the so traffic on Stenton Avenue be must stopped. by abandoned the rail line that under Stenton passes Avenue. The offset forces the sidestreets run to InRoad. addition, Ivy and Hill Road Cresheim Valley Drive arefrom offset each other,separated Stenton Avenue is reduced from two lanes eachdirection to one lane eachdirection east of Ivy Hill The intersection of Stenton Avenue, Road and CresheimIvy Hill Drive is a Valley chokepoint today. considered inorder to facilitate traffic this movement. to Flourtown has increased and Road westbound backups have increased. Aleft lane turn shouldbe intersection of Stenton Avenue and Flourtownfrom left the Road, turn westbound Stenton Avenue route bypasses also Germantown Pike, where Whitemarsh Township is aiming traffic. to calm the At Pike to remove with Plymouth dogleg the has convenience increased the Road of route. this This Plymouth Meeting and Conshohocken. Thecompleted newly relocation of Flourtown Road at Butler Stenton Avenue has become an alternate route for City residents travelling to shopping the areas in area and pave lane the to create driving that surface a good clearly can be marked. results inasingle travel lane.solution The be wouldto removethe cobblestones rightthe in lane turn don’t perceive it. Drivers’ inclination is toon ride concrete the paving but avoiding rails, the which a turn lane. Even though aright turn lane isand posted sign sufficient width is available, manydrivers right turn volume requires aturn lane, but trolley the rails and cobblestones make it difficult tostripe shorter crossings to closer intersection. the Traffic congestion a also is problem.high northbound The right onto Pike) reduced, could be Bethlehem on expanding that sidewalk the corner, and resulting in away farther placed from intersection the than is desirable. The radius (for northboundtraffic turning opposite large. newsstand the is very This creates long crossingspedestrian and forces crosswalksbe to C Intersections | HESTN STUDY PLANNING REGIONAL UT HILL At intersection the Pike of and Bethlehem Germantown Avenue, radius the at corner the V T Germantown Avenue isquitelarge. T he intersectionofStentonAvenue, Ivy HillRoadandCresheim he turningradiusattheintersectionofBethlehemPikeand alley Drive. T has anabundance ofemptyspaceseach day. T he approach toPaperMillRoadfromStentonAvenue. he S T EP A-owned parking lot attheR8,ChestnutHillWest station can be striped with an striped can exclusive be left lane eachturn indirection to improve northboundtraffic flow. left turning vehicles (or changelanes) except theduring leftarrow signal turn phase. The intersection permittedleft Southbound also turns greentheball. on through traffic theleft in lane must behind wait southbound lane can which turn left or straight.proceed There isa southboundsignal, leftturn with Paper southbound Road Mill approaching Montgomery Avenue, center the lane becomes asecond is heavy and there is no shoulder area for northbound through traffic to bypass a stopped vehicle. On turning leftinto Montgomery Avenuecan cause longbackups hourspeak because in opposingtraffic and one northbound lane (downhill, approaching Montgomery Avenue). Anorthbound vehicle Avenue, Paper with two is striped southbound Road Mill lanes (uphill, approaching Stenton Avenue) as anstriped exclusive left lane turn intersections.Between at certain Stenton Avenue and Montgomery Paper is generally Road Mill one lane ineachdirection, with acenter left lane. turn The center lane is Avenue that offer about 500 The ninespaces. lots are: Chestnut Hill Parking Foundation operates nine parking lots from Top the of Hill the to Southampton have operating been as staffed/attendant lotsever since. merchants to pave, maintain and operate parking surface lots for customers the ofHill”. “The The lots Parking Foundation. The Foundation togetherpieced various estatereal parcels owned by individual forwardthe merchants thinking of Chestnut resources their Hill pooled and formed Chestnut the Hill In early the suburban 1950swhen shopping were malls first emergingthe in Philadelphia metro area, Parking • • • • • • • • • Lot #12on West Evergreen Avenue (at R8-Chestnut Hill West Station) PikeLot #10on Bethlehem Lot #9on 8600Germantown Avenue -entrance on Hilltop Avenue Rex via Road Lot #7on 8400Germantown Avenue at rear Lot #6on West Highland Avenue Lot #5at 8300Germantown Avenue Lot #4on Highland East Avenue Lot #3on Evergreen East Avenue Wachovia) (behind Lot #2on Evergreen East Avenue of Bank (behind America) 39 WHERE WE ARE NOW 40

C railnew commuters. St. Martins Stations, about 40at eachstation. Those spaces are not near retail, but are a resource for A significant number of spaces are unoccupiedalso and available on weekdays the R8 at Highland and towed”. This lot is asignificant resource forweekend retail parking if be it and signed.advertised could however is this not apparent since signs are with posted message “Vehicles without be will permit valid weekdays and mostly empty on weekend. the Parking is on free weekend the and on weekday evenings, for daily parking ($1.00)and spaces.The 58permit havespaces been aboutonlyoccupied 1/2 the on The R8 SEPTAChestnut Hill West station lot on Evergreen Avenue provides 173115 spaces, spaces Parking NearT spring Saturday afternoon showedthat spaces were available in most the of Foundation’s lots. should for only used be mounting signs location ifthe these provides visibility. good on Observations a to for look lot the and its entrance. The advance signs visiblebe mustfunctional; existingpolesbe to locate lot the entrances. Providing ‘P’ prepare parking also directional signs will adriver for where Lot 5.Lot identification signs are an essential component of wayfinding will greatly and help motorists commissioned of design an attractive parking lot identification beenThe sign. placedfirstsign has at visiblehighly and it is possible to drive past entrance the without it. seeing The Business Association streetthe out of driver’s the field vision;of some are obscured trees.by The themselveslots are not and signs are not always location best inthe placed for visibility. Some are on placed leftside the of While there are some green and white directional ‘P’ signs to parking, system the is not comprehensive, that there is plenty of parking inChestnut Hill. Association, Business the Improvement and District Parking the Foundation is to raise public awareness on sidestreets nearest Germantown Avenue One of werefull. major the very goals of Business the available inmost of lots. the other Onthe hand, metered the spaceson Germantown Avenue and of parking is an issue. on Observations aspring Saturday afternoon showedthat spaces were indeed Many studies have done conclude been and all they that parking is available, but people’s perception each subsequent hour $1.00. Monthly parking available is also at $90. parkingtheir ticket, allowing to them park free. Without stickers, the first the hour costswith $3.00, Merchants purchase stickers from Foundation the and provide stickers to paying customers to put on HESTN STUDY PLANNING REGIONAL UT HILL tations ransit Stations existence ofthelotsandprovidewayfindinginformation. the ChestnutHillParkingFoundation helptoalertdrivers tothe T he new signs at the entrances to parking lots maintained by he newsignsattheentrancestoparkinglotsmaintained Car shareparkinglotsaremarkedbyagreenPhillySharesign. other on parking nearby occurring streets. Parking lots at other the R7 stations on weekdays. full is also ChestnutThe R7 East stationHill lot is smaller at 130 spaces and is filled ongenerally weekdays, with weekend shopping and entertainment. Parking at locationsuited this is perfectly to shared parking for weekday commuting and evening/ mind however, as SEPTA works to accommodate increased ridership demand throughout system. the people parking for transit not does currently structured parking. justify This is a resource to in keep Thelarge lot Chestnutat Hill West station has dimensions suitable forparking. Demandstructured by all inuse. all that three the vehicles at Chestnut Hill West Station and two the vehicles at Lot #5inChestnut Hill were Thecar share vehicles appearbe casual A observation on aSaturday well to used. afternoon showed Avenue PPA lot inGermantown. Authority lot inMt. Airy, at inMt. 41AllensLane Airy, and at Germantown Avenue and Maplewood Germantown and Gravers Lane, at Germantown Ave and W. Durham Street Philadelphia Parking study inthe pods areaOther are located at Chestnut the Hill Parking Foundation Lot #5at have at station apod the or nearby are: Philly CarShare pays SEPTA ayearly rate spacefor per of use lots. their Stations on R7and the R8that Share has eleven locations inChestnut Hill, Mt. and Germantown. Airy Most are at train stations. reducingwhile people’s to need own cars, to inturn which reduce acts driven. miles the Philly Car an hourly rate charged for of use vehicle, the plus amileage charge. The is to goal provide mobility community-based lots and are available for by use members by reservation. Membership is free, with Philly CarShare is anonprofit organizationthat provides shared use vehicles. Vehicles areparked in Philly CarShare • • • • • • • Chestnut Hill West (R8) Carpenter (R8) Lane Tulpehocken (R8) (R8) Lane Queen Wyndmoor (R7)-at Chestnut Hill Village Apartments Washington (R7) Lane (R7) Sedgwick 41 WHERE WE ARE NOW 42 C Avenue/WadsworthAiry are important connecting streets that have on sidesof both sidewalks the that aresidewalks fairly well-maintained on sides of both street. the Willow Grove Avenue and Mt. The study area by sidewalks. Foris generally example,well-served most Germantownof Avenue has should adequately be maintained. sidesofboth should street, the located they on be streets that connect important locations and they neighborhood. In locations volume, pedestrian with should high strategically be sidewalks located on areSidewalks piece basic the of that infrastructure enable to pedestrians move freely around a Sidewalks corridors and at transit stations deters cyclists from ridingbikes their for transportation purposes. diminish of use the bicycles study inthe area. Also, alack of bicycle parking facilities along commercial parking, narrow shoulders, block cartway inthe and Belgian landscape hilly the are factors all which area are located abike-friendly distance from commercial centers and transit locations. On-street Cyclists region areinthe thaneventhoughneighborhoods study the inthe less pedestrians, well-served ofis as realized part Flourtown-Erdenheim the Vision Plan. but there is regular activity. Pedestrian volumes may increase ifamore traditional commercial corridor It should noted be that volumes pedestrian are lower here than many other roadways study inthe area, are missing along anumber of approaches, indications and pedestrian are not provided at signals. the indicatedpedestrians discomfort with lack the of clear direction through intersection. the Sidewalks crossings.of pedestrian The study team spokepedestrians to approachingthis intersection; these and Stenton Avenue. This essentially comprisestwoseparate intersections,which adds the difficulty to greatestThe impedimenttravel pedestrian to is the intersectionat Bethlehem Pike, of PaperRoad, Mill environment.pedestrian Current planning efforts alongBethlehem Pike are directed this end.to tend automobile-dominated, to be potential the locations exists inthese for improvements to the areSidewalks present along large the majority of roadways. While Erdenheim and Flourtown Villages oriented shopping and experience residential neighborhoods that are well connected areas. to these The study areaforChestnutpedestrians. is generally well-served andHill pedestrian- offer a Mt. Airy Level ofServiceAnalysis Pedestrian andBicycleMobilityAnalysis HESTN STUDY PLANNING REGIONAL UT HILL T signalization thatisgearedtopedestrians. intersections canbeimprovedthroughsidewalkenhancementsand T trailhead toForbidden Drive. routeforpedestrianstoreach the Bell’s MillRoadisnotasafe his photoshowssidewalks thatendabruptlyalongBethlehem Pike. he StentonAvenue, PaperMillRoadandBethlehemPike

44 C do not connect various the centers region in the and don’t they connections highlightthe to transit. and cultural landmarks. In general, study the area lacks wayfinding signage. Where signs doexist,they transit stations and draw Signs trailheads. also attention to shopping and dining clusters and historic understand whereare they going. Wayfinding to signageorient is pedestrianscyclists necessary and to For and pedestrians cyclists able to be to move around freely through region, the to need they Wayfinding Philadelphia, including Mt. and Chestnut Airy Hill. The Philadelphia Ped/Bike Plan recommending be will many such improvements for areas throughout for residents at time, this improvements continue will advocated to be for coming inthe years. The priorities should valued over be bicycle improvements. Whether or not bicycle amenities are apriority are dedicated to avision of abicycle-friendlycommunity, others while have argued that pedestrian Residents have split been impressions intheir of to need prioritize the bicycle amenities. Many people bicycling. In few roads fact, throughout study the area were found bicycle to be friendly. (CPTMA) found Germantown Avenue, Pike and Bethlehem Bell’s below to be Road average Mill for greaterthe Philadelphia region, Philadelphia Central the Transportation Management Association make cycling on roads these next to impossible. In an assessment of bicycle conditions throughout difficult for bicyclists to navigate. Also, historic in somematerials roadway, such granite as block intersections, such as Stenton the Avenue/Bethlehem Pike/ Paper intersection, Road Mill prove very Germantown Avenue. Heavy traffic and narrow shoulders characterize many the of roads. Many toward bicycle safety. Thelandscape here is marked ridgeup thethat especially by to steep hills, forms While there are trails study inthe area where cyclists like to ride,many of roads the are not geared Bicycle S create asafe environment for pedestrians. one sideof street. the Bell’s and Road Mill Paper lack adequate also facilities to Road Mill sidewalk Paper to Gordon Road Mill important the Road, gateway Pike, are to sidewalks Bethlehem missing on Pike however,Bethlehem and by is not many sidewalks as well-served are not well maintained. From street for much of length the of Chestnut street the between Hill/Mt. and Cheltenham Airy Avenue. first step toward directing how communitiesthese will fit into this largerplanning framework. HESTN STUDY PLANNING REGIONAL UT HILL afety Mobilize to Thrive Regional Area Study can be a can be Avenue. Chestnut Hill,itcreates dangerousconditionsforcyclists onthe parking lanes.While thismaterialisfittingforthe character of Germantown Avenue inChestnutHillhasBelgianblock inthe the cartwayforcyclistsonBethlehemPike. T he narrowtravellanesandlack ofashoulderdiminishesspacein

yellow. Pikecorridorishighlightedin Germantown Avenue/Bethlehem commercial corridorsthatradiatefrom centralPhiladelphia.T in Philadelphiaandsurroundingcounties.Itmakesvisiblethe T his mapidentifiesalllandthatiszonedforcommercialuses he Land UsesintheStudyArea Land UseandZoningOverview u land 10% of lot the as rear yard. offices. This zone requires less occupation,than 80% lot cannot three exceed stories, and must maintain C-2 zones that allow all is permitted inC-1zones, plus restaurants, catering, related pet and uses post three stories and maximum lot occupation is regulated on most the based restrictive abutting district. apartment living only aftercan space no longer commercially.be used Building height is not to exceed large retail complexes are not permitted. First level commercial may use converted be to residential building.the Most are retail allowed, and though restaurants, services personal outdoor usage and commercial. In C-1zoning areas, commercial activity is permitted exclusively on first the level of On Germantown Avenue, C-1and C-2designations predominate. C-1is “corner mixed-use store” key commercial zoning categories inSpringfield Township. designations that predominate along Germantown Avenue Pike and inPhiladelphia Bethlehem and two economic centers along grow corridor the will and change. There aretwo commercial zoning The zoning designations for commercial alongproperties the corridor have implications for how Zoning inPhiladelphia Germantown Avenue Pike and corridor. Bethlehem area. This residentialbase represents a substantial market area to support commercialalong uses the residential land with low uses, density residential comprising majority the of land the study inthe use Surrounding commercial the of uses corridor, the land quickly uses dissolve into midto low density Pike comprise one of key commercial the corridors leading out of map Philadelphia. (See to left.) the Mt. Airy, Chestnut Hill and Pike. along The Bethlehem length Germantownof Avenue Bethlehem and stagecoach line.early These commercial grewhubs intoeconomicthe centersthat knowwe today in length of Germantown Avenue and historic the Pike, inns of were Bethlehem important stops on the region. of routes Each as city these earlythe and between links farms served outside of city. the The Germantown Avenue Pike and comprise Bethlehem one of oldest the commercial corridors inthe s e, z on i nd d and ng evel o pme nt ANAL YS I S 47 WHERE WE ARE NOW 48

C guide land and use Frustration design. with outmoded, unwieldy zoning regulations to led acity-wide Philadelphia’s islong too Zoning (600pages) Code and complex (55different zones) to effectively Zoning Reform may erected or be altered and must no less be than 1,600 square with 70%or more lot occupancy. amusement. Pre-existing and mixed use residential properties are non conforming. No properties new stations,and storage, service home maintenance beverage distribution, repair and services, places of zonesB2 district match applied the regulations of aB1area with exceptions the of motor vehicle repair less than 1,600square feet for residential development, not to 70%lot exceed occupancy. may for used be noxious including purposes chemical use, noise, odor, or smoke. Lot area isno to be pending exceptions for vehicle small and sales trade. No building may erected or be altered and no lot merchantsmall use,office personal or business, minor motor vehicle parking, small restaurants, and B1 is most the restrictive of commercial zone inSpringfield Township. These areas are to restricted Zoning inSpringfieldT are zoned C-1.Further, an overlay not does of ensure type this design. good development process. For example, excludes 14-1613specifically without explanation thatproperties As with overlays City inthe generally, 14-1613adds ameasure of inconsistency and confusion to the appropriatelycould be incorporated into updated zoning for other traditional commercial districts. front).in the These are excellent provisions corridors Chestnut like forpedestrian-scaled Hill, they and max. bulk (4,000sfnet leasable), (none max. width (30’),setback allowed), and off-streetparking (none were14-1613, which adoptedControls mid1990s.The inthe include provisions for min. height (25’), In Chestnut Hill, land are uses affected also Germantownby The Controls,Avenue District Special contain eight feet of sideand front yard as well as fifteenfeet ofrear yard. zoning board of adjustments. The minimum lot areasquare is 2,500 occupancy. with 50% feet It must libraries, substations structures. inenclosed Any non-specifiedmaypermitted use be granted if the by These structures may include professional use, placesoffices as of anaccessory worship, galleries, allowed R-5 inthe residential zoning category include and detached detached, dwellings. semi twin Thereparcels several are also along Germantown Avenuethat are zoned for residential R-5. Uses HESTN STUDY PLANNING REGIONAL UT HILL ownship Purpose oftheDistrict.T Controls] [From theGermantownAvenue SpecialDistrict historic character ofthisarea. width andset-back controlstoensurethecontinued toadoptspecialbuildingheight, finds itnecessary preservation ofthissectiontheCityandtherefore andhistoric need toencouragethecontinuedvitality floors ofbuildings...Councilfurtherrecognizesthe usesinterspersedatstreetlevelandontheupper retail variousresidentialusesand use districtcontaining mixed this sectionoftheCityisuniqueandavital, Avenue SpecialDistrictControls.Itisrecognizedthat of theCitythroughenactmentGermantown inordertopreserveandprotectthisarea established his specialdistrictis [CHCA website] [CHCA approval beforetheCityofPhiladelphiawillact.” – come beforetheCommunityAssociationtoseek variances, ornonconformingusepermits,theymust “If businessesorhomeownersseekzoningchanges, development. developers and property owners have that learned have they real authority to slow, stop or modify Committee that monthly meets to consider development proposals. Thought not formally empowered, and obstructionist. In dozens fact, of city neighborhoodassociations have own their voluntary Zoning on subjective opinions of acommittee of laymen, proposers often conclude arethese reviews unfair Community Association. Since process the is time-consuming and outcomes can appear based to be structures have evaluated to be and approved by at least one, committees sometimes several of the members. Ultimately, most projects that involve construction new or improvements to existing of proximity the of homes and commerce. The documentbe a is designed to reference to Association detail, compatible materials, landscape standards, interaction and enjoyed social to the be as aresult community, not just Avenue. the Guidance related to commercial areas on focuses architectural CommunityThe Association’sChestnut Land Hill Use Guidelines (1976,1982) applies all theto of confusion and perception the that requirements review the are unnecessarily complicated. “Miscellaneous”. called code As a result, are they sometimes not cited until late in process,the adding to andLicenses Inspections staffers, do notknow to refer these to provisions; section the of ina buried similar inheightbe to surrounding buildings. However, many people, including property owners and differentthan the underlying C-2zoning. For example, buildings arefront to along and the sidewalk requirements related to character the of surrounding the architecture. rules aresometimes These very zoned property Cresheim between Drive and Chestnut Hill Avenue and offersset a of additional By a1995city ordinance, Germantown the Avenue Controls District Special “overlays” commercially of that guidance over code, inthe years the tools new and procedural work-arounds have adopted. been compromised by building and site-design practicesformulated for suburban roadsides. In absence the detail, and placement of alimited palette of building establish types an ensemble that not need be Springfield are inadequate development.to guidedesign Additional guidancehow scale, should codify Germantown corridor’s prevalent zoning C-1and districts, C-2inPhiladelphia and B1and B2in Meanwhile, it long hasthat recognized also been many of provisions the for Bethlehem- the The take to processCode. about is expected fiveyears. forcalled creation the Commission of to aZoning reform Code and Philadelphia’s modernize Zoning Referendum. In May the 2007Primary, nearly 80%of voters the approved Question Six Ballot which 49 WHERE WE ARE NOW 50

C professional offices and business and wide services bya range of banks andother financial institutions. Much of commercial the real estate along Germantown Avenue Pike and is occupied by Bethlehem place of employment. persons along walking Germantown Avenue inChestnut Hill had come to area the it because was their in Erdenheim/Flourtown. An on-street intercept conducted in2004/5 found survey that 12% of employers such as Lutheran the inMt. and Mount Seminary Airy St. Joseph’s and Carson Valley schools Norwood, and Crefeld School.However, adjacent communities include also significant non-retail ChestnutCollege, the Hill Hospital, andprivate several schools- Chestnut Hill Academy, Springside, commercialthese spines. Chestnut Hill, inparticular, has adiverse employment with Chestnut base Hill includealso These neighborhoods great a variety of economic other activity, much of alongit or near shopping opportunities. of major the retail centers located three to eight away miles where area residents find most their of retail architectural features, providing acharacter that contrasts with routine the commercial environments anearly 80,000person populationserving Many base. of commercial these areas display unique This approximately 5.5mile stretch of historic roadways includes series of a and districts retail nodes rail line terminus. “Topthe of Hill” the inChestnut Hill adjacent to Chestnut the Hill West train station and commuter County, as chief the commercial spines serve of communities. those two These historic roads meet at Pike Erdenheim inthe and Flourtown of sections Springfield and Whitemarsh Townships, Montgomery Germantown Avenue Philadelphia inthe neighborhoods of Mt. and Chestnut Airy Hill and Bethlehem Economic Context Development Opportunitiesverview zoning, subdivision, and land development ordinances areto support necessary aspirations of plan. the commercial Pike activity along and, Bethlehem as document the notes, significant revisionsthe in zoning provisions establish land and use site standards design for most properties permitted to have avenue centers. village connecting several However, Township’s the B1and B2Business District ambitious program to transform Pike from Bethlehem an ordinary suburban roadway to alandscaped Springfield and Whitemarsh Township’s Flourtown-Erdenheim Vision Planlays (2004) out an HESTN STUDY PLANNING REGIONAL UT HILL Commercial landusesisErdenheim. T he Genuardi’sshoppingcenterinFlourtown. T T he “T he AcmegrocerystoreinMt.Airy. op oftheHill”inChestnutHill. Germantown Avenue inChestnut Hill, for instance, found 98commercial (non-retail) businesses. non-retail businesses are located inChestnut also Hill and Mt. Airy. of businesses A2004survey along ofbecause an attractive suburban business and employment structure, tax but substantial numbers of These businesses tendbe moreto concentrated alongBethlehem Pike inErdenheim and Flourtown services. Forty-one storesservices. provided convenience including and two goods supermarkets services (Acme million inannual The corridor sales. provided a broad, but incomplete, array of retail and goods 74 retail businesses occupying 387,000square feet of store spaceand generating an estimated $115.8 A 2002retail market analysis of Erdenheim/Flourtown found that as of May corridor 2002,the had applicability of some findingsfrom previous marketportions in analyses this of study area. assessmentA full of however, retail potential is of beyond scope the review; this we can consider the in Chestnut Hill and former the K-Mart store inFlourtown. traditional locations. important Other exceptions include apparel and home furnishings concentrations concentrations such blocks asof certain Chestnut Hill and Mt. and village scattered Airy at freestanding The most importantrestaurantsthe variety is full-service of foundthroughout this botharea, in convenience stores, cleaners and dry hair salons. There are exceptionsseveral key pattern. this to Much of remaining the such retailing stores, as drug is community-serving and goods services, include Weaver’s Way inMt. and Coop farmers’ the Airy markets inChestnut Hill and Erdenheim. in Flourtown provide similar anchors Pike. along important Other Bethlehem stores food specialty shoppingmodern for City the neighborhoods and older, the but Genuardi’s modern, still and Acme Super Fresh inMarket Square inChestnut Hill and Acme on Germantown Avenue inMt. provide Airy commercial corridors. Much of activity centers this around store food purchases- reconstructed the anchored community shopping centers and along Germantown the Avenue Pike and Bethlehem Within study these communities, current retail activity is concentrated largely insupermarket- concentrations inCheltenham, Plymouth Meeting, Willow Grove and beyond. annually. Much of retail this purchasing power migrates outside neighborhoods to major these retail have a2008total income of $3.46billion and to generate more than $1.5billion inretail purchases substantiala very level of retail demand. As shown on Table population 1,this is estimated base to personpopulationThe 80,000 base surrounding commercialthese spines is affluent and generates Market Retail 51 WHERE WE ARE NOW 52 C HESTN STUDY PLANNING REGIONAL UT HILL Germantown Avenue andBethlehemPikeCorridors T Other Retailing Other Other Specialty Goods Other Home Furnishings &Improvement Apparel Department Stores Full Service Restaurants Full Service Community Serving Goods &Services Goods Community Serving 2008 Est. Retail Purchases (inmillions) 2008 Est. 2008 Total Income (inmillions) 2008 Per Capita Income Population emographics and Retail Purchases, able 1:CommunityDemographicsandRetail $1,506.8 $3,459.1 $43,524 $156.3 $258.2 $193.7 $162.3 $556.5 79,475 $88.3 $91.5 Total Mt. Airy $1,205.7 $35,717 $202.9 $525.2 33,758 $29.9 $53.0 $87.6 $65.7 $55.1 $31.0 Chestnut Hill $57,323 $236.8 $543.5 $14.3 $25.3 $41.8 $31.3 $26.3 $14.8 $83.0 9,482 Springfield Township $42,854 $135.1 $364.6 $837.1 19,533 $21.3 $37.7 $62.4 $46.8 $39.2 $22.1 Whitemarsh Township $52,254 16, 702 $135.5 $380.2 $872.8 $22.7 $40.2 $66.5 $49.9 $41.8 $23.6 captured byChestnut Hillbusinesses. Springfield and Whitemarsh residents thatis purchases byMt.Airy, ofallretail Percentage Chestnut Hillbusinesses. Chestnut Hillresidentsthatiscapturedby purchases by ofallretail Percentage 2.3 % 14.5% the capturethe of Chestnut Hill resident purchases was fairly uniform, ranging up to 25%of community- Airy/Springfield/Whitemarsh residents. For storecategories whichthe in business competed, district approximately 14.5%of retail all purchases by Chestnut Hill residents and 2.3%of purchases by Mt. That market analysis foundthat Chestnut Business Hill merchants District werecapturing weredistrict completed by 30home furnishing stores. supplies, and sewing needlework, CDand tapes, and novelty, gift, souvenirs.and Retail offerings the in and 23apparel stores.seven stores other specialty Thirty provided electronics,camera and photo restaurantslimited-service and bars, etc. Additionally, restaurants included district the 13full-service stores—groceries, pharmacies, foods, specialty optical, bakeries, newsstands, video, hardware, florists, to residents and goods of services surrounding the serving neighborhoods with 65convenience-type of store spaceand generating The district provided $108.3million insales. arrayfull a of community- Hill Germantown Avenue included District Retail 168retail businesses occupying 387,800square feet Similarly, a2004/2005market analysis for Chestnut Hill found that as ofChestnut 2004,the December residents inaddition to lunch-time the commercial office employee market. categories. These storescatered primarily the convenienceto shopping theneeds of surrounding area stores was weighted towards convenience with 41of 74stores the and goods services personal inthese lumber yard, an auto store, parts and supply apet store. across Looking categories, all overall the mixof categoriesseven including three antique stores, two picture framers, two paint/wallpaper stores, aretail The retail offerings the in corridor were completed by12other retail stores, providing in products and contributed to a“blighted appearance” shopping inthe centers. store. These retail closures have changedthe convenience availability the adjacentof neighborhoods store,has along closed, with jewelry the camera shop, optical store, store sporting goods and video shops,sporting goods atoy/hobby store, agift/novelty store, andvideo store. a theSince K-Mart 2002, a floor covering shop, an electronics store, acomputer store,two camera shops, an optical store,two merchandise store, two clothing shops, store, ashoe stores, two jewelry three home furnishings and storesgoods in17differentcategories including adiscount department store (K-Mart), a general The corridor providedalso provided a services. personal reasonably diverse array of 21 retail shopping hair salons, and sixlaundries. In total 26businesses convenience sold an additional while goods 15 and spirits store, one distributor beer apharmacy, care apersonal store, 16restaurants and bars, nine and Genuardi’s), aconvenience store, afish market, store a food specialty (farmer’s market), onewine 53 WHERE WE ARE NOW 54 C street parking solutions are akey element of any development strategy. parking is asignificant issue for stores and other thatbusinesses front the Avenue theand Pike and off- stores and parking areas may not possible without be great disruption to existing land Customer uses. available physical respecting the while constraints along corridor. the assembly Land for larger modern on an based toneeds approach be to development that recognizes significant the market opportunities enhancementCommercial district throughout Germantown the Avenue/Bethlehem Pike corridor resident market. opportunities that met could within corridor the be by stores catering to nearby the 80,000person retail purchases made being by 80,000area the residents. This leaves asignificant range of market Avenue/Bethlehem Pike corridor are capturing about 20%to 25%of total the of $1.5billion in years,past several we estimate that retail the businesses all together through Germantown 5.5-mile this information this all Collecting together and roughly approximating impact the of inflation theduring cleaners,salons, shops, spas, barber laundromats, dry etc.). stores (hardware and services personal stores, florists and nurseries, antique stores, hair dealers, art toy stores, hobby shops and stores, sewing music stores, stores, book shops, gift etc.); and other retail stores, appliance stores, electronics, computer and camera shops, optical stores, stores, sporting goods retailing (men’s and children’s clothing, stores, shoe stores, jewelry furniture and other home furnishing taverns, stores, drug etc.), as complements to recently the rebuilt Acme St.; shopping at Sedgwick goods included convenience stores, stores, retailing food specialty grocery bakeries, (small restaurants, to residents andgoods of services Mt. and nearby Airy neighborhoods. Key identified opportunities expand level the of retailing along Germantown Avenue to provide amore comprehensive array of were captured being by businesses located within area. the Numerous opportunities were found to Finally, 2002/2003studies of Mt. the community Airy found that of only fraction retail asmall sales independent—that can merchandise successfully inatraditional shopping district. stores into physical the constraints ofand district the identifying retailers—both chain and especially limitations to retail expansion inChestnut Hill were found to involve restrictions on fitting appropriate Chestnut Hill retailers were attracting also 30%to from 60%of sales their more distant areas. The at goods. modest peaking 4.3%inspecialty and 23%inhome and furnishings. goods Capture services serving of from sales adjacent the areas was HESTN STUDY PLANNING REGIONAL UT HILL captured bystudyareabusinesses. purchases madebystudyarearesidentsthatis of$1.5billionretail ofthetotal Percentage 20-25% Retail storesmustbefitintotheexistinginfrastructureofregion. Retail •The of history many chain stores, outside particularly of few larger the shopping centers, is substantial •First, very the available market demand suggests that right the competitive factors shapeSeveral an approach to retail and commercial development: •Professional, financial, firms are and business andcontinue will services an to be •Parking must always creatively be identified and fit to individual store but needs, •The physical constraints and character of area the require effort infitting special specific retailer inavarietyof successful can be categories. effective environments.retail important business component, but locations their must support and not compete with subareas. and effective to insubdistricts (and nodes be balanced not excessive) blockson specific and store to existing the types and valued environment highly of area. the shorter hours and lack the of volume generated by major anchors. that overall performance not does match “mall-like” corporate expectations largely due to 55 WHERE WE ARE NOW 56

C HESTN STUDY PLANNING REGIONAL UT HILL Chestnut Hill Mt. Airy I M PLE M PRIORITIES ENTATION Priority ImprovementProjects Implementation Priorities Implementation Flourtown Actions Steps 57 implementation priorities 58

Action Steps. C The oppositepage provides the hierarchyof an overview of T of relative their of ease implementation, buy-in community from local the and regional significance. realized. Frombe list this of actionsteps, four projects have identified as been Objectives. For eachObjective of Action, aseries Steps provide apathway for how Objectives these can followingOn the pages, three key Implementation Priorities are identified,along with eight associated aspirations,to realize these participation by numerous organizational required. be will partners of implementing recommendations these involve will multiple phases over years. next the several And HESTN STUDY PLANNING REGIONAL UT HILL highlights the priorityhighlights the recommendations that have stemmed from analyses. The these process transportation system, land change use and economic development priorities. This chapter his study identifies opportunities for regional investment based on an analysis the of regional lourtown Villagedevelopment 5) Flourtown 4) BethlehemPikegateway 3) ChestnutHilldevelopmentsites busandtrainschedules between 2) Compatibility 1) Regionalcoordinationofsignagesystems P riority P riority rojects

Implementation Priorities, Objectives and Priority Projects because T he priorityprojectshavebeenchosen fortheirregional significance. AND R AND A project: priority G G RE project: priority FL project: priority S GA project: priority Z D project: priority O C PRI EV R O TEWA H N APH U IO VE CO IE I IE NGF NG AND “G AND NG RTOWN VI L NALL M OP AI IC Y I L S S O M LD O E Y COOR C M NT S VE RP F EA H P E LLAG A N B E DUL REE TI ITE C M B H PLA D E ETHL I S I E N B I E VI B LITY NA NT S N C TE TH S I OO S CE H IO H NTO K” U ET E N E M PI T H STNU WEE I E S NG PDA I K GNAG N BUS N BUS E TE S I LL/ E pedestrian safety,pedestrian of and use transit. increase Avenue to reinforce designated commercial centers convenience andenhance vehicular blocks, and improvement streetscape 3:ContinueObjective phased and reconstruction on Germantown 2:UpdateObjective for guidelines commercial corridor development inChestnut Hill. market challenges and opportunities. 1:PromoteObjective commercial development inChestnut and Hill that Mt. isresponsive Airy to aspirations. isconsistentwithcommunity Mt. Airy P Implementation encourage dialogue andencourage actionacross dialogue municipal boundaries. 8:CreateObjective coalition of anew public officials, private businesses and community members to Whitemarsh Townships. and transit bicycle mobility Philadelphia, Springfield pedestrian, 7:Enhance Objective between and P Implementation retail destinations.encourage between walking improvements streetscape 6:ContinueObjective phased and Pike reconstruction on to Bethlehem and theretail recruitment process. 5:AdoptObjective and expand institutional policy clear capacity to development guide approvals community character. 4:PromoteObjective commercial development that solidifies Springfield’s marketniche and reflects P Implementation riority riority riority EnsurethatcommercialandinstitutionalinvestmentinChestnutHill ontgomery County PhiladelphiaandMontgomery between “Bridgethedistance” P osition SpringfieldT ownship forcommercialcorridorrevitalization

59 implementation priorities 60

C convenience and comfort of nearby retailing village-scale (older apparel shoppers, men, families with diverse apparel store concentrations outlet (malls, centers), but there are niche markets the seeking significantly more opportunity. Mostsales are likelythese of captured be still to by more distant and identified in2005), butthe nearly $200million market presented the 80,000 by nearby residents offers Specialty apparel, stores, shoe and jewelers have created amodestniche inChestnut Hill (23were inexistingsmallvillagestorespace Expand small-scaleapparelretailing Implementing Partners: Chestnut Hill Business Association, Mt. USA Airy to create an after-work eveningand destination fortrade-area residents. traffic generators be can complemented the extended by evening hours-of-operation ofother businesses $90 million inannual Target sales. some restaurant new growth to blocks wherelater-evening these of nodes certain Mt. Airy.restaurantfull-service The market these and in nearby communities exceeds Further evolve restaurant the concentration inChestnut Hill and continue growth the of restaurants at andcafédestination Enhance theAvenue asaneveningandweekendrestaurant constraints and character of Avenue, the ifiton focuses five key opportunities: This approach is likelybe mostcapturing in to successful the marketthe while physical respecting to encourage customers, these are who already visiting Corridor, the to make additional purchases. market to make purchases. Akey opportunity—in key opportunity the fact, for corridor—is this Avenue suggest that corridor the effective can in be largeattracting a share personthis 80,000 of nearby The long-term strengths of individual businesses and concentrations of alongbusinesses Germantown element of any development strategy. stores and other businesses that front Avenue the and Pike the and off-streetparking solutions are a key possible withoutbe great disruption to existing land Customer uses. parking is asignificant issue for constraints along corridor. the assembly Land for larger stores modern and parking areas may not development that recognizes significant the market opportunities theavailable while physical respecting enhancementCommercial district along Germantown Avenue on an based to needs approach be to Objective 1:P HESTN STUDY PLANNING REGIONAL UT HILL iry thatrespondstomarketopportunities. romote commercialdevelopmentinChestnutHillandMt.Airy VT later intheevening.T open and cafesstaying Chestnut Hill could support more restaurants . his pictureshowsastreetcafeinBurlington, character ofthestreetscape. anchor storeinChestnutHillifitwasintegratedinto theexisting A community-servicnggrocerycouldappropriatelyserveasanew complements to other retailing and can often fit in more difficultspaces. a more widespread clientele and often generate little traffic.street However, bethey successful can Specialty home furnishings are important store in Chestnut types Hill. These businesses tendserve to Further expandspecialty home furnishingsbusinessactivity for instance). incorporated within more traditional shopping environments Staples (the and Borders inChestnut Hill, instance); and larger (3)the stores insome categories have mini-anchor formats that creatively can be exist evenwithin categories dominated large by afew very format chains and (sewing computers, for store and sporting goods musical (specialty instruments, based for instance); (2)niche markets often strongbe supports retailing to village-scale inthree ways: (1)many categories are largely still small- &Noble,Barnes Toys ‘R’ Us, Dick’s, Buy, Best etc.). However, categories goods special these can still of categories these have become dominated large by very store (category-killer) chains (Staples, such music, as books, office sewing,supplies, andsportingotherspecialty goods, categories. Some More than $150million inpurchases are made annually by area residents categories goods inspecialty Corridor. Apparel is likely more to be concentrated inthe successful setting of Chestnut Hill. independents, opportunity the so to capture apparel store entrepreneurship available is also to the children).small In addition, larger apparel store concentrations tend to favor chains rather than Diversify therangeofavailablespecialtygoods important inChestnut Hill since Wawa the and Caruso’s inChestnut Hill have recently closed. through additional businesses targeted micro-markets. to those Community stores food are especially community (and for more frequently purchased items, insub-communities) that can and should met be mix ineachcommunity. However, there are gaps specific each in available services and goods stores, florists, auto pet andsupply stores,gift shops and convenience stores provide much the of retail andgoods freestanding retail Food stores, needs. cleaners, pharmacies, hair dry salons, hardware More than 40%of nearby the $1.5billion inretail purchases are day for community-serving every Fill voidsincommunity-servingretailing 61 implementation priorities 62 Controls C Implementing Partners: Use Land Planning and Zoning Committee- Chestnut Hill Community Assn. evaluated on proposed based development, community aspirations and larger the goals of study. this would support anetwork centers. of thrivinglocal Zoning categories for parcels particular should be centers study inthe zoning area. categories Certain may restrictive too to be allow growth that The existing zoningcategories are notalways adequate for reinforcingthe character thevillage of Evaluate existingzoningcategoriesfortheirability to directgrowthinparticularlocations Implementing Partners: Use Land Planning and Zoning Committee- Chestnut Hill Community Assn. to inChestnut Hill. existingthe height limit is compatible with financial the feasibility of commercial development aspired restrictions inChestnut Hill should tested be for economic viability. This study would examinewhether As of part effort the to updateland controls, guidelines district use and special the height limit overabundance of inChestnut banks Hill may addressed. be particular, land controlled. could certain uses be Throughthe overlay, for example,solution a the to to address recent the concerns related to land change use and development neighborhood. inthe In Meanwhile, existing the Germantown Avenue Controls District Special (14-1613)should updated be aspirations for land inChestnut use Hill, including density, and mixed use shared parking. Chestnut Hill. guidelines These shouldbe revisited andto address currenttherevised challenges and 1982 however, have they become outdated and no longer respond to existing the economic climate in guide land changes uses inand around Chestnut guidelines were these Hill. Because developed in The Chestnut Hill Land Use Guidelines known as “Green the , otherwise Book” were developed to Update the Avenue inChestnut Hill, existing guidelines and zoning ordinances should updated. be To facilitate and complement efforts to promote commercial corridor development Germantownon Objective 2:UpdateguidelinesforcommercialcorridordevelopmentinChestnutHill. HESTN STUDY PLANNING REGIONAL UT HILL toencouragecharacteristics such asdensity, mixed-useandsharedparking Chestnut HillLandUseGuidelines andthe Germantown Avenue Special District they live.” –Zev Cohen they work;butthatwould liketoworknearwhere thattheydonotwanttolivenearwhere “People say SiteofMagarityFord Dealership ChestnutHillWest Area Station P SpecialDistrictControls guidelines ChestnutHill Development SitesinChestnutHill P riority ImprovementSubArea: riority riority P riority • ReviewheightlimitfromGermantownAvenue • Calibrateaspirationswithexistingzoning/ • Exploredevelopmentaspirationsfortwosites mplementation T roject: Implementation

oolkit for

64 C the character oftheneighborhood. andreinforcing increasing walkability be integratedintothesitewhile how anewresidentialbuildingcould T withthesite. spectacular opportunity todosomethingmore Hill, thislandrepresentsanimportant andcenterofChestnut to thestation underused, anditsitsincloseproximity Chestnut HillWest isvastly Station Because theexistingparkinglotat Chestnut HillWest ParkingLot HESTN his beforeandafterpairingshows STUDY PLANNING REGIONAL UT HILL Ford Dealership Chestnut Hill West after before close afterbeinginbusinessfor20years. 8200 block ofGermantownAvenue, which willsoon One oftheseareasistheMagarityFord siteonthe rest ofthestreet. thatistypicalonthe mimic thenarrowstorefrontage be designedasasequenceofsmallersegmentsto locations, infilldevelopmentsorretrofittingshould pedestrian-oriented natureoftheAvenue. Inthese Avenue streetscapewherelargeparcelsdisruptthe T Germantown Ave. Streetscape here areseveralplacesalongtheGermantown after before 65 implementation priorities 66

C Business Association Implementing Partners: Chestnut Hill Community Association, Chestnut Hill BID, Chestnut Hill and Germantown Avenue Special District Controls . should applied be inChestnut Hill and coordinated with updates to and reconstruction the of Avenue the from Allen’s to Lane Mermaid recommendations Lane, these estimates for proposed improvements. Once dust the clears from Mt. funded improvements the Airy associated with paving, lighting, planting and site furniture, site specific recommendations and cost completed in2005by Architects. Linder Cope They offer designrecommendations generalized Guidelines for Germantown Avenue inChestnut Hill (Chestnut Hill Streetscape Vision Study) were movewill forward coming inthe years. coordinated signage. Many of recommended the improvements have and funded construction been improved paving and curbing, better lighting, improved crosswalks, landscape improvements and development throughout study the area. Strategies that have recommended plans been inthese include clear strategies for improving environment, pedestrian the calmingtraffic and economicspurring of design the streetscape the on Germantown Avenue Pike. and guidelines These Bethlehem offer Mt. USAand Springfield Airy Township have recently undergone planning focused processes to guide Revise andoperationalizenewstreetscapeguidelinesforChestnutHill andspeeding better accommodating and bicycle pedestrian travel. keeping corridors these attractive as shopper destinations, at while same the time, discouraging balancing The evaluate is act. to goal opportunities for improvingtraffic flowthese along roadways, Recommendations for improving conditions along Germantown Avenue, involve will adelicate maintaining existing the character of Germantown Avenue. measures; improving traffic flow easing by “choke-points” roadways on arterial while the in region, all and minor collector roadways that are to access used regional roadways throughcalming traffic A comprehensive strategy for vehicular trafficthe in calls area forreducing local speeds on vehicular andincreasetheuseoftransit. enhancevehicular convenienceandpedestriansafety, centers andblocks, Objective 3:ContinuephasedstreetscapeimprovementandreconstructiononGermantownA HESTN STUDY PLANNING REGIONAL UT HILL Chestnut Hill Land Use Guidelines venue toreinforcedesignatedcommercial demonstrate theneedforpedestrianamenitiesatintersections T he purplecrosswalksthatwerepaintedatonetimeinChestnutHill Implementing Partners: Philadelphia City Planning Commission, Philadelphia Department of Streets through so hours vehicles periods), can (at more peak bypass easily vehicles stopped to turn left. left lanes turn canbe created or on-streetparking canbe either restricted, fortheday or during certain Germantown Avenue Two ceases. approaches with left to deal turns used could be locations-these at In addition, intersections number with ahigh of left turns shouldbe identified once construction on respond to changing traffic conditionsnecessary. if basis to ensure that to timing the is allow set progression at appropriate the for speed vehicles, and to desirable progression. It practiceto evaluate is good timing along signal roadways arterial on aregular timingThe along for signals all the Avenueevaluated shouldbe to ensure efficient operation, ata Avenue leftturnsonGermantown Develop astrategytooptimizesignalcoordinationandsafer loading area along roadway the to out get trucks of traffic the flow. trucks This for reserved should be diminishes afternoon in the evening.and The most desirablestrategy would consist setting of asidea plan.of delivery The atruck this of focus planthe shouldbe inhour,morningpeak traffic truck as Although traffic truck cannot be restricted, meansone to controltruck traffic would involve creation Create atruck delivery planonGermantownAvenue Implementing Partners: Philadelphia Department of Streets crossingsunsignalized for pedestrians. extensiveto install typically effect notcalmingbe will on it necessary treatmentsspeeds, to providesafe traditional the Mainyield toBecause pedestrians. Street appearance of Germantown Avenue has an inconjunction installed be visibility with high crosswalk markings, and signs motorists notifying to around left-turning motorists, theirand locations shouldthus carefullybe selected.) These should better accommodate crossing (These pedestrians. reducethe ability throughof motorists to maneuver crossings. At intersections with low numbers of left the turns, identify opportunities for“bulb-outs” to Identify intersections unsignalized thatbetter shouldto modified accommodate be pedestrian Enhance pedestrianamenitiesatunsignalizedintersections 67 implementation priorities 68

C to board much more quickly and easily, thereby complying with Americans the with Disabilities Act. trolley that model was implemented on Girard Avenue afew years ago. This wouldallow the disabled If trolley the is reinstated, form the be it of low will amodern, boarding tram rather than historic the congestion on Avenue the and would less convenient be than existing the bus. and Mt. residents Airy on Route are 23.Others concerned that trolley the would exacerbate traffic contribute tocalming traffic the agenda of residents and ridershipincrease would Chestnut by Hill increasing the line. efficiencyof the Some constituents thatbelieve the installation the of trolley would Route 23trolley along Germantown Avenue. As astreetcar, Route the make fewer 23will stops, thus At time, this there is not amandate from Chestnut the Hill or Mt. communities Airy to reinstate the Continue toexploreoptionsfortheRoute23T Implementing Partners: Chestnut Hill BID, Chestnut Hill Community Association, Mt. USA Airy by Mt. USA. Airy to people specifically regional rail stations. In Mt. Airy, awayfinding signage programplanned also is It is recommended that wayfinding the and informationaltransit-focusedbe that signs signs direct and at also bottom the feature of will hill, the information about shopping, and history cultural events. frontbe located in which School.Thekiosks,will Elementary Sovereign of Bank the at top the hill of directional information at Parking all Foundation lots and infront along sidewalk the of Jenks the informationsided kiosksat gateways into and out of Chestnut Hill. The wayfindingwill signs provide Foundation for implementation, include signs will wayfinding signage at locationskey three-and for key locations throughout Chestnut Hill. Paid for with funding federal to allocated Parking the ChestnutThe BID,Hill Chestnutwiththe Hill Parking Foundation, has developed asignage program plannedwayfindingsignagealongthe Avenue Install Implementing Partners: Chestnut Hill Business Association operations. planthis would on depend significant coordinationfrom area businesses theirand vendors and delivery only from 6to 10AM,and available be to parking vehicles rest the of day. the It should noted be that HESTN STUDY PLANNING REGIONAL UT HILL rolley shopping district. Wayfinding signagecanhelp peopletoorienttheirwayaround the quicker boarding. utilize modernlightrailcars,which offerbetterAD ofthetrolley on Route23wouldprobably Any newimplementation A accessibilityand Planning Commission, group of concerned citizens Implementing Partners: SEPTA, Mayor’s Office of Transportation andUtilities, Philadelphia City important shopping seasons. as amechanismwould used be for attracting tourists or regional visitors to Avenue the for events or use. Aprogram privately like would this funded be businesses by or local business associations. It An alternative approach to trolley implementation would to atrolley for install be weekend or seasonal Philadelphia City Planning Commission to develop for scenarios trolley implementation. convenedbe to assess potential support from community. the group This could workwiththe For an exploration of feasibility the of bringing trolley, back the acitizen interest group should 69 implementation priorities 70 C stores, florists, auto pet andsupply stores,gift shops, and convenience stores provide much the of andgoods freestanding retail Food stores, needs. cleaners, pharmacies, hair dry salons, hardware More than 40%of nearby the $1.5billion inretail purchases are day for community- every serving Fill voidsincommunity-serving retailing Implementing Partners: DVRPC, Springfield Township, PennDOT area around Flourtown the Shopping Center. intersection re-alignment recommended has been of as part the Park Gateway, intersection the of Avenue, College Bysher Avenue Pike, and where Bethlehem an locations.particular Possible sites of interest might include Erdenheim the Village Center at Cisco the additional purchases Pike. on This effort Bethlehem begeared can toredevelopment interests for A simple implementation study businesses to performed those can identify that be would encourage position itself. supermarkets, aliquor store, and afarmer’s market, business the community must figure outwhere to compete with excellent the movie art house and ACT IIplayhouse offered by Ambler.So, from apart cannot and to should compete stores not try with local the successfully, that so CHdoes and nor can we to encourage customers, these are who already visiting Corridor, the to make additional purchases. we market to make some purchases. Akey opportunity—in key opportunity the fact, for corridor—is this Pike suggest that corridor the effective can in be largeattracting a share personthis 80,000 of nearby The long-term strengths of individual businesses and concentrations of Bethlehem alongbusinesses the Identify preferreddevelopmentstrategiesforparticularlocationsonBethlehemPike development inSpringfield Township and a elementkey of any development strategy. Pikethe has significant amounts parking,of it as viewed shouldbe an asset for promoting commercial character of region. the Customer parking is asignificant issue for stores and Because other businesses. development that recognizes significant the market opportunities available the while reflecting enhancementCommercial district on Pike an based to on needs approach be Bethlehem to Objective 4:P HESTN STUDY PLANNING REGIONAL UT HILL pringfield’s market niche and reflects community character. romote commercialdevelopmentthatsolidifiesSpringfield’smarketniche andreflectscommunity DVRPC Traffic Taming Study or the FlourtownV P andtrailconnections V P riority ImprovementSubArea: riority riority P riority • Proposelanduses,buildingheights,andsidewalk • ExploredevelopmentaspirationsforFlourtown illage area lourtown Village roject: VisioningforFlourtown illage

village center. New anchor storescanbescaledtofitintothecontextofanew designed to promote walking between retail locations. designed topromote walkingbetweenretail Even incar-dominatedstreetenvironments, shoppingareascanbe below) Implementing Partners: Springfield Township, private developers, proposed Main Street manager (see should met through be additional businesses targeted micro-markets. to those community (and for more frequently purchased items, insub-communities and that nodes) can and retail mixineachcommunity. However, there are gaps specific each in in available services and goods Implementing Partners: Springfield Township, proposed Main Street managerbelow) (see for instance). incorporated within more traditional shopping environments Staples (the and Borders inChestnut Hill, instance); and larger (3)the stores insome categories have mini-anchor formats that creatively can be exist evenwithin categories dominated large by afew very format chains and (sewing computers, for store and sporting goods musical (specialty instruments, based for instance); (2)niche markets often strongbe supports retailing to village-scale inthree ways: (1)many categories are largely still small- &Noble,Barnes Toys ‘R’ Us, Dick’s, Buy, Best etc.). However, categories goods special these can still of categories these have become dominated large by very store (category-killer) chains (Staples, such music, as books, office sewing,supplies, andsportingotherspecialty goods, categories. Some More than $150million inpurchases are made annually by area residents categories goods inspecialty Diversify therangeofavailablespecialtygoods 71 implementation priorities 72 C Implementing Partners: Springfield Township, Springfield business community in recent years. The business community and many commissioners have been pressing forthe creation positionthis of center concept; and promoting Pike that so businesses Bethlehem and patrons want will to shop there. business pursuing district; commercial development strategies that would contribute to village the areas of achieving consensus focus- community inthe to work for shared goals; designing an inviting Springfield Township should hire Main Street manager. A Main Street manager would have several To attract abetter blend of destinations along Pike the and manage redevelopment proposals, Create a“MainStreetmanager”position Implementing Partners: Springfield Township Erdenheim. ordinance should approved be that so center village plans can move forward inFlourtown and At zoning time, this these categories are by reviewed being Planning the Commission. The zoning pedestrian-oriented main street development centers. village inthe Erdenheim Village Plan. The ordinance would avariety use of design standards to promotetraditional, Flourtown inthe wouldZoning used District and be Erdenheim Villages Flourtown- inthe described replace existing the B-1and B-2zoning categories insomeIn cases. particular, Village the Center The CenterZoningVillage is a District proposed zoning for district Springfield Township that would Approve theproposedV ordinances should updated be and staff shouldbe hired to handlethe new approach to development. To facilitate and complement efforts to promote commercial development Bethlehem Pike, existingon recruitmentprocess. toguidedevelopmentapprovalsandtheretail Objective 5:Adoptclearpolicyandexpandinstitutionalcapacity HESTN STUDY PLANNING REGIONAL UT HILL illage CenterZoningDistrict Communities of GreenInfrastructure,LinkingLandscapesand T whether yourpartoftheworldisgoingtochange. of communitycharacter isnot.T anddesirable,butdestruction “Growth isinevitable he questionishow.” -EdwardT he questionisnot . McMahon,author Zoning mapofFlourtown V Zoning mapofErdenheimV Comm. B-2 Commercial B-2

Commercial B-2

open space Bethlehem Pike Bethlehem Pike

Commercial B-2 Residential D Commercial B-2

E. Mill Road

Commercial B-1 illage

illage

Hill Crest Hill Pond Montgomery Ave. Montgomery Residential C Hill Crest Pond Flourtown Acmeshoppingcenter Flourtown

Residential B

10 200 100 0 10 200 100 0 Hill Crest Pond Pond Crest Hill Residential B N N Res. AA h h Aerial viewofFlourtown V Aerial viewofErdenheimV pub Halligan’s

Bethlehem Pike Bethlehem Pike Amoco shopping

E. Mill Road illage illage shopping

Hill Crest Pond Montgomery Avenue Montgomery Acme shoppingcenter 10 200 100 0 10 200 100 0 N h N h appropriate fortheseareas. describes zoningchanges thatmaybe proposed V desiredoutcomes. T would facilitate potential changes tothezoningcodethat areas areconsidered,itisusefultoexplore As redevelopmentopportunitiesinthese areas alongBethlehemPikearezoned. Flourtown V T hese mapsofErdenheimV illage CenterZoningDistrict illage show how two sample illage showhowtwosample illage and he 73 implementation priorities 74 C proposed gateway into next Erdenheim paragraph) (see and transition the to athree lane cross section. around corner. the This condition between this calls for occur traffic calming intersection to the and Aftertraffic passes from Stenton AvenueBethlehem Pike, speedsonto it up as it moveshill down and north sideof Stenton Avenue; Pike east sideof northof Bethlehem Stenton Avenue. accommodate on Pike walking east pedestrians the sideof south of Bethlehem Stenton Avenue; the andinstalled; that pavement all markings upgraded. The be key routethrough this intersection would approaches where missing, and at other places as feasible; indications that signal pedestrian be indications are not provided at It signals. the is recommended at installed be thatkey sidewalks through intersection. the are Sidewalks missing along anumber of approaches, and pedestrian approaching intersection; indicated this pedestrians these discomfort with lack the of clear direction easily, crossing pedestrian is quite difficult,if not impossible. The study team spoke pedestrians to Paper and Road, Mill Stenton Avenue. While vehicular traffic flows through the intersection fairly transitionThe from Philadelphia to Springfield occurs the at BethlehemPike, intersection of development at Erdenheim Village. on slope the toward Erdenheim; 3)The gateway installation at Cisco Park;Commercial and 4) south. These are 1) Improvements the to Stenton Avenue/Paper intersection; Mill 2) Traffic calming Four key elements are essential to create astrong gateway transition onto Pike from Bethlehem the Improve thegatewayintoSpringfieldT key elementsthe are highlighted below and should made apriority be for Springfield Township. documents clearly articulate avision for how Pike the should change coming inthe of years. Several Gateways project, through funded PennDOT the Transportation Enhancements Program. These DVRPCin 2008,the Bethlehem Pike Traffic Taming Study and Flourtown-Erdenheim the Community Pike Streetscape Master Plan, completed by Michael Engineers Baker Van with Carter Associates Dyke Flourtown-Erdenheim Vision Plan, completed by Van Carter Associates Dyke Bethlehem in2004,the shops.between Asubstantial amount of planning done has been to address issues, these including the improvedbe to manage and volumes speed of traffic and to create more opportunities walking for To successfully grow Flourtown and Erdenheim ascenters, village Pike streetscape must Bethlehem the locations. retail Objective 6:ContinuephasedstreetscapeimprovementsonBethlehemPiketoencouragewalkingbetween HESTN STUDY PLANNING REGIONAL UT HILL ownship onBethlehemPike intersectionandMontgomeryAvenue Mill BethlehemPike,betweenStenton/Paper P ErdenheimV PaperMillRoad/StentonAvenue Intersection P riority ImprovementSubArea: riority riority P riority • CommercialdevelopmentstrategyforErdenheim atCiscoPark • Gatewayinstallation • Traffic calmingbetweenintersectionand • Pedestrian improvementstoBethlehemPike/ roject: GatewaytoBethlehemPike illage

addition topotential commercialinvestmentinErdenheim V ontoBethlehemPikewilloccur in A newgatewayinstallation T signalization thatisgearedtopedestrians. intersections canbeimprovedthroughsidewalkenhancementsand T he speedoftrafficpicks upasitroundsthecornerinto Erdenheim. he StentonAvenue, PaperMillRoadandBethlehemPike illage. Implementing Partners: Springfield Township, PennDOT, DVRPC center village the of complement Erdenheim will other efforts. these In area the of south this gateway Pike, to acommercial Bethlehem development strategy for parcels in centervillage area, slow down traffic and create a more pleasing environmentpedestrians. for signage and an historic marker located. mile treatments be These will the entrance signal will intothe Pikeacross to entrance the Bethlehem of park. the Oneither sideof street, the trees, street lights, and at Park Cisco south. inthe At Park Cisco south, inthe acrosswalk of imprinted asphalt stretch will districts.” installations These trees streetuse will and signage new at the Green in north Road Valley “definethe business corridor pedestriantraffic orientedthe calming village necessaryfor andbegin to As of part Flourown-Erdenheim the Community Gateways program, two gateways are proposed to other placemaking elements inexisting median. right turn only lane, installation of extension acurb and striping and installation the of banners and here including conversion of existing the through/right turn lane at Stenton and Paper to a Road Mill The DVRPC Traffic Taming Studysuggests potential calmingtraffic strategies that would be appropriate An analysis of a three-lane cross-section by at intersections Orth-Rodgers two key signalized on Erdenheim. a treatment would greatly plans abet to create enhanced “town center” environments inFlourtown and prudent the section, motorist controls ambient by vehicular speeds heading platoon the of cars. Such limit byspeed changing lanes and driving around more prudent motorists. On athree-lane cross- to reduce Onafour-lane speeding. cross-section, most the aggressive motorists can the exceed easily “road diet,” since it involves “slimming” aroadway. An important benefit the of diet is road its ability and is consistent with Flourtown-Erdenheim the Vision Plan.treatment This is often referred to asa street should followed. be This cross-section was recommended ina July 2008 report the by DVRPC through lane ineachdirection, with acenter left lane) turn withparking alternativeon sides the of Pike inSpringfieldBethlehem Townshipfrom a four-lane cross-section three-laneto a roadway (one To keep traffic volumes BethlehemPike the on atareasonable level, the toproposal reconfigure Manage trafficvolumesonBethlehemPike 75 implementation priorities 76 C Association, DVRPC Implementing Partners: Springfield Township, PennDOT, Flourtown-Erdenheim Enhancement extensions, could pedestrians move more safely around area. this Walgreen’s new the store drug and State the Liquor Store. Along with updated crosswalks and curb intersection. This realignment would open twoup development new parcels acrossthefrom street Pike configuration, inadogleg Bethlehem meet be to would formrealigned a four way,right-angled DVRPC Traffic Taming Study. this At Collegeintersection, and Bysher Avenues, currently which Finally, an important reconfiguration to an existing intersection been suggested haspart as the of enjoyable. Avenue and Such Road. Mill changes can domuch to make around walking area the safer and more to shorten crosswalks at existing crosswalks, including Paper Montgomery Road, Mill Avenue, Weiss crosswalks at intersections unsignalized Pike/Weiss such as Bethlehem Avenue and extensions curb Pike to improveBethlehem conditions for The pedestrians. study recommendsthe installation of The DVRPC Traffic Taming Study points to simple changes bethat made can to intersections along Reconfigure intersectionstocalmtrafficandimprovepedestrianconnections Implementing Partners: Springfield Township, PennDOT, DVRPC traffic operatewould atacceptable levels service. of indicates that drivers increase wouldindelays asmall see under athree-lane cross-section, but that roadwaythis Pike and –Bethlehem East/West Pike and Road, and Mill Bethlehem Bysher Avenue – HESTN STUDY PLANNING REGIONAL UT HILL Crosswalks canhelpdefineunsignalizedintersections.

78 C Implementing Partners: Chestnut Hill BID, Philadelphia Streets Department humps, bump-outs, chicanes (essentially bump-outs on alternating sidesof street) the and traffic circles. calming measures. Trafficcalming measures be to considered Chestnutfor Hill includewould speed limit by speed percentile the exceed 85th 5mph, speeds should evaluated be for treatment with traffic residents regularly problems. identify Streets degree of with ahigh cut-through trips, and where program is recommended. and Speeds traffic volumes beshould monitoredstreets wherethose on To discourage inappropriate cut-through traffic on residentialstreets, a comprehensive traffic calming Initiate asystemictrafficcalmingprogramthroughout theregion Implementing Partners: SEPTA, Springfield Township, Philadelphia City CommissionPlanning should posted. be schedule. At R7stations, Springfield bus route infoposted. shouldbe At R8 stations,Route 23info arrive. Printed and on-line routes bus highlightthose schedules also that connect easily with train the change, would this provide information to to rider reduce the uncertainty over next the bus when will While schedules posting requires acommitment to maintain and update signsthere the when is a riders to have schedule information readily available to plan for of time the transfer best capability. Route 94bus schedules to better match train and arrival departure Also, times. it would benefit To more effectively link bus trainandschedules, there maybe an opportunity to adjustRoute L and mid-day and on weekends there when and is less frequentmore service leeway for rescheduling. more opportunities to stagger departure the for times R7and important R8.This be especially would rest of rail the system schedules, it is recommended that examined ifthere schedules the to be are see that Recognizing changing ofto frequency increase practical rail the service. one schedule affectsthe R7and R8trainsBecause for depart Center City within 10minutes of eachother, more done could be Improve compatibilitybetweenbusandtrainschedules regional interests, actions require these regional coordination at various locations. While there are many transportation localized improvements throughout study the area that further Philadelphia,SpringfieldT between Objective 7:Enhancepedestrian,bicycleandtransitmobility HESTN STUDY PLANNING REGIONAL UT HILL the region.” –HenryRichmond “T ransit givespeopletherighttofindjobsthroughout HillEast ChestnutHillloop,West andChestnut Schedules associatedwithtransitlinksthatoccurat P stations schedules busandtrainschedules between P ownship andWhitemarshT riority ImprovementSubArea: riority riority P riority • Improvetheavailabilityofbusschedules atrail R7andR8schedules, ifpossible • Stagger • CoordinateSpringfieldbusschedules withtrain mprove compatibility roject: Improvecompatibility

ownship. Department of Streets, Philadelphia Planning Commission, Springfield Township Implementing Partners: Friends of Wissahickon, the Cresheim Trail Initiative, DVRPC, Philadelphia Avenue should given be priority (at Cresheim Valley Road). ofas part TIP. the Intersections near where Cresheim the Trail is proposed to move under Stenton On Stenton Avenue, improved signalization and crosswalks are proposed for various intersections of TIPimprovements. aspect crucial area,the between fast conflict the moving so cars trail users pedestrian and be addressedmust as a regional system. trail Also, route this offers an attractivecut-through for commuters movingthrough amenitiespedestrian must to added improve be effectiveness the this of route part as theto act of from roadthis pedestrians leads to neighborhoods to Forbidden trailhead the Drive, signage and project includes drainage improvements, minor road widening improvements. and sidewalk Because On Bell’s transportation Road, Mill improvements are planned of as part TIP. the This road restoration and support will of use the trails as aviable of part regional the transportation system. domuchconnection will to support center village the concept that proposed has been for Flourtown Pike sidesof andboth Bethlehem Paper with shopping Road Mill centers inFlourtown.trail This associated shopping center.segment This link Springfieldwill School High and neighborhoods on The proposed Cresheim Trailcurrently is planned passthroughto Flourtown next the to Acme and indicate connections; trail 4)There trailsbetween be must clearand links important tourist sites. transit stations and bus routes; centers village between 3)Sidewalks and trails must clearly be to signed like schools, shops and restaurants; 2)Trails must directly, link or connections, through sidewalk to system. 1)There be must connectionsclear trailsbetween and directeveryday sidewalk activities and key elements of asSeveral apart regional the arefor trails to transportation serve these necessary through or along important the travel corridors of Lincoln Drive, Bell’s and Road Mill Stenton Avenue. at Germantown Avenue. The existing Forbidden Drive Trail and planned Cresheim pass also Trail The Cresheim Trail is planned passthroughto neighborhood businessBethlehem Pike districts andat Link “MainStreet”sidewalkstolocalandregionalmulti-usetrailfacilities 79 implementation priorities 80

C Implementing Partners: DVRPC, Multi-Municipal Philadelphia Coalition, City Planning Commission applications addressed shouldagain be also providing amenu of choices. planting, replacements and buffering parkingof lots.use The ofornamental seasonal planting and to color, and style sizes;and develop aconsistent landscape palette to guidesuch elements as street tree guidelines for and crosswalk sidewalks treatments; establish a“menu” of choices for site furnishings as To ensure consistency inmaterials use, develop apaving materials palette and implementation that and new adaptive re-use of properties is consistent with overall themes. of materials certain as historical references. Specific architecturalcues be developedmay to ensure also context of overall the main street approach.be a tool Thiscantoconvey also historicthemes, the by use guidelinesdesign allows future development and re-development along corridor the to fitwithinthe village. From color palette and paving materials of to types permitted landscaping, formulation the of materials ensure will acoordinated allowing for while look “self the expression” of eachconstituent In addition like tosignage cues visual and gateway elements, development the palette of aspecific of to underground utility locations to remove utility and poles clutter. visual lessen To reduce clutter, visual potential the should explored be for development new to move overhead wires markers that found can be along length the of corridor the that to route’s tie the historic significance. translated across multiple One media. concept that for element used could unifying be this is mile the A logo or “blaze” to “brand” entire the and unify area should created. be This elementbe couldthen zones and town specific center destinations. elements lettravelers also will along corridor the know have they when entered various the character corridor together, including directional, identity, wayfinding, and interpretive signs.use The of gateway wayfinding.take This thecan form ofa consistent system sign that promotesplace identity the ties but Pike corridor,Bethlehem of use the consistent addcohesiveness will cues visual and promote better Given multitude the of architectural and styles “visual clutter” along Germantown the Avenue/ Employ consistentvisualcuesandmaterialsthroughoutthearea HESTN STUDY PLANNING REGIONAL UT HILL P SpringfieldT SignagesystemsinMt.Airy, ChestnutHilland P signageprograms riority ImprovementSubArea: riority riority P riority • Recommendstrategiesforcoordination • Idenitfysimilaritiesanddifferencesbetween • Revealproposedandexistingsigntypes roject: Coordinationofsignagesystems ownship alongBethlehemPike specified foreach community. content ofthesignswouldbeindividually study area.T desirable wayfindingtemplateforthe Philadelphia programpresentsa T he signdesignfortheDirection

he look,placementand

T hese example sections showhowvisualcuescanbeused consistentlythroughouttheregion. hese example Mixed Commercial/ Main StreetCommercialZone » » • • • • • • • • • • within thevillagecenterareas and BethlehemPikethatarenot Areas alongGermantownAvenue Pedestrian scalelighting Short buildingsetbacks Wayfinding signage Pavement markingsatintersections Avenue andBethlehemPike. in villagecenterareasalongGermantown T Short buildingsetbacks Pedestrian scalelighting Street trees Publicart Parkingbehindbuildings Enhanced landscaping he MainStreetCommercialZoneoccurs Residential Zone 81 implementation priorities 82 C neighborhoods and visitors to centers. village SEPTA rail station to effective the is crucial utilization the of regional rail system by residents of nearby The quality and maintenance of roadwaythat infrastructure and exists sidewalk within 1/4mile of a torailstations Improve pedestrianandbicyclelinkages HESTN tation Links Station Areas Station » » STUDY PLANNING REGIONAL UT HILL • • • • • main streetareas. connect S linksareroadwaysthat Station Pedestrian scalelighting Wayfinding signage Maintenance ofsidewalks S within theimmediatevicinityofa areasarethose Station racks atstations Addition andmaintenanceofbicycle Posting ofbusrouteinformation T EP A railstation. T EP A rail stations and A railstations and Utilities Department of Streets, Mayor’s Office of Transportation Implementing Partners: SEPTA, Philadelphia On BethlehemPike, acurbbumpoutisplannedforpedestrians walkingalongGermantownAvenue. street. conditionsforstudentswalkingalongthe Avenue tocreatesafer Simple pedestrianamenitiescanbeaddedtoWillow Grove Department of Streets Implementing Partners: Chestnut Hill BID, Chestnut Hill Community Association, Philadelphia students cross street the to reach fields. sports the Safer crossings pedestrian on are Willow necessary also Grove Avenue where Chestnut Hill Academy forward slowly. Meetings are planned toworking review drawings and move project the forward. Pike atBethlehem intersection. this Plans for crosswalk this improvement project have moving been Chestnut Hill BID, has received agrant from city the to addabumpout and enhance crosswalk across Avenue Pike. andChestnut The Bethlehem Community Hill Association, incooperationwiththe Another location where crosswalks the should updated be include intersection the of Germantown and signals addingpedestrian signage that drivers alerts to existence the of pedestrians. crosswalks should updated be on Stenton Avenue by improving pavement markings, installing to suggest what of types crosswalk improvements would preferred be by residents. For example, Avenue TIP. plans these have Because not implemented, yet been community the has opportunity the New crosswalk markings are planned by Philadelphia the Department of Streets of as part Stenton the top ofthehill pedestriancrossingsonStentonAvenue, WillowCreate safer GroveAvenue andatthe 83 implementation priorities 84 C as champion the coalition could serve for one of projects. these There have manybeen projects recommended as Implementation Prioritiesthis in study.new This aprojectforthecoalitiontoworkontogether Establish to share about ideas future this of communities. their people together from across municipal boundaries. At public events public like the this, invited can be members of community. the Such an event could an use or art music program as avehicle to bring Cultural events way agood can to be bring members the of coalition the together, along with interested ofissuesaffectingeach community Organize eventstostrengthenunderstanding community. This definition would continue to change be shapedand by its membership. identity and an associated vision for how to express regional this identity ineachconstituent One to tasks of articulate be ashared primary coalition the will understanding of regional Undergo anefforttodefineregionalidentity Commission. Possible include: activities Community Association, Chestnut Hill Business Association and Philadelphia the Planning Springfield TownshipBoardCommissioners, of Flourtown Business Association,Chestnut Hill outcomes. Ideally, coalition the would find one championeach in the of following organizations- drawnbe from existing institutional structures and reasonable expectations must about set be desired far-reaching geographically is not an task. To easy make coalition this arealty, membership should Encouraging busy people to voluntarily work together for amission that is broad init’s and focus municipal boundaries. memberstoencouragedialogueandactionacross Objective 8:Createacoalitionofpublicofficials,privatebusinessesandcommunity HESTN STUDY PLANNING REGIONAL UT HILL progress. Working togetherissuccess.” –HenryFord “Coming togetherisabeginning.K eeping togetheris ABSTRACT The Chestnut Hill Regional Area Study was undertaken as part of the Delaware Valley Regional Planning Commission’s Strategies for Older Suburbs initiative which examines the potential for city/suburban collaboration. The Chestnut Hill Regional Area Study is one of three areas where the Delaware Valley Regional Planning Commission directed this initiative, with financial assistance from the William Penn Foundation. DVRPC would like to acknowledge and thank the many public officials and private citizens who contributed to this plan. The consultant team of Brown & Keener, led by Mark Keener and Kristen Ford, drafted the plan along with Jim Hartling of Urban Partners, Marc Morfei of Pennoni Associates and Adrienne Eiss of Orth-Rodgers & Associates.

A Core Working Group of local municipal officials and community representatives contributed to the development and vision of the plan. They include:

Chestnut Hill Community Association (John Haak, Pam Learned) City of Philadelphia (Jennifer Barr) DVRPC (Karen Cilurso) Montgomery County (Mary Morrison) Springfield Township (Doug Heller)

Delaware Valley Regional Planning Commission Barry J. Seymour, Executive Director 8th Floor — The ACP Building 190 N. Independence Mall West Philadelphia, PA 19106

Phone: 215-592-1800 Fax: 215-592-9125 Internet: www.dvrpc.org

Staff Contact: Karen Cilurso AICP PP, Senior Regional Planner Direct Phone: 215-238-2876 E-mail: [email protected]

Publication Number: 08058. 85