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West Market Street Corridor West Market Street Corridor Delaware Valley Regional Planning Commission Transit Oriented Development Plan Transportation and Community Development Initiative (TCDI) Studies Philadelphia City Planning Commission, Philadelphia, PA July 2006 Rendering of the 56th Street Station Area illustrative site plan Salvation Army Building Cemetery Fresh Grocer West Market Street Corridor Delaware Valley Regional Planning Commission Transit Oriented Development Plan Transportation and Community Development Initiative (TCDI) Studies Philadelphia City Planning Commission, Philadelphia, PA ii West Market Street Corridor Transit Oriented Development Plan July 2006 Acknowledgements This report was made possible by a grant from: DVRPC Project Management Philadelphia City Planning Commission Richard Redding, Project Manager Acting Director, Community Planning Division Cornell Pankey, Community Planner Michael Roepel, Community Planner Consultant Team Wallace Roberts & Todd, LLC John R. Beckman, Principal-in-Charge Yogesh Saoji, Project Manager Kyle Gradinger, Urban Designer Woo Kim, Urban Designer Real Eastate Strategies Meg Sowell, Principal Stephen L. Kazanjian, Project Manager Nelson Nygaard Michael King, Principal Tom Brown, Transportaion Planner iii Contents Acknowledgements ii Executive Summary v 1.0 Introduction 1-1 2.4.4 Vehicular Circulation 2-17 1.1 The TOD Concept 1-5 2.5 Neighborhoods 2-19 1.2 Study Purpose 1-6 2.5.1 Institutions and public amenities 2-19 1.3 Study Objectives 1-7 2.5.2 Neighborhood Organizations 2-20 1.4 Planning Process 1-8 2.6 Relevant Plans for the Study Area 2-21 2.0 Corridor and Station Area 2-1 3.0 Real Estate Market Context Characteristics 3-1 3.1 Retail Uses and Vacancy 2.1 Location and context in the City 2-1 3-2 3.2 Development Patterns around 2.1.1 West Market Street Study Area 2-1 3-4 Station Areas Overview 3.2.1 46th Street Station Area 2.1.2 Street Hierarchy 2-2 3-4 3.2.2 52nd Street Station Area 2.2 Demographic Characteristics 2-3 3-6 3.2.3 56th Street Station Area 2.2.1 Population and household 2-4 3-8 3.2.4 60th Street and 63rd Street characteristics 3-10 Station Area 2.2.2 Household Income 2-6 3.3 Consumer Spending Patterns 2.2.3 Housing Characteristics 2-6 3-13 2.3 Land Use and Zoning 2-8 4.0 Opportunities and Issues 2.3.1 Land Use 2-8 4-1 4.1 Building Conditions 2.3.2 Zoning 2-10 4-1 4.1.1 Building Typology – Predominant 2.4 Transportation Analysis 2-11 4-1 Building Character 2.4.1 Transit 2-11 4.1.2 Vacancy 2.4.2 Pedestrian Circulation 2-12 4-3 4.2 Public Realm 2.4.3 Bicycle Network 2-14 4-4 Chapter 1.0 Introduction iv West Market Street Corridor Transit Oriented Development Plan July 2006 4.3 Opportunities and Issues for the 4-6 7.0 Implementation Strategy 7-1 Corridor 7.1 TOD Zoning District 7-1 4.3.1 56th Street Station Area 4-9 7.1.1 Building Uses 7-3 4.3.2 60th Street Station Area 4-11 7.1.2 Building Height 7-3 7.1.3 Off-Street Parking 7-4 5.0 Guiding Principles and Land Use 5-1 Requirements 5.1 Planning and Design Principles 5-1 7.1.4 Bicycle Parking Requirements 7-5 5.2 Land Use Plan 5-4 7.2 Parking Management 7-6 5.3 Station Area Land Use Plans 5-6 7.2.1 On-Street Parking – Parking 7-6 Benefi t District 6.0 Station Area Development 6-1 7.2.2 Meters and Enforcement 7-9 6.1 Redevelopment Guidelines 6-1 7.3 Transportation Demand Management 7-9 6.2 Transportation Improvements 6-10 7.3.1 Shared Parking 7-9 6.3 Station Areas: Illustrative Site plans 6-12 7.3.2 Information 7-9 6.3.1 46th Street Station Area 6-14 7.3.3 Car-Sharing 7-10 6.3.2 52nd Street Station Area 6-18 7.4 Phasing and Catalytic projects 7-11 6.3.3 56th Street Station Area 6-20 7.4.1 Short Term 7-12 6.3.4 60th Street Station Area 6-24 Recommendations 6.3.5 63rd Street and Millbourne 6-26 7.4.2 Long Term 7-19 Station Area Recommendations 6.4 Vision for the Market Street 6-28 7.5 Funding Resources 7-19 APPENDIX A-3 A. Best Practices A-2 B. Market Conditions Tables and A-33 Household Lifestyle Characteristics C. Stakeholder Survey Summary A-41 D. Transportation - Parking Evaluation A-47 E. List of properties shown in the A-49 illustrative site plans v Executive Summary Background The Market Street Corridor Transit Oriented cussions with advisory committee members at Development (TOD) Plan provides a vision important phases of the plan for feedback and and framework for redevelopment of fi ve comments. Based on community comments, station areas – about a quarter-mile radius there will be additional community meetings, around fi ve stations on the Southeastern and discussions regarding this plan. The Plan- Pennsylvania Transit Authority’s (SEPTA) ning Commission will prepare an addendum Market-Frankford EL located in various providing additional clarifi cation and refi ne- neighborhoods of West Philadelphia. SEPTA ment in the months to come. is currently reconstructing EL stations in West Existing Neighborhood Conditions Philadelphia. Wishing to leverage these invest- An analysis of market and physical conditions ments, the Philadelphia City Planning Com- revealed high concentrations of vacant and mission asked the consultant team led by Wal- underutilized buildings and narrow parcels lace Roberts & Todd, LLC (WRT) to develop along the Market Street corridor. Second TOD-based land use plans and redevelopment fl oors of many buildings along the corridor are guidelines for the Market Street commercial vacant due to noise, shade and vibrations from corridor, which runs adjacent to EL. the El structure. Physical conditions studies Transit Oriented Development refers to also revealed potential parcel consolidation compact, pedestrian-oriented mixed use de- and development opportunities near the sta- velopment, characterized by moderate to high tions that could be targeted for public and density development around transit stations. private investment. The consultant team developed land use and Analysis of consumer spending patterns urban design plans for high opportunity sites within the census tracts around the corridor, to create conditions for strategic public and however, showed a need for retail with an esti- private investments tied to structural and ser- mated surplus demand of approximately $160 vice improvements to the EL. A best practices million. The market analysis revealed that 10 manual was also developed for use throughout percent of current sales along the avenue are the corridor. The project planning process to households living outside the area. There included meetings with stakeholders and dis- vi West Market Street Corridor Transit Oriented Development Plan June 2006 West Market Street Corridor Illustrative Vision Plan 0 500 FT Land Use Concept .........- , , , , , , , •-. • •>- • Legend iii High Density Mixed Use c:J High / Medium Density Residential H Mixed Use Residential Station Access Streets vii is high potential to attract consumer dollars nant block conditions or typology and suggest from West Philadelphia residents as well as alternatives along the avenue that maintain commuters taking the EL. the existing block size, building character and connectivity in West Philadelphia. Guiding Principles and Land Use Sustainable planning and building design Seven guiding planning and design principles techniques are strongly encouraged. New are identifi ed for the corridor that combine pedestrian connections, local landmarks, gate- best practices for transit oriented development ways and special paved crossings are encour- as well as address specifi c physical condi- aged throughout the corridor and particularly tions that exist along Market Street. These along the station access streets that connect principles provide a basis for redevelopment neighborhoods with El stations with improved guidelines, land use plans and illustrative sta- streetscape, lighting and signage. tion area vision plans developed in the plan. Structured or underground parking is pre- The objective of the land use plan is to ferred near the stations with an emphasis on encourage private investment near the station parking management and Transportation De- areas as well as provide pedestrian oriented mand Management (TDM) techniques such developments near stations. The land use plan as encouraging shared parking, marketing calls for high or medium density mixed use of innovative TDM programs and improved developments that encourage active ground bicycle network connectivity. Transportation fl oor uses. Station area uses within this frame- improvements and traffi c calming measures work vary based on the development opportu- such as mid-block crossings and pedestrian nities and existing land uses near each station. priority at traffi c signals are encouraged For example, new institutional and offi ce uses around the station areas. are proposed near 46th Street Station to take advantage of existing institutions and large Illustrative vision plans demonstrate land uses, development parcels nearby while residential redevelopment guidelines and transportation uses are also encouraged. It is envisaged that related recommendations for fi ve station areas some of the retail along the Market Street cor- in West Philadelphia. These illustrative site ridor would be combined with residential uses plans identify strategic development sites, new to create high density mixed use developments pedestrian connections, open space plazas, near the stations. gateways and landmarks to provide a pedes- trian friendly vision for the corridor taking Station Area Development: Vision for advantage of the proximity to transit stations. the Market Street The plan encourages renovation or adaptive Redevelopment guidelines encourage use of reuse of many historic buildings that surround open space such as public plazas around the stations.
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