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Borough of Ambler, Montgomery County, Pennsylvania

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Borough of Ambler, Montgomery County, Pennsylvania Transit Revitalization Investment District Study Borough of Ambler Montgomery County, Pennsylvania Carter van Dyke Associates Doylestown, PA Urban Partners Philadelphia, PA Taylor Wiseman Taylor Chalfont, PA Orth-Rodgers & Associates, Inc. Newtown Square, PA February 2012 2 BOROUGH OF AMBLER Contents Executive Summary . .4 Housing conditions . .24 Introduction . .5 Summary of development potential . .25 Why go through this process? . .6 Rental housing market potential . .25 What is a TRID? . .6 Office development potential . .25 Transit-oriented development (TOD) . .7 Entertainment development potential . .25 The general TRID planning process . .7 Retail development opportunities . .25 Planning Phase . .7 Recommendations . .27 Program Management Phase . .7 Planning goals . .27 Implementation Phase . .8 General recommendations for The TRID in Ambler . .8 TRID study area . .28 TRID benefits in Ambler . .8 Streetscape amenities and pedestrian and The TRID Process in Ambler . .8 bicycle access . 28 Ambler’s TRID boundaries . .9 Transit . .28 Parking . .29 Existing Conditions . .11 Zoning and design guidelines for Site description and history . .11 new development . .30 Regulatory issues . .12 Site-specific redevelopment strategies . .32 Community facilities & infrastructure . .12 SEPTA Parking Lot at Main Street and Butler . .32 Existing land use . .12 North Maple Street . .34 Zoning . .12 South Maple adjacent to the Train Station . .34 Environmental issues . .14 Post Office West End Square Site . .36 Natural resources . .14 Northwest Gateway . .36 Threatened and endangered species . .16 Cavalier Parking Lot . .37 Historic resources . .16 Plaza . .37 Environmental impacts and land use suitabilities . .17 Streetscape Expansion . .37 Transportation and circulation . .19 Summary of Findings . .38 Public transportation . .19 TRID improvement infrastructure phasing . .38 Traffic and roadways . .19 TRID economic/fiscal analysis . .38 Parking . .20 Proposed TRID improvements financing program . .41 Pedestrians and Bicyclists . .21 Value capture phasing . .41 Previous Studies . .21 Next Steps . .43 Market Analysis . .23 TRID Planning Steps . .43 Economic profile . .23 Where do we go from here? . .44 Community profile . .23 Tasks to be completed . .44 Demographics & income . .23 TRID STUDY 3 Executive Summary The Transit Revitalization Investment l Enhance the area immediately sur- changing needs and new development District Act (Pennsylvania House Bill rounding the Ambler SEPTA opportunities. It can serve as a guide 994) is a mechanism to fund public Lansdale/Doylestown rail line station. for the community to move forward improvements through future commer- l Provide the amenities that promote and take advantage of the renewed cial development tax increment transit use and support local interest in pedestrian-oriented living. financing (TIF) for up to twenty years. neighborhoods. In addition, recent population forecasts It enables municipalities to create l Provide adequate parking for the by the DVRPC for 2040 also point to TRID districts to promote transit-ori- SEPTA station and any new develop- the likelihood that Ambler will be ented development (TOD) through ment generated by redevelopment. increasingly attractive for people who public/private partnerships that can l Ensure that any new development fits have smaller housing needs—empty- assure potential developers of munici- into the character of Ambler and nesters and young people delaying pal commitment to upgrading public strengthens community identity. marriage—and those who desire the realm infrastructure and to transit. l Provide a variety of housing options amenities that established older towns Ultimately, the use of TOD in a com- and housing costs to current and offer. future Ambler residents. munity should create a more livable, The only major costs that will be l Provide a stable tax base for the more pedestrian-friendly community. incurred to move the plan forward will Borough by increasing the amount of This is achieved by increasing mobility be involved in writing the enabling mixed-use development and choices for residents and employees, ordinances that will support the TRID. sustainable residential, retail, office, stimulating economy development, and and commercial uses. Adopting the TRID plan will not stabilizing the tax base. A TOD can increase taxes. Revenue derived from l Enlist the support of all stake holders, provide a greater range of housing TRIDs often goes towards new transit including SEPTA and the School choices and maximize current infra- stations. However, since reconstruction Board, in ensuring the success of the structure. By creating distinctive of the Ambler SEPTA station has TRID development around the transit stop, it already been completed, possible uses reinforces the community and neigh- Moving forward for funds might include streetscape borhood identity. With the adoption of a non-binding improvements and public amenities Ambler Borough undertook this study resolution by Borough Council in such as bus shelters. to determine if the TRID mechanism November 2009 in support of partici- A significant portion of this report was appropriate for encouraging devel- pation in the proposed Ambler TRID, focuses on providing adequate high- opment around the Ambler Train Ambler has completed 10 of the 16 quality parking for the Ambler’s Station, to create a destination for steps outlined in the TRID process. To businesses, residents, and train riders. at SEPTA riders and increased shopping successfully complete the process, the same time as capitalizing on the opportunities and amenities for local Montgomery County, the Wissahickon redevelopment of some of the under- residents. School District, and SEPTA will all utilized and abandoned parcels in the have to accept the terms of the TRID. Borough. Also included in the report Goals of the TRID process in The merits of the TRID process are are recommendations on how to main- Ambler include: not affected by the current economic tain the characteristics that “make l Re-use abandoned and under - situation. Because this is a working doc- Ambler Ambler” with design guide- developed properties to revitalize the ument that outlines a process, it can be lines and potential site-specific heart of the Borough. adapted where necessary to respond to strategies. 4 BOROUGH OF AMBLER Introduction Ambler Borough has undertaken a In Ambler the rail corridor, around TRID study, renewed interest in the Transit Revitalization Investment the train station in the center of the Borough from developers makes it District (TRID) Study to determine commercial core, is underdeveloped. clear that Ambler possesses a tremen- whether the Borough should use this While the area is ideally suited to take dous potential for both the residential new funding mechanism to enhance advantage of transit and Ambler’s and commercial growth needed to cre- the possibilities for redevelopment vibrant Main Street, developers have ate a “critical mass” that will centered around the Ambler train sta- been cautious about implementing strengthen transit usage as well. By tion. As part of the planning process, plans here. During the course of the offering incentives to form public/pri- the Borough will be working toward a comprehensive and sustainable com- munity vision that will continue the trend of reinvestment and revitaliza- tion that is already occurring within Ambler. Of equal importance with the study of new redevelopment and mixed-use possibilities are the real issues of retaining the character of the existing neighborhoods and strength- ening Ambler’s position as a cultural and commercial center, while provid- ing opportunities for new housing and creating new jobs in the community. This report will describe the TRID planning process, existing conditions in the study area, potential areas for redevelopment and the types of possi- ble projects, and implementation and future actions. Because the TRID des- ignation is a relatively new one with few examples in place yet, a collabora- tive planning process and public participation are critical to making informed decisions. This Study has been guided by the Stakeholder Advisory Committee, the public, and SEPTA; details of meetings, as well as other pertinent material will be found Ambler TRID Study in the Appendix to this report. TRID boundary 05250 001,000Ft 12/15/09 TRID STUDY 5 Introduction vate partnerships, the TRID process Why go through this process? offers the Borough a means of facili- tating growth near the train station in a controlled and negotiated manner, ensuring that the Borough gets the What is a TRID? mined base level) of the tax increases kind of development it needs, and of generated by public investment for a providing funds for infrastructure The Transit Revitalization Investment period of twenty years. A percentage improvements that will benefit the District Act (Pennsylvania House Bill of taxes from all new development existing community. This report will 994) is a mechanism to fund public and redevelopment in the TRID area provide conceptual designs that show improvements through future com- for the next 20 years could be allocat- the capacity of specific sites for rede- mercial development tax increment ed to improving public infrastructure, velopment. The final plans could, and financing (TIF) for up to twenty such as sidewalks, street trees, plazas, probably will, change as developers years. It enables municipalities to cre- crosswalks, and other items like and designers
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