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 delve further into the ate TRID districts to promote stormwater controls or utilities, for process and specific needs and goals. transit-oriented development (TOD) example. The creation of a TRID will through public/private partnerships. not increase tax rates, nor will it create Each community that undertakes the new taxes; it simply means that tax TRID process may come up with very revenue above the pre-determined different needs and solutions: the base level will be used for TRID proj- common denominator will be the ects as decided by the municipality. focus on increasing transit ridership and strengthening the community’s Why would a taxing entity agree to economic base and identity. accept only a portion of its potential increased revenue? In many munici- In Pennsylvania, taxes are generally palities, development on the collected by the municipality, the underutilized parcels that comprise school district, and the county; estab- potential TRID areas would not be lishing a TRID means that each of likely to occur without an incentive these entities will agree to give up a mechanism such as a TRID. If those specific portion (above a pre-deter-
Value capture The success of a TRID depends upon a type of public financing called value capture. When adjacent land values increase because of public investments, part of that increase can be “captured” through a special tax that can pay for the public improvements or other related public projects. For example, when a new highway interchange is built, surrounding private lands often increase dramatically in value, not through actions of the private landowner, but because of the public investment. Using a tool like value capture can “reimburse” the public agency for the costs incurred in generating the economic value and make further public investments possible.
6 BOROUGH OF AMBLER Introduction
parcels were never redeveloped, there encourage walking and biking. While The general TRID would be no increase in land value; in one of the goals of TOD is to increase some municipalities, there could even transit ridership and increase access to planning process be a decrease in value and, thus, tax transit, the role of the auto for every- revenue. Creating a TRID can day use is not ignored; the fact that strengthen public/private partnerships Ambler is a regional rail center means A DVRPC presentation by assuring potential developers of that parking must be an essential com- (www.10000friends.org/downloads/T municipal commitment to upgrading ponent of any TOD plan. RIDAct.ppt) outlines the TRID plan- public realm infrastructure and to ning process, dividing the process into TOD can involve new or infill con- transit. Direct reinvestment into pub- three phases: struction or the redevelopment of lic infrastructure benefits both existing structures to help promote developers and the community, and Planning Phase transit. The idea of TOD is not new; ultimately the taxing entities. many of Philadelphia’s suburbs, Step 1: Municipality and Transit A TRID, through the guidance of a including Ambler, developed incre- Agency agree to work cooperatively to single agency, can organize under-uti- mentally around the old Reading and create TRID lized parcels and market infill Pennsylvania Railroad lines, and some Step 2: Municipality undertakes development opportunities much areas—parts of Chestnut Hill for TRID Planning Study to determine more efficiently than a community example—were built specifically to location, boundaries and rationale responding piecemeal to individual increase train travel. What is common development projects. This more to old and new TOD, however, is Step 3: Municipality and Transit organized structure will expedite walkability and often, mixed-use Agency conduct community public development in areas where it is most development. meeting(s) on planning study needed and where it makes the most Ultimately, the use of TOD in a com- Step 4: Planning Study is revised and sense—around a transit station— to munity should create a more livable, completed help improve the economic outlook more pedestrian-friendly community and financial health of a municipality. Step 5: Municipality and Transit by increasing mobility choices for resi- Agency accept Planning Study’s find- dents and employees, stimulating ings and recommendations Transit-oriented economy development and stabilizing development (TOD) the tax base, providing a greater range Program Management Transit-oriented development is a of housing choices, maximizing cur- Phase transportation-related land use strate- rent infrastructure, and by creating gy that helps to link transportation distinctive development around the Step 6: Municipality forms systems and the communities they transit stop that reinforces community Management Entity ( e.g., an serve by providing for development and neighborhood identity. TOD Authority) to administer TRID within easy walking distance of public emphasizes those uses that support implementation transit stops; the development will transit, such as personal or retail serv- Step 7: Municipality and Transit generally consist of a mix of uses such ices for residents, workers, and transit Agency prepare project lists of Public as housing, commercial, and offices. users, while minimizing uses that do Sector Infrastructure Improvements, Because TOD is focused on compact not encourage transit use or that dis- including costs, phasing and mainte- growth adjacent to transit, it can courage walking. nance Step 8: Municipality and Transit Agency coordinate with School District and County on Value Capture shares, schedule and TRID Financial Plan
TRID STUDY 7 Introduction
Step 9: Municipality and Transit The TRID in Ambler Agency hold public meeting on TRID Implementation Program improve- ments Step 10:Municipality and Transit TRID benefits in Ambler l The TRID program enhances the quality of life for Borough residents Agency execute Agreement on roles, There are many direct benefits to responsibilities, financial commit- by including public streetscape Ambler Borough for implementing improvements to increase the walk- ments, management entity and the TRID: defined improvements ability of the Borough, creating a l The TRID will generate substantial gateway plaza, and encouraging Implementation Phase tax revenue. In one possible sce- bicycling by providing bike lanes nario, 35% of this amount could be and bike racks. Step 11:TRID Management Entity used to fund the public improve- l By partnering with SEPTA to create solicits Developer interest ments for the TRID, and the an exciting mixed-use transit station Step 12:Development proposal remaining 65% of the taxes could go with increased parking, the TRID accepted by TRID Management to the three entities: the Borough, program would attract more riders Entity and municipality School District, and the County. to patronize existing and future After 20 years, the entire amount commercial enterprises in the core Step 13:TRID Management Entity would go to the three entities. executes Development Agreement commercial area of the Borough. with successful Developer, including l The TRID process offers financial l One of the possible program ele- Public Sector Improvements and incentives for the private sector to ments for a mixed-use transit station Private Sector Financial or Project develop key underutilized parcels is the opportunity for a mix of com- Commitments within the Borough, the develop- mercial uses to support transit riders ment of which otherwise might not and the community. This could help Step 14:Project construction and be financially feasible under conven- attract ridership because SEPTA rid- completion tional methods. ers could easily shop for convenience Step 15:TRID Management Entity l Reinvestment in key development goods before they went home. administers Value Capture revenues sites, which are currently blighted or l The boundaries of the TRID were and expenditures in accordance with underutilized, will increase the value determined partly by which sites approved Implementation Program of the surrounding real estate and in had the least industrial contamina- Step 16:Amendments to Agreement turn, will increase the overall tax tion. This allows for the immediate or TRID Plan, as required base of the Borough. development of TRID sites and l Part of the TRID program maximizes the opportunities for the This planning report for Ambler rep- described in this study would success of the TRID program. resents the Planning Phase of the increase the amount of parking TRID process, steps 1 through 4. Step available to serve the current busi- The TRID Process in 5 will be completed with acceptance nesses in the core commercial area Ambler of the report by Ambler Borough of the Borough. This would greatly Council and SEPTA. The TRID process allows communities benefit the Borough by allowing to capitalize on their already existing further expansion and intensifica- strengths. In Ambler, a walkable com- tion of businesses within the core munity with a major station on a commercial area. It is recommended regional rail line, a commercial core that that parking be shared. For example; has seen recent reinvestment, and a spaces that are used by SEPTA rid- strong residential base are all positive ers during the day could also be qualities. But the presence in the center used by patrons of restaurants in the of the Borough of a number of aban- evening. The sharing of parking doned and underutilized properties, increases the economic feasibility of some of which are remnants of the a decked parking facility. town’s industrial past, has meant that
8 BOROUGH OF AMBLER Introduction
the full potential of the Borough has attendees including the Steering will direct which funding method is been difficult to achieve. While a num- Committee, stakeholders, developers, used. In the case of Ambler, there will ber of new residential and commercial and members of the general public. be real upfront public costs, so it would developments have been proposed in Other discussions were held with repre- be in the best interest of the develop- Ambler, and some have begun to be sentatives of SEPTA, the Wissahickon ment of a TRID to bond the value implemented, there is still a need to School District, and various landowners. capture amount and start construction address how best to guide growth in the The planning study consisted of several as soon as the TRID becomes official. critical area around the train station. phases. Guided by the Steering The TRID process, and the new mech- Committee, the assessment phase Ambler’s TRID anisms of funding it offers, enables included looking at existing environ- boundaries Ambler to coordinate its land use plan- mental, circulation, and market ning with transportation infrastructure The TRID legislation states that eligi- conditions, and an initial public meet- and private development, and to apply ble locations include vacant, ing to generate community goals and the increase in tax revenue the TRID underutilized, or potentially devel- objectives for the TRID study area. A district generates back into public opable land within an area with a second phase provided a future land use improvements in that area. minimum radius of one-eighth mile vision; based upon the results of the and a maximum radius of one-half Since the introduction of TRID legisla- assessment, a series of land use and mile from a transit stop or station. As tion in 2004, a number of Pennsylvania development alternatives were present- specific projects and goals were identi- communities have begun looking at its ed and discussed at a public charrette. fied during the planning process, the potential; in the Philadelphia area, Using feedback from this meeting and size of the TRID area was reduced. these include Bryn Mawr, Cheltenham, input from other meetings and stake- However, many of the reports cited Croydon, Marcus Hook, and two areas holder comments, the alternatives were herein and included within the in Philadelphia. refined into a series of potential projects Appendix, as well as some of the map- that created an overall strategy for mak- In mid-2007 Ambler Borough was ping included in this document, ing a TRID district and TOD in awarded planning funds by the Pennsyl - reference the wider original study area, Ambler a reality. Finally, each of the vania Department of Transportation because delineation of the boundaries projects was assessed for its financial (with administration by the DVRPC) was a process parallel with the assess- feasibility and fiscal impact. to study the prospect of a TRID district ment phase. The smaller number of in the Borough along the SEPTA Montgomery County, the Wissahickon parcels included in the new delin- Lansdale/ Doylestown Regional Rail School District, Ambler Borough, and eation enabled greater predictability in line and to help Borough Council SEPTA all have to accept the terms of forecasting the fiscal impacts of devel- determine whether to continue to the TRID. On November 19, 2009. the opment on the community and School advance the TRID approach. The study Borough Council adopted a resolution District. Economic forecasts are essen- was to determine future funding (2009-14) in support of participation in tial to the process, because decision options, and generate new ideas to the proposed Ambler TRID (in the makers must take into account the 20- ensure efficient community growth Appendix of this report). With this year lifespan of a TRID. while retaining neighborhood integrity, adoption, Ambler has entered the final The major changes in the boundaries providing new housing opportunities, step of the first phase (Planning) of the occurred on the east side of Ambler. and creating transit-oriented develop- TRID process. In early modeling of the TRID ment (TOD). This report represents The conceptual planning process pro- boundary, the closed Acme and the the outcome of that study. vides an understanding of the amount block bordered by Lindenwold, Race The Borough established a Steering of potential income from the value cap- and Butler had been included in the Committee with representatives from ture and a decision about the types of study. Developers, however, have Borough Council, the Planning Board, public improvement projects needed. In reopened the acme as a pharmacy and Borough professionals, and the the next phases, the municipality will are looking at the Lindenwold block Montgomery County Planning determine whether to bond the project- for a new grocery store. The final Commission, which met with the con- ed amount of the capture share, or wait TRID boundary is all within ¼ mile sultant team beginning in early 2008. for the value capture share to start to of the Ambler Lansdale/Doylestown Two public meetings were held, with accrue. Generally, the type of project line train station.
TRID STUDY 9 Existing Conditions
Butler
Ambler’s TRID boundary S. Main
Butler SEPTA R-5
Race Ridge Lindenwold N. Main Butler
Maple
Mattison
Poplar Rosemary Spring Garden Butler SEPTA R-5 S. Main
Chesnut
Locust
10 BOROUGH OF AMBLER Existing Conditions
Site description and history
The TRID planning area consists of a Most of the industrial uses centered and residential uses. Based on the loca- number of parcels located along the around the former Keasbey & Mattison tion of the railroad, these abandoned SEPTA Lansdale/Doylestown line com- Company have ceased operation, and factories and underutilized properties muter railway and Butler Avenue. much of the Borough of Ambler is now are prime candidates for redevelopment. Ambler, originally known as the Village a center for commercial, transportation, of Wissahickon, was renamed in 1869
in honor of the heroic actions of Mary REIFFS MILL SPRING GARDEN
Johnson Ambler during The Great HENDRICKS TENNIS
HECKLER Train Wreck of 1856. Nineteenth cen- MAIN WOODLAND tury Ambler was primarily FOREST characterized by agricultural uses; eight BELMONT flour gristmills, one fulling mill used for WALNUT SCHOOL
AINSWORTH wool fabric production, and a sawmill SPRING GARDEN used for lumber were formerly operated RIDGE FORD RACE in Ambler. However, by the 1880’s with ELM LINDENWOLD the introduction of steam technology WALNUT GREENWOOD and railroads, Ambler’s mills became YORK EUCLID POPLAR
CAVALIER obsolete, and the last mill closed in RACE RACE 1887. The Wissahickon Railroad and SHORT BUTLER station were built in 1855. MAPLE MATTISON
AmblerWATER TRID Study WILLOW With the turn of the century came the WILLOW ROSEMARYLand Use relocation of the Keasbey & Mattison POPLAR Residential Company, a producer of pharmaceuti- LEMON Government & Institutional CHESTNUT cals and asbestos products, from TRINITY Commercial Philadelphia to Ambler. Henry Keasbey ORANGE and Richard Mattison constructed fac- Industrial UtilitiesHIGHLAND CENTER tories and warehouses and numerous LOCUST Undeveloped
MAIN residential properties utilized by factory Parks & open space SOUTHERN workers. It was during the twentieth SOUTHERN century that Ambler experienced its PARK highest growth rate. The Keasbey & CHURCH UNNAMED ALLEY Mattison Company operated as one of BANNOCKBURN AMBLER the leading manufacturers of asbestos- containing materials until 1934, when the manufacturing facilities on South Maple Avenue were sold to Turner & Newhall. Operations continued on-site until 1962 when the facilities and prop- Ambler Borough erty were purchased by CertainTeed 01500 ,0002,000Ft Montgomery County, PA Corporation and Nicolet Industries. Source: MCPC Carter van Dyke Associates December 2009
TRID STUDY 11 Existing Conditions
Regulatory issues
Community facilities & infrastructure The many community cultural and recreation facilities in Ambler, as well as in nearby communities, are well doc- umented in a variety of planning documents, including the Borough’s Open Space Plan and Comprehensive Plan.
Existing land use Land use consists of industrial and commercial interspersed with residen- tial along local roadways adjacent to Butler Pike. Current land uses within the redevelopment area include aban- doned industrial facilities, automotive repair facilities, offices, and restaurants. The majority of the redevelopment area is improved, with limited open space. Open space areas exist on the eastern and western extents of the site and are characterized by historic asbestos disposal piles. These areas have been subject to Federal and State environmental review.
Zoning The value capture area of the Ambler TRID is located in six different zon- Redevelopment Overlay District The intent of the overlay is to encour- ing districts within Ambler Borough: A Redevelopment Overlay District age new development that will l Commercial* (RO) ordinance was proposed in stimulate economic revitalization within the borough by allowing larger, l Downtown Commercial January 2002, with pedestrian design standards, building design standards more intensive uses along the rail cor- l Office and guidelines, and bonuses for public ridor than would be permitted in the l Industrial* amenities. Borough Council unani- base underlying districts. The ordi- l Retail and Service Commercial* mously approved the ordinance, as nance created the Retail and Service l Institutional well as five others, in March 2003 Commercial District in an effort to (Ambler Gazette, March 21, 2003). promote the most intensive area for This analysis will outline the physical redevelopment in the Borough. development regulations of each zon- The new ordinance retains the under- ing district. lying Industrial or Office Campus Parking structures are allowed in any (OC) zoning, while adding provisions area of the overlay district. The maxi- * Indicates that the capture area is also within for transit-oriented development as a mum height of a garage is 4 garage the Redevelopment Overlay District and has conditional use in the OC zone. levels above ground; setbacks are 15 zoning with potential increases of density.
12 BOROUGH OF AMBLER Existing Conditions
feet from the street ROW. The first Downtown Commercial District require accessibility to main road- floor of garages on Main Street or The Commercial District was further ways. Butler Avenue are required to have refined by introducing the Downtown l To encourage redevelopment of commercial or office uses and Commercial (DC) District—com- existing brown-field sites into pro- entrances onto these streets. mercial areas outside of the ductive employment center. The zoning also added flexible setback Redevelopment Overlay—which [Ordinance 1053 requirements and development bonus retains the same base regulations as of up to an additional 5% of impervi- the Commercial District. Residential In January 2011, a new section of Part ous coverage is possible in the overlay is permitted as a special exception. 4, “General Provisions”, entitled Design Standards for Non-Residential zone. Provisions include additional Retail and Service Commercial Buildings, was added to the Borough review procedures at the initial stage District of conceptual development to ensure zoning ordinance. It addresses building proposals meet the intent and purpose The Retail and Service Commercial orientation and entrances, walls and of the RO district and integrate the (RSC) District was created to allow windows, roofs, building character, overall Redevelopment Plan, and a the most intensive commercial devel- architectural rhythm, and massing. Revitalization/Redevelopment opment use in the Borough: Many of the new criteria reflect recom- Review Board to review the conceptu- l To provide primarily for retail com- mendations made later in this report. A al design, layout and other features of mercial uses and other selected uses copy of the ordinance has been included the proposed developments. to support and stimulate the Rail in the Appendix.] Corridor Redevelopment and that
Dimensional Requirements per Ambler Borough Zoning Ordinance
Downtown Commercial (DC): Industrial (I): Minimum Lot Area 1,500 sf Minimum lot area 2,500 sf or 5,000 sf depending on use Building Coverage 80% Minimum lot width 25 feet or 50 feet depending on use Building height Maximum 40 feet, with a possible 70 feet if approved by the Zoning Building coverage 60% max. Hearing Board. For every foot over Floor Area Ratio 40% max. 40 feet there shall be an additional Minimum yards Front: 20 feet one foot of setback for the structure. Side: 10 or 25 feet depending on use Parking Off-street parking for commercial Rear: 20 feet uses allowed on the periphery of the Building Height 40 feet primary use district. Parking garages shall be in the rear yard. 70 feet for ancillary structures with increasing setback for height Office (O): Office Campus (OC): Minimum lot size 5,000 sf or 10,000 sf depending on use Minimum lot area 1 acre Minimum lot width 50 feet at building setback line or Minimum lot width 200 feet 100 feet depending on use Building coverage max. 50% except where development Yard Setbacks: Front: 15 feet bonus is allowed Side: 8/20 overall Impervious coverage max. 75% except where development Rear: From abutting district 30 feet bonus is allowed Building coverage max. 60% Building height max. 50 feet Floor Area Ratio max. 60% Setbacks Front: 20 feet Impervious coverage max. 60% Side: 10 feet / 25 feet total Rear: 20 feet
TRID STUDY 13 Existing Conditions
Environmental issues
Taylor Wiseman and Taylor (TWT) the objectives of the TRID planning Natural resources performed an environmental assess- study, but is not intended to satisfy ment (EA) of the initial TRID area. the requirements of ASTM Phase I Three streams within the planning The Keasbey & Mattison Company Environmental Site Assessment (ESA) area are federally regulated water bod- and its successors left a painful envi- standards or the requirements of ies: Stuart Farm Creek, Tannery Run, ronmental legacy in the Borough. The United States Environmental and Rose Valley Creek. Each stream asbestos manufacturing process gener- Protection Agency (EPA) All drains to Wissahickon Creek to the ated a great deal of solid and liquid Appropriate Inquiry (AAI) rule. southwest of the TRID and is desig- toxic waste that was dumped in piles TWT recommends conducting Phase nated as Trout Stocking (TSF) in PA or allowed to settle in slurry lagoons. I ESAs of properties proposed for Chapter 93, Water Quality Standards The cleanup approach, once under- redevelopment. and on eMapPA. The streams are not taken, was such a textbook case that in designated as State or Federal Scenic
its Superfund 20th Anniversary publi- R
EI
FFS M IS cation, the EPA used the Ambler SPRING G ENN HE IL T KLER N C AR L D DR HE EN T I asbestos piles as the example of how MAI CKS WOODLAN the process should occur. NRose Valley Creek FORES D LMONT BE This history has made the environ- NUT WAL
mental assessment an important part S CH AIN OOL SP S of TRID planning. The objective of RIN WORTH R I G D GE G A ACE the EA was to review the potential RD F R O ELM EN RD impact to future redevelopment in the LINDENWOLD OOD LNUT TRID planning area from environ- WA R A GREENW YORK OPL EUCLID mentally sensitive areas including: Tannery P
C A Run RACE VALIER l E Known environmental contamina- RAC R S E H TL ORT BU tion MAPLE MATTISON
TER
WA l AmblerWILLOW TRID Study Historic resources WILLOW
l Natural features NaturalROSEMARY Resource POPLAR Inventory:
MON TWT reviewed available historic infor- FloodplainsLE
C mation, environmental databases, and HE TRINITY STNUT TRID bounds existing mapping resources to assist in ORANGE floodway understanding how current property TER 500-yearHIGHLAND floodplain EN L C conditions could impact the redevelop- O CUST 100-year floodplain ment of underutilized properties in the MA IN SOUTHERN Ambler TRID planning area. SOUTHERN
H C ALLEY UR PARK D E H TWT’s environmental assessment was C
limited to publicly available informa- UNNAM BANNOCKBURN AMB tion on properties within the TRID LER Wissahickon Creek planning area. Database reports and historic aerial photographs were reviewed and limited interviews were conducted to aid in identifying poten- tial environmentally sensitive areas. Stewart Farm Ambler Borough The scope of the environmental Montgomery County, PA 05250 001,000Ft Creek assessment was developed to satisfy Source: DVRPC Carter van Dyke Associates December 2009
14 BOROUGH OF AMBLER Existing Conditions
R R
EI EI
FFS M FFS M IS S SPRING G SPRING G ENN HE ENNI HE IL T KLER IL T KLER N C ND C AR L AR L DR D HE D R HE EN I EN I MAI CK MAI ST CK S W S W NRose Valley Creek FOREST OODL N FORE OODL A A ND N D LMONT LMONT BE BE
NUT NUT WAL WAL
S S CH CH AIN OOL AIN OOL SP SP RIN S RIN S R WORTH R WORTH I I G D G D GE GE G G A ACE A ACE RD F R RD F R O O ELM EN RD LINDENWOLD ELM EN RD LINDENWOLD
OOD OOD W W LNUT LNUT WA WA R R A GREEN A GREEN YORK YORK OPL EUCLID OPL EUCLID Tannery P P E C E C A A Run RAC VALIER RAC VALIER E E RAC RAC R R S E S E H TL H TL ORT BU OR BU MAPLE MATTISON MAPLE MATTISON T
TER TER
WA WA AmblerWILLOW TRID Study WILLOW WILLOW WILLOW
NaturalROSEMARY Resource ROSEMARY POPLAR Inventory: POPLAR
MON MON WetlandsLE LE
C C HE TRINITY HE TRINITY STNUT STNUT
ORANGE ORANGE wetlands
TER HIGHLAND TER HIGHLAND EN EN L C L C OC OC
UST UST
MA MA
IN IN SOUTHERN SOUTHERN SOUTHERN SOUTHERN
H H C C ALLEY ALLEY UR UR PARK D PARK D E H E H C C Ambler TRID Study UNNAM UNNAM
BANNOCKBURN AMBLER BANNOCKBURN AMBLER Historic Wissahickon Creek Assessment
TRID boundary
Significant historic resource
Stewart Farm Ambler Borough Ambler Borough Montgomery County, PA 05250 001,000Ft Creek 01500 ,0002,000Ft Montgomery County, PA
Source: DVRPC Carter van Dyke Associates December 2009 Source: See Section 8 of TWT Environmental Assessment, May 2008 Carter van Dyke Associates December 2009
Rivers or listed as Class A Wild Trout the open space area. The canopy is along Stuart Farm Creek as docu- Waters by the PA Fish and Boat almost completely covered by decidu- mented by the EPA. A wetland Commission. Freshwater wetlands ous vegetation with a sparse under assessment should be completed by a were not observed during the site story. Tannery Run was characterized wetland professional in any areas pro- reconnaissance within the study area. by natural bed and banks with slow posed for redevelopment prior to moving waters. No adjacent wetlands construction. The tributaries flow southwest parallel were observed along the stream bank. to Butler Avenue adjacent to Church The TRID planning area is located in Street, Tennis Avenue, and Race l Rose Valley Creek is located along the the Piedmont Physiographic Province Street: northern property boundary at Tennis of southeastern Pennsylvania. The Avenue and Maple Avenue. l Stuart Farm Creek was observed depth to bedrock within the TRID is Engineered channelization of the along southern property boundary at anticipated to be less than ten feet. stream bank characterized by concrete Church Street. The tributary begins According to NRCS, depth to season- walls was observed on-site to mini- at an off-site point east of the study al high water table is reported at mize erosion in the urban setting. area and meanders through the approximately 12 to 48 inches below Caddick Construction property State and Federal authorization will be ground surface (bgs) and is expected (Block 28, Lot 7) prior to running needed for proposed disturbances and to be closer to the surface in areas of beneath the SEPTA Lansdale/ based on the trout stocking designa- observed surface water. Based on the Doylestown rail line onto the Ambler tion of the streams, construction aerial photograph review, open space Asbestos Piles property. activities are not allowed during areas associated with the former Keasbey & Mattison facility and adja- l Tannery Run is located adjacent to March 1 to June 15. cent to the pond have been the southern parcel line of the BoRit Wetlands were not observed on-site significantly disturbed with manufac- property between the McDonalds and but fringe wetlands may be present turing waste. Topography in these
TRID STUDY 15 Existing Conditions
areas has been modified to approxi- l Pennsylvania Historical & Museum l Worker’s Houses: 5-15 Spring mately 20 to near 90 feet above Commission (PHMC), Harrisburg Garden Street original grade and naturally occurring l Montgomery County Historical l Ambler Boiler House: 201 South soils are not expected to be present Society, Norristown Maple Way [Note: This building immediately beneath the ground sur- l Wissahickon Valley Public Library, was determined ineligible for the face. Due to extensive development Ambler Branch. National Register of Historic Places and disturbance in the study area, by PHMC in 2005.]. TWT recommends conducting on- Review of files at PHMC revealed The Ambler Railroad Station, located site soil evaluations to evaluate soils there are no historic resources in on W. Butler Avenue, was also docu- for geotechnical integrity, permeabili- Ambler listed on the National mented by HABS. It is unclear ty, and seasonal high water table prior Register of Historic Places. In 2002, whether or not it has been evaluated to redevelopment. PHMC determined the Ambler for the National Register. In addition, Commercial Historic District, specifi- a comprehensive Historic Resource Threatened and cally 1–12 W. Butler Avenue and 1– Survey was completed for Ambler 70 E. Butler Avenue, was eligible for endangered species Borough in 1999 by the Conservancy inclusion in the National Register of of Montgomery County. As a result, A survey for threatened and endan- Historic Places. A National Register nearly all buildings in the borough gered species has not been conducted nomination for the Ambler over 50 years of age at that time were of the study area. However, based on a Commercial Historic District was surveyed. review of threatened and endangered submitted to PHMC in 2003 by species information available from the Powers & Co. PHMC issued its com- As a result of the 1999 Pennsylvania Natural Heritage Pro- ments and request for additional Comprehensive Historic Resource gram PNDI Environmental Review materials later that year, but no addi- Survey, there were no additional (http://www.naturalheritage.state.pa. tional updated material was found in resources within the project area to us/), federally listed or proposed the file. While the Ambler identify. threatened or endangered species are Commercial Historic District remains If any of the entities undertaking rede- not located within the study area. eligible for the National Register, the velopment within the Borough wish file for this resource includes a note An adjacent off-site reservoir owned to use the 20% Federal Rehabilitation stating: “Re-evaluation of National by the Wissahickon Valley Watershed Investment Tax Credit in the rehabili- Register eligibility may be necessary Association along North Maple Street tation of historic buildings, the due to the date of the initial evalua- was named an Important Bird Area in building must be listed on the tion” (CRGIS 2008). 2005 by the National Audubon National Register, either individually Society. Any proposed disturbances to Several buildings directly associated or as a contributing building within a areas adjacent to this pond should be with the Keasbey & Mattison National Register Historic District, or surveyed for visual evidence of habitat Company were documented as part of be a contributing building to a or endangered and threatened species the Historic American Buildings Certified Local District (a locally des- prior to disturbance as the presence of Survey (HABS). However, not all of ignated historic district that has been habitat may affect redevelopment of these buildings have been evaluated to certified by the National Park the adjacent properties. determine their eligibility for inclu- Service). Since a nomination for the sion on the National Register of Ambler Commercial Historic District Historic resources Historic Places. These buildings has already been submitted and A review of state, county and local include: reviewed, the finalization and approval of this nomination should be files for existing historic resource sur- l Company Garage: 125 – 127 W. a priority. The Borough will have to veys, historic designations, and other Butler Avenue historic documentation of project area pursue historic designation to do so. was completed in April 2008 at the l Row Houses: 5- 15, 100 – 114, & Further recommendations relating to following repositories: 214 – 228 South Chestnut Street historic properties are included in the TWT Appendix document.
16 BOROUGH OF AMBLER Existing Conditions
R
EIFFS SP S Environmental impacts RING M HEN
ILL TENNI GARDE CKLER D E and land use suitabilities RICKS H N M Ambler TRID StudyWO AIN REST FO ODLAND The following discussion includes ONT Environmental LM properties that are not included in the BE Assessment: final TRID boundary, but that were Redevelopment Impact NUT AINSWORTH WAL SPR medium impact studied in the earliest phases of the S ING RID CH O G CE high impact G OL RA planning process. This information AR E FO EL D EN RD low impact LINDENWOLD has been included because any devel- M Ambler D T opment of the properties in question Warehouse WOO EN WALNU R E R G Y will have an impact upon the TRID. O EUCLID R POPLA K CAVAL RACE Low impact properties are suspected CE RA IER SH LER O BUT MA to contain little to no contamination. Borit R MATTISON T PL If contamination exists, it is anticipat- E WILLOW WILLOW ed to be minimal and would not ROSEMARY LAR significantly hinder redevelopment of POP N the property. Complete remediation LEMO ON CK should be feasible without significant GE TRINITY WISSAHI C AN capital expense or imposition of insti- HE OR STNUT LOCU Ambler tutional or engineering controls. It Boiler ST ER House HIGHLAND would include properties with historic CENT contamination which has been reme- MAIN former SOUTHERN diated to State or Federal standards Nicolet site Y LE L without institutional controls. PARK Boiler Erection MED A CHURCH NA and Repair UN Low impact properties pose minimal AMB BANNOCKBURN potential for restrictions on future LER Ambler land use. These properties are expect- Asbestos Piles ed to be suitable for all potential land uses and any contamination is expect- ed to be readily cleaned up under local, State, and Federal regulations to Ambler Borough Montgomery County, PA the most stringent criteria without the 01500 ,0002,000Ft use of institutional or engineering Source: See Section 8 of TWT Environmental Assessment, May 2008 Carter van Dyke Associates December 2009 controls. Based on the age of the buildings and the historic characteris- properties along Butler Avenue and TWT identified three properties tics of an industrial Ambler during the connecting local roadways. within the original TRID planning early to mid-1900’s, asbestos-contain- area which appear to be medium Medium impact properties are known ing building materials are suspected to impact properties. be present in most of the buildings. or suspected to be contaminated from However, these ACMs are safe and do historic or current land uses. Former Nicolet Industries Site not pose a hazard to human or ecolog- Remediation should be feasible with (Westrum) low to moderate capital expense and ical heath as long as they are properly TWT recommends that all proposed possibly with institutional or engi- maintained and their use remains improvements on-site be subject to neering controls. These properties are appropriate. The majority of proper- PADEP approval and the completion best suited for non-residential land ties in the TRID redevelopment area of remediation on-site. Therefore, uses. However, if consistent with zon- appear to be low impact. based on the current status of the ing requirements and local property, proposed land development, Low impact properties include resi- regulations, they are likely suitable for and historic land use, TWT has iden- dential, office facilities, and retail residential land uses provided that tified this property as a medium institutional controls are established.
TRID STUDY 17 Existing Conditions
impact. Residential land uses are cur- is currently in use. No evidence of dis- engineering controls placed on-site rently proposed at the former Nicolet posal was noted during the site and the desire of the EPA to place Industries site. These residential uses reconnaissance. Therefore, ACMs in institutional controls on the waste are anticipated to be the most suitable soil could likely be addressed similar piles, limited redevelopment uses are use to promote a rail oriented commu- to remediation efforts on the former anticipated on-site. nity. A high degree of impervious Nicolet Industries site. Non-residen- Based on the existing topography, cover and deed restrictions on subsur- tial uses are suspected to be the most extent of contamination, and pro- face disturbances to open space areas suitable redevelopment uses for this posed institutional controls, are proposed on the former Nicolet property since an environmental development potential is low. Industries property to limit the risk of assessment and potentially remedia- Additional studies will be required to on-site exposure to contamination. tion may be conducted on-site, assess suitability for any proposed land especially in the area of the former use. Ambler Boiler House reservoir. Deed restrictions may be Commercial land use is anticipated to necessary if contamination is on-site BoRit Property be the most suitable redevelopment and cannot be remediated to current The BoRit property currently owned use for the Boiler House. The Boiler State and Federal regulations. by Kane Core, which is not located House currently has Final Land High impact properties are suspected within the proposed TRID district, Development Approval from the to contain extensive contamination consists of six acres of asbestos-con- Borough of Ambler for the renovation from historic or current land use. taining waste. Though the EPA does of the former facility into Class A Remediation may be feasible, however not believe there is an immediate risk offices. This use is considered to be high capital expenditure and institu- to human health based on NESHAP the most suitable based the necessity tional and/or engineering controls are regulations requiring fencing, signage to cap in place impacted soil and required to facilitate reuse. Typically, and no visual emissions, the EPA is deed-restrict future subsurface distur- high impact properties have not been moving forward to remediate it bances. remediated and there is potential for through capping or other controls. Ambler Warehouse human and/or ecological exposure to Based on the above information pro- contaminants if the property is dis- vided by both the PADEP and EPA, Aerial photographs and Sanborn® turbed. impact to future development appears maps for the Ambler Warehouse indi- to be high due to necessary remedia- cate the property was historically used High impact properties pose the high- tion and probable development of for manufacturing asbestos-containing est amount of restrictions on future institutional or engineering controls materials (ACMs) by the Asbestos, land use. These properties restrict on-site. These controls limit land use Shingle, Slate, & Sheathing Company development potential based on cur- on-site and therefore impact the rede- owned by Keasbey & Mattison. A rent environmental impacts and velopment potential of the property. reservoir, utilized during manufactur- financial requirements to remediate. Any land use is suitable for a property ing, was formerly located north of the Institutional and engineering environ- such as BoRit so long as proper fund- warehouse facility on portions of the mental controls including deed ing is obtained and State and Federal TRID study area. Part of this area is restrictions are probable due to the regulations are followed. However, the covered with concrete paving and used extent and degree of contamination. best suited land use for this property as a parking lot and staging area by Two properties appear to be a high is non-residential. This would enable warehouse employees. The western impact properties . capping of the waste piles and allow portion of this parking area is not for additional parking facilities within paved and soil is exposed. Ambler Asbestos Piles the Borough. TWT has concluded, based on his- The property is suspected to be medi- toric data, the Ambler Asbestos Piles The complete environmental review is um risk to the TRID planning area pose a high impact to the TRID rede- included in the TWT portion of the since there is a lack of environmental velopment project. Due to the Appendix document. information on-site and the property
18 BOROUGH OF AMBLER Existing Conditions
Transportation and circulation
A study of circulation, transit, and of Butler Avenue, provides relatively Traffic and roadways traffic conditions within the Borough frequent service to its riders; the was conducted by Orth-Rodgers & Center City ride is approximately one Butler Avenue, which extends in a Associates. The complete assessment half hour in length. Two SEPTA bus southwest to northeast direction, is is included in the Appendix. routes serve the Borough: the most important street within the TRID. Classified by PennDOT as a l Route 94: Chestnut Hill– Public transportation principal arterial, it is the only arterial Ambler–Montgomeryville roadway within the Borough. The The SEPTA Lansdale/Doylestown l Route 98: Norristown–Plymouth only other higher-order roadway with- rail line, running northwest to south- Meeting–Ambler–Willow Grove in the TRID is Main Street, a east through Ambler, links collector roadway. (For the purpose of Philadelphia to Lansdale and beyond. A shuttle service run by Temple this study, Butler Pike/Avenue will be The line, served in the Borough by a University connects the train station referred to as an east-west roadway, newly constructed train station south to the Temple/Ambler campus. and Main Street as a north-south roadway.) Like all streets within the
SEPTA Routes Ambler TRID Study Ambler R5 SEPTA Station Doylestown Lansdale/Doylestown Regional Rail Line License Plate Survey SEPTA rail lines New Britain Route 94 Bus Delaware Valley College SEPTA rail stations Chalfont Route 98 Bus registration addresses Bucks Link Belt County Colmar
R5 Fortuna Lansdale-Doylestown Montgomeryville Regional Rail Line
Lansdale
Pennbrook
North Wales
Chestnut Hill Montgomery via Ft. County Washington Gwynedd Valley Hatboro
Penllyn Willow Grove
AmblerAmbler Borough Willow Grove Dresher
Fort Washington Crestmont Fort Washington
Roslyn Oreland Norristown via Ardsley Blue Bell and Plymouth North Hills Rydal Meeting Plymouth Meeting Noble Glenside 012340.5 Miles Jenkintown - Wyncote
Source: DVRPC License Plate Survey 2004 Carter van Dyke Associates April 2009
Three SEPTA routes serve the Borough and the TRID site. License plate survey at the Ambler Lansdale/Doylestown rail line station parking lot (2004) indicates that the majority of riders seem to come from outside the Borough.
TRID STUDY 19 Existing Conditions
TRID, Butler Pike is primarily a two- three inbound and four outbound need for an effective management sys- lane roadway, although left turn-lanes trains during the evening peak hour. tem will increase. A number of are provided at the intersections with Train station reconstruction south of strategies for strengthening the all prominent secondary roads. The Butler Avenue means that crossing Borough’s parking system, including following intersections are signalized: gates will open after inbound trains the use of shared parking immediate pass, but they must remain closed for and long-term actions, and adminis- l Butler Avenue and Main Street outbound trains. tration and enforcement policies, are l Butler Avenue and Spring Garden included. The existing level of service( LOS) for Street vehicles at the intersection of Butler There are 496 parking spaces for l Butler Avenue and Ridge Avenue Avenue and Main Street is good in all SEPTA that are accessed from South l Butler Avenue and Lindenwold directions except northbound on Main Street and 92 parking spaces for Avenue Main Street, which operates at a level SEPTA located at the corner of Maple of service “E”. Overall, the intersection and Butler. Parking activity for These intersections are synchronized is at LOS C, with an average vehicle SEPTA differs somewhat from that of with one another to abet efficient traf- delay of 22 seconds. The SEPTA the commercial core of the Borough. fic flow on Butler Pike through the parking lot on South Main Street (see The highest demand for parking for Borough. below) is a major contributor to the SEPTA users is during the week, The street layout in Ambler provides low LOS on Main Street. Monday through Friday from 6:00 am patterns that allow traffic to parallel to 6:00 pm, while the commercial core the commercial main streets of Butler Parking with its cultural, arts and restaurant uses comes alive at 6:00 pm on week- Avenue and Main Street. However, Finding Spaces: A Parking Action Plan days and is active during the weekend the SEPTA track crossing on Butler for the Borough of Ambler (March also. Avenue—the only crossing point for 2008) analyzed the parking situation east-west traffic—is a major bottle- in the Borough, especially as it is Recently some restaurants that have neck to efficient traffic flow in the impacted by the residential, commer- opened in Ambler have requested that Borough. Almost every vehicle travel- cial, and entertainment revitalization. they have parking spaces reserved for ing east to west must use the One of the main themes of the report valet parking drop-off locations. As intersection of Main and Butler. was the potential for conflict generat- more restaurants open in the Currently there are approximately ed by competing uses, as well as the Borough, the valet option could 1,500 vehicle trips at the intersection qualitative and quantitative differ- become more popular. Additional of Butler and Main during the evening ences in parking in small towns versus parking in the core may be required, peak hour. Closing this grade crossing malls. The report found that there or shared parking in the core may when trains pass through or stop at were enough spaces for existing uses, need to be formalized, to facilitate the Ambler train station (as do most but that as uses and demand change this current and possibly growing Lansdale/Doylestown trains) clearly over time, especially in light of any trend. impacts traffic; currently, there are development on the TRID site, the
20 BOROUGH OF AMBLER Existing Conditions
Pedestrians and Previous Studies Bicyclists The current walkability of the pro- posed TRID area (as opposed to The Borough has undertaken a num- Industrial Revitalization: A Guide many other areas in the Borough) is ber of planning studies to help clarify to Potential Opportunities in less than ideal for several reasons. approaches to solve the problems Ambler Borough (1998) While there are crosswalks across posed by underutilized properties in This study, produced by the Butler Avenue at Main Street, the Ambler, as well as defining an overall Montgomery County Planning train tracks, and at Maple Street, only vision for revitalizing the Borough. Commission, was an inventory of land the intersection of Main Street and parcels adjacent to the SEPTA Rail Butler Avenue has a signalized cross- The Ambler Borough Corridor. The document was to serve ing. When the train is crossing Butler Comprehensive Plan Update (1995) as an adjunct to the Comprehensive Avenue, gates stop foot, as well as The Comprehensive Plan Update Plan, guiding officials in decisions vehicular, traffic. On weekdays the included a Revitalization Plan that regarding future zoning and proposed train gates are down 64 times a day stressed the need to improve the uses. Data for each site included with the current train schedule. image of the asbestos piles, and owner, lot size, zoning, tax parcel, Ambler itself, by working with poten- Intersections within the proposed assessment, site plan, and use or devel- tial investors and developers. It also TRID area do not meet new ADA opment potential. The Boiler House suggested that the addition of sub- standards for pedestrian ramps. was commended for both redevelop- stantial new office space in Ambler Sidewalks vary in quality, appearance, ment and reuse potential, citing its was not warranted by market condi- and width, and would benefit from a solid condition and ample interior tions, but that any demand would be more uniform treatment and compli- space. The lack of on-site parking was from small users and businesses need- ance with newer design standards.. noted. The possibility of combining ing flexible space. The Plan Provisions for bicycle riding or com- this site with others on Maple Avenue, encouraged that more intensive uses muting are quite limited. There are no closer to Butler Pike, was addressed. be located on the Keasbey & Mattison bicycle lanes and no significant for- sites. That area was also earmarked for Ambler Vision Plan (2000) malized bicycle parking areas. possible residential uses such as con- Carter van Dyke Associates, Urban dominiums or loft apartments, or a Partners, Brown & Keener, and marketplace. Carroll Engineers prepared the Ambler Vision Plan, in cooperation with the Ambler Vision Steering Committee that had been formed in 1998. The Plan called for a commit- ment to strengthening the Borough by reinventing the Rail Corridor as an employment center and rejuvenating the downtown by emphasizing its cul- tural and commercial uniqueness. The area along the Rail Corridor was seen as a location for offices, some of which would have ground floor retail. An important point of the Vision Plan was the need to control property spec- ulation that could inhibit a coordinated redevelopment plan.
TRID STUDY 21 Existing Conditions
Redevelopment Area Plan for the Ambler Borough Open Space Plan Ambler Borough Rail Corridor (2005). (2001) Ambler Vision Plan Update (2005) This plan, by Gilmore & Associates Prepared by the Ambler Revitalization and Keystone Heritage Group, evalu- Committee with support from the ated statutory and legislative steps that Montgomery County Planning could assist the redevelopment of the Commission, Ambler Borough Rail Corridor area. In March 2001, Planning Commission, Gilmore & resolutions of the Ambler Borough Associates, and Ambler Main Street, Planning Commission and the this report was an adaptation and Montgomery County Planning update of the Vision Plan of 2000. It Commission certified the area as detailed specific projects and probable blighted. The objectives of the costs by year in a Priority, Phasing and Redevelopment Area Plan include all Cost Summary. It recommended that those enumerated in the Ambler the Borough incentivize redevelop- Vision Plan, and called for a ment in the Rail Corridor area to Revitalization/Redevelopment provide for transit-oriented uses. Committee, appointed by Council, to guide and oversee the Plan and any Finding Spaces: A Parking Action future redevelopment proposals. Plan for the Borough of Ambler (2008) Ambler Borough Comprehensive This report by TownShapes LLC Plan (2001) examined the parking issues that have The new Comprehensive Plan by the grown out of the increased economic Montgomery County Planning activity in the downtown area, includ- Commission included sections on ing concerns of both residents and both commercial and industrial revi- business-owners. Existing parking talization, encouraging the uses that analysis, parking management, imme- are regional draws, and calling for bet- diate actions and management ter design integration of all of the strategies, and long-term actions and commercial section of Butler Avenue management strategies were present- through streetscape improvements. It ed. The plan recommended a called for improvements to pedestrian comprehensive, GIS-based inventory and vehicular access and circulation. of land uses and parking facilities, The area addressed in the strategic coordinated with TRID plans and plan for Central Business District and studies, to provide the Borough with a Industrial Area revitalization is rough- usable database for on-going parking ly similar to the area proposed for the management plans and actions. TRID. Additionally, it was noted that the development of a Community Development Corporation (CDC) or Business District Authority had potential for the Borough.
22 BOROUGH OF AMBLER Market Analysis
Economic profile
Urban Partners completed a market area for successful revitalization synergy created by recently opened analysis to understand current dynam- efforts. Among the most important of businesses and capture new and differ- ics for housing, office, retail, and these factors are: ent market opportunities. This report other relevant markets within the presents a market assessment of hous- l The major regional transportation potential Transit Revitalization ing, retail, commercial, and corridors pass through Ambler. The Investment District Planning Study entertainment uses that may be appro- SEPTA Regional Rail line easily area. priate for the study area. links riders to Philadelphia and the rest of the region, and Butler Depending on the market being ana- Community profile Avenue serves as a major artery for lyzed, trends that occurred both in the Located in the southeast portion of automobile traffic. area immediately surrounding the Montgomery County and approxi- redevelopment area, such as housing l SEPTA has modernized the train and retail, which are affected by local mately 16 miles from Center City station with raised platforms to supply and demand, and also up to 13 Philadelphia, the TRID study area in facilitate boarding and to attract a miles from the site for such categories Ambler consists of the SEPTA growing number of train com- as movie theaters, which generate Regional Rail Station and associated muters. surface parking lots, a retail shopping demand from a greater distance, were district on Butler Avenue, several l There are two sizeable residential analyzed. small office buildings, a few light developments being planned. The industrial/warehouse facilities, and a Crossings by Westrum Demographics & income small residential neighborhood on the Development Company is antici- This synopsis of demographic and southwest. pated to have 288 units. Station Square by WB Homes is under con- housing data is more fully detailed in There are significant development and struction and will have 58 units. the Urban Partners section in the redevelopment opportunities in the These developments will provide Appendix of this report. Ambler TRID study area, including the area with new customers for the The total population in the Borough the environmentally impacted parcels commercial district. of Ambler was 6,609 when the U.S. (the property adjacent to the lake and Census was taken in 1990. It is one of the “Ambler Asbestos Piles” property) l Momentum is gathering for new the smaller municipalities within and the reuse of the underutilized sur- shops and services along Butler Montgomery County, comprising less face parking lots. In addition, there Avenue. Many new restaurants and than one percent of the total popula- may be infill and redevelopment personal service businesses have tion of the County. In the 2000 opportunities on Butler with shop- opened in the last few years. Census, the total population in ping, dining, and entertainment l The Boiler House is under renova- Ambler showed a decrease by 184 establishments. Competing modern tion to become a 36,400 sf office people, which marked a 2.8 percent department store-anchored enclosed complex, adding jobs to the study drop during that period. In contrast, malls (especially in Montgomeryville) area. the surrounding townships all experi- have contributed to the gradual enced population growth during the decline along Butler Avenue, but sev- The revitalization of the Ambler 1990’s. eral factors have positioned the study TRID study area must build on the
TRID STUDY 23 Market Analysis
The Delaware Valley Regional Within the Borough of Ambler, the lage style development on an aban- Planning Commission forecasts a sig- prices of homes sold ranged from doned industrial site. Earlier in the nificant change in Ambler’s $80,000 to $400,000, with the medi- production of this TRID study a demographic trend. DVRPC esti- an sales price of $243,000. The Westrum representative had indicated mates that in 2005, Ambler’s median sales prices in surrounding that the recent economic downturn population was 6,450, which indicates townships were significantly higher. had prompted a slight modification of a slight increase from 2000. Between the project. Initially, The Crossings The average size of the homes being 2005 and 2015, Ambler is forecasted planned for larger units of 1,700 sf sold was also significantly smaller in to start outpacing the population selling for more than $400,000, or Ambler than in surrounding town- growth of the County and the sur- about $235 per sf. As of May, 2008, ships. Homes sold in Ambler had rounding townships, eventually Westrum reduced the size of the units: about 1,500 sf of living space whereas adding 1,222 individuals by the year larger units of 1,450 sf are projected the homes being sold in surrounding 2035. to sell in the high $300,000’s (or $259 townships had about 2,400 sf of living per sf ); smaller units of 750 sf are pro- Within the Ambler TRID study area, space. A disproportionate percentage jected to sell for $250,000 (or $333 the per capita income increased by of single family homes for sale in per sf ). Despite a regional market for 37% between 1990 and 2000, without Ambler were smaller than 1,400 sf (44 rental housing, this project is now on adjusting for inflation. The pace of percent), whereas the percentage of hold. The other major development growth was slower than the County smaller single family homes in adja- was Station Square proposed by WB and the surrounding townships, with cent townships comprised a much Homes. This development initially the exception of Lower Gwynedd smaller number. included 58 townhouses of between Township. The U.S. Census Bureau’s data on the 1,900 and 2,200 sf, with starting sale number of authorized residential prices of $360,000 (or $189 per sf ). Housing conditions building permits indicates significant Development began in 2008. According to the U.S. Census, the new construction activity near the Both developers reported that number of housing units in the Borough of Ambler within the last six Ambler’s strengths, and thus the major Ambler TRID study area dropped years but very little activity inside the selling points for their respective during the 1990’s, losing 24 units dur- Borough. Since 2002, a total of 1,345 development projects, remain the con- ing that time. The vacancy rate for permits have been issued in the area, venience of public transit and the Ambler in 2000 (3.6 percent) was in but only 12 permits were issued for “Main Street” amenities located along keeping with the rest of Montgomery new home building in Ambler. Butler Avenue. Many new home buy- County as well as the surrounding ers are looking at quality of life issues, townships, but the percentage of New housing development as related to their daily commutes to owner occupied units was far smaller. within the Borough work and the availability of shops and Only 58.2 percent of all housing units Ambler is currently showing signs of restaurants within walking distance to in Ambler were occupied by owners. reinvestment in the housing market their homes. The addition of 316 new As reported by Win2Data, which is a that will change this trend. Prior to families in these two developments comprehensive real estate database the recent economic recession two would significantly add to the retail service that was utilized for this study, developments were in the pre-devel- purchasing power of Ambler residents. there were 53 single family residential opment phase before the Borough. As far as new developments in adja- homes sold in Ambler Borough and The first was the Westrum cent townships, our research shows another 814 in adjacent townships Development Company’s The that homes being marketed are gener- between April 2007 and May 2008. Crossings at Ambler—a 288-unit vil- ally bigger and more expensive.
24 BOROUGH OF AMBLER Market Analysis
Summary of development potential
New home development Inventory of commercial uses Entertainment potential (excluding retail uses) development potential After the overall national economy As of April 2008, there were a total of While our research indicates that the rebounds, the Ambler study area 84 commercial businesses located in area is underserved for movie theaters, could absorb 30 to 50 units of new the study area. Of these, 16 were development of an additional theater sales housing per year. Appropriate financial services, nine were auto relat- in the Ambler TRID study area is not housing types for this area are town- ed businesses, eight were construction advised at this time. Current success- houses, condominiums, and or building services, eight were health ful movie theater developments age-restricted condominiums of 1,300 related, and eight were light industri- consist of 12 to 24 screens requiring sf to 1,800 sf and priced in the $190 al/other. The remaining users in the 50,000 to 95,000 sf of space, which per sf to $260 per sf range. study area include a beauty school, would be very difficult to develop in two theaters, a social club, and other Ambler. miscellaneous professional offices. Rental housing market The area is also underserved for bowl- potential Multi-tenant office space ing centers and opportunities for Rental housing represented 42 percent Urban Partners assessed multi-tenant development of additional centers in of the housing market in Ambler in office market conditions in an office the Ambler TRID area could be pur- 2000. This housing stock is relatively trade area that includes Fort sued at this time. In the past few years, old, with 95 percent of the units being Washington. In 2006, multi-tenant bowling centers have reemerged as built prior to 1979. Furthermore, office space within the study area and state-of-the-art entertainment facili- renter occupied structures are relative- surrounding communities totaled ties that include not only bowling ly small. A majority of the renter 2,630,000 sf (Black’s Guide, 2006). lanes, but also full-bars, full-service occupied units (71.4 percent) are The total vacancy rate for the area was restaurants, and a chic design. New located in structures that have less 17.3 percent with rents ranging from bowling alley developments typically than 10 units, with only 16.4 percent $17.50 to $23.00 per sf plus utilities. require 2 to 3 acres of land and occu- of the units being in structures larger Nearly all of the multi-tenant office py about 20,000 to 35,000 sf. In than 20 units. The research shows a spaces, or 94 percent, were located in addition to space requirements, a strong market for higher quality apart- Fort Washington, with Ambler’s office bowling center will most likely need a ment complexes that feature a full space totaling 167,000 sf. Recently liquor license in order to be a success- range of amenities. Urban Partners plans were announced to renovate the ful center. estimates that newly built apartment Boiler House into Class-A office complexes with one and two-bedroom space. Once completed, this complex Retail development units (750 sf to 1,050 sf ) can be rent- would add another 36,000 sf to opportunities ed at $1.45 to $1.60 per sf per month. Ambler’s office market. A retail market analysis was conduct- Because of the close proximity to Fort ed to describe the current Office development Washington that offers close to 2.5 performance of the Ambler TRID potential million sf of office space and the plans study area retailers and to identify To analyze the potential for office to add another 36,000 sf in Ambler at opportunities for the further develop- property development within the the Boiler House, we estimate that a ment of retailing in the area based on Ambler TRID study area, Urban limited number of smaller profession- the capture of area residents’ retail Partners inventoried all non-retail al offices can be supported in the purchases. The retail trade area for commercial users in the study area and study area. Ambler retailers is a 1.5 mile radius assessed market conditions in an area- from the SEPTA train station at wide office trade area that includes Butler and Main. It consists mostly of Fort Washington. businesses located along Butler
TRID STUDY 25 Market Analysis
Avenue and a few on the side streets dents living within this broader retail such as Lindenwold. trading area. Since most businesses The 82 operating retail businesses along the Ambler TRID study area located in the Ambler TRID study are successfully attracting customers area provide products and services in from this trade area, one key develop- 15 different retail categories and ment strategy focuses on encouraging chiefly serve customers from the these customers to make additional immediate area as well as vehicles purchases in Ambler. The retail mar- passing through the area on Butler ket analysis undertaken in this report Avenue. As of April 2008, the 82 identifies the purchases being made stores occupied over 176,800 square outside Ambler and targets some of feet of store space and generated over these purchases for capture by Ambler $30.3 million in sales. Almost 60% of businesses (see Appendix). these stores provide a full array of Based on our research data, shops community-serving goods and services located within the Ambler TRID to meet the needs of the residents of study area are capturing 19% of the the surrounding communities. The retail purchases made by the trade community-serving store mix includ- area’s estimated 17,850 residents. ed: the recently-closed Acme Supportable new retail opportunities supermarket; a convenience store; 11 in the Ambler TRID Study Area by limited-service restaurants; 2 jewelry square footage are shown in Table 19 stores; 15 hair salons/barber shops; (Estimated Retail Sales Capture and 5 dry cleaners or laundromats. Ambler TRID Trade Area – 2008) in Some retailers, such as Denney the Urban Partners section of the Electric Supply Company, KC’s Alley, Appendix. It is estimated that up to a Shanachie, and Bridget’s 8 West, may total of 464,000 sf of new retail are attract a customer base from beyond compatible with the characteristics of the surrounding community of the TRID study area. The Ambler Ambler. TRID area could reasonably capture In estimating the potential for expan- key portions of this potential, includ- sion of retail businesses within the ing a replacement for Acme at 55,000 Ambler TRID study area, we are espe- to 65,000 sf, a drug store of 12,000 to cially concerned with understanding 16,000 sf, and another 100,000 sf of the purchasing characteristics of resi- infill retail stores.
26 BOROUGH OF AMBLER Recommendations
Planning goals
The public meetings that were held to l Re-use abandoned and under - l Ensure that any new development introduce the TRID idea and to elicit developed properties to revitalize fits into the character of Ambler comments from residents and property the heart of the Borough. and strengthens community owners raised questions about a num- Identify the best strategic opportuni- identity. ber of issues in Ambler. Common to ties for public-private partnerships. Provide design guidelines for both both meetings was a concern about larger and infill development to l Enhance the area immediately sur- what makes Ambler “Ambler.” There maintain the “feel” of the Borough, rounding the Ambler SEPTA are clear differences in the “fabric”— while allowing for new types of Lansdale/Doylestown rail line the way the street looks—between the structures. Take advantage of the his- station. commercial core and the more residen- toric character of the commercial TRID-generated funds could be tial neighborhoods of the Borough. But core and consider establishment of a used to provide easier and safer the commercial core, although it has a historic district (with listing on the pedestrian access on Butler Avenue; wide range of architectural periods, still National Register if possible). new central public/community has a very identifiable “Ambler” style, spaces in the vicinity of the station; l Provide a variety of housing with pedestrian-oriented storefronts new gateways into the community; options and housing costs to cur- and one-, two-, and three-story build- streetscape improvements. rent and future Ambler residents. ings that are built directly on the street. The area near the train station could l Provide the amenities that promote The importance of an active street life, offer opportunities for residents of transit use and support local not just at night, was discussed, citing different ages, for example, young neighborhoods. the bandshell that had once been renters or down-sizing empty-nesters The presence of a variety of stores located on the site of the current who wish to move to or remain in near the Station can help reduce the McDonald’s. Other concerns were the Borough. need for auto use. Work with stake- raised about what would happen if holders to replace the closed Acme l Provide a stable tax base for the some of the larger parcels, such as that with a new larger supermarket that Borough by increasing the amount occupied by the Acme Market, were meets the highest quality standards. of mixed-use development and abandoned. In the course of this study, sustainable residential, retail, the Acme closed, leaving the Borough l Provide adequate parking for the office, and commercial uses. without a supermarket. The lack of SEPTA station and any new Use existing infrastructure for new medical facilities in Ambler was also development generated by development to decrease costs and mentioned. redevelopment. increase sustainability. Focus com- Work with SEPTA and individual Recognizing and responding to com- mercial development in the core area property owners to maximize park- munity concerns as well as to create a “critical mass.” Provide ing availability without incorporating the objectives of the amenities that support residents and compromising traffic circulation, enabling legislation, the basic goals of visitors of all ages. transit use, or walkability. Provide the TRID process in Ambler, as iden- adequate parking to support regional l Enlist the support of all stake - tified in the public participation users of Ambler’s retail and cultural holders, including SEPTA and the process, are as follow: establishments. Develop a parking School Board, in ensuring the suc- strategy to resolve residential and cess of the TRID commercial parking conflicts.
TRID STUDY 27 Recommendations
General recommendations for TRID study area
Streetscape amenities One of the goals of both TOD and Transit TRID development is to increase the and pedestrian and The TRID process provides a mecha- bicycle access use of non-auto transportation, including walking and bicycling. nism to create incentives to reclaim Walkability is about having someplace Studies show that an optimum width underused or vacant parcels near tran- to walk to, as well as the ease and safe- of the pedestrian portion of sidewalk sit stops. Strategic redevelopment of ty of walking. Ambler is lucky in this (walking zone) is 8 feet, with a such parcels in Ambler will benefit the regard: its sidewalks link its residential tree/furnishings zone of 5 feet. In the Borough by creating new tax ratables areas directly to its commercial and TRID area (and specifically the where infrastructure is already in place entertainment center. The streetscape Redevelopment Overlay and and will benefit SEPTA by creating improvements that are found in the Commercial and RSC zoning dis- new markets for increased ridership. commercial core of Ambler should be tricts) sidewalks should be a In the following section of the report, extended to create a continuous expe- minimum of 13 feet and 15 feet where more specific recommendations relat- rience along Butler Avenue and North possible. Ambler has created very dis- ed to parking facilities and supportive and South Main Street. Street furnish- tinctive crosswalks along Butler retail will be discussed. ings (benches, pedestrian-scale Avenue; the TRID area should also The Ambler train station has been lighting, etc.) add comfortable func- use these crosswalks. Additionally rebuilt during the planning process for tionality for pedestrians and create there should be another signalized this TRID study; any infrastructure visual interest and a sense of place. crossing for pedestrians at Butler upgrades for the train system (as TRID value capture can be a source Avenue and Maple Street. opposed to scheduling or passenger for the funds needed to develop the seat changes) have been completed. pedestrian and bicycle amenities that Bicycle facilities should be incorporat- ed into the TRID development and Improvements to the bus system that will increase the quality of the have been identified as needed include Borough’s streets. throughout the Borough, including parking facilities for commercial uses a covered waiting area incorporated One thing that the center of Ambler and the SEPTA train station. into a proposed public plaza . does lack is an obvious public focal Additionally Ambler Borough should point of a park or plaza. The walkway consider marking Butler Avenue, with the kiosk and the arts environ- Main Street, and Maple Street with ment along the Cavalier alley could be bicycle symbols called sharrows on the a good place to begin creating such surface of the road (in the 2009 public spaces. A pedestrian plaza is MUTCD update). The goal is to pro- proposed at the intersection of Short vide SEPTA riders with the ability to Race Street and Butler Avenue to pro- safely incorporate bicycle transporta- vide a green, inviting location for users tion into their daily commuting. of all transit, and shelter for the SEPTA customers waiting for buses.
28 BOROUGH OF AMBLER Recommendations
Parking The SEPTA train station is at the cen- ter of the community; parking for SEPTA consumes more than four acres in the heart of the Borough’s commer- cial core, where parking is at a premium. In fact, over 12% of the land area in that core is dedicated to SEPTA parking. For this reason, a significant amount of the parking required for TRID redevelopment should be within structured lots and will serve a variety of uses on the same lot. Although development around the train station emphasizes mixed uses to reduce auto- dependency, the fact remains that Artist’s concept of development at the SEPTA site. Ambler will continue to be a major des- tination for auto drivers, as they ride interfere with the continuous place- consumed by parking elsewhere in the the train, shop, and dine within the ment of buildings and interrupt Borough and free it for more advanta- Borough. streetscape rhythm and diminish the geous uses that will allow for more A major parking structure is proposed walkability of the street. Where build- ratables. The highest demand for on the existing SEPTA parking lot on ings cannot be strategically placed to SEPTA parking is from Monday to South Main Street. The scale of such a hide the surface parking, such as along Friday, from 6:00 am to 6:00 pm, while structure has the potential of over- North Maple Avenue, there should be the highest demand for entertainment whelming in the context and scale of screening requirements, such as a wall and restaurant uses occurs after 6 pm the Borough. In order for the parking or decorative fencing to significantly on weekdays and during the entire garage to fit the character of South reduce the visual impact of this parking weekend. Some of the parking spaces Main Street’s residential and non-resi- on the public right-of-way. that are dedicated to SEPTA could become available for commercial uses dential buildings, it is recommended As part of the analysis it is recommend- during off-peak hours. that the structure be fronted with com- ed that specific quantities of parking mercial and residential uses so that it is within the parking structure be dedi- Finding Spaces: A Parking Action Plan not visible from the street. The net cated to individual uses. However, the for the Borough of Ambler called for the result is a facade that matches the majority of the parking would be formal establishment of a parking streetscape on the opposite side of reserved for the use of SEPTA. An authority or agency as well as defining a South Main Street. For the side of the important concern for transit riders is parking management area. parking garage that faces the SEPTA finding open parking spaces quickly. Recommendations regarding shared rail lines, it is recommended that a This can be easily facilitated by interac- parking and specific management issues green wall created with cables for vines tive signs along the main streets that should be implemented, especially as or a planted structure be placed to cre- would display space availability at the the TRID proceeds and parking needs ate an inviting gateway seen from the different parking garages and lots. and volume grow. However, to accom- commuter line. The parking garage plish this there will need to be a formal There are significant opportunities for would be over 300 feet from Butler shared parking arrangement made with shared parking within the TRID area Avenue; since the facade would be clad SEPTA. Such a mixed use of the park- because there are different peak hours with residences and stores, it would not ing structure and parking lots will for different uses—especially important “read” as a parking garage, however. increase the financial viability for devel- because of Ambler’s popularity as a oping such structures. This shared When parking occurs on surface lots, it night-time destination. Increasing the parking will benefit not only the devel- is recommended that these lots be amount of shared parking will ultimate- oper financially, but the community as located behind buildings whenever ly reduce the amount of land that is possible, so their presence does not well.
TRID STUDY 29 Recommendations
Zoning and design guidelines for new development
Because a large amount of new con- First, any structured parking of this Consideration should be given to struction is anticipated when the TRID height must be clad with other uses allowing parking structures to be with- is adopted, it is crucial that the Borough (for example, housing or stores) on at in 15 feet of the build-to line provided have clear guidelines as to how infill least 65% percent of the sides of the that the building is clad with commer- structures, both large and small, inte- structure that front onto public road- cial or residential uses on the first floor. grate into and are sympathetic to the ways. Second, there should be specific adjacent existing fabric of the commu- step-back requirements; for instance, a Building massing nity. This can be addressed through building might be limited to 40 feet in While some of the structures schemat- several regulatory means, including height if it is less than 15 feet from a ically proposed in the rail corridor standard zoning or form-based zoning public right-of-way, but parts of that could be large, they must nevertheless (a type of zoning that regulates the building could be 65 feet high if far- fit into the streetscape. Facades along form—height, mass, shape—a building ther back from the street. public rights-of-way should respect can take rather than its use.) Ambler’s eclectic building dimensions, Thus, if a portion of a building is high- massing, scale, and fenestration. There [Since the completion of an earlier draft er that four stories, that portion must should be no blank walls nor any sin- of this report, many of the following rec- be set back at least 15 feet from the gle long wall that faces any public ommendations have been incorporated build-to line. If a facade is more than right of way without architectural into Zoning Ordinance 1053 (Design 100 feet from a public right-of-way, the details such as windows and doors. Standards for Non-Residential facade may be 65 feet in height with- Buildings) adopted in 2011.] out the required setbacks. For example, front facades should be broken into a rhythm of vertical units Buildings without internal structured that reflect existing building widths Building form parking should be limited to four sto- on the street, with a maximum width ries in height, provided that each facade Building height of forty feet per unit. Townhouses does not exceed 115% of the average cladding an internal parking structure The transit-oriented development height of the three closest buildings on could be forty feet wide, with a 12 pattern that is envisioned for the rail the same public right-of-way. corridor of Ambler includes residential foot break between units, with the development as well as commercial and Setbacks depth of the break (from build-to line office uses. Currently the maximum Because the pedestrian experience is so to parking structure) of 15 feet. building height in the Borough is 65 significant to the success of Ambler’s In cases where there is front yard park- feet (the height of the Wyndam Hotel core, special care should be taken to ing, the building can set back from the in the center of the Borough). By ordi- promote a streetscape that forms a roadway but there must be either a nance, height regulations in the coherent visual whole to support retail green buffer or an architectural ele- commercial district are limited to 40 uses and street life. The use of “build- ment such as a screening wall on the feet with the Zoning Hearing Board to lines” rather than “setback build-to line (see below). able to accept an increase of up to 70 requirements” will ensure that the feet; the additional height is predicated streetscape is not broken up by empty on one-foot of setback for each foot of spaces in front of structures that dis- increased height. rupt pedestrian sidewalk flow. We suggest that when an infill building All structures should be constructed to in the rail corridor area has internal a build-to line on at least one street structured parking, the height of the facade. building be allowed to reach 65 feet by right. However, there should be addi- In the existing Commercial District tional requirements to minimize the ordinance, parking structures are to be impact of such a height at street level. located at the rear of the properties.
30 BOROUGH OF AMBLER Recommendations
Lot coverage Bicycle ordinance Parcel rezoning The lot area coverage of 80% for both A bicycle ordinance to define specific There are two areas on the west end of the Commercial and Retail and Service parking requirements should be con- Ambler that need to be rezoned to Commercial (RSC) Districts is appro- sidered for adoption. For example, for accommodate the uses recommended priate, but bonuses may be suitable every 20 cars parking spaces required in this TRID study. The existing post when the developer uses green tech- on-lot, one bicycle rack that accom- office occupies the entire block at nologies relating to stormwater issues. modates six bicycles should be Butler Avenue and Locust and These may include green roofs, porous installed. The location of the racks Chestnut Streets. It is recommended paving, rain gardens, bio-filtration should be prominent, in front of that this area be rezoned from office swales or other similar technologies. active uses where many eyes will see to residential. On the post office site, the bicycles. The style of bicycle rack a mix of residential uses is expected to Structured parking should be defined by the Borough. include quadraplex units known as Parking structures are allowed in the Additionally, access drives to the bicy- manor or mansion homes, 2–over-2 Redevelopment Overlay (RO) district. cle racks should be marked townhouses, and apartments on sec- Parking structures should also be appropriately. ond floors above garages. This mix allowed in the Retail and Service will fit well into the existing residen- Commercial, the Commercial, and the Parking lots tial fabric of the adjacent blocks, but RO districts. There are defined uses, Buffering requirements in the RO will require an ordinance that specifi- limits and location definitions that District should be expanded to cally allows these residence types should be considered for inclusion of include an architectural screen and/or On the north side of Butler Avenue parking structures within these dis- a green screen that can include hedg- adjacent to the Cornerstone tricts. ing, trees, and groundcover designed Presbyterian Church, the Sons of Italy, to fully screen the view of cars to a For example, any parking structure 1 and McDonalds should also be minimum height of 3 ⁄2 feet when should be clad with other uses (e.g., rezoned to permit residential develop- installed. residential units or stores) on at least ment to accommodate the proposed sixty-five percent of each side of the Architectural guidelines three-story multi-family residential structure that fronts directly onto a uses. Architectural guidelines should be public roadway. The existing ordinance developed to guide the development allows the proposed SEPTA infill park- Allow medical uses that will occur within the TRID area. ing structure on South Main Street to In the Retail and Service Commercial The guidelines should include the fol- be wrapped with office or commercial (RSC) District, the ordinance should lowing: uses. Along South Main, it would also be modified to allow medical office be appropriate to allow for residential l Facade widths, heights, and break uses by conditional approval, provided cladding of a parking garage on the depths that the location will not impact upon ground floor, as long as the develop- adjacent retail establishments. Medical l Massing and scale ment on that specific lot is a mixed-use offices are needed in Ambler, and an development. There is a requirement l Floor setbacks as described above outpatient use of 45,550 square feet is for a green buffer for parking struc- l Fenestration patterns, rhythms, scale projected as part of the TRID devel- tures; it would be appropriate to add opment parcels on North Maple, that green walls and vertical trellis sys- l Materials within the RSC district. tems can be allowed as a green buffer. l Lighting
Residential use in Commercial l Green infrastructure goals District [See Appendix VII: Ordinance 1053 Currently, no residential uses are per- (Design Standards for Non-Residential mitted in the Commercial District. Properties), adopted January 2011] This should be changed to allow for mixed-use, including residential, to occur.
TRID STUDY 31 Recommendations
Site-specific redevelopment strategies
The original version of the TRID area SEPTA Parking Lot at recently proposed supermarket on the included underutilized parcels in the Main Street and Butler eastern side of the Borough mentioned commercial area as far as ½ mile from Avenue above, a supermarket on the train sta- the train station that would have ben- tion property would not be feasible. efited from being in the TRID One of the core areas for the TRID The SEPTA site is well situated to boundary. However, there was a redevelopment plans is the SEPTA support a mix of uses and the TOD reduction in the TRID study area on parking lot adjacent to the relocated concept. Retail space, for single use or the east side of Ambler due to market Train Station. Concerns about parking subdivided, or leased to smaller busi- changes and property availability for current and future activities in the ness, has been proposed for this site; in during the planning process. Borough have been a theme in many of the planning studies produced for addition this site can support addi- Two areas were removed because they Ambler. Increased residential and tional residential uses, a Post Office were acquired by developers. One of commercial development will generate relocated from its current West Butler these parcel is at the corner of East need for more spaces, above and Avenue site, and some parking for Park Avenue and East Butler Avenue, beyond what may already be required SEPTA. There could be a total of the location of the Acme supermarket. along Butler Avenue. 46,858 sf of retail use, 110 residential During the course of the study a chain units, and 970 parking spaces on the drugstore acquired the property and it As transit ridership grows, so will the site. Approximately 780 of the parking is now operating as a drugstore. In the need for more parking. The limited spaces could be within a parking struc- preliminary stages of the TRID space in which to expand surface park- ture. planning process, the site was a ing, as well as the desire of transit users To support these uses, the entire candidate for redevelopment and for to park as close as possible to the sta- SEPTA parcel and a few undervalued new infill development along Butler tion, led the planning team to evaluate adjacent uses would need to be devel- Avenue. A second parcel, bounded by structured parking on the SEPTA site. oped. The body shop and the oil Linden wold Avenue, Race Street, and Several factors drove the investigation company on South Main would need Butler Avenue, was originally studied of the kind and location of structures: to relocate. To stage development and primarily because of the closing of an the height of other buildings in the to have continuous service for SEPTA, automobile dealership in the block. immediate vicinity, the need to fit into dedicated SEPTA parking must be cre- Commercial and office redevelopment the historic context of the Borough, ated at another location in close was proposed for the site, but during the potential circulation conflicts with proximity to the station prior to any TRID planning a developer came to the train line and additional traffic at development of the SEPTA parking Ambler with plans to place a new peak transit use times, where to put lot. supermarket at this location. SEPTA parking while any structures are being built on the site, construc- In the original TRID study area there tion costs for multi-story parking, and were two tiers of priorities for devel- ways to finance the project. The out- opment, core and contributing come of this redevelopment project properties. The core sites are those must produce more parking for the that were strategic to creating parking SEPTA station (which currently has for SEPTA users while the existing 496 spaces). SEPTA parking lot was under con- struction; the core properties remain During the time of this study, the in the TRID study area. Contributing existing Acme in Ambler closed, leav- properties included the two removed ing a significant gap in the community parcels mentioned above that could be services. The team had found that a developed independently without supermarket would be well suited to affecting the SEPTA parcel. the SEPTA site, but because of the
32 BOROUGH OF AMBLER Recommendations
South Main Street SEPTA Station: upper levels Potential development scenario Butler Avenue (schematic)
74 surface 2nd level parking spaces
30K sf retail
3rd level
retail service area & PO vehicle storage
4th level
16.9K retail/ Post Office
123 surface parking spaces 5th level
green roof
6th level Existing use 496 parking spaces Proposed use Retail: 30,000 sf Retail/Post Office: 16, 858 sf 7th level Residential: 110 units Parking (approx.) Interior parking garage Retail: @ 5/1000 sf 235 2-story retail/storage Residential @ 1.5/unit 165 SEPTA 570 Townhouses Total (approx.) 970
Residential (apartments, condominiums)
TRID STUDY 33 Recommendations
SEPTA Station: North Maple Street Potential development scenario (schematic) The study looked at many locations and strategies to create parking for SEPTA. In the end the most efficient location for parking was found to be on the northeast corner of Maple and Butler. In this location Trax Café would remain as a destination-orient- ed eating establishment. Additional infill development could include a stand-alone building on the corner of Maple and Butler, in scale with the Trax Café, that would include com- mercial uses with 4,800 square foot of second floor offices and a separate 45,550 square foot medical facility set The SEPTA site, looking southbound. A surface parking lot near Butler Avenue serves major retail back from Butler Pike that would be uses in the main structure. A parking garage with a green roof for SEPTA and commercial uses, including a relocated Post Office, is located on the lower levels with townhouses and condominiums an outpatient outreach facility for a and apartments above . major hospital in the region. Parking spaces for SEPTA (approximately 154) would be on-lot. Parking for the medical facility and the infill develop- ment would be located in front, behind, and in two levels on the roof of the medical building. The roof parking is schematically designed to be accessed from the north side of the Computer rendering of possible residential and Looking south from South Main Street. proposed medical building with a commercial development at the SEPTA site, Townhouses line the street side of the ramp up to the roof. Parking for Trax development to reinforce a pedestrian scale. looking south from Butler Avenue. would be shared with the medical and infill uses.
South Maple adjacent to the Train Station This site, occupied by LTK and the BP gas station, was studied to deter- mine its potential capacity to accommodate private development and parking for SEPTA. The location is excellent for SEPTA parking, but was found to be complex from a pub- lic/private partnership perspective. If the site should become available, it would offer an excellent opportunity for the Borough, the region, and SEPTA to provide parking for the train station as well as private com- mercial and office infill development .
34 BOROUGH OF AMBLER Recommendations
North Maple Street: 40 surface parking spaces Potential development scenario (schematic)
ramp
24 residential units
medical office building with 2 levels of parking
North Maple Avenue
244 surface parking spaces
Existing use Industrial building and parking for SEPTA/Trax Cafe Proposed use Medical Center: 44,550 sf Restaurant: 2,649 sf Office: 4,800 sf Restaurant Retail: 4,800 sf (Trax Café) Residential: 24 two-story condominiums (1,500 sf ea.) located in Whitpain Township Parking (approx.) Medical Center 297 1st floor: retail Restaurant 29 2nd floor: office Office 15 Butler Avenue Retail 21 Residential 36 SEPTA 154 Total (approx.) 552
TRID STUDY 35 Recommendations
Post Office West End Square Site This location at one of the two pri- mary points of entry into the Borough should present a memorable introduc- tion to the community. The impression at this critical location, however, is currently pedestrian unfriendly and non-town like; the parking lot of the post office con- tributes to this. A major goal of the redevelopment plan is to relocate the post office onto South Main Street View westward at the Northwest Gateway, with schematic new residential development on the old behind the proposed commercial Post Office site on the left and new residential infill development incorporating the facade of the spaces on the SEPTA parking lot site. historic Keasbey & Mattison Garage on the right. Replacing the post office building and lot would be 41 infill residences, link- ing the existing neighborhood south Northwest Gateway of the site to Butler Pike. In addition This location incorporates the proper- to developing a small townhouse ties of the auto body shop on Butler neighborhood, this project would cre- Pike. Directly opposite on the south ate a new gateway into Ambler from side of Butler Pike is the proposed res- Whitpain and Upper Dublin idential infill development on the Townships’ residential communities. existing post office parcel. The plan- (See also Parcel Rezoning above.) ning process determined that the best use of this site was to blend residential uses into the fabric of the western gateway into Ambler. The Cornerstone Presbyterian Church and the Sons of Italy are to be retained in Post Office/West End: the redevelopment. Shared parking is Potential development envisioned with new residential infill scenario (schematic) development replacing the auto body shop, creating up to 30 residential units in a three-story building. (See also Parcel Rezoning above.)
Butler Ave. Wissahickon
Chestnut St.
36 BOROUGH OF AMBLER Recommendations
Plaza The development of a plaza on the northeast corner of Short Street and Butler Avenue will create a public open space and destination that will Northwest Gateway: serve as a focal point in this heavily- used pedestrian area. Amenities Potential development should include shelter and points of scenario (schematic) interest (a water feature, for example) to serve the community and transit riders as a meeting place in the center of the commercial core of the commu- nity.
Streetscape Expansion The wonderful style of Butler Butler Avenue Avenue’s commercial core streetscape should be extended to reach the west- ern gateway at the bridge over the
Chestnut St. Wissahickon Creek. These improve- ments would include street lights and street trees. As adjacent parcels are redeveloped, the developer will be responsible for replacing pavement to Wissahickon the specific requirements of the Borough to complement the streetscape design found in the com- mercial core. Cavalier Parking Lot The Cavalier parking lot and its asso- ciated alleys and entrance roads could be upgraded to provide additional parking and to become more aestheti- cally appealing by creating a single additional deck level of parking. This Cavalier lot: Proposed garage would serve the business, cultural, and transit community within the existing commercial core of Ambler (right).
Spring Garden
Poplar
TRID STUDY 37 Recommendations
Summary of Findings
Implementation of the TRID will TRID improvement Other TRID improvements could bring redevelopment to Ambler. The infrastructure phasing include a parking deck at the Cavalier proposed development program for lot (to accommodate approximately 92 the four identified TRID develop- A variety of infrastructure components cars), streetscape enhancements, gate- ment sites includes the following: are required to encourage, facilitate, way plaza construction, lighting, and and provide a foundation for the other public amenities. SEPTA Station site: TRID development program (Table 2 l 30,000 sf of retail and a 17,000 sf below). The most important of these Three stand-alone developments (the relocated post office is the construction of parking garages three-story residential units next to the Sons of Italy, the pedestrian plaza and l 110 condominium and townhouse on the SEPTA train station and North the Cavalier parking lot) do not units Maple sites to reclaim the ground of the Station site for productive devel- require other developments to occur in l 780 space parking garage and 190 opment. To bring this about, the first a chain of events. surface parking spaces thing that needs to happen is prepara- (approximate) tion of alternate parking for SEPTA TRID economic/ North Maple Avenue site: users to allow the existing parking lot fiscal analysis l 44.550 sf of medical service office to be developed. This means that the Three of these four sites currently and 6,850 sf of commercial space development on North Maple Avenue yield approximately $58,900 in taxes would become the first priority in the l 270 space parking garage and 284 for the Borough, School District, and development process for the TRID. surface parking spaces Montgomery County. Property Northwest Gateway site: The mixed-use development on the records for the North Maple site existing train parking lot must happen require further research, but the tax l 30 condominium units to allow the post office to relocate. yield is recognized as very modest. l 60 spaces of surface parking Once the post office has been relocat- The proposed development program Post Office/West End Square site: ed, the mixed residential unit for these four sites will yield a total tax development can occur at the West revenue of $1.482 million for the l 41 townhomes and flats End site on Butler Avenue. three jurisdictions based on current
Table 1: Ambler TRID Development Program Summary
SEPTA Station North Maple Avenue Northwest Gateway West End (Parcel 1) (Parcel 2) (Parcel 3) (Parcel 4) Retail Medical Center Residential: 30 units 20 townhomes 30,000 sf 44,550 sf Retail/Post Office Commercial/Office 60 parking spaces 16 stacked townhomes 17,000 sf 9,600 sf 190 surface parking spaces 284 surface parking spaces 5 flats 780 garage parking spaces 270 garage parking spaces Landscaped square 110 townhomes & condominiums
38 BOROUGH OF AMBLER Recommendations
Table 2: Schedule of Potential TRID Tax Increment Financed Improvements
SEPTA Station site improvements North Maple Avenue Cavalier Parking Lot l Acquisition l Acquisition l Parking deck construction l Demolition and fill l Demolition and fill l Sidewalks and curbs; street trees l Sidewalks, utility mains l Sidewalks, utility mains Other streetscape enhancements l Pedestrian lighting l Pedestrian lighting l Butler railside plaza l Parking areas and garages l Parking areas l Maple Avenue traffic signal West End Square l Streetscape enhancements along and l Plaza construction near Butler Avenue l Pedestrian lighting Design and contingency related to above improvements
Table 3: Ambler TRID Development Program Job Creation & Income Impacts
SEPTA North Maple Northwest Station Avenue Gateway West End Total Employment Current estimated employment 50 48 14 43** 155 Estimated post-development employment 124** 224 41353 Net employment gains 74 176 -10 -42 198 ** Includes relocation of Post Office from West End site to SEPTA Station site
Income Net incremental income of residents $8,900,000 $4,100,000 $4,600,000 $17,600,000 Net incremental income of employees** $700,000 $19,900,000 ($400,000) $20,200,000 Net Incremental Income $9,600,000 $19,900,000 $3,700,000 $4,600,000 $37,800,000 ** Excludes relocated Post Office employees Job creation and economic impact figures provided by Urban Partners.
TRID STUDY 39 Recommendations
Table 4: Estimated Pre- and Post-Development Tax Summary
SEPTA North Maple Northwest Station Avenue Gateway West End Total Estimated current taxes* Total $34,000 ?? $15,100 $9,800 $58,900
l Borough of Ambler $7,900 $2,800 $5,700 $16,400
l Wissahickon School District $22,700 $10,700 $3,800 $37,200
l Montgomery County $3,400 $1,600 $300 $5,300
Est. post-devel. taxes Real Estate Tax $633,000 $292,000 $100,000 $247,000 $1,272,000 l Borough of Ambler $102,000 $47,000 $16,000 $40,000 $205,000
l Wissahickon School District $460,000 $212,000 $73,000 $179,000 $924,000
l Montgomery County $71,000 $33,000 $11,000 $28,000 $143,001
Earned Income Tax $95,000 $32,000 $19,000 $46,000 $192,000
l Borough of Ambler $47,500 $16,000 $9,500 $23,000 $96,000
l Wissahickon School District $47,500 $16,000 $9,500 $23,000 $96,000
Emergency Municipal Services $6,400 $11,600 $200 $18,200
l Borough of Ambler $6,400 $11,600 $200 $18,200
Total $734,400 $335,600 $119,200 $293,000 $1,482,200
l Borough of Ambler $155,900 $74,600 $25,700 $63,000 $319,200
l Wissahickon School District $507,500 $228,000 $82,500 $202,000 $1,020,000
l Montgomery County $71,000 $33,000 $11,000 $28,000 $143,001
* figures based on 2009 estimates
tax rates and assessment procedures. Impact of new housing on schools from analysis of local attendance condi- This will also include revenue from As noted in the development programs tions within the Wissahickon School the new commercial and residential (Table 1), there are a total of 181 new District. development on the SEPTA lot. housing units proposed for the TRID Applying the models from these The tax increment is $1.423 million Area. To determine the potential sources to the TRID Area develop- annually, including $303,000 for the impact of school-age children on the ment program, we arrived at an Borough of Ambler, $983,000 for the Wissahickon School District, we devel- estimated population of 359 in these Wissahickon School District; and oped two alternative school enrollment 181 new housing units, with a project- $137,000 for Montgomery County. impact forecasts: the first based on the ed increased public school enrollment widely-utilized publication, Who Lives of 21 children on the low side and 27 in New Jersey Housing? prepared by on the high side. At current local costs Rutgers University; the second derived per student for the Wissahickon
40 BOROUGH OF AMBLER Recommendations
when the local government is collecting Table 5: Ambler TRID improvements finance sufficient value capture to float a bond that will pay for the infra structure. Estimated TRID improvements cost $10,615,000 Target grant contributions: –40% $4,245,000 Value capture phasing Estimated TRID contribution $6,370,000 Having determined an approximate value capture rate of 35% for the Annual debt service cost $487,000 TRID district, we can estimate the tax Estimated tax increment $1,423,300 revenue generated over the entire TRID development period. As men- TRID tax increment @ 35% $498,155 tioned above, an issue critical to TRID financing is the timing of the tax amortization period for the value School District, this increased enroll- timing of the tax amortization period captured. While TRID legislation ment would be expected to raise for the value capture, and the upfront calls for a 20-year amortization period school costs by $378,000 to $486,000 gap in financing the public infrastruc- that begins once construction of the annually. These increased costs repre- ture necessary to attract desired private development is completed, we suggest sent between 38% and 49% of the development. According to Tax that this period will be much longer expected increase in school district Increment Financing (TIF) legislation, due to the necessity of phasing the revenues resulting from this proposed on which TRID legislation is based, a development process because of mar- TRID development. 20-year amortization period begins ket conditions. A more likely once construction of the project is amortization period is 25 to 30 years Proposed TRID completed. It is not clear, however, if by the time all sites are developed. improvements financing the TRID legislation allows a local gov- Therefore, we have estimated the program ernment to amend the TRID to add TRID value capture over a period of newly development property to the 26 years, when we estimate the TRID As noted above, the potential com- TRID over time so that the 20-year tax increment will have successfully bined tax increment from TRID Area period would restart each time new financed the development infrastruc- development is approximately development is added. This is impor- ture in its entirety. $1,423,000. The cost of required tant because construction is likely to be As the figure “Total estimated tax TRID improvements is estimated at completed at different times for differ- $10,615,000. The financial model for potential over life of Ambler TRID” ent properties in the TRID over several shows, there are three primary tax this analysis assumes that 40% of years. required investment is provided yields that will be generated within through state and federal grant sources The other public investment issue is the the TRID as a result of the new devel- and 60% is funded from TRID sources. need for bridge financing for the local opment: current taxes being generated At this 60% level, funds to support government. The collection of the on all properties being developed in $6.37 million of public investment for value capture from the TRID will not the TRID; the 35% value capture of the TRID Area would need to be begin until the development is com- the tax increment being generated by reserved from the tax increment. plete, which could take several years. In the new development to finance the Combined with costs of issuance (clos- the case of Ambler, several million dol- public infrastructure of the project; ing and legal costs, etc.), this level of lars worth of infrastructure and the remaining taxes being generat- investment would require debt service improvements, especially for garage ed by the development that go to the of about $487,000 annually for 20 construction, need to be completed Borough, school district, and County years—an amount equal to approxi- prior to the generation of any tax as they normally would. mately 35% of the anticipated tax revenues in the TRID. We estimate that TRID area taxes cur- increment, or value capture, from the Therefore, there is a need for an inter- rently being generated amount to development program of the TRID im financing tool to bridge the gap approximately $58,900 annually (in Area (Table 5). between the time that the local 2009 dollars). This will continue over There are two potential issues associat- government invests in the necessary the 26 year amortization period. The ed with this public investment—the TRID infrastructure and the point potential tax increment and value cap-
TRID STUDY 41 Recommendations
ture from the TRID development will ture will begin to decline. This decline approximately year 26 when the value begin as a modest amount once will occur because increased value cap- capture amortization period ends. At phased construction commences. By ture will no longer be necessary as the that time, the three taxing bodies will about year 6, we anticipate full build- completed public infrastructure will start recovering all of the taxes generat- out of the TRID, causing the total tax continue to be paid off. ed by the TRID development on an revenue generated to cap. At the same annual basis. Simultaneously, the Borough, school time, the value capture from the devel- district, and County will begin to opment will peak. We estimate this recover more of the tax increment as peak will continue for 14 more years the value capture decreases until to about year 20, when the value cap-
42 BOROUGH OF AMBLER Recommendations
Next Steps
The Ambler TRID Planning Study undervalued lands that are contiguous Phase has been completed in Ambler. provides an excellent opportunity for to the commercial core and railroad The second Program Management the borough to realize an even more station, and developed schematic Phase has been completed in part with vibrant downtown, with mixed-use designs to determine the potential for this report. The final Implementation transit-oriented development and a development on these parcels. Phase will depend on completion of highly profitable main street commer- required governmental actions as out- As described above, there are three cial district. The study process to date lined in Phase Two. phases in the process of bringing a has defined areas of underutilized and TRID to completion. The Planning
TRID Planning Steps Planning Phase Step 1 Municipality and Transit Agency agree to work cooperatively to create TRID Step 2 Municipality undertakes TRID Planning Study to determine location, boundaries and rationale: Process begun July 2007 with issuance of RFP for planning study Step 3 Municipality and Transit Agency conduct community public meeting(s) on planning study: Public meetings on June 10, 2008 and July 24, 2008 Step 4 Planning Study is revised and completed: January 2010 Step 5 Municipality and Transit Agency accept Planning Study’s findings and recommendations: October 2009 Step 6 Municipality forms Management Entity (e.g., an Authority) to administer TRID implementation To be determined between Montgomery County and Ambler Borough Step 7 Municipality and Transit Agency prepare project lists of Public Sector Infrastructure Improvements, including costs, phasing and maintenance: Spring 2008 Program Management Step 8 Municipality and Transit Agency coordinate with School District and County on Value Capture shares, schedule and TRID Financial Plan: 2009 Step 9 Municipality holds public meeting on TRID Implementation Program improvements: October 22, 2009 Step 10 Municipality and Transit Agency execute Agreement on roles, responsibilities, financial commitments, man- agement entity and defined improvements: Non-binding resolution signed by Ambler Borough Council December 2009 Step 11 TRID Management Entity solicits Developer interest: to be determined Step 12 Development proposal accepted by TRID Management Entity and municipality: to be determined Step 13 TRID Management Entity executes Development Agreement with successful Developer, including Public Sector Improvements and Private Sector Financial or Project Commitments: to be determined Implementation Phase Step 14 Project construction and completion: to be determined Step 15 TRID Management Entity administers Value Capture revenues and expenditures in accordance with approved Implementation Program: to be determined Step 16 Amendments to Agreement or TRID Plan, as required: to be determined
TRID STUDY 43 This planning process has completed Tasks to be completed steps 1 through 10 with a non-binding l resolution agreeing in principle to a The Borough and the School value capture percentage signed by District need to accept the plan as Ambler Borough. This resolution is complete and forward it off to pending approval by the Wissahickon Montgomery County as a Final School District. Report with the recommendation that both the County and ultimate- Where do we go from ly SEPTA accept the report. On-going. here? l Continue public meetings concern- Community involvement ing the TRID enabling ordinance to Key to the success of Ambler’s TRID define the types of future develop- is ongoing community interaction and ment that are proposed: On-going. involvement in the process through l Write the TRID ordinance and public meetings to increase awareness modify the existing planning docu- about the TRID and the potential ments that must support the TRID development options. The public and ordinance: Fall/Winter 2012. Borough Council meetings specifical- ly on the TRID have offered an l Define the public entity that will opportunity for members of the com- become responsible for coordinat- munity to be part of the process as it ing the land and development moves forward; this practice should arrangements: 2013. continue. l Define what public entity will be responsible for ongoing financial Advocacy oversight and physical improvement Municipal leaders, community mem- oversight prior to the TRID man- bers, SEPTA, state legislators and agement agency executing a Montgomery County need to work development agreement: 2013. together to shape a more detailed vision of the future for Ambler as new l Seek developer interest: Ongoing. ordinances and development plans are l Community interaction with devel- formalized. oper/s: Schedule to be determined.
l Ambler Borough Council accepts the land development program sub- mitted by the developer, including all required public commitments and agreements/easements.
l Development completion.
l Value capture oversight. With a sustained effort by all parties, Ambler’s TRID could become a reality in three years.
44 BOROUGH OF AMBLER