April 23, 2004 Delaware Valley Regional Planning Commission Montgomery County Planning Commission Cheltenham Township Southeastern Pennsylvania Transportation Authority Glenside Station Area Development Plan prepared by: HillierARCHITECTURE with: Desman Associates, Inc. Real Estate Strategies, Inc. Orth-Rodgers & Associates, Inc. Table of Contents Executive Summary 1 1.0 Introduction 5 1.1 Pur pose of Study.............................................................................................................................. 5 1.2 Project Participants............................................................................................................................ 6 1.3 Goals and Objectives ........................................................................................................................ 7 1.4 Planning Process............................................................................................................................... 7 2.0 Existing Conditions Review 9 2.1 Summary of Findings from Previous Studies..................................................................................... 9 2.1.1 Parking Demand Study............................................................................................................ 9 2.1.2 Commercial District Enhancement Plan.................................................................................. 9 2.2 Related Initiatives Underway ............................................................................................................12 2.3 Study Context...................................................................................................................................12 2.4 Site Description ................................................................................................................................14 2.5 Parking Supply and Demand Assessment ......................................................................................16 2.6 Traffi c and Circulation Infrastructure Assessment........................................................................... 18 2.7 Retail Market Opportunities............................................................................................................. 20 2.8 Planning Criteria.............................................................................................................................. 23 2.8.1 Height, Massing, and Design................................................................................................. 23 2.8.2 Parking .................................................................................................................................. 23 2.8.3 Transit.................................................................................................................................... 24 2.8.4 Garage Components ............................................................................................................. 26 2.9 Community Needs and Expectations .............................................................................................. 27 3.0 Alternative Approaches 29 3.1 Evaluation Criteria ........................................................................................................................... 29 3.2 Initial Alternatives ............................................................................................................................ 30 3.2.1 Alternative 1........................................................................................................................... 30 3.2.2 Alternative 2........................................................................................................................... 32 April 2004 | Glenside Station Area Plan A1 3.2.3 Alternative 3........................................................................................................................... 34 3.2.4 Alternative 4........................................................................................................................... 36 3.2.5 Alternative 5........................................................................................................................... 38 3.3 Evaluation of Initial Alternatives....................................................................................................... 40 3.4 Final Alternatives ............................................................................................................................. 43 3.4.1 Alternative 6........................................................................................................................... 43 3.4.2 Alternative 7........................................................................................................................... 43 3.4.3 Alternative 8............................................................................................................................47 3.5 Comparison of Final Alternatives..................................................................................................... 48 3.5.1 Budget Comparison............................................................................................................... 48 3.5.2 Parking Supply ...................................................................................................................... 48 3.5.3 Retail Yield ............................................................................................................................ 48 3.5.4 Community Impact................................................................................................................. 48 4.0 Recommended Plan 51 4.1 Plan Description ...............................................................................................................................51 4.1.1 Creating a Place.....................................................................................................................51 4.1.2 Benefi ts.................................................................................................................................. 53 4.2 Development Components .............................................................................................................. 55 4.2.1 Roberts Block........................................................................................................................ 55 4.2.2 Station Plaza ......................................................................................................................... 55 4.2.3 Historic Train Station Building................................................................................................ 56 4.2.4 Mixed-Use Parking Garage ................................................................................................... 56 4.2.5 SEPTA Station Facilities........................................................................................................ 57 4.3 Design Guideline Concepts............................................................................................................. 58 4.3.1 Roberts Block........................................................................................................................ 58 4.3.2 Transit Center ........................................................................................................................ 59 4.4 Development Program..................................................................................................................... 60 4.4.1 Parking Schedule.................................................................................................................. 60 4.5 Project Cost Estimate ...................................................................................................................... 62 4.6 Final Concept Design ...................................................................................................................... 62 5.0 Parking Garage 69 5.1 Layout Plans.....................................................................................................................................71 5.2 Security .......................................................................................................................................... 76 5.2.1 Active Systems...................................................................................................................... 77 5.2.2 Passive Systems ................................................................................................................... 78 A2 Glenside Station Area Plan | April 2004 6.0 Traffi c and Circulation Plan 80 6.1 Parking Management and Recommendations................................................................................. 80 6.2 Infrastructure Improvements............................................................................................................ 80 6.3 Traffi c Calming................................................................................................................................. 81 6.4 Pickup and Drop off Loops .............................................................................................................. 82 6.5 Bicycle Users................................................................................................................................... 83 6.6 Pedestrians...................................................................................................................................... 84 7.0 Market Analysis 86 7.1 Introduction.....................................................................................................................................