CONSHOHOCKEN City Planning Workshop | Spring 2014 UNIVERSITY OF PENNSYLVANIA Department of City and Regional Planning
Produced by Team Conshy Zachary Billet Christina Dobbs David Flanagan
James Lantelme Lanzi Li Lan Thao Nguyen Jizhe Yang School of Design, Spring 2014 University of Pennsylvania, Philadelphia
Acknowledgements Team Conshy thanks the residents, business owners and willingness to share thoughts on their borough. The observations and recommendations herein are solely those of Team Conshy and were prepared as an academic exercise for the Department of City and Regional Planning at the University of Pennsylvania. Department of City & Regional Planning David Vodila, Workshop Instructor John Landis, Department Chair & Workshop Coordinator Kate Daniel, Department Coordinator Borough of Conshohocken Paul McConnell, Borough Council President Montgomery County Planning Commission Michael Stokes, Assistant Diretor Holly Mager, Section Chief-Design Planning Ronald Feick, Geographic Information Systems Coordinator Rivertowns Program Lizzie Hessmiller, Pennsylvania Environmental Council Kimberly Stever, Eastwick Marketing Steve Nelson, Eastwick Marketing
TABLE OF CONTENTS Executive Summary
4
Chapter 3 Vision and Implementation
53
Chapter 1 Existing Conditions
7
3.0 Overview 3.1 Transit-Oriented Development 3.2 Riverfront Park 3.3 Colwell Road 3.4 Fayette Street 3.5 Borough-Wide Programming
55 57 65 73 79 86
Chapter 4 Conclusion
93
4.1 Implementation Matrix 4.2 Conclusion
94 95
Sources
96
1.0 Overview 1.1 Demographics 1.2 Transportation 1.3 Commercial 1.4 Zoning and Land Use 1.5 Existing Conditions Assessment 1.6 Proposed Developments
9 14 20 26 28 34 36
Chapter 2 Goals and Alternatives
39
2.0 Overview 2.1 Goals 2.2 Alternatives & Scenario 2.3 Rating
41 42 44 50
EXECUTIVE SUMMARY The Borough of Conshohocken has a long history. From its establishment in 1830, the borough grew steadily as a manufacturing center until the middle of the 20th century due the 1970s, its manufacturing base began to wither and its population shrank from its peak of almost 11,000 to 7,100 in 2000. Recognizing it could no longer rely on manufacturing for its prosperity, the borough embarked on a program
population cohort continues to shrink. The borough has notable strengths. It has an attractive, walkable downtown and excellent multi-modal connectivity with the region. Developers want to build in it and it has land available. It has a good variety of housing. Its challenges include threats to its streetscape from a proliferation of auto-oriented land uses, despite a low store-front vacancy rate.
Since the early 1980s, the borough has had a construction boom along the riverfront adding The success of this development has resulted in a new set of problems congestion around the Matsonford Bridge, a disconnect between the riverfront and the historic town, a SEPTA station unattractive to pedestrians, and the need for a variety of additional housing to accommodate a growing population expected to reach 10,000 by 2040. The population characteristics have been changing too. Overall, the residents are younger, wealthier and better educated than they were in 2000. Most the borough’s population growth is attributable to 18 to 34 year olds. Every other
A number of goals will address these challenges, all of which support the larger goal of strengthening Conshohocken’s urban fabric. The goals include environmental sustainability, economic growth, social fabric and improved connectivity. recommendations discussed below will help the borough achieve its goals. The is for a large mixed use transit-oriented development over the train station. The second attempts to realize the full potential of the riverfront area with additional recreational and event uses to connect it with the upper borough. Both recommendations will allow the borough
Third is a Street to Colwell Road and the development of housing along this new corridor with a retail node where it intersects Elm Street. Fourth is a Form-based Code for Fayette Street along with businesses and create a pedestrian friendly streetscape. Lastly are several borough-wide programs that will support economic development, connectivity, environmental sustainability, and social cohesiveness. These include a business improvement district, new bike routes, and a transit shuttle. Environmental sustainability is addressed by recommended green infrastructure practices. Social events such as a Night Market, revived farmers’ market, and movies-in-the-park will help unite the upper and lower borough. Retail promotions and a restaurant week recommended to attract people and investment to Conshohocken. These recommendations build on the strengths of the borough and will ensure that Conshohocken will thrive for many years into the future.
3D View of Conshohocken (Exec.1.1)
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View of Conshohocken’s riverfront at night (1.0.1)
CHAPTER 1
EXISTING CONDITIONS
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1.0 OVERVIEW INTRODUCTION Welcome to Conshohocken, or as it is called locally, “Conshy.” The borough is one square mile in area and sits on the banks of the Schuylkill River to the northwest of Philadelphia in Montgomery County. Its population of in recent years and has undergone substantial demographic changes. Conshohocken has housing development. In fact, many of the trends seen in the past decade more closely align Conshohocken with Philadelphia than Montgomery County.
Plymouth Meeting King of Prussia CONSHOHOCKEN Sch uyl k il l Ri ver
Philadelphia
Regional connectivity has long been a source of the borough’s prosperity. Its residents travel by car, bus, train, or on foot to employment both within the community and to many of the surrounding employment and retail centers such as King of Prussia, Plymouth Meeting, and Philadelphia. Conshohocken faces many challenges related to its population growth, requiring careful planning for integrated development, managing its small town character. The borough also on, including its walkability, riverfront, and rich restaurant and retail offerings.
Context Map of Conshohocken (1.0.2)
Chapter 1. Existing Conditions
9
HISTORY
William Penn bought land from the Tammany tribe (1.0.3)
Early Years
Industrial Boom
Economic Maturity and Deindustrialization
In 1683, William Penn bought the land that would contain Conshohocken from the Tammany Native Americans. In the early 19th century, the Philadelphia, Germantown and Norristown railroads were extended into the borough along with the Schuylkill Canal.
By the mid 19th century, iron furnaces were added along the riverfront, giving Conshohocken the nickname of “Ironborough.”
The last quarter of the 19th century saw
over the Schuylkill River. With these major transportation improvements, Conshohocken was able to make the transition to the industrial era. Unami-Lenapi (Delaware Indian)
Kanshi’hak’ing Elegant-ground-place 10
Industry along the waterfront in Conshohocken (1.0.4)
City Planning Workshop - Spring 2014
incorporated into Montgomery County. As a result, the borough’s land was subdivided and a street grid was laid out. During this time period, the population grew and the mill workers, managers, and proprieters mainly resided near the riverfront factories. By 1871, residential development began moving northward and the
and businesses and the prior economic cycle of “boom and bust” had become more stable. Conshohocken became more connected to the region and retail expanded. Religious, civic, and fraternal institutions served a larger community. In 1883, the Pennsylvania Railroad opened what is now known as the Outbound Station, which helped grow and further diversify the local economy. A few years later, Conshohocken was
newspaper was also published this year.
on Fayette Street and provided a connection to Norristown and Plymouth.
Population growth led to rise of non-industrial businesses (1.0.6)
Fire of 2006 destroyed 100 units in new apartment complex (1.0.8)
Bedroom Suburb
Commercial Boom
Present & Future
By the turn of the 20th century, Conshohocken’s population reached 5,762. This period saw the borough’s transition from an industrial powerhouse to a bedroom suburb. Industries relocated to areas with abundant cheap land so they could expand their operations. The population continued to rise, hitting a peak of 10,900 in 1950. In light of its shrinking industry, the borough was faced with needing to deliver increased amounts of municipal services with a shrinking tax base.
After World War II, Conshohocken experienced a decline similar to that seen in many post-
Many of these developments have been along the riverfront, which has limited the borough’s ability to preserve this land as open space. Additionally, these developments are within
for federal urban renewal funds. By 1981, the demolition and relocation of 600 residences and 55 businesses was completed. Two years later, ground was broken for Conshohocken’s constructed over the Schuylkill River. Property values appreciated as updated sewer lines were installed in the mid-1980s. In 1992, the Pennsylvania Blue Route (I-476) opened, further spurring development in Conshohocken.
health and safety of the borough’s residents and employees. Developers continue to be interested in the borough with proposals for new rental apartments catering to young consideration.
Chapter 1. Existing Conditions
11
TOPOGRAPHY The steepest slope is from the edge of the borough’s northern border. Fayette Street runs along the top of a ridge with the residential neighborhoods dropping down from Fayette on each side.
slope has inhibited interactions between the residents in the riverfront apartments and the retail core. Few bicyclists ride up into the downtown from the Schuylkill River Trail.
Similarly, residents in the upper borough do not often use the riverfront. Colwell Road is isolated from the center of the borough by a sixty-foot escarpment stretching from Elm Street past 3rd Avenue. This isolation has resulted in the Colwell Road corridor being devoted to industrial and auto-oriented uses.
FLOODPLAIN The borough, between the river and the SEPTA tracks, falls within the Schuylkill River’s 100Emergency Management Agency. Three times prevented any access to the buildings in the Because the ground level of these buildings is parking are not permissible. This has resulted in a built environment dominated by vast surface parking lots and parking structures unfriendly to pedestrians. This is in stark contrast to the along Fayette Street and in the borough’s upper residential areas.
Floodplain 12
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100-Year Floodplain
Conshohocken’s Topographic Form (1.0.9)
Flood Waters on the SEPTA Tracks: May 1, 2014 (1.0.10)
Chapter 1. Existing Conditions
13
1.1 DEMOGRAPHICS CONSHOHOCKEN IS REGAINING STEAM...
POPULATION GROWTH +46%
Conshohocken has undergone astonishing demographic changes in the past decade. In just twelve years it has reversed its population loss and its residents are now overall younger, wealthier, and better educated. As with many older industrial cities, Conshohocken’s population peaked in 1950 and then began a slide that did not end until 2000. The borough’s population went from almost 11,000 residents to only 7,600 over that time period. By 2010 the slide had reversed and the borough had grown to almost 7,900. The Delaware Valley Regional Planning Commission projects nearly 10,000 residents by 2040.
1950: PEAK 10,900 2040: PROJECTED 10,000
+21% +11% +3%
+7%
+5%
1970 1960
-1%
1980
-6%
1990
2000
-6%
-6%
+4% 2010
-16%
Montgomery Co. +3%
2020
SOURCE: US Census; DVRPC
Population Growth Rates (1.1.1)
MALE
Conshohocken’s growth is mostly attributable to young adults. It gained 1,100 residents aged 25 to 34 and its median age dropped by 2.7 years to 32.7. All other age groups have been shrinking beyond what would be expected from natural decrease, implying relocation out of the borough. There are fewer elderly residents and, most striking, the number of children has dropped by one-third in just ten years.
Conshohocken +17%
FEMALE
YEARS
85 75 - 84 65 - 74 55 - 64 45 - 54 35 - 44
2012 2000
25 - 34 18 - 24
Source: 2000 US Census & 2007-201
15 - 17 10 - 14 5-9 0-5 1,500
1,000
500
0
0
500
1,000
1,500
Age by Gender (1.1.2) 14
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DEMOGRAPHICS
Both the numbers of same-sex couples (though very few) and opposite-sex couples increased, but not as much as the growth in those living alone. the growth in the number of Conshohocken households, which is growing faster than its population. The average household size decreased from 2.3 to 2.0 due to a greater number of residents living alone. Seventy percent of Conshohocken’s households moved into the borough since 2000. Even with these new arrivals, there has been little change in the racial and ethnic makeup of the borough. Almost 90% of its residents are non-Hispanic white and over 95% are native born.
1,800 1,600 1,400 1,200 1,000 800 600 400 200 0
NUMBER OF HOUSEHOLDS
households is changing too. Forty-four percent of the residents were married in 2000, yet by
92% of RENTERS moved
7,833 POPULATION
52% of OWNERS moved
2.0 AVERAGE HOUSEHOLD SIZE
here since 2000
here since 2000
$67,477 MEDIAN HOUSEHOLD INCOME Moved In 1969 Or Earlier
Moved In 1970 To 1979
Moved In 1980 To 1989
Moved In 1990 To 1999
3,808 NUMBER OF HOUSEHOLDS
Moved In 2000 Or Later Length of Residency by Tenure (1.1.3)
32.7 MEDIAN AGE
Chapter 1. Existing Conditions
15
EDUCATION Educational attainment levels are climbing. Between the 2000 and 2010 censuses there was a striking change in the educational makeup of Conshohocken’s residents. From a town where in 2000 a majority of the population over 25 years old had no more than a high school diploma, the borough by 2010 had more than
40%
Conshohocken 2000 & 2010
35%
HOUSEHOLD SIZE 2.3 to
30%
Only MARRIED, down from
25%
attended at least some college. 20%
Those with advanced degrees went from 6% of the over-25 population to 12%. Fewer residents were high school dropouts or had just high school diplomas. Dropouts were down by about 60% and people with only a high school diploma were down by 20%. They seem to have moved away.
15%
Montgomery County 2000 & 2010
10% 5% 0%
Less Than High School Some college Bachelor's High School Graduate degree
Master's Professional Doctorate degree degree degree
SCHOOLS The number of school-aged dropouts went from 20 in 2000 to zero in 2010. The borough is part of the well-regarded Colonial School District along with Plymouth and Whitemarsh townships. One elementary school is located within the borough boundaries. Conshohocken Elementary Schoool (1.1.4) 16
City Planning Workshop - Spring 2014
SOURCE: 2000, 2010 US Census Bureau
EMPLOYMENT Conshohocken residents have a high participation rate in the labor force. Even with an increase in the borough’s unemployment rate from 2.9% to 5.4% between 2000 and 2010, more of its residents are in the labor force (80%) than in 2000 (72%). The nature of their employment is shifting too, demonstrating Conshohocken’s successful transition from manufacturing to a knowledge-based economy. Where the percentage of residents working in manufacturing has dropped by half to 8%, employment growth has been dramatic in
FIG 3
length of residency by tenure administrative and waste management services” sector and the “educational, health and social services” sector. These went from just over one-quarter of employment to almost half in ten years. The growing industry sectors tend to contain borough’s rising income.
Population Employment by Industrial Sector (1.1.6)
Chapter 1. Existing Conditions
17
INCOME Conshohocken’s overall wealth is rising. Using income rose from $30,599 (2000) to $40,281 (2010). Median household income rose from $60,290 to $67,477. Households earning more than $60,000 grew by about 25% and now make up more than half of the borough’s households. Those earning between $10,000 and $40,000 grew by about 50%. In contrast, there are fewer households earning between $40,000 and $60,000. The number of such households dropped by about 15% from 2000 to 2010, implying that Conshohocken’s middle class is leaving. Conshohocken’s poverty rate is stable. According to the 2010 census, only 118 households relied on public assistance or Supplemental Security Income. The number of children living in poverty dropped to 77 and the number of elderly living in poverty dropped to 34. Overall, 6.1% of the borough’s residents live in poverty.
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MEDIAN HOUSEHOLD INCOME (000’s) $90 $80 $70 $60 $50 $40 $30 $20 $10 $0
MONTGOMERY CO. 4% CONSHOHOCKEN +12%
2000
2010
2000
2010
HOUSING Since the1970s, Conshohocken has seen a major transformation, from a blue-collar and apartments for young commuters. The original residential pattern is also changing as developers have favored denser projects. High density multi-family units were built along the river. Single-family detached homes uphill in the northern section are gradually being replaced with townhouses and small multifamily units. Since 2000, Conshohocken has added more than 700 new housing units, resulting in a dramatic twenty percent population growth rate in contrast to Montgomery County’s nine percent gain. Today, single-family attached housing still comprises the largest portion of the housing stock, while multi-family units increased to about twenty percent. In that time, the rental vacancy rate rose from 5.5 percent to 9.5 percent as newly constructed units were complete and await leasing.
53% OWNER-OCCUPIED 47% RENTER-OCCUPIED
Twin / Duplex (1.1.8)
Single-Family Attached (1.1.9)
MEDIAN YEAR BUILT 1952 MEDIAN HOME VALUE $258,200 MEDIAN GROSS RENT $1,189
Multi-Family (1.1.10)
Single-Family Detached (1.1.11)
With new development and the strain of concern that the community is losing its smalltown character. In response, the borough is considering revising its zoning ordinances, preservation as tools to preserve its character. Chapter 1. Existing Conditions
19
1.2 TRANSPORTATION CONNECTIVITY Connectivity has long been a source of Conshohocken’s prosperity and still is today. Lying conveniently near several major employment centers such as King of Prussia and Plymouth Meeting, the borough offers residents an array of connections for commuting and retail access. to the interchange of I-76 and I-476 and is just a few miles south of the Pennsylvania Turnpike, allowing easy access by car. Bike Trails
The borough is served by two train stations along SEPTA’s Norristown Regional Rail line providing easy access to Center City, Philadelphia. The borough is a destination for cyclists as it sits at the junction of the Schuylkill River and Cross County trails connecting Philadelphia to Valley Forge and Plymouth Meeting. In addition, the Route 95 and 97 SEPTA buses run through Conshohocken, providing connections to King of Prussia, Plymouth Meeting, and Philadelphia.
Conshohocken’s Regional Context (1.2.1)
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TRAIN STATION The Conshohocken Station is located underneath the Matsonford Bridge. Roughly 45% of the station users commute into Conshohocken each day. The existing parking lot of 96 spaces is 100% full on weekdays with only 28% of cars belonging to borough residents. The current waiting shelter. The borough has approved a station revitalization plan that will include a new parking garage with retail at the station and upper street level. It would also include platforms with ramps for ADA compliance, and waiting canopies. The new station would also double as a bus station, redirecting buses to this location and include bike racks, and landscaping.
New station buildings
Gateway art and new staircase Relocated ADA-compliant Streetscape platforms improvements
Safer pedestrian Commuter/shopper crossing garage Ground-floor New public space retail space
Conshohocken’s Existing and Proposed Train Station Context (1.2.2)
Chapter 1. Existing Conditions
21
COMMUTING
FIG 1FIG 1
Despite the array of travel modes offered, a majority of Conshohocken’s residents commute by car. However, demonstrating the borough’s compact nature, the number of residents commuting by foot is notably higher than the county average. Even though only 6.1% of residents report taking public transit to work, this number is above the national average of 5%. In general, the borough’s close proximity to regional employment centers allows residents relatively short commute times. On average, over half of Conshohocken’s residents report commuting to work in under 30 minutes. Matsonford Bridge (1.2.3)
2.1% 1.0%
90 or More
6.0% 4.6%
60 to 89
15.4% 15.3%
40 to 59
0.4% Other Means 0.9%
17.0% 19.1%
30 to 39
5
10
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City Planning Workshop - Spring 2014
87% 83.3%
Car, Truck, or Van 20
25
Travel Time To Work (in minutes) (1.2.4)
22
5.0% 6.1%
Public Transportation
11.6% 12.5%
Less Than 10
Montgomery County Conshohocken
Bicycle 0.3% 0.4%
24.9% 23.1%
10 to 19
3.0% 6.8%
Walk
18.1% 21.9%
20 to 29
0
4.3% 2.6%
Work At Home
30
0
10
20
30
40
50
60
70
80
90 100
TRAFFIC
FIG 1
The single connection heading south from Conshohocken, the Matsonford Bridge, is highly congested during rush hour and residents report a bottleneck on both sides of the bridge. vehicles to and from the bridge. A substantial entering and exiting the interchange of I-76 and I-476 just south of the borough.
3,4
Fa ye tte
Elm
3,4 06
37
5,7 6 69
2,5
Fa ye tte
Br i
32
dg e
9
3,4 0
14 , 1 52
signals to reduce congestion hotspots. Other recommendations include better signage to indicate lane directions and the possible addition of lanes on the bridge.
08
et
7,7 7,6 St1r 7 e
study to make recommendations to PennDOT
Chapter 1. Existing Conditions
23
9’
8’
11 ’ 10’
11’ 10’
11’ 10’
11’ 10’
8’
9’
FAYETTE STREET Fayette Street, the borough’s main commercial corridor between 1st and 9th Avenues, has added many streetscape improvements in recent years to enhance the pedestrian
° 24
City Planning Workshop - Spring 2014
outs, street trees, decorative crosswalks, and
pedestrian level lamp-posts along Fayette Street enhance the streetscape. However, residents reduced further to improve walkability.
PARKING Many residents and store owners claim parking is in limited supply around the Fayette Street corridor. The opposite is true, however, around the riverfront developments. Excessive and poorly planned parking around these developments has limited potential uses for the area and made it less attractive to pedestrians. This is, in
The borough has completed parking studies, and has added more angled street parking and is considering the addition of a public garage.
Existing Parking Structures (1.2.8)
Chapter 1. Existing Conditions
25
1.3 COMMERCIAL 9T
H
Retail Node (1.3.4)
7T
H
5T
H Gas Stations Break Up Corridor (1.3.3)
3R
D
1S
T
RETAIL
Densest Retail Core (1.3.2)
Conshohocken is surrounded by regional shopping destinations. Its proximity to large-scale retailers has enabled the borough to keep out big-box chains and maintain its small town retail character. The walk up Fayette Street Fayette Street currently serves as the primary retail core of the borough.
째 26
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Borough Entrance from Matsonford Bridge (1.3.1)
WALK UP FAYETTE STREET
ylkil
PLYMOUTH MEETING PLYMOUTH
l Riv er
METROPLEX WHITEMARSH
202
IKEA
KOP UPPER MERION
PLYMOUTH SQUARE SHOPPING CENTER
FIG 3 length of residency by tenure FI E LD
CONSHOHOCKEN
S PR ING
Exiting the train station, the retail corridor is not immediately apparent nor inviting to the pedestrian, even though it is only two blocks away. Between 1st and 2nd Avenues is the densest and most vibrant retail core, with restaurants and small stores that cater to employees, residents and visitors. Past 3rd Avenue, the corridor is broken up by different auto-oriented land uses, such as gas stations, churches and banks. Another intact retail node exists between 8th and 9th Avenues.
Schu
WEST CONSHOHOCKEN
UNMET DEMAND As Conshohocken has experienced commercial and residential development, there is increasing unmet retail demand, with the largest portion from “Community-serving goods and services”. Nearly half of this category of unmet retail demand results from the lack of a supermarket or grocery store. including home furnishing, jewelry, clothing, and gifts stores. While the retail core between 1st and 2nd Avenues is well-developed and its vacancy rate is very low, further up the street lacks a continuous retail experience due to a number of auto-oriented establishments.
TREDYFFRIN PHILADELPHIA LOWER MERION
COMMUNITY-SERVING GOODS & SERVICES HOME FURNISHINGS & IMPROVEMENTS APPAREL DEPARTMENT STORES OTHER SPECIALTY GOODS OTHER RETAIL STORES FULL-SERVICE RESTAURANTS
$37M $18.8M $13.9M $12.7M $11.9M $6.4M $0.5M Unmet Retail Demand in Conshohocken (1.3.6)
Chapter 1. Existing Conditions
27
1.4 ZONING AND LAND USE ZONING Along Fayette Street, the borough’s commercial corridor, sites are zoned BC (commercial) and in the borough is designated BR-1 (residential zoning), which supports the predominantly residential land pattern. Along and near the edges of BR-1 are the BR-2 residential districts, which allow for higher density residential district located next to Sutcliff Park, encouraging housing development catering to the elderly and disabled residents. Along Colwell Road and Elm Street are the borough’s LI sites (light industrial uses and the borough. Along the riverfront are SP-1, SP-2 and SP-3 districts, which allow for higher-rise, development. The current zoning map of the Borough of Conshohocken was last updated in August 2001. The zoning ordinance was last amended in April 2004. Borough Residential 1 Borough Residential 2
Light Industrial Specially Planned District 1 Specially Planned District 2
Borough Commercial
Specially Planned District 3 Conshohocken Zoning Map (1.4.1)
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LAND USE
FIG 3
The existing land use pattern generally follows zoning and is largely segregated by use. industrial, and utility uses are still mainly located along the river with residential and retail up the hill. As the land use map shows, the river lots are much larger than those found uphill in the older residential districts, and contain underused large parking structures and surface parking lots. This contrasts with the historic development pattern found uphill, and has created a disconnect with existing neighborhoods. In recent years, the riverfront has seen developments. Non-residential uses, including concentrated along the major transportation corridors such as Fayette Street and along Colwell Road and Washington Street. Open spaces are distributed evenly throughout the borough. Single Family Detached Twin/Duplex
Institutional
Multi-Family
Public Open Space
Single Family Attached
Private Open Space
Retail
Utilities
Mixed Use
Industrial Conshohocken Land Use Map (1.4.2) Chapter 1. Existing Conditions
29
RESIDENTIAL Residential uses make up nearly 40% of the total land area with a variety of housing types. historical settlement patterns. During the borough’s19th century industrialization, workers, managers and business owners located their homes in a hierarchical fashion, from the small workers’ rowhouses built along the river’s industrial edge, to the managers’ free-standing homes and twins further north around 4th and 5th Avenues, to the northerly top-of-the-hill areas where the business owners resided in large homes, north of the commercial district and along Fayette Street.
Single-Family Detached Conshohocken Land Use Distribution (1.4.3) 30
City Planning Workshop - Spring 2014
Twin / Duplex
Single-Family Attached
Multi-Family
Conshohocken Residential Land Use Map (1.4.4)
FIG 1 general business pattern COMMERCIAL Conshohocken has successfully transformed itself from a manufacturing town into a vibrant knowledge-based commercial center. Currently, there are more than 600 business establishments in Conshohocken, overwhelmingly small businesses with only a couple employees each. Many of these are located on Fayette Street, but others are interspersed throughout the uphill residential areas. There are 30 headquarters and 60 branches in the borough. Seven businesses have over 100 employees. with four having over 700 employees. In terms of industry, Retail Trade and Services comprise 66% of the total businesses.
Number of Employees Number of Employees 00 -- 22 ! 3-7 ! 8 - 50 ! 51 - 100 Over 100 100 ! over !
Chapter 1. Existing Conditions
31
KEY FACILITIES Municipal services are located in beautiful the library, and the borough’s administration. There are ten churches in Conshohocken, many of which are located along Fayette Street, and provide shared space for multiple congregations. The Fellowship House is a community center that provides educational and recreational programs for local residents.
7
1 Conshohocken Borough Hall 2 Conshohocken Administrative Building 3 Washington Fire Company No. 1 4 Conshohocken Fire Company No. 1 5 6 Conshohocken Free Library 7 Fellowship House Community Center Churches Map of Conshohocken’s Key Facilities (1.4.6) 32
City Planning Workshop - Spring 2014
PARKS AND RECREATION Conshohocken has two large parks (Sutcliffe and several additional green spaces. The recreational facility for activities and public events. Currently, there is a dog park and a short pedestrian trail along the the Schuylkill riverfront, but they are not visible or easily accessible to the public due to parking lots, With the addition of the rowing center in 2014, the riverfront has the potential to become the borough’s recreation center.
Schuylkill River Trail Cross County Trail
Chapter 1. Existing Conditions
33
1.5 EXISTING CONDITIONS ASSESSMENT STRENGTHS • • • • • • • •
Regional connectivity Attractive, walkable downtown core Good school district High income and educational attainment Solid housing stock with wide range of affordability Strong infrastructure Low retail vacancy rate Attractive to investment and new development
DEFICIENCIES • • • • • • •
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City Planning Workshop - Spring 2014
Limited interaction between riverfront and the borough uphill Parking structures and surface lots deaden streetscape Rentals have increased to about half of all housing units Zoning tools inadequate to encourage desired development Decreasing diversity
The borough’s original strength of regional connectivity has been joined by many others. Its 19th century street grid enables it to have attractive, walkable neighborhoods and a downtown core with a low retail vacancy rate. The neighborhoods have a solid housing stock with wide range of affordability and the borough is in a good school district. It has built a strong infrastructure base. Its residents are another strength, having rising average incomes and educational attainments. Together, these have made it attractive to investment and new development.
observations and research of the borough reveal concerns. The new apartments along the riverfront have limited interaction with the rest of the borough and have contributed to an imbalance between rental and owneroccupied housing units. Analysis of business and demographic statistics reveals unmet retail demand and decreasing population diversity. Parking structures and surface lots have the effect of deadening the streetscape. The borough’s zoning tools are inadequate to address this and fail to encourage desired development. Despite the many underutilized parking structures along the river, there is
CONSTRAINTS • • • • •
Topographic challenges due to slope and State roads require additional coordination with PennDOT Competition from surrounding big box retail centers Limited borough budget
OPPORTUNITIES • • • •
Conshohocken’s primary challenges are related to its topography. Fayette Street runs on a ridge up from the river. The residential neighborhoods are below it on both sides. The steeper streets discourage pedestrian and
Growing population and economy 1980s developments and other sites ripe for redevelopment Developers interested in investing in the borough Potential to improve connectivity
limit the area’s uses and the SEPTA tracks inhibit access to the riverfront. There are Bridge and improvements to Fayette Street require approval from PennDOT. The borough’s retailers face competition from surrounding big box retail centers. The borough’s small size means it has a limited municipal budget. The construction quality of new rental housing raises questions about how well these apartments will maintain value as they age.
The borough has opportunities it can take population is growing and the Delaware Valley Regional Planning Commission projects it to increase by 2,000 people by 2040. The developments dating to the 1980s have been depreciated and are ripe for redevelopment. There are other sites throughout the borough that can be considered for new uses. Developers are interested in investing in the borough, which will allow the borough to reshape its physical environment and fund services for its residents. Its transportation infrastructure is a good foundation for improving its regional connectivity. Chapter 1. Existing Conditions
35
1.6 PROPOSED DEVELOPMENTS The borough’s attractiveness to developers is demonstrated by the number of projects that are currently proposed. Proposals of particular note are as follows.
PLYMOUTH
is proposed on Fayette Street between Elm Street and First Avenue, which was approved by the borough in early 2014. It features a 16
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City Planning Workshop - Spring 2014
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These multiple proposals demonstrate the borough’s continuing desirability to developers. The nearly one thousand proposed residential units would house enough people to absorb all of Conshohocken’s projected population growth through 2040. The development community appears to be even more optimistic about Conshy’s population growth.
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Use Development 1S T 2
structure just east of the Matsonford Bridge. separate parking structure parallel to the river is proposed next to Poplar Street.
4
5T COLW
310-unit apartment at the river west of the Matsonford Bridge, a 620-unit apartment by the river at Cherry Street, and a 14 story, 260,000
5
H
with retail at street level and an eight story parking structure. Tied to this development is the redevelopment of the Verizon building including the new police headquarters. The current Borough Hall, a historic building, will be vacated, with possible future uses as a Bed & Breakfast.
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Developments
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LOCATION (STREET INTERSECTION)
E 7th Ave, Spring Mill Ave, E 8th Ave, Jones St 46 Fayette St, W Elm St, W Hector 2 Old Fire Station St, Forrest St 400-402 Fayette St, W 4th Ave 3 Verizon Building (NW corner, partial lot) LOCATION (STREET 730 Fayette St, W 8th Ave (SW NUMBER PROJECTBuilding NAME 4 Borough corner) INTERSECTION) 1119 Fayette St, Eastside Fayette E.F. Moore 5 St, Borough border at 12th Ave, Chevrolet Harry St Warehouse West of Matsonford Bridge, Schuylkill 6 Matsonford Bridge River, Washington St Lot East of Matsonford Bridge, Schuylkill 7 Matsonford Bridge River, behind 161 Washington St 1
Hale Pump
CHARACTER
PROPOSED DEVELOPMENT
CURRENT ZONING
3 acres, former factory site
Single-family residences
BR-1
Full block, party vacant, partly former fire station and fire tower
Office, hotel, parking complex
BC
Low-rise blue building, owned by Borough
Office, police headquarters
BC
Mansion owned byCHARACTER Borough
Commercial use PROPOSED DEVELOPMENT (potentially Bed and Breakfast)
Former auto dealer, mostly surface parking
Drive-in Wawa
R-O
Warehouse in the floodplain
Multi-unit rental residences
SP-3
Vacant lot in the floodplain
Part of Tower Bridge development
SP-2
CURRENT R-O ZONING
Chapter 1. Existing Conditions
37
CHAPTER 2
GOALS AND ALTERNATIVES
Vision for improved urban fabric, connectivity, open space and recreation, environmental sustainability and resilience. (2.0.1)
2.0 OVERVIEW INTRODUCTION Based on the evaluation of Conshohocken’s existing conditions, as well as input from community stakeholders, and a review borough’s 2011 revitalization plan, six Conshohocken’s growth through 2040. To implement the goals, multiple sites in the would be opportunities for intervention. The sites with the greatest opportunities for change are largely concentrated along the riverfront, Fayette Street, and Colwell Road. nonconforming uses, or places that are already proposed for development. The rest of the borough has well-functioning residential neighborhoods that are worth preserving. The locations and the existing conditions of these opportunity sites form the basis for our two alternatives and recommendations, which are rated against the goals to evaluate their effectiveness. Very high: Already proposed for new development High: Publicly owned property that needs improvements Medium: Privately-owned property that needs improvements or has incompatible uses Rating of Opportunities for Change (2.0.2)
Low: Privately-owned propoerty in good condition Publicly-owned open space in good condition Chapter 2. Goals and Alternatives
41
2.1 GOALS
URBAN FABRIC
ECONOMIC DEVELOPMENT
SOCIAL FABRIC
Conshohocken’s urban character of walkable streets and mix of businesses and neighborhoods should be preserved and extended. These characteristics set the borough apart from its surrounding areas. New construction should be consistent with this character by integrating its design with older structures and the borough’s fabric.
The continued well-being of Conshohocken’s economy is crucial to its future. From the shops and restaurants of Fayette Street, to the
• • • •
The growing population is becoming younger, wealthier and more educated, and the retail environment has not kept pace. There are opportunities to meet the demand with additional retail, including dining, entertainment, and a supermarket.
As Conshohocken’s demographics shift to a younger, wealthier, and better educated population, it is important to maintain a balanced and inclusive social fabric to ensure that the borough is welcoming to all of its residents, and to meet present and future needs. Plans should be made to engage the growing population of renters with the community. Aging residents should continue to feel welcome and represented in the community. Although shrinking in population, children are an important part of the borough and plans should strategize ways to retain or increase families with children.
Maintain the historic character of downtown Improve streetscape and walkability Create continuous retail corridor Integrate new construction with existing buildings
new development in former industrial sites, the borough has opportunities for growth and development that will allow it to remain regionally competitive.
• • • • •
Increase and diversify retail Meet unmet retail needs Create vibrant commercial corridors employers
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City Planning Workshop - Spring 2014
• • • •
Integrate new population into the existing community Expand civic engagement Maintain a pleasant and vibrant community atmosphere Make the borough more family-friendly Create inclusive social fabric
CONNECTIVITY
ENVIRONMENTAL SUSTAINABILITY
OPEN SPACE AND RECREATION
To remain regionally competitive and to improve its residents’ quality of life, the borough should strive to improve its connectivity to the region. It can do this by
Conshohocken’s future depends on a clean and safe environment. Environmentally sustainable practices will reduce air pollution and greenhouse gases, manage storm water runoff,
Conshohocken is a popular corridor for biking along the Schuylkill River Trail. To fully realize the potential of the trail, parallel trails should be added to allow bicyclists to explore more of the borough. The new boathouse should be
within the borough more appealing to travelers by car, transit, bike and on foot. Emphasizing travel alternatives to driving will minimize transportation’s impact on the environment.
productive uses. These practices will result in a more attractive and prosperous borough.
• • • • •
Reduce congestion Promote travel alternatives Provide connections between travel modes Improve train station & parking accessibility Promote walkability with streetscape
• • • • •
Encourage transit oriented development Manage stormwater Reduce air pollution and congestion
the riverfront to serve residents and visitors. Expanded community programming throughout the borough’s parks can attract new users. • • •
Add recreational space Add bike paths and routes Expand community programming and amenities
Chapter 2. Goals and Alternatives
43
2.2 ALTERNATIVES & SCENARIO INTRODUCTION
ALTERNATIVE 1
Building off the existing conditions and goals, the alternatives described in this section attempt to guide two possible futures for Conshohocken that emphasize either a tightknit community or environmental sensitivity. In addition to these alternatives, a scenario is considered in which energy costs rise
Tight-Knit Community
an emphasis on sustainability. The purpose of this section is to document the development of ideas that led to the recommendations in the following chapter that were formed from these alternatives and the scenario. Both alternatives are based on the existing characteristics of Conshohocken that can serve as a solid foundation for its future. The borough and established neighborhoods and retail core. The “tight-knit community” alternative stresses these characteristics and proposes interventions to expand upon them. The “green growth” alternative puts emphasis on sustainable practices to reduce energy dependence and mitigate environmental damage.
This alternative has the potential to foster a healthier more active community for its residents and an improved economic climate for its businesses that will result is greater attractiveness for employers, skilled workers, singles, elders,and families. By focusing on its urban form and promoting social cohesion, the borough can become a more desirable place to live, work, and play for residents and visitors alike.
Business Improvement District
All of the proposed improvements deliberately favor pedestrians, which - as the borough’s population continues to grow - will improve the
• • • • • •
congestion, and build a stronger sense of place for Conshohocken. The recommendations for Alternative 1 are as follows: Form-Based Code • • •
Preserve neighborhood character Encourage adaptive reuse
Unify Urban Fabric • • • •
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Better mark the Fayette Street gateway Build transit-oriented development
• • • • •
Foster business and community relationships Improve marketing Minimize sales leakage to outside the borough Recruit, retain and promote businesses Build a sense of place
Community Programming Cultural attractions Recurring themed nights Farmers’ markets Film screenings Night markets Restaurant week
Unmet Retail Demand • • •
Mixed-use development Transit-oriented development Adaptive reuse
Street Improvements • • • • • • •
Walkability Mobility Accessibility Tree planting Transit Optimized parking Road diet
S m For
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-Based Cod e
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zero setback
et m n
Retail Dem an
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Preferred Use: Retail residential mixed use
windows on the street, occupying >80% strorefront
nity Programm
provemen tD
ict istr
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Alternative1: Tight-Knit Community
Co
45 degree on-street parking
Bus in
Building Height: Min: Two-story Max: Three-story
t Improvemen rt ee t
Visions for Alternative 1 (2.2.1) Chapter 2. Goals and Alternatives
45
ALTERNATIVE 2 Green Growth The second alternative accommodates The recommendations for Alternative 2 are as population gains in an environmentally follows: sustainable manner. Unlike the Tight-knit Community alternative, it looks to accommodate Open Space Preservation • • the community. Storm water management and land use interventions. The Green Growth alternative recommends a transit-oriented development, which concentrates places to work, shop and transit in order to minimize auto use and maximize the use of more sustainable modes of transportation, such as mass transit and walking. Sustainble transit modes will be proposed to complement the transit-oriented development. Green building codes are encouraged to cut energy usage and promote more sustainable lifestyle.
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Flood plain management Create space for recreation
Transit-Oriented Development • • • • • •
Mixed uses Extended street grid Enhanced pedestrian accessibility Bicycle accessibility Improved rail station
Stormwater Management • • • •
Green parking Permeable paving Rain gardens Stormwater bumpouts
• • • •
Conversion to residential Community gardens Growth accomodation Open space preservation
Sustainable Transit Modes • • •
Enhanced bike routes All residents within two blocks of transit Frequent, affordable, convenient, and reliable shuttle service
Green Building • • •
LEED Silver building requirements Educational programs encouraging green lifestyles
r M anage
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Alternative2: Green Growth
field Cleanu
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Visions for Alternative 2 (2.2.2) Chapter 2. Goals and Alternatives
47
SCENARIO While our two alternatives build upon foreseeable trends to address our goals, this scenario looks at how our borough would respond in the face of an energy crisis. Imagine a 139% increase in gas prices, 25% increase in electricity prices, and a 30% increase in natural gas prices. We believe that the borough is better suited to handle such a scenario than nearby sprawling suburban areas because the borough’s dense, walkable and connected structure makes it well suited for a world of high energy costs. Mixed uses allow for less car dependent lifestyles and much of the row, twin, and multi-family housing stock is placed on the borough by the dramatic spike interventions as follows.
RECOMMENDATIONS Mixed-Use Development • • •
Transit-oriented development Density on Fayette Street
More mixed-use developments should be proposed, including an expanded transitoriented development as well as allowances for more density via taller, greener buildings along Fayette outside of the downtown area. Furthermore, requirements for the highest would be instituted. 48
City Planning Workshop - Spring 2014
Enhanced Retail Nodes
Alternative Energy Sources
•
• •
Clustering of destinations, reducing travel distances and encouraging walking
The enhanced nodes of retail, housing, and overall transit trips while encouraging walking.
Education & Engagement • • • •
Subsidies and technical support for lowerincome individuals and seniors Community gardening programs
The increasing energy cost will impact the well-being of individuals, households, business owners, and especially lower income families and small businesses. Fortunately, the borough has relatively low levels of poverty. To address these adverse effects, we propose subsidies and technical support to lower income older houses. Also, educational programs to help local residents and business owners by making smart choices and community gardening programs could engage the borough’s residents while addressing healthy food access and affordability.
Bio-fuel from algae Solar power
Bio-fuels can be derived from algae that thrive in wastewater. The scenario envisions the organisms growing in the borough’s waterfront parks or vertically as sculptures in neighborhoods or on parking structures. Solar provide additional energy
Sustainable Transit Modes • • • • • •
Enhanced, walkable streetscapes Bike routes Electric bike-share program Electric vehicle charging stations Car share and pooling programs
The proposal for green transportation modes neighborhood bus loops to encourage transit use to the train station and downtown, bike routes, enhanced pedestrian friendly streetscapes, strategically placed electric vehicle charging stations, an electric bike share program, and car share and car pooling programs to provide additional alternative modes of moving.
Ed
n & Engagem o i t e uca
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Use Developm d e ixe
nt
Scenario: Energy Crisis S
ina a t us
ble Transit M o
des
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Visions for Scenario (2.3.1) 2.2.3 Chapter 2. Goals and Alternatives
49
2.3 RATING SUMMARY Alternative 1: Tight-Knit Community
Scenario: Energy Crisis The plan for the scenario draws from recommendations in the two alternative plans
except for environmental sustainability and preservation of open space due to the proposed dense development along the waterfront.
50
little short on economic development as it imposes strict building codes that may deter developers. It also gives emphasis to energy
Alternative 2: Green Growth
fabric.
The second alternative performs very well on sustainability, but falls short on economic development since it requires expensive nonrevenue generating improvements. It also puts less emphasis on creating a cohesive urban form, and does not directly improve the social fabric.
While the two alternatives address the goals to varying degrees, all of the proposed interventions strive to achieve a common set of
City Planning Workshop - Spring 2014
circumstances of the scenario.
GOAL EVALUATION
Alternative 1
Alternative 2
Scenario
Urban Fabric
Economic Development
Social Fabric
Connectivity
Environmental Sustainability
Open Space & Recreation
Chapter 2. Goals and Alternatives
51
CHAPTER 3
VISION AND IMPLEMENTATION
Vision for the amphitheater in the proposed Riverfront Park (3.0.1)
3.0 OVERVIEW INTRODUCTION along with considerations of open space and transformable land, have helped to formulate the recommendations that follow. The plan
Borough-Wide Recommendations (3.5)
the borough in which development and adaptive reuse can occur in ways that will stimulate the economy, contribute to a vibrant social fabric, and be attractive in design, all while protecting the environment. The plan also recommends a series of borough-wide proposals to plan for growth and to ensure a prosperous future for Conshohocken. Colwell Residential Development (3.3)
Fayette Street Improvements (3.4)
Transit-Oriented Development (3.1)
Riverfront Park (3.2)
Areas of Intervention (3.0.2)
Chapter 3. Vision and Implementation
55
RECOMMENDATIONS surrounding the train station. The plan envisions a large mixed use transit-oriented development (TOD), which will extend the urban fabric of the borough. The TOD will meet retail and improve access to the riverfront. (3.2) The second recommendation attempts to realize the full potential of the riverfront area and connect it with the upper borough. The plan recommends an extension of the bike path along the banks and a riverfront park to provide recreation and event space, while preserving (3.3) Third, the plan recommends a diversion Colwell Road - a more direct route to I-476 - and the development of housing along this corridor with a retail node where it intersects Elm Street. a street with sidewalks and add pedestrian connections to 2nd and 3rd Avenues to encourage residential development in walking proximity of a variety of destinations.
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(3.4) Fourth, the plan has proposals for Fayette Street proposes a Form-based Code along with downtown’s walkable streetscape, promote borough’s character, strengthen its businesses, and promote multi-modal accessibility. (3.5) Lastly, the plan recommends several borough-wide programs including a business improvement district, bicycle plan, and other methods of attracting investment and promoting social cohesion within Conshohocken. Many of these recommendations build on the strengths of the borough and are attainable through both short and long term strategies. Through the various implementation and funding mechanisms that follow, these recommendations will enable Conshohocken to thrive for many years into the future.
3.1 TRANSIT-ORIENTED DEVELOPMENT THE SITE The site by the SEPTA station has Conshohocken’s greatest potential for transformation but also some of its largest constraints and challenges. The development proposed for this site turns some of those constraints into advantages. The site covers about a 500 foot radius around the station and has the challenges of anonymous parking structures and limited access south of the tracks. It is constrained by the Schuylkill River tracks to Elm Street. The site is split between SEPTA and two private owners. One private entity has proposed an apartment building.
Site for Transit-Oriented Development (3.1.1)
Conshohocken SEPTA Station Existing Condition (3.1.2) Chapter 3. Vision and Implementation
57
THE PROPOSAL A transit-oriented development (TOD) on this site can make use of the slope to extend the borough’s street grid across the tracks and give easier access to the train station and the riverside. Similar to the Hudson Yards development in New York City, a three level platform would be constructed from the Matsonford Bridge west to Maple Street and south from the parking garage on Stoddard Avenue over the station and tracks to about 100 feet from the river’s edge. The TOD will meet a number of the borough’s goals by extending the urban fabric to add more connections between the upper borough and riverfront, aiding economic development and increasing tax revenue, providing for environmentally sustainable and accommodating the borough’s growing population and unmet retail needs.
Station Elevation - Looking East (3.1.3) 58
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THE LEVELS Onto the platform, the borough can extend Forrest Street over the parking garage where it now terminates. Oak Street would also be extended over the tracks. Both streets would intersect with a new street on top of the platform and parallel to the river. New Street would intersect with the Matsonford Bridge. The top of the platform would provide up to three acres within the new street grid for mixed-use development. The buildings, depending on market demand and placement of square feet), retail (35,000 square feet plus a 30,000 square foot grocery store), and a variety of residential choices from high- and mid-rise apartments to townhouses (830,000 square feet). The middle level would have a transit concourse above the train station with ticketing machines and waiting areas. They would have elevators, escalators and stairs to the streets above and station platforms below and provide a crossover between the inbound and outbound platforms. Along the
TOD Top Level Site Plan (3.1.4)
New Street and private garages below the town homes. The rest of the level would be devoted to parking.
STATION LOADING PARKING
The ground level only resilient uses would be permitted, such as parking and loading docks to serve the buildings above. Walls would be minimized to allow water to pass, and all paving would be permeable. The train station would be on this level. New accessible high-level platforms would be constructed and extended to 500 feet to facilitate increased ridership. Bicycle parking should be incorporated as the Schuylkill River Trail is immediately adjacent to the station.
Ground Level Site Plan (3.1.6) Chapter 3. Vision and Implementation
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CIRCULATION IMPROVEMENT The streets on the platform would favor pedestrians with sidewalks on both sides and bump-outs at intersections. A pedestrian passage would be built on the platform above the Stoddard Avenue right-of-way between Fayette and Oak Street. Bicyclists would gain a new recreational trail along the riverfront. The Schuylkill River Trail currently is routed on the sidewalk along the Conshohocken station outbound platform bicyclists. The plan would widen the trail and shift it north onto the Stoddard Avenue rightof-way away from the platform and pedestrian walkway. The plan allows increased vehicular accessibility to the riverfront and fewer cars going through the congested Elm and Fayette Street intersection. The two additional streets crossing above the tracks combined with the intersection at New Street and Fayette will give the borough improved emergency access to the riverfront. New Street would ramp down from Oak Street to grade at a roundabout with the Washington Street extension. Stoddard Avenue would Street and turned over to a widened bike trail and sidewalks. A right-of-way parallel to the tracks for a new Stoddard Avenue through the 60
City Planning Workshop - Spring 2014
Existing Vehicular Circulation Proposed Vehicular Circulation Proposed Pedestrain Passage
Existing Bike Trail Proposed Bike Trail Railroad
condominium parking lot would be purchased to give access to the existing parking structure on Stoddard across from the train station.
SUSTAINABILITY AND RESILIENCE
At ground level, Washington Street would be extended beyond its current terminus in the SEPTA parking lot to a new grade crossing 100 feet past Maple Street. Under the platform it would provide access to loading docks, parking and the passenger drop-off for the station. To the west it would provide access to the new parklands along the riverfront.
As the site is located within the 100-year structure will be used for parking with pervious pavement. Green roofs will be installed on all new proposed buildings to reduce stormwater runoff. It is proposed that new building will use
EX TE ST NDE RE D ET
Planned Unit Development Boundary (3.1.9)
SP-1
SP-3
PUD Expanded Future TOD Plan (3.1.10)
Existing Zoning
Proposed Zoning Overlay
IMPLEMENTATION The site is currently zoned SP-1 and SP-3. This zoning will not permit the density proposed nor will it produce the extended street grid and other public infrastructure contemplated by the project. It is proposed that the borough amend the zoning ordinance to create a new “SP-4� zone to allow Planned Unit Development
Matsonford Bridge Railroad Phase I TOD Boundary
in Figure 3.9.
Proposed Outbound Station Redevelopment
Phase II TOD Boundary
OTHER PHASES The proposed project would be built in stages depending on market demands and to avoid
garage access from the planned intersection of the Matsonford Bridge and New Street.
After all phases are implemented, opportunities for expansion exist in redevelopment of the
Also across Fayette Street between Stoddard and Elm, the borough has proposed a parking garage and retail for the site next to the historic Outbound Station Building as part of their Train Station Vision Plan. The retail and parking components would complement the TOD proposed in this plan, while the station elements should be located west of the bridge.
and Elm. in the size and placement of uses and buildings within the district. The PUD for the TOD would
TOD Proposal Future Redevelopment Opportunity Site
Across Fayette there remains one large vacant garage has been proposed for this site. The site plan for that project should provide for direct
Chapter 3. Vision and Implementation
61
FINANCE The TOD will need to be developed as a publicprivate partnership between the borough, SEPTA, PennDOT and the private owners of the parcels along the riverfront. The private market in Conshohocken has the riverfront. The TOD proposal offers an opportunity to direct this private sector interest to produce a walkable urban environment. SEPTA and PennDOT are indispensable parties to the viability of the project since SEPTA will need to sell or lease its air rights over its rightof-way and parking lots and PennDOT will have and allow use of the land under the bridge by sale or lease. Pennsylvania’s Transit Revitalization Investment District (TRID) Act offers tools for 62
City Planning Workshop - Spring 2014
Before TOD (3.1.11)
municipalities, transit agencies and developers to leverage state funding for planning and implementing TODs. Conshohocken can be of public-private partnerships as a source of capital funds for the public infrastructure (streets, transit, and other infrastructure). Increased tax revenues from the project area would also be dedicated to fund the project’s public improvements. The Redevelopment Assistance Capital Program is another funding source that can be used towards construction costs because the project will increase local employment, increase tax revenues, and spur local economic development. Charges for public parking can be a revenue stream dedicated to revenue bonds. To counter the inconvenience of paying for parking, the borough could work with PennDOT to allow EZ Pass for payment.
After TOD (3.1.12)
The Department of Community and Economic Development provides a 75% match for TRID planning efforts, up to $75,000 per project. Additionally, Conshohocken could seek funding through the Transportation and Community Development Initiative, a grant program of the Delaware Valley Regional Planning Commission that supports local development and redevelopment efforts up to $100,000.
TOD (3.1.13)
BENEFITS
TRANSIT-ORIENTED DEVELOPMENT
Social Fabric
Environmental Sustainability The proposed TOD aims to achieve environmental sustainability by encouraging
Conshohocken and its citizens. When built, the TOD will provide a lively urban extension of the borough’s street grid and promote a live-work-play environment. The enclosed train station will offer a safer and weather-protected rider experience that, combined with easier access by car, bike and foot, will ultimately increase
close to a train station. By its design, it encourages walking, biking and public transit use. The the location of the site, and how best to water runoff.
Conshohocken. The residential portion of the development will provide living space for up to 1600 residents, substantially absorbing the borough’s projected population growth. Moreover, the PUD’s inclusionary zoning will enable the borough to maintain a larger percentage of its housing as affordable thus supporting a socio-economically diverse population and countering the current trend toward expensive, marketrate apartments along the waterfront.
Urban Fabric entrance to the borough and help knit the riverfront to upper Conshohocken.
Economic Development The TOD has the potential to increase real estate and sales tax revenues without negatively affecting the existing neighborhoods. Rather than exhausting its borrowing capacity on this project, the borough can take advantage of the multiple sources of private, federal, regional and state funding.
Chapter 3. Vision and Implementation
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City Planning Workshop - Spring 2014
3.2 RIVERFRONT PARK INTRODUCTION Conshohocken sits along the banks of the Schuylkill River, yet makes little recreational use of its riverfront space. Additionally, the Schuylkill River Trail runs through the borough, yet is separated from both the riverfront and
the commercial core. It is possible to build upon both of these resources -- the riverfront and the bike trail -- in one attractive, inexpensive, and environmentally sensitive way. “Lafayette’s Crossing Park” that extends along the entire waterfront. The park will be narrow east of Fayette, as to not cut in to the existing properties there. The park will widen slightly just before the bridge in front of the
gathering space. On the west side of Fayette between the river and the railroad tracks, and extend to I-476 just beyond the borough. The second objective will be to construct a riverfront spur of the Schuylkill River Path. The new path will split off from the existing trail just to the east of the Spring Mill train station using the at-grade crossing at North Lane. The path will then follow the banks of the river until it joins up with the existing portion of the path at Cherry Street. After connecting to the existing portion, the path will continue under the Matsonford Street Bridge, past the mouth of Plymouth Creek and will join with the existing path before I-476.
Riverfront Site Plan (3.2.3)
Chapter 3. Vision and Implementation
65
Green corridors that connects the neighborhood to the riverfront
Green parking
r ail fo r t t n ging erfro d riv and jog e d n Exte , walking g bikin
Green parking
Community gardens for growing organic food
Children’s playground
Picnic and BBQ spots
Enhanced dog park Riverfront Site Plan (Neighborhood Green Corridor) (3.2.4)
DESIGN CONCEPT Live: Neighborhood Green Corridor The section of the riverfront between Spring Mill station and Cherry Street borders a large residential development. Therefore, this section of the riverfront would be best to serve the local residents. The concept is to improve the livability of residential neighborhood by promoting healthy living and upgrading social spaces. New paths in the form of green corridors will be emphasized to give public access to the riverfront, which will promote healthy living and upgrade public spaces. 66
City Planning Workshop - Spring 2014
Riverfront trail (3.2.6)
Green Parking (surface and structured) Lunch social space for workers with reclining chairs, picnic tables and food trucks
Work: Business Park
Faux wooden terrace that leads to the water level
Moving westward, the section of the riverfront between Cherry Street and Fayette Street is meaning that the most frequent users of the This section of the riverfront has a great potential to be transformed into a natural social and relax during work breaks throughout the day. The new vision for the business park section of the riverfront aims to bring the regenerating river view into workplaces and to foster close interactions with water and among people. With thoughtful design elements, the borough will be able to create an attractive working environment that will be highly valued by employers and workers.
Space for social and relaxation for workers, with picnic furniture, food trucks and faux wooden terrace that integrates the riverfront with daily work environment. (3.2.8)
Chapter 3. Vision and Implementation
67
Landscaped lake as detention basin for stormwater management Public art and small piazza at borough’s entrances Large open spaces for recreation, events and stormwater drainage
Amphitheater for events (eg. concerts, festivals, farmer’s market etc)
Lafayette’s Crossing Park (3.2.9)
Play: Regional Gathering Park/ Lafayette’s Crossing Park The section of the riverfront west of Fayette Street within the borough is currently mostly unused open space and has regional connection through I-476. These characteristics make this section of the riverfront ideal for creating a riverfront park (called Lafayette’s Crossing 68
City Planning Workshop - Spring 2014
Park) that draws visitors and activities regionally and serves as a noteworthy gateway to Conshohocken. The various landscaped open spaces will provide ample spaces for community events and recreation, such as concerts, community gathering, farmer’s market, sports, photography, etc. In addition to serving social and recreational functions, the park is able to alleviate stormwater runoff with large area of permeable open spaces and detention basin. The park will also facilitate regional connectivity with landscape bike and pedestrian trails that link the borough to places beyond.
Public art and small piazza at park entrances
Bike and pedestrian trails (in orange) running throughout the park
Riverfront Site Plan (Regional Gathering Park/ Lafayette’s Crossing Park) (3.2.10)
IMPLEMENTATION Zoning
BR
-1
BR
-2
BR
-2
R-
AQ H
0
LI
BR
-1
BC BR
-2
SP
-3
SP
-1
LI
BR
-2 SP
-3
The park to the west of the Fayette Street is currently zoned SP-3 and consists of multiple parcels all owned by a single family. Because of the high use zoning, the borough could potentially enter into a long-term lease for the land. One challenge to the existing property
is that the land lacks access that cannot be provided privately as it will require extending a road across the train tracks. Two other possibilities could be a voluntary sale by the owners or a less practical taking through eminent domain.
SP
-2
Capital Costs The bulk of the park’s capital costs could be covered through general obligation municipal bonds. The park could possibly receive funds from Montgomery County as it would be an expansion of the existing park and trail system. Another funding source could be a grant from the William Penn Foundation which has recently announced interest in expanding
the Philadelphia region’s trail system and protecting watersheds. There could be additional support from the Pennsylvania Environmental Council’s Rivertowns Program, which specializes in riverfront revitalization to drive local economies. Lastly, the borough could seek federally earmarked funds for trails and riverfront preservation.
Operating Costs To both cover a substantial portion of operating costs of the park and to contribute to its “Friends of Lafayette’s Crossing” to administer volunteer maintenance and programming. The organization will put on a yearly fundraiser and put on seasonal arts fairs and festivals. The park will also have several sources of revenue including rental fees for concerts,
from advertising around athletic facilities and the amphitheater. Additionally, there will be revenues from food truck space rental and parking meters. annexation of the park by Valley Forge National Historic Park.
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BENEFITS
Environmental Sustainability
RIVERFRONT PARK
Urban Fabric
for the borough as it will restrict development along the riverfront and ensure that the developed area is designed for optimum storm-
First and foremost the park would add to the existing urban fabric by giving pedestrians a nearby recreation destination accessible from the commercial district and surrounding neighborhoods. The park will generate
the location of the larger park will need to be remediated and given care to make sure that drainage to the river is uncontaminated.
Economic Development
help the existing businesses and create demand for new ones. The amphitheater and event space will give greater opportunities for outsiders to visit the borough and thus support local businesses.
Social Fabric The creation of the “Friends of Lafayette’s Crossing” will have the potential to enhance the livelihood and civic participation of the borough’s residents by offering an array of volunteer opportunities and programming. Seasonal festivals will encourage residents and outsiders to experience the park and support its vitality.
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Connectivity With the extensive bike and pedestrian trails that run along the riverfront, the park will enhance connectivity for both the borough’s residents and regional visitors by creating a safe environment for bikers and pedestrians, which will help promote healthy lifestyle by encouraging nonmotor and sustainable modes of transportation.
The park will support Conshohocken’s economy by providing an attractive work setting to entice employers. The larger park, complete with its recreation and event space will promote the borough to the region and businesses. The borough’s restaurants will have an opportunity to expand their business and access new customers with food trucks that serve the waterfront.
BEFORE: Existing Parking Structures along Waterfront (3.2.11)
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Before: Auto-oriented uses along Colwell Road (3.3.1)
After: Pedestrian-scaled residential neighborhood (3.3.2)
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3.3 COLWELL ROAD INTRODUCTION To accommodate the borough’s projected growth, additional areas should be designated for expanding residential development. As one of the very few undeveloped areas, the lower portion of Colwell Road extending from Elm Street to roughly 3rd Avenue is ideal, and should be developed for additional residential space. The new housing development along Colwell Road should be consistent with the borough’s character and blend in with the neighborhood’s existing structures. Additionally, Colwell’s streetscape should be improved to support pedestrians and to accommodate increased The residences on Colwell will be within walking distance of the newly created riverfront park, the train station, and will have pedestrian access to 3rd Avenue for a direct route to Fayette’s commercial corridor. Part of this vision includes an activity node of mixed use retail at the corner of Elm and Colwell, serving the residents in this area as well as visitors from the nearby Riverfront Park.
Colwell Site Plan and Proposed Connections (3.3.3)
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DESIGN CONCEPT Residential Development • Low-rise residential • Street-oriented design
Residential development
The lower portion of Colwell Lane is prime space for residential development as it is within walking distance to the train station and the Fayette commercial corridor. The segment of Colwell from roughly 3rd Avenue to Elm Street will be rezoned mixed use residential and the street will be lined with low-rise townhouses and condos. Design here should emphasize street-oriented facades with trees and other greenery.
Proposed Site for Residential Development (3.3.4)
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Stairs for pedestrians Ramp for bikers and pedestrians
Street Improvements/Bike and Pedestrian Connections Residential development
• Sidewalks/restriping • Pedestrian access to 3rd Avenue • Connection to bike path Street, a sign will be added at the intersection of Fayette and Elm Streets encouraging drivers to turn on Elm toward Colwell to access Plymouth Meeting and I-476. To facilitate this added re-striped with shoulders.
Riverfront Park
To connect these new residents to the rest of the borough, sidewalks will be constructed on both sides of Colwell Road connecting with Elm Street and through the Riverfront Park. This will give residents a safe and pleasant walkway in the park all the way to the train station. To give the new residents on Colwell better access to the Fayette commercial corridor, the borough can add a pedestrian and bike ramp from the end of 3rd Avenue connecting to Colwell Lane. Since this space is too short and steep for cars, it will be a bike- and pedestrianonly access point. The walkway will shorten the currently indirect 0.8 mile walk to the town center with a 0.4 mile walk. On the other side of Colwell will be a path leading across Plymouth Creek to the Cross County Trail giving residents a quick and easy access point.
Connection through park to the train station
Bike and Pedestrian Connections (3.3.6)
Ramp for bikers and pedestrians
Cross County Trail
Stairs for pedestrians
Plymouth Creek
20’ 20’
40’
10’ 9’ 8’10’10’8’
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Existing Neighborhood
Neighborhood Retail Node • Strategically located • Activity node • Pedestrian/bike-friendly To promote walkability and connect this new neighborhood to Elm Street and Fayette, the plan proposes mixed-use retail at the corner of Colwell and Elm Street. This can include neighborhood serving amenities such as a corner store, cafe, bakery, or dry cleaners. By placing this neighborhood node at this corner, it can serve the new residents on Colwell Road, as well as the existing residents on Elm Street, 1st Avenue, and apartments along the waterfront. The strategic location of the node at the entrance to the Riverfront Park also allows it to draw both local residents and visitors from Riverfront Park. These businesses will be streetoriented and include sidewalk tables and bike racks.
Residential development
Neighborhood node Riverfront Park Existing Neighborhood Neighborhood node at the intersection of Colwell Road and Elm Street (3.3.8)
Vision for mixed-use node (Before vs After) (3.3.9)
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IMPLEMENTATION Land Use
BR
-1
BR
-2
BR
-2
R-
AQ H
0
LI
BR
-1
BC
Currently the land west of Colwell Lane is zoned light industrial with the land to the east zoned residential. The existing junkyard is a non-
BR
-2
SP
-3
SP
-1
LI
BR
-2 SP
-3
The zoning for the area to the intersection with Elm should be rezoned to mixed use residential.
SP
-2
Capital Costs The streetscape improvements and pedestrian paths can be funded through the borough’s capital budget and through Tax Increment Financing (TIF) bonds. By rezoning Colwell Lane and supporting it through infrastructure improvements such as sidewalks and sewer connections, the borough would recoup increased tax revenues from this area. The added revenues will pay down the TIF bonds needed for the capital costs.
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BENEFITS COLWELL ROAD
Urban Fabric The new residential development along Colwell Road will contribute to the overall urban fabric of the community by emphasizing the low-rise architectural and streetoriented design of the borough’s historic neighborhoods. It will afford residents attractive, walkable connections to the train station, riverfront park, bike trail and downtown commercial corridor.
Environmental Sustainability access is inherently environmentally sensitive. Promoting Colwell Road as a neighborhood in walking distance to many destinations meaning fewer cars trips for these residents.
Connectivity Social Fabric By emphasizing attractive residential development that is pedestrian accessible, the borough can create a vibrant new neighborhood. The neighborhood retail node will become a natural meeting place and encourage the interaction of residents. Residents on Colwell will additionally enjoy their close proximity to the riverfront park and bike trail.
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The new residential development along Colwell Road will increase property tax revenue for the borough. The neighborhood retail node at Elm and Colwell will be able to meet many of the surrounding residents’ as well as visitors needs without the need to travel by car, thus able to generate additional sales tax. This retail node could also promote Elm as an extension of retail corridor from Fayette
This plan offers several connectivity corridor will be in close walking distance to the train station, the Colwell neighborhood retail node, and Fayette Street, meaning fewer need for car trips and greater pedestrian added connections to the Cross County Trail and a pedestrian link to 3rd Avenue. Third, to Colwell, trip times will potentially decrease for drivers as they will signals.
Economic Development
commercial development along the western portion of Elm Street.
3.4 FAYETTE STREET INTRODUCTION Fayette Street is Conshohocken’s commercial and retail spine. It has new and proposed to 1st Avenue and a historic retail core from 1st Avenue to 3rd Avenue. An additional walkable neighborhood retail node is located further north between 8th and 9th Avenues. These two sections are separated by predominately auto-oriented uses that fragment the commercial corridor and are out of character with the neighboring established residential neighborhoods. Moreover, while sidewalks exist throughout much of the borough, Fayette Street’s built environment as a whole favors cars over pedestrians. Fayette Street from 1st to 8th Avenue, including most of the full blocks along Harry and Wood Streets are zoned Borough Commercial (BC) except for Borough Hall at 8th Avenue. Zoning addresses the uses, but not the design of the area which currently limits the borough’s ability to make improvements to the urban fabric.
Fayette Street site plan (3.4.1)
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Outdoor dining area along Fayette Street (3.4.2)
FORM-BASED CODE The goal for mid-Fayette is to move away from its auto-orientation to a more walkable urban streetscape that will knit together Fayette’s fragmented uses, from the TOD site to the upper retail node. To accomplish this, a Form-based Code (FBC) would be key. Rather than focus on uses, a FBC instead focuses on the form of the built environment and the manner in which buildings relate to the street and sidewalks. By allowing for mixed uses, Fayette Street
Desired urban form (3.4.3)
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demand, whether it be a need for retail, commercial, or residential, thus minimizing vacancies. The FBC would reduce the need for variances and design reviews, thus allowing the borough to give faster approvals to landowners looking to redevelop. The desired character of the urban form is modeled after the existing retail design along Fayette Street between 1st and 3rd Avenue and on the 800 block.
FBC Standards Although a community process would determine its particular provisions, the FBC should include the following elements. Fayette Street already has relatively wide sidewalks that can accommodate outdoor seating and an established landscaped buffer between the street and sidewalk. These should be maintained and enlarged where possible, depending on use. On-site parking will be retained and expanded to reduce the need for on-site parking. On premises parking would only be allowed in the rear of the buildings. Drive-throughs, if necessary for the business function, would only be allowed out of view, either at the rear or sides of the buildings.
Building Height: Min: Two-story Max: Three-story
Preferred Use: Retail residential mixed use
Fayette Street vision (3.4.4)
zero setback
of three. Front and side setbacks will be set from zero to the type of use, allowing for drive-throughs, parking and alleyways.
prevent creating an inauthentic character. For this reason, a variety of permitted facade materials are desirable so long windows on the street, occupying >80% strorefront 45 degree on-street parking
the community process. Awnings, overhangs and other encroachments can also be determined by the community will be required to have windows for at least 80 percent of its street-level storefront, to increase transparency and create a more inviting atmosphere. Additionally, all utilities and mechanical elements would have to be placed out of sight from the sidewalk. Chapter 3. Vision and Implementation
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Exceptions & Permitted Uses While required for future developments, existing businesses would be “grandfathered� for a transition period before needing to comply with the new code. As the images show, current auto-oriented stores such as the 7-Eleven and gas stations, can be remodeled rather than demolished. To prevent unintended store allowances would be granted by special-use permits during the transition period, requiring approval from both Council and community members. Before and After of the gas station (3.4.6)
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ROAD DIET two parking lanes, is challenging for pedestrians to cross even with the existing pedestrian enhancements (i.e. bump-outs and crosswalk the need for more on-street parking to allow out-of-town shoppers to park near their retail destinations. To achieve this vision of a pedestrian-oriented borough with a strong economic base, Fayette Street will need to be travel lanes to one in each direction, beginning north of 1st Avenue. One side of the street will include back-in angled parking - to maximize spaces on the street - and a turning lane at each
45 degree back-in angle parking can increase parking supply by as much as 50%
pedestrian safety. A raised median at the center of the lanes will provide additional space for green landscaping. has proven successful in enhancing pedestrian with fewer lanes, Fayette Street should still be
BEFORE
Parallel Parking Lane
Landscaped Raised Median
turn lanes. Additionally, the recommendations and should result in less congestion on Fayette Street. Streetscaping improvements - such as tree planting, street furniture and decorative to improve the street.
AFTER
Recommended Road Diet for Fayette Street (3.4.8)
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KEYSTONE COMMUNITIES PROGRAM
PHASES BUSINESS IMPROVEMENT DISTRICT
FINANCE
CONSHOHOCKEN
Costs for this intervention would be fairly minimal for the borough, with the largest expenditure estimated for the road diet plan, which eventually will include construction of a median and sidewalk bump-outs. Similarly, the costs to hire a consultant to work with the community in preparing the new Formbased Code would be a minimal expense in comparison with the large capital projects proposed for the borough. Implementation costs for the FBC would primarily be incurred by the private market, as businesses remodel their exteriors or construct new buildings. The assessments collected through the Business Improvement District (as proposed 84
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below in the Borough-wide Projects Section) will aid the borough and business owners in making necessary improvements to Fayette Street. Other funds may be available through the Keystone Communities Program to help revitalize the downtown (Main Streets Program) and assist the residential and mixeduse areas in close proximity (Elm Streets Program). For street improvements that funds from the Transportation Alternatives Program can be used. This program also funds community improvement activities including vegetation management that could prove the proposed median.
would be a simple restriping of the street to determine the impact of lane reduction and parking additions. If successful, further pedestrian enhancements can be made such as the median, expanded bump outs, and widened sidewalks. This will require the cooperation of PennDOT, as it is a state-owned road, and business owners along Fayette Street. Meanwhile, the borough could begin a community process to gather input from all stakeholders in order to conceptualize the substantive provisions of the FBC. After stakeholders reach consensus, the new zoning ordinance would be drafted and enacted as part of phase two. The additional street improvements could be implemented during this phase. Redevelopment of the buildings in the auto-oriented section of Fayette Street would occur as the market demands. For landowners affected by the new zoning provisions, the borough will assist in through the Business Improvement District to assist with facade improvements and building upgrades. Timelines to transition to the new code will be considered on a project by project basis.
BENEFITS FAYETTE STREET
Connectivity Despite a reduction in vehicle
Social Fabric Improving the streetscape of the borough’s main commercial corridor will allow for a more lively social environment. These many recommendations will make for a continuous and vibrant pedestrian atmosphere and will encourage street vendors, performers, and artists to
attractive to pedestrians, encouraging access to retail in the upper borough. The FBC will contribute to a cohesive retail experience and shoppers will be invited to journey beyond their destination to explore the borough’s offerings along the entire corridor, including down to the new riverfront park.
Urban Fabric
Fayette Street will solidify as the main social gathering area and will be welcoming to visitors. The proposal is a low cost way to build on Conshohocken’s strengths. Its street grid, sidewalks and older retail buildings are at the right scale and design for a walkable streetscape. The FBC will preserve that form where it exists and extend it into areas where it has been lost to auto-oriented businesses.
will create a consistent identity and sense of place for the borough’s residents.
Environmental Sustainability By improving the pedestrian experience, Conshohocken can create a “park once” environment where people will travel by foot and feel comfortable continuing on to destinations beyond Fayette Street, such as the train station and riverfront, without their cars. Adding angled parking will mean more retail-adjacent spaces and less cruising and idling in search of parking.
Economic Development Economic Development
Road diets and FBCs have a proven history of shoppers will feel comfortable strolling along Fayette Street to locations other than their shop or restaurant of choice. The increased angled parking spaces will encourage more out-of-town shoppers to stop and experience all that the borough has to offer. By joining the riverfront developments to the from new customers reaching the area on foot who are more likely to explore the borough’s retail opportunities. Chapter 3. Vision and Implementation
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3.5 BOROUGH-WIDE PROGRAMMING INTRODUCTION Conshohocken is a place families have called home for decades and has more recently become a prime location for young has become increasingly essential to form a more socially cohesive community. Many of the proposed projects for the built environment on Fayette Street and along the waterfront will support these efforts by linking the singlefamily residential neighborhoods to the multifamily residences along the Schuylkill River.
SPECIAL EVENTS To further enhance social cohesion, Conshohocken can offer programming to create cultural amenities attractive to visitors and residents alike. Stores on Fayette Street could participate in Third Thursdays, similar to Chestnut Hill, where retailers would offer extended hours and special promotions. Open-air movies could be screened along the waterfront and in Sutcliffe Park in the summer months. The borough could promote its culinary treasures through its own restaurant week, undertake events similar to the Night Market of Philadelphia and reintroduce its farmer’s market at a compatible location along the waterfront or in the TOD site during winter months. 86
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GATEWAY & SIGNAGE These attractions and events could be supplemented with improved branding and promotional campaigns. Conshohocken’s unique downtown character and community assets can be better promoted through improved signage
the new boathouse, and the waterfront trail.
The current signage is helpful, yet could be improved with additional information such as distances to the train station, downtown,
Gateway improvements are another low-cost method for attracting and welcoming visitors into the borough. Establishing an attractive and
decorative entrance way at the Fayette Street Bridge is of the utmost importance, especially
the walkability of the borough, but will also to the nearest parking garages and points of interest.
complexes differ in look from the historic core of the borough. Installing a gateway that presents the borough’s modern yet historic appeal would accomplish this task and demonstrate Conshohocken residents’ pride in their community.
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STORMWATER MANAGEMENT & GREEN BUILDINGS The proposed streetscaping improvements, buildings, parking structures and park developments should incorporate wherever possible the highest standards of environmental sustainability. The TOD site should achieve
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To promote these efforts, the borough could simplify the process for variances if developers residents in making their homes more energy Existing surface parking lots along the riverfront and throughout the borough should be converted to permeable paving. All new street improvements should be evaluated for pervious paving to reduce the amount of water
entering the sewer system and thus prevent Fayette Street’s improvement plan should incorporate stormwater bump-outs in the sidewalk expansions and the raised median. Vertical landscaping on existing parking decks and green roofs on the new developments along the waterfront would alleviate the heat island effect, reduce the borough’s energy costs and create a more vibrant public realm.
SUSTAINABLE TRANSIT MODES To connect the TOD site, the riverfront park, and the upper borough residential areas in Conshohocken, a new affordable, energyservice could be provided by the Greater Valley Forge Transportation Management Association. As the map shows, the shuttles would originate at the TOD site and run in two separate rotations within the borough at 30 minute intervals, one circling the eastern portion and the other circling the western portion. Both routes would run along Fayette Street at planned intervals, in order to serve Fayette Street every 15 minutes, supplementing the SEPTA bus routes. These shuttles would operate hybrid vehicles using Ultra Low Sulfur Diesel and/or biodiesel fuel to reduce carbon emissions and air pollution in the borough. Additionally, the existing network of bike trails would be augmented with two new routes: one along the waterfront that would connect with the existing Schuylkill River Trail at Colwell Road, as well as new bike lanes along Elm Street and Hector Street from the Spring Mill Station to Colwell Road. Due to the steep topography of the borough, bike lanes running from south to north have not been proposed. Moreover, residential roads are already bike friendly without lanes. These east-west routes will likely see the greatest ridership and bring riders closer to the retail core.
Existing Bike Trail
Proposed Bike Trail
Proposed Shuttle Route
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BUSINESS IMPROVEMENT DISTRICT To facilitate the implementation of the improvements recommended for Conshohocken’s retail areas and to strengthen the borough’s competitive advantages over other regional commercial centers, the borough could form a Business Improvement District (BID). A agree to be assessed an additional fee in exchange for enhanced services. BIDs create funds, supplemental to the borough’s general fund, to invest in pedestrian and streetscape improvements, capital improvements and programs within the BID district.
BID Boundaries The BID boundaries would include the existing properties along Fayette Street and future properties within the TOD site, Colwell Road and the waterfront. While residential buildings are not usually part of a BID assessment, the large multi-family residential developments would be encouraged to participate. The BID could assist the borough’s economic and community development efforts by building relationships between existing and new business, marketing and sponsoring advertisements to promote a positive image of the borough as a destination and home, keeping the borough clean and safe, and creating vibrant civic spaces.
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BID Phase I BID Phase II
Streetscape Maintenance
Fee Structure The BID fees would be collected from property would be encouraged for other businesses and investments in other parts of the borough. In order to ensure the fee does not burden small business owners, a graduated fee structure would be developed. The BID’s terms would require consensus among the existing property owners to be feasibile.
Commercial Corridor Manager
Promotions & Special Events
Phases The BID could be implemented in phases, since preliminary BID fees would be collected from existing business on Fayette Street and should naturally be directed towards improvements to that area. As the borough expands its retail to the waterfront and TOD site and begins collecting fees from these properties, BID funds
BUSINESS IMPROVEMENT DISTRICT CONSHOHOCKEN
Gateway & Signage
their priority, as developed through member and community input. A BID can be a powerful tool to aid in a community’s development if it effectively represents the interests of its members, and is adequately funded and well managed.
Façade Improvement
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CHAPTER 4
CONCLUSION
4.1 IMPLEMENTATION MATRIX IMPLEMENTATION TIMELINE
INTERVENTION
TOD
TOD
Long-term
$$$
Riverfront Park
Short-term
$$
Colwell Lane Fayette Street
Short-term
$$
Road Diet & Crosswalk Improvements Form-Based Code Borough-Wide Programs
Medium-term
$$
Medium-term
$
FUNDING SOURCES
Private Developers, Septa, PennDOT, Dept. of Community and Economic Development, Delaware Valley Regional Planning Commission, Montgomery County, Borough of Conshohocken Montgomery County Division of Parks, Trails, and Historic Sites, PA Environmental Council Rivertowns Program, National Park Service, Community Members PennDOT Private Developers
Transportation Alternatives Program DVRPC Transportation Improvements Program US DOT Livability Grant Program Budget Appropriations Keystone Facade Grant
PennDOT Delaware Valley Regional Planning Corporation Community Members, Business Owners Community Members, Existing Business Owners Private Developers PennDOT, Montgomery County Division of Parks, Trails and Historic Sites, West Conshohocken Borough
Gateway & Signage
Short-term
$
Streetscaping Promotion & Events
Short-term Short-term
$ $
Business Improvement
Short-term
$
BID Assessment Keystone Communities Grant Programs
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PARTNERS
Private investments, Transportation Revitalization Investment District (TRID), Revenue Bonds, Parking Fees, Redevelopment Assistance Capital Program (PA Office of the Budget) General Obligation Municipal Bonds, William Penn Foundation, Volunteer Organization, Rental Fees, Advertising, Concessions General Capital Budget, Tax Increment Financing Bonds (TIF), Private Investment
Budget Appropriations, Keystone Communities Grant Programs “BID Assessment, Budget Appropriations, Transportation Alternatives Program, Keystone Communities Grant Programs� BID Assessment, Advertisements, Vendor Fees
Notes: Short = <3 years, Medium = 3-10 years, Long-term = 10+ years $ <$1million, $$ $1-10 million, $$$ >$10 million
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COSTS
PennDOT Existing Business Owners Existing Business Owners, Vendors, Advertisers Business Owners, Pennsylvania Department of Community and Economic Development Private Developers
4.2 CONCLUSION The Implementation Matrix gives timelines for each of the recommended interventions with their anticipated costs. It also names the entities necessary for the vision of these interventions in Conshohocken to reach fruition. The recommendations set forth in this plan present a vision that can guide Conshohocken during the next several decades. They build on the borough’s strengths to meet its on underdeveloped areas and properties that can be improved for higher use. They seek to preserve and support the aspects of the borough that work well. Most importantly, the recommendations respond to the needs of the current residents and take advantage of projected trends to prepare for the future. The population’s steady rise is projected to continue. The borough should plan for this growth and ensure that new residences are constructed in an attractive manner that meets the borough’s standards for design and access. by private investment -- is in high demand and should be planned in a way that concentrates development and extends the walkable urban fabric of the borough. To compliment its borough must plan for additional retail and recreation space.
Planning for added development in Conshohocken requires careful consideration of the constraints inherent in the borough’s along the riverfront is a proven threat. Thus, the recommendations include building on platforms on stormwater management and drainage. Additionally, the borough’s steep topography makes pedestrian or bicycle travel uphill unrealistic for some, thus solutions like the circulator shuttle and raised streets in the lowlying areas can optimize the urban experience in light of these challenges. The plan also seeks to integrate new residents into the borough by recommending physical and social solutions to the perceived disconnect between the residents along the river with those in the established neighborhoods uphill. Many of the recommendations presented respond to and work with market forces to reach workable solutions for achieving the can be successful if each recommendation is approached in phases with ongoing community engagement. These long-term plans are best executed if they are updated and adjusted to continue to meet the needs of the changing borough.
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SOURCES Page 17
Pictormetry International Corp
1.1.6 American Community Survey
Page 9
Page 18
1.0.2 PASDA
1.1.7 American Community Survey
1.3.5 PASDA 1.3.6 Conshohocken Revitalization Plan Update 2011
Page 10
Page 19
Page 28
1.0.3 http://en.wikipedia.org/wiki/Penn%27s_Treaty_with_ the_Indians 1.0.4 http://explorepahistory.com/hmarker.php?markerId=1A-BC 1.0.5 Conshohocken Free Library
1.1.10 http://www.carfaro.com/wp-content/uploads/2012/05/ Tradeshow-Booth-Photos-0411.jpg
1.4.1 Borough of Conshohocken Zoning Ordinance
Page 11 1.0.6 http://morethanthecurve.com/conshohockens-fellowship-house-benefits-from-jack-colls-history-night/ 1.0.8 http://www.conshohocken.us/2008riverwalkfire.html
Page 12 1.0.9 PASDA
Page 14 1.1.1 US Census; DVRPC 1.1.2 US Census; DVRPC
Page 15 1.1.3 American Community Survey
Page 16 1.1.5 American Community Survey
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1.3.1 Google Maps streetview 1.3.4 Google Maps streetview
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Page 20 1.2.1 SEPTA
Page 21 1.2.2 Conshohocken Train Station Vision Plan www.conshohockenpa.org/borough-services/planning-and-development/doc/48/raw
Page 22 1.2.3 http://www.aaroads.com/northeast/pa-023.html 1.2.4 American Community Survey 1.2.5 American Community Survey
Page 27
Page 29 1.4.2 Borough of Conshohocken Zoning Ordinance
Page 30 1.4.3 Borough of Conshohocken. Act 537 Sewage Facilities Plan Update. July 2011. 1.4.4 Conshohocken Revitalization Plan Update 2011
Page 31 1.4.5 PASDA
Page 32
Page 23 1.2.6 PENNDOT
1.4.6 Conshohocken Revitalization Plan Update 2011 1.4.6 http://www.astm.org/standardization-news/outreach/ astm-supports-fellowship-house-of-conshohocken-so12.html
Page 24
Page 33
1.2.7 Google Maps 1.2.7 http://www.phillymag.com/articles/hottest-suburbanphiladelphia-neighborhoods/2/
1.4.7 http://www.conshylittleleague.com/Default. aspx?tabid=478943
Page 26
Page 35 http://articles.philly.com/2013-04-30/news/38905699_1_bor-
SOURCES ough-council-population-zoning-hearing-board
Page 36 1.5.1 PASDA 1.5.1 http://morethanthecurve.com/the-revised-keystoneproposal-what-is-new/ 1.5.1 http://morethanthecurve.com/continued-hearing-ononeill-properties-proposed-office-building-set-for-may-5th/
Page 45 2.2.1 http://www.pc-ld.com/old-town-newhall/ 2.2.1 http://www.vbgov.com/government/departments/sga/ projects/pages/laskin-gateway.aspx 2.2.1 http://www.bonnietaubdix.com/a-super-supermarket/ 2.2.1 http://www.uwishunu.com/2012/04/night-marketphiladelphia-returns-the-roving-food-bazaar-to-hit-northernliberties-may-24-and-washington-avenue-june-28/
2.3.1 http://www.hawaiiarmyweekly.com/storage/2012/01/20120928_v1.pdf 2.3.1 http://www.greenfudge.org/2010/04/26/mexico-citytransportation-goes-green-with-new-ecobici-system/ 2.3.1 http://chem.engr.utc.edu/aiche/2013-SFO/Photobioreactor-Design-Algae-Biodiesel-Production-Teaching-ModuleNo-Video.pdf
Page 66 3.2.5 http://commons.wikimedia.org/wiki/File:Playground_at_ Fuji-Hakone-Izu_National_Park.jpg
Page 69 http://montco.happeningmag.com/love-montgomery-county/ http://saveourwoods.co.uk/forest-campaigns-network/pressrelease-forest-campaigns-network-calls-for-united-action-onash-die-back-tree-disease/
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2.2.2 http://www.epa.gov/heatisld/resources/pdf/Vert_Gardens-EPA.pdf 2.2.2 http://mumbrella.com.au/peoples-choice-credit-unionlaunches-musical-bus-stop-74451 2.2.2 http://www.daviesscoswcd.org/index.php/resources/raingardens 2.2.2 http://www.inetours.com/England/London/pages/Hyde_ Park.html 2.2.2 http://www.kauai.gov/government/departments/economicdevelopment/epabrownfieldsassessmentprogram/tabid/522/ default.aspx
3.3.9 Google Streetview
Page 49 2.3.1 http://www.williams-meridian.com/index.cfm/resources/ project-experience/630-million-mixed-use-developmenthouston-texas/ 2.3.1 http://downtownbothell.com/
Page 77 http://morethanthecurve.com/page/8/
Page 84 http://www.southphiladelphiaba.org/ http://www.america2050.org/
Page 88 3.5.6 http://www.houstoniamag.com/eat-and-drink/gastronaut/articles/fence-iful-herbs-august-2013
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