Document

Report
THE
WHITE OAK BUSINESS DISTRICT
Ordinance Review and Preliminary
Recommendations
Zoning & Planning Committee Presentation
May 3, 2005
WHITE OAK BUSINESS DISTRICT
May 3, 2005
Business District
Primary Design Issues Addressed in Previous Phase
TRAFFIC CONGESTION AND SPEED
Trip Chaining, Left Turns, Curb Cuts, High Rates of Speed
PARKING
Inefficient use of Aggregate Paved area
PEDESTRIAN ACCESSIBILITY
No Sidewalks, Few Crosswalks
BUSINESS DISTRICT ENHANCEMENT
Lack of Cohesiveness throughout the “Business District”
May 3, 2005
Design Issues
PRIMARY DESIGN GUIDELINES
TRAFFIC CONGESTION AND SPEED - CENTER TURNING LANE W/
PLANTER MEDIANS AT NON-TURNING AREAS, CONSOLIDATE CURB CUTS
(SHARED)
CURB (30%)–
627’- 0”
CURB CUT (70%) – 1450’- 0”
TOTAL CURB LENGTH – 2077’- 0”
CURB
CURB CUT
May 3, 2005
Design Guidelines
PRIMARY DESIGN GUIDELINES
PARKING – CONSOLIDATED, SHARED PARKING AREAS THROUGHOUT
BUSINESS DISTRICT (AVERAGE CLOSER TO 300 SF PER CAR)
TOTAL PAVED AREA – 266,000 SF
APPROX # OF PARKING SPACES – 392 (678 SF PER CAR)
AVG. SF/ CAR IN TYP. PARKING LOT – 300
CURRENT PEAK PARKING DEMAND (BUSINESS DISTRICT) - 233 CARS (60% OF CAPACITY)
May 3, 2005
Design Guidelines
PRIMARY DESIGN GUIDELINES
PEDESTRIAN ACCESSIBILITY - SIDEWALKS AND ADDITIONAL
CROSSWALKS WITH ENFORCED YIELD POLICY
May 3, 2005
Design Guidelines
PRIMARY DESIGN GUIDELINES
BUSINESS DISTRICT ENHANCEMENT - PLANTINGS, UNIFORM
STREETSCAPING, LIGHTING, GREENSPACE, PUBLIC PLAZA, PEDESTRIAN
FRIENDLY, BUSINESS FRIENDLY
Homestead
Perrysville
May 3, 2005
Design Guidelines
May 3, 2005
Option A – Site Plan
WHITE
OAK
BOROUGH
ZONING ORDINANCE
May 3, 2005
References
Zoning Ordinance of White Oak Borough
Codified through 12-31-2003
White Oak Business District
Zoning Classification – C-1 Commercial
(Existing Transitional Zone does not affect C-1 zoned areas along Lincoln Way)
1331.05 Area and Bulk Regulations
a.
Building Coverage
Every lot used in whole or in part for residence or commercial
purposes, not more than fifty percent of the lot area shall be
occupied by buildings.
1331.06 Parking and Loading (Section 1363)
a.
Permanent off-street parking spaces shall be provided on the premises
or on land adjacent thereto…
1379.09 Access
No land shall hereafter be subdivided unless direct access is provided to every lot to a
public street or private street approved by ordinance or resolution, road or way, and
complied with the requirements of the Subdivision Ordinance of the Borough.
May 3, 2005
Existing Ordinance
Parking Requirements Summary by Property – Business District
Parcel #
461-M-207
461-M-170
461-M-165
461-M-162
461-S-256
461-S-253
461-S-251
461-S-247
461-S-244
461-M-207
461-M-207
461-S-223
461-S-291,294
461-S-282
461-S-276
461-S-273
461-S-270
461-S-263
461-S-261
461-M-146
461-M-140
21 Parcels
Lot #
105
104
103
96
-95
94
93
92
91
79
78
89
90
97
98
99
100
101
102
113
Owner
Garland
Guffey
Zupko
Lomeo
Druga
Lomeo/Mann
Melosky
Kratzenburg
Klein
Guffey
W.P.N.B.
Cowan
Marino
Rite Aid of PA
Delmer/Thornbrugh
Allshouse
Striffler
Tirumalasetty
GAFSLA
DMC Associates
M&A Dev. Corp.
Totals
# of Parking Req'd #
Business
Spaces
Parking
Professional Office
5
4
Mixed Use
30
30
Professional Office
12
9
Professional Office
20
16
Residence
2
1.5
Residence/Home Office
4
3.5
Residence/Home Office
5
4
Medical Professional
5
23
Professional Office
10
8
Professional Office
8
9
Professional Office
39
28
Mixed Use Retail
43
30
Professional Office
11
9
Retail
55
55
Professional Offices/Apts
42
32
Residential
2
1.5
Professional Office
6
6
Mixed Use Retail
19
13
Professional Office
16
7
Retail
13
10
Mixed Use
45
51
392
351
Peak
Demand
5
17
4
16
2
0
3
5
7
4
29
16
9
31
26
-3
19
7
9
21
233
May 3, 2005
Parking Requirements
Auld St.
50
40
# Spaces
30
Req'd
Peak
20
McClure St.
60
89
78
90
79
97
91
98
92
99
93
94
100
95
--
101
96
102
103
113
0
104
10
Existing Conditions Map
May 3, 2005
Parking Requirements
Auld St.
50
40
# Spaces
30
Req'd
Peak
20
McClure St.
60
89
78
90
79
97
91
98
92
99
93
94
100
95
--
101
96
102
103
113
0
104
10
Proposed Parking Map
May 3, 2005
Parking Requirements
Curb Cuts and Parking Lots Spanning Property Lines
May 3, 2005
Curb Cut Conflicts
Summary
Within the Business District as a whole, there are greater number of parking spaces
than either as required by Ordinance or by current Peak Demand rates
Within the Business District, there are 3 basic zones having significant differences
between the required number of parking spaces and the peak demand as well as
overall quantity (North, Central, South)
May 3, 2005
References
Conclusions
Adopting a Shared Parking Strategy in the Business District
Shared parking areas (minimizing curb cuts) within each zone can allow for efficient
consolidation of parking and provides for a higher level of flexibility in adding other
amenities, pedestrian and others, within a “fixed” amount of space.
A shared parking strategy is a realistic option for addressing the upcoming widening
project with little, if any loss of parking spaces within the Business district
There is no ordinance in place that would specifically NOT allow a shared parking
strategy to be implemented throughout the business or transitional districts through
the implementation of an Overlay District or other Borough Ordinance addendums.
May 3, 2005
References
REFERENCES
May 3, 2005
References
SEQL
Sustainable Environment for Quality of Life
Efficient Parking Strategies
Actions to make more efficient use of parking can range from ordinance changes that
rely on maximum numbers of parking spaces rather than minimum numbers, to
encouraging shared parking by adjacent uses. These actions are aimed at reducing
the"seas of asphalt" that seem to have taken over many of our communities
•More efficient use of parking can assist in encouraging pedestrian volume
•Decreased impervious surface reduces storm water runoff and peak flow rates
•Reducing the amount of land required for parking frees land for more profitable uses,
enhancing economic development.
http://www.seql.org
May 3, 2005
References
Transportation Demand Management (TDM) Encyclopedia
Victoria Transport Policy Institute (Victoria, BC)
A Comprehensive Menu of Solutions to Parking Problems
Parking Management Paradigm Shift
A change in the way parking problems are defined and potential solutions
evaluated
Old paradigm: motorists should nearly always be able to easily find, convenient,
free parking at every destination. Parking planning consists primarily of generous
minimum parking requirements, with costs borne indirectly, through taxes and
building rents.
New paradigm: Parking facilities should be used efficiently, so parking lots at a
particular destination may often fill (typically more than once a week), provided that
alternative options are available nearby, and travelers have information on these
options. It also requires good walking conditions between parking facilities and the
destinations they may serve. Parking planning can therefore include Shared Parking,
Parking User Information, and Walkability improvements.
http://www.vtpi.org/tdm/
May 3, 2005
References
Georgia Quality Growth Partnership
Toolkit of Best Practices
Flexible Parking Standards
Revising land development regulations to remove rigid parking requirements that
typically result in an oversupply of unnecessary parking spaces. Revisions may
include reducing the number of required parking spaces, or allowing shared parking
between adjacent facilities.
Issues Addressed
•Too much land dedicated to parking or other paved areas
•Unattractive commercial or shopping areas
Considerations
•Businesses may complain that there will not be enough parking available at peak
demand times
•Enables developers to be more efficient and innovative in providing parking
•Reduces amount of land consumed by parking lots
http://www.georgiaqualitygrowth.com
May 3, 2005
References
Georgia Quality Growth Partnership
Toolkit of Best Practices
Parking Management
Designating a single organization to manage parking matters in the community,
including planning for parking, implementing solutions to parking problems, and
handling ongoing parking maintenance and enforcement issues.
Issues Addressed
•Not enough parking available in activity centers
Considerations
•Brings consistency and efficiency in addressing local parking issues
•Must fund operations of the designated parking management organization
•Possible difficulty convincing existing organizations or businesses to transfer their
parking-related responsibilities
http://www.georgiaqualitygrowth.com
May 3, 2005
References
Connecticut Council of Regional Governments
Best Practices Manual
Parking Management Districts
Parking Management Districts encompass an entire District with multiple property
Owners…In a Parking District, all uses within the District would have access to all the
parking spaces at any given time.
•Target compact, mixed use, pedestrian oriented commercial nodes
•Redesign the Parking lots
•Establish rules for new development
http://www.crcog.org
May 3, 2005
References
MODEL
ORDINANCES
May 3, 2005
References
Ross Township Zoning Ordinance
15. Parking and Loading Standards
1500.5 Joint Use
Two or more uses may provide for required parking in a common parking
lot if the total space provided is not less than the sum of the spaces required for
each use individually. However, the number of spaces required in a common parking
facility may be reduced below this total if it can be demonstrated to the Planning
Commission and Board of Commissioners that the hours or peak parking needed for
the uses are so different that a lower total will provide adequately for all uses served
by the facility
1500.6 Location of Parking Spaces
Required off street parking spaces shall be on the same lot or premises
and same zoning district with the principal use served; or where this requirement
cannot be met, within three hundred feet of the same lot if the use is non-residential
and after approval from the Board of Commissioners
May 3, 2005
Model Ordinances
Cranberry Township Zoning Ordinance
108.312 Off Street Parking Requirements
108.312.9 Common Shared Parking Lots
Common Shared parking lots are preferred and encouraged. The required
off street parking spaces for two or more uses may be provided collectively on one
lot if the total number of spaces is not less than the sum of the spaces required for
each use individually.
108.312.9.2
Any modification to the required number of parking spaces shall be
supported by a parking needs analysis documenting anticipated parking needs
based on the combined utilization of all facilities on site simultaneously or
demonstrating that the hours or days of peak parking needed for the uses are so
different that a lower total will adequately provide for all uses served by the facility.
May 3, 2005
Model Ordinances
Scottsdale, AZ Zoning Ordinance
Sec 9.104 Programs and Incentives to reduce Parking Requirements
Credit for on Street Parking
Credit for Bicycle Parking Facilities
Mixed use shared parking programs
Parking Master Plan
Parking Waiver within the Downtown Overlay District
Sec 9.104 Special Parking Requirements in Districts
On site parking
Remote parking
Parking in–lieu payments
Evening use parking credits
May 3, 2005
Model Ordinances
Moon Township Zoning Ordinance No. 585
Overlay Districts Community Development objectives
“…To maintain and promote the significance of this area as the heart of Moon
Township, which provides neighborhood scale services to Township Residents
“…To facilitate safe pedestrian access through the development of streetscape
amenities.”
“…To provide for a mix of mutually supportive uses that are unified by the streetscape
design.”
208-858.D(3) Parking Related Deviations
If a public owned parking lot is provided within the respective overlay
district, and is within 600 feet of the proposed development and/or use, then the
applicant may be permitted to offset a portion of the required off-street parking
spaces to the public owned parking lot if space is determined to be available.
208-858.G(3) Off Street Parking Areas
Off street parking areas shall be desighned to reduce the negative visual
effects of vast paved areas and contain landscaped planting islands and defined
landscaped pedestrian walkways
May 3, 2005
Model Ordinances
Portland, OR Preliminary Ordinance
Model Shared Parking Ordinance
“…The functional plan requires the adoption of both minimum and maximum
parking ratios, which should provide ample parking for a given land use, without
encouraging excess parking availability.”
Successful Shared parking Programs
“…Private Industry efforts have achieved goals that are comparable to municipal
philosophies and Metro growth management policies. These Include:
•Reduced parking pressures on neighborhood streets
•Demonstrating that cooperation will occur when the need arises
•Construction of fewer parking spaces
•Decreasing paved surfaces thereby reducing storm water runoff
•Improving a neighborhood business climate and community support for those
businesses.”
May 3, 2005
Model Ordinances
G
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N
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L
May 3, 2005
Option A - View from Auld St.
A
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T
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M
O
B
I
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E
May 3, 2005
Option A - View from Auld St.
May 3, 2005
P
E
D
E
S
T
R
I
A
N
Option A - View from Auld St.
G
E
N
E
R
A
L
May 3, 2005
Option A - View from McClure St.
A
U
T
O
M
O
B
I
L
E
May 3, 2005
Option A - View from McClure St.
P
E
D
E
S
T
R
I
A
N
May 3, 2005
Option A - View from McClure St.
OPTION A
EXISTING
Parking Spaces
358
384
Paved Area(SF)
209,013sf
266,000sf
584 sf/car
693 sf/car
Center Turning
Lane
Yes
No
Curb Cuts (LF)
216 lf (9)
-85%
1450 lf
Sidewalks
5’-0”w
No
Public
Greenspace
6,200sf
No
Public Plaza
None
No
May 3, 2005
Comparisons
O
P
T
I
O
N
A
EXISTING
May 3, 2005
Comparisons
O
P
T
I
O
N
A
EXISTING
May 3, 2005
Comparisons

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