Drexel Land Use Plan Unveiled
Drexel Land Use Plan Unveiled
East Falls Community Council is partnering with three local educational institutions to create plans that will guide their development for years to come. Working groups for each institution—Philadelphia University, Penn Charter and Drexel’s Queen Lane campus—have been at work for months. The Drexel working group has now completed its recommendations, and presented them to the community at a meeting on October 27. The Drexel plan, along with the proposed plans for the other institutions, will be reviewed by an advisory committee, which will integrate them into the East Falls Educational Institution Land Use Plan. After a final opportunity for community comment, the plan will be submitted to the Philadelphia City Planning Commission.
The Drexel recommendations take note of Drexel’s commitment to preserving the appearance of the Queen Lane campus, which serves the Drexel College of Medicine. Acknowledging that Drexel has no present plans to expand the campus, the plan puts guidelines in place in the event that the college has needs for more building in the future.
The plan calls for any build-up of the existing two-story building to be limited to one additional story, preserving the appearance of the structure. Any new construction behind the current building should not exceed the height of main building. Other recommendations address landscaping and green space, signage and lighting, and preserving a buffer between parking lots and residential areas.
Many members of the community are contributing to the Land Use Plan. The members of the Drexel working group are Roger Marsh, Craig Whitehouse, Rich Lampert, Barnaby Wittels, and Peter and Georgia Matranga. Special thanks to them and to Drexel representative Joe Ungaro.
Land Use Plan for the
Queen Lane Campus of
Drexel University Medical School
Recommendations of the Working Group
East Falls Community Council
2012
Drexel-Queen Lane Land Use Plan
Introduction. This plan was developed by a working group of East Falls Community Council (EFCC), in consultation with the community and administrators of Drexel University. The Land Use Advisory Committee will incorporate the recommendations of this plan into an Educational Land Use Plan for East Falls, along with Land Use Plans for Penn Charter School and Philadelphia University. After approval by the membership of EFCC, the plan will be submitted to the Philadelphia City Planning Commission (PCPC).
Community Input and Involvement.
The EFCC Land Use Working Group convened a community meeting in which an overview of each institution was presented and community members presented comments. A meeting specific to each institution was then held for further institution-specific discussion. For the Queen Lane campus, the meeting was publicized by email to EFCC members, an announcement in the Fallser, and direct mail to EFCC members who lived nearby.
Next, a working group was constituted for each institution. For the Queen Lane campus, the community members were Roger Marsh (Chair), Craig Whitehouse, Rich Lampert, Barnaby Wittels, Pete Matranga and Georgia Matranga. The Drexel representative was Joseph P. Ungaro, Assistant Vice President. The working group toured the campus and convened two meetings to develop a draft plan. Another community meeting was held to present the plan and invite comments. This meeting was publicized by email to EFCC members, an article in the Fallser, direct mail to all nearby homeowners, and notices posted on utility poles in the area.
Findings of Community Meetings.
The following is a summary of these meetings as they pertain to Drexel University. The Queen Lane campus previously housed the offices of Fortress, a religious publishing house. It was purchased by Drexel University after the University acquired Medical College of Pennsylvania. The property is managed by Drexel University and occupied by Drexel University College of Medicine (DUCOM). Since then, Drexel has built a number of wings in the rear of the building, largely preserving the street view and landscaping. The most recent, K-wing, has a green roof and pervious pavement in nearby areas. Drexel purchases 100% wind-generated electricity and has installed high-efficiency motors. Drexel has no plans for additional construction at present. Approximately 550 first- and second-year medical students study at the Queen Lane campus.
In the community meetings the following values were identified:
Maintaining property appearance;
Greening (environmentally aware development);
Respect for residential character and texture of the community;
Parking;
Traffic;
Scale and location of new buildings;
Community relations.
At the community meetings, most comments about Drexel were positive. Concerns focused on parking, the design of any new lighting and signage, and proper management of hazardous materials from laboratories.
Site Description.
The Drexel University Queen Lane Medical Campus is approximately 14 acres (Fig. 1). It is zoned C-3, a classification that permits a variety of uses, and high building density (under the new zoning code, effective August 2012, the designation is CMX-3). It is bounded by Queen Lane, an apartment complex, Philadelphia Water Department facilities and a SEPTA rail right-of-way (Fig. 2). A two-story building with a curved façade sits well back from Queen Lane (Fig. 3). Several wings project from the back of the building. There are a few utility structures behind the main building. The grounds are generally well maintained and landscaped. There is a small overgrown area along Queen Lane near Wissahickon Avenue. This area, based on the Philadelphia Zoning Overlay, appears to be the property of the University, not SEPTA.
Across Queen Lane, there are garden apartments. Also on Queen Lane there are single-family residences. The Queen Lane SEPTA rail station is close to the campus. Nearby blocks, on Queen Lane, Stokely and Fox Streets, and Wissahickon Avenue, are primarily residential, mostly single-family.
Development of Land Use Plan
The values articulated at the community meetings guided the Drexel Working Group. It is noted that the task of the working group is to develop a plan that would guide land use—physical development of the property. This plan should take note of any community concerns as they would be impacted by development. Concerns not related to development are not part of the plan, but the working group meetings provided a forum for discussion of some of these issues with Drexel University Administration.
Even though Drexel has no immediate plans for construction, the working group developed guidance for future expansion. Drexel and community members were provided opportunities to review and comment on the draft documents. The working group reviewed community input, Drexel’s documents and their observations from their tours of the grounds and reviews of area maps.
Recommendations. The Working Group makes the following recommendations. The Working Group has determined that development that conforms to these recommendations will not adversely affect the neighborhood and that the recommendations will not unreasonably limit development. It is not expected that Drexel or PCPC will be bound by these, but that they will provide guidance. It is expected that Drexel will seek community review of any deviation from these guidelines, and of any major building project. Certain of the recommendations are illustrated in Figure 3.
Building.
General. Any new building or expansion should take into account the concerns for green space, parking and environment.
Build-up of existing building. It is recognized that there are obstacles to adding a story to the existing building, notably the many HVAC structures on the roof and the difficulties in merging new uses with old structures. However, the addition of one story, plus a cornice to conceal mechanical systems would not be a detriment to the community, provided that the addition is esthetically consistent with the existing structure. The building sits well back from the street and the ground is below street level there, so the mass will not be intrusive.
Expansion of footprint or building new structures. It is recognized that buildable space behind the existing structure is limited. In terms of community impact, there are few limitations on building to the rear property line in this area; there are no residences nearby, except for garden apartments on the south-west side at Queen Lane. Any construction in this area will not be detrimental to the community, provided that:
1.It is no closer to the Queen Lane apartments than E-Wing.
2.It is no higher than the existing building (including any new story or cornice on the existing building).
3.It is not readily visible from Queen Lane.
Any development should preserve the existing set-back of the main building from Queen Lane.
Parking and Traffic. In spite of 467 parking spaces, many cars are parked on public streets, competing with residents for spaces. There are occasional intrusions into driveway entrances in the neighborhood, but these are reportedly rare where the entrances have been marked on the pavement.
Any new expansion of the physical plant or enrollment should address parking, avoiding an increase in on-street parking. Measures may include increase in parking spaces (including parking structures), and programs (with metrics of efficacy) to encourage efficient use of parking spaces or discourage driving.
The working group also suggests that Drexel consider measures to reduce the current on-street parking. One suggestion is mapping student addresses to determine whether it is feasible to have one or more shuttle pick-up points in the community.
Any above-ground parking structures should conform to the recommendations regarding building of new structures. Any changes in surface parking should not result in a loss of green space in areas nearer to Queen Lane than the front of A-wing, approximately 120 feet.
The working group also suggests that Drexel consider measures to reduce the current on-street parking. One suggestion is mapping student addresses to determine whether it is feasible to have one or more shuttle pick-up points in the community.
Drexel is close to the Queen Lane SEPTA station. It is suggested that Drexel arrange for signage at the station pointing to the campus, and other measures to encourage use of the train; this includes maintaining all Drexel property along Queen Lane.
Because existing parking areas are below street grade, and set back from the street, they are not detrimental to the community. The visitors lot is quite close to adjacent apartments on Queen Lane. As a visitors lot, it is little used at night, but any change in usage should avoid an increase in nighttime traffic. Any expansion of parking should not diminish the total landscaped area between the main building and Queen Lane.
Drexel is encouraged not to wait until an increase in enrollment or expansion of the physical plant is contemplated. Any measures implemented beforehand should be documented, and the documentation may be presented at the time of any expansion to demonstrate that parking concerns have been addressed.
Landscaping and property appearance. The campus, with its lawns, trees and shrubs is an asset to the institution and to the community. Development—buildings, parking lots or other active use—that detracts from the street view should be avoided. There are many handsome, mature trees; a huge oak behind H-wing is particularly noteworthy. Any development plans must take trees into consideration. When it is not feasible to preserve trees, planting new ones elsewhere to avoid a net loss is desirable.
Screening vegetation should be maintained between the visitors’ parking lot and the adjacent apartments. There is a slope down from Queen Lane to the parking lots. This strip, approximately 50’ to 70’ wide, should be maintained as a landscaped buffer. The green area between the street and the curved façade of the building should be preserved.
Environmental sensitivity. The working group takes note of Drexel’s initiatives in this area—the green roof on K-Wing, pervious pavement, and use of renewable energy. The college is encouraged to continue such endeavors, especially if there is new construction. Although the working group makes no specific recommendations, it notes a strong community interest in ‘green’ construction; the community may consider environmentally sensitive design, including LEED certification, to be a mitigating factor in a building that might have a detrimental impact on the community.
Any development plans involving laboratory space should explicitly address management of hazardous materials.
Any new construction or new mechanical systems should be designed and maintained so as to avoid objectionable noise at any nearby residences.
Signage and lighting. The campus faces single-family homes and garden apartments along Queen Lane. As noted elsewhere, the landscaped campus with set-back buildings and unobtrusive parking lots blends well with the neighborhood. Any signage and lighting should preserve the residential character of the neighborhood. The nearby residents should be given an opportunity to comment on any proposed changes in signage and lighting that might affect the community.
Signage. There are three large entry signs along Queen Lane: One is approximately 66” high (measured from ground) and 167” wide, and two are approximately 100” high and 48” wide. All are two-sided. These are not detrimental to the neighborhood. Any change in entry signage should not exceed the existing signage with regard to aggregate area, area of any one sign, or dimensions of any one sign. If signs are internally illuminated, excessive glare should be avoided, for example the lettering or design might be white or light in color, on a dark or opaque background. Any external illumination should avoid glare or spillover that would affect residences or vehicle traffic. There should be no moving, changing or animated sign. There should be no LED, plasma, or similar displays capable of displaying changing images or messages.
This plan places no restriction on way finding signs and traffic-control signs.
Drexel is not to be discouraged from proposing sign designs not described here, if they preserve the character of the facility and avoid glare and driver distraction.
This plan places no restriction on way finding signs and traffic-control signs.
Illumination.
The globe lights along the entrance drive do cause some glare in apartments across the street. If these are primarily decorative (with most down lighting being provided by the taller down-lights), consideration should be given to lower brightness, or turning the lamps off late at night. Any changes in illumination should avoid spillover or glare that would adversely affect residents or motorists.
Community Review. Any substantial construction, deviation from this Land Use Plan or other changes should be submitted for community review, whether or not required by the Zoning Code. This should be done through East Falls Community Council or its Zoning and Land Use Committee.
Although this report addresses only land use, we recognized the importance of continuing communication on all matters of mutual. Drexel is encouraged to work with the Executive Committee of East Falls Community Council to implement a liaison plan.
Figure 1. Site plan of Drexel University’s Queen Lane Medical Campus. Area is approximately 14 acres.
Figure 2. Drexel University Queen Lane Medical Campus and environs. Except for the Philadelphia Water Department Queen Lane facility, the area is primarily residential.
Figure 3. The main building is a two-story structure with a curving façade, set well back from Queen Lane. Several wings, mostly not visible from Queen Lane, radiate behind the building.
Figure 4. Recommended uses for Drexel University Queen Lane Medical Campus, subject to conditions in Land Use Plan