East Falls Community Council

Institutional Land Use Working Group

Philadelphia University

Community Land Use Guidelines for the

Philadelphia University

Campus Located in East Falls, Philadelphia

Introduction

In October 2010, the East Falls Community Council (EFCC) resolved to engage with William Penn Charter School, Drexel University Medical School, and Philadelphia University respectively, to create a land use plan for each of these independent educational institutions.  The plans would reflect the Community's and the subject school's values and needs. These institutions reside in the heart of the East Falls residential community.  Each is an integral part of the community. Their activities and development have had, and will continue to have, a major impact on the residential character and quality of life in East Falls. The Community values their presence because they provide stability, employment, cultural and educational opportunities, and well-maintained green, open landscapes.  At the same time, the Community is concerned about  the impact these institutions have on our neighborhood, from traffic and parking, to unacceptable and sometimes unlawful off-campus behavior of college students. Expansion and development of these institutions, if not properly guided have the potential to change the basic single family, residential, green character of East Falls. Each of the land use plans was developed by a working group composed of neighbors and representatives of the institution in question.  Each was reviewed by the 16 member Advisory Committee, and all were submitted to EFCC at a general membership meeting for additional community review and final approval prior to submission to the Philadelphia City Planning Commission (“PCPC”) for acceptance. The Community expects that the plans will guide and inform future development by the institutions.

In March 14, 2011, EFCC convened a community meeting at which each institution presented an overview of its operations, future plans and needs.  Each responded to the Community’s comments.  EFCC then held institution-specific community meetings for additional discussion.In April 2011, EFCC also convened an Advisory Committee, composed of members of the EFCC Zoning and Land Use Committee, a representative of PCPC, and others with interests in environment, business and economic development.  

In  August 2011, EFCC invited all East Falls  residents to participate in three separate working groups to meet with representatives of the institutions to develop land use plans.  The Philadelphia University Land Use Working Group held at least ten 10 meetings over a period of six months to discuss the University’s land use goals, values, plans, and strategy; and, the Community’s  values and concerns. The Philadelphia University Land Use Working Group included University representatives, Community members, and a staff person from the Philadelphia City Planning Commission. This land use plan is the result of the Community and Working Group meetings and represents the combined input of participants.

Community Values and Objectives

The general community meetings and the Philadelphia University specific meeting identified the following guiding values, concerns and objectives relevant to Philadelphia University:

1.  Maintain the green suburban appearance and feel of the campus including its density of trees, significant tree canopy, large areas of landscaped space, and its well-maintained appearance.  The Community stressed the importance of preserving open spaces and street views.

2.  Respect the residential character of the neighborhood.

3.  Maintain and increase environmentally sensitive and energy efficient properties.

4.  Recognize the impact of the institution on traffic volume and safety.

5.  Provide for ample on-campus parking and encourage its use.  Student parking on neighborhood streets creates problems for residents: insufficient space and intrusion into driveway entrances and intersection sight lines.  Any development must include a plan to reduce student on-street parking and ensure adequate on-campus parking.Scale and location of new buildings should take into consideration height, footprint, visual impact and associated light and noise in the context of the residential neighborhood.

Philadelphia University’s Stated Needs

In its response to EFCC's questionnaire (attached), and at subsequent meetings, the University identified the following needs and concerns:

1. Construction or acquisition of an additional 674 dorm beds, assuming continued use of Falls Center dormitory.  This number does not reflect the number of beds the University would remove from other sites such as the townhouses on the upper campus.

2. Renovation of Roxboro House.

3. Science addition to Hayward Hall.

4. A turf athletic field.

The University is working on a  a new master plan.  It has pledged to take into consideration the community's  values and concerns identified in this planning process and to involve the community in its planning activity.  As July 2012 the Community had not been invited to participate.

Shared Vision

The Community meetings and Working Group meetings identified many goals and concerns shared by the Community and Philadelphia University:

1.  Maintain the green suburban appearance and feel of the campus including its density of

trees, significant tree canopy and large areas of landscaped space.  The University believes its campus is a competitive advantage and that the green open campus and  distinctive architecture make it more attractive to prospective students and their parents.

2.  Preserve open space on the lower campus along School House Lane, including those areas used for intramural sports and pick-up games.  The University stated that it needs to have such space for student intramural sports and pick-up games.  The adjacent space (map ref. needed) preserves the street views of the Mansion.

3.  Provide additional student housing consistent with the community's concerns about traffic, parking and the character of the neighborhood.   

4.  Incorporate sustainable green architecture.

5.  Location of new dormitory:  The University stated that it would prefer to locate a new dormitory on the Ravenhill section of the lower campus.  It was agreed that it is most desirable to locate any new building in the area behind the buildings facing School House Lane, in the area now occupied by parking lots.  This location will allow use of the slope to make the building(s) less visible from School House Lane and preserve current open green space and street views of the Mansion without impacting neighbors on Warden Drive and Gypsy Lane.

History and Site Description

Philadelphia University is a private co-educational University.  The residential and commuter university has 3,500 full and part-time undergraduate and graduate students of which 2634 are undergraduate students.  (2011-2012 numbers.) It employs 250 faculty members and 276 other employees.  The student population has increased by 1,000 in the past ten years.  The University has stated that it is focused on increasing the graduate student population and that it expects its undergraduate population to increase by 1-3% a year over the next ten years.   A subsidiary campus is located in Bucks County. The University has a research center in Manayunk.

The campus includes 52 buildings on 100 attractively landscaped acres on the east and west sides of Henry Avenue, bisected north and south by School House Lane. School House Lane and Henry Avenue serve the Community, the University and commuters.

The University is set in a residential neighborhood of mostly single-family homes.  Traveling north from the corner of Henry Avenue and School House Lane, the campus is bordered by the woods of residential properties and of Fairmount Park. The border with the Park continues across the street to the rear of residential areas of Cherry Lane, Foxx Lane and Netherfield Road. Penn Charter shares the University’s northeast border.  South of Henry Avenue, the lower campus is bordered by School House Lane, Henry Avenue, Warden Drive, Calumet Street and Gypsy Lane, and is bisected by Vaux St. The homes in this area are unique and interesting in their architectural variety. The area has a suburban feel.

The University has become increasingly residential.  The 1,600 students currently living on campus are housed in several dormitories and in apartments owned and leased by the University. The remaining students live at home or in student-leased houses and apartments off campus.  Many of the student off-campus rentals are on the streets surrounding and adjacent  to the lower campus.  Off-campus student-leased housing1 has caused friction in the community due to overcrowding, unrestrained parties, consumption of alcohol, destruction of neighbors' property, noise, and parking pressures.  The newly opened Falls Center dormitory houses 353 students in the former Pennsylvania Medical College on Henry Avenue, a mile from the main campus.  New dormitory rooms are needed to offset pressures in the Community and to meet University objectives.  The University proposed new beds would not reduce the pressure of off campus housing in light of the projected gain in new undergrad students and projected removal of some existing beds. Changes in programs and academic activities proposed in the University Strategic Plan2 will result in the need for new or re-purposed classrooms, studios, laboratories, offices, and other buildings.

The most densely built portion of the University is east of Henry Avenue and north of School House Lane (Upper Campus).  The Upper Campus has the newest and largest buildings and has fewer private residences bordering the campus as compared to the Lower Campus.  In order to preserve required green space and storm water control, the University considers this part of campus "built-out" and plans little further development on this campus.  The University proposes the Lower Campus as the site for new buildings. A large part of the Upper Campus is subject to Wissahickon Watershed restrictions that allow no more than 20% impervious coverage. The Upper Campus already exceeds this limit by virtue of variances granted by the Zoning Board of Adjustment.  The University has engaged in extensive storm water management on the Upper Campus.  The portion of the campus along Henry Avenue North of School House Lane is not subject to the 20% restriction.

Throughout the campus are legacy buildings built before current program and environmental needs were considered.  Many of the existing buildings are poorly adapted to current academic housing, and accessibility standards.  Several of the campus buildings are historic mansions that are highly valued by the community.  The Ravenhill campus includes a historically certified barn facing on Vaux Street. Campus parking is provided in paved open lots and one indoor facility located on the Upper Campus.

Standards for the Entire Campus3

Signage

The sign guidelines in this document apply to signs and sign illumination visible from the street and/or an off campus residence.

In general, the Community supports continuation of current sign designs in use to designate entrances and exits from the campus and individual buildings such as that identifying the Smith House.  These are free standing placard signs suspended from cross arms attached to posts.  Photos of several examples appear at Exhibit    ..  The signs are approximately 27 x 48 inches in size including frames.  They are not illuminated.  Flashing, animated, revolving, or intermittently  illuminated signs, including “television” or digital signage are inappropriate and unacceptable.

If necessary, signs may be illuminated by lights focused on the sign face.  Such lights shall not shed light beyond the immediate sign face and shall not project light or glare beyond the immediate sidewalk or driveway or into or at any residence.  See Lighting below.

Other than stadium signage not visible from any off campus residence, no sign should be larger than those found at the corners of Henry and School House Lane.  Such signs shall be limited in number to  those necessary to identify the two campuses as presently configured.

Temporary signage should be avoided. The Community understands that the University may wish to use banners occasionally for special events.  Use should be limited to no more than 45 days.

Lighting

All campus lighting should follow the follow the "IESNA” (Illuminating Engineering Society of North America) Lighting Handbook, Tenth Edition or later, as well as any other Recommended Standards or Design Guides published by the IESNA that supersede the Handbook" as well as the guidance provided by the reference materials available through the International Dark-Sky Association (www.darksky.org).  These materials provide guidance to ensure personal safety, diminish impacts on wildlife (abundant in the immediate neighborhood under consideration), and promote “good neighbor” practices in addition to reducing impacts on the natural resource of the night sky.

Light trespass onto adjacent residential properties should not occur, whether from an existing building, new buildings, or playing fields.  All fixtures should be selected so as to prevent such trespass.  Lighting on playing fields, if any, should not be used past 10 P.M.

Parking lot lighting:  no light shall be emitted above 90 degrees.

Pedestrian walkways should be lit for safety, again following guidelines that clarify lumens per square foot, avoid glare, and shall not emit light above 90 degrees. 

Setbacks

Building and parking setbacks are dependent upon location.  Consideration must be given to proximity to off campus residences (impact of traffic, car lights and noise), and impact on campus vistas.  The Community shares the expressed goal of the University to retain the open green character of the campus.  Different setbacks are appropriate for the Upper and Lower campuses due to their character and differing proximity to off-campus residences.  In general, new campus buildings, parking lots and playing fields should be screened from off campus residential properties by landscaping and wooded buffers in order to diminish the visual impact of mass, light and noise.

Walkways

The addition of walkways adjacent to any residential properties should be avoided.  The present walkways through both campuses are not adjacent to any off campus residence.  Any new walkway should be set back at least 50 feet from off campus residential property lines.

Playing Fields

The University has stated that it needs the existing playing fields, both those used for inter-scholastic play, and the informal field on the lower campus along School House Lane that is used for pick up games.  The present fields are located so as not to intrude upon nearby residences.  The softball field at the corner of School House Lane and Henry Avenue is separated from neighbors by a driveway including a setback and trees.  Other fields are on the interior of the campus and do not abut residential properties.  These locations are desirable and should be maintained.  The addition of any formal playing field or sport facility such as a tennis court should be either on the interior of the campus or set back from off campus residences by at least 100 feet with heavy landscaping as a screen and an interior fence, if necessary, to contain balls.  Measures must be taken to screen neighbors from noise.  This might be accomplished by locating bleachers, if any, away from residences and limiting the use of amplified sound.

Historic Preservation

The University is encouraged to preserve historic buildings on campus, and pursue historical landmark status for some, assuming that such status would not impede adaptive reuse of the building.  The Community notes the following buildings as being of historical interest:  Gibbs Hall (#14), Goldie Paley House aka The Design Center (#9), Weightman Mansion aka Ravenhill (#25), Smith House (#32), Paley House aka White Corners (#38), Roxboro House (#28), Matlack House (# ??), Kolb House aka White House aka Reichlin House (#26), Ravenhill Chapel (#8),and  Archer Hall (#2).

Parking Areas

Fifty (50) foot set-backs from the nearest street curb or property line for all parking lots will help preserve the green residential character of the neighborhood and the campus.. Parking areas visible from neighboring residences must be screened by all season landscaping at in the setback sufficient to prevent glare of headlights and reflection from the sun on vehicles being seen by neighbors.

In light of watershed concerns, the Community encourages the use of pervious paving. The use of landscaped islands within surface parking lots will reduce the heat effect of such lots. 

The Community encourages the University to establish a policy that actively encourages student use of its parking facilities as an alternative to parking on neighborhood streets, and programs to promote student use of walkways, bicycles and and school vans as alternatives to driving between campuses and dorms.

In planning new buildings, parking must be included so as reduce the traffic and parking burdens on neighborhood streets. 

Landscaping and Stormwater Management

The University is adjacent to Fairmount Park and benefits from that proximity.  Its current park-like character makes it an extension of the Park and increases the University's curb appeal for prospective students and their parents, as well as the neighbors.  The University and Community share the benefits of this character and the desire to preserve it.

The Community and the University would like to keep or increase the tree cover on campus. At a minimum, the University tree canopy should be measured and for construction projects requiring removal of mature trees, the replacement of those trees should return the canopy to its current status. All efforts should be made to preserve high quality trees and those with historic or ecological significance. 

The University has stated that it will engage the services of a certified (by the International Society of Arboriculture) arborist to determine proper tree selection and location of replacement trees. To achieve this, the standard of one (1) replacement tree per 500 square feet of tree canopy coverage deficit should be planted.  The replacement tree caliper (diameter) shall be at least three and one-half (3.5) inches at installation.  In the case of an area where trees cannot be placed near the construction location, the University and the arborist should  identify nearby alternatives. 

The campus is under restrictions for construction imposed by storm water requirements of the Philadelphia Water Department and City Code, particularly in the area defined as the Wissahickon Creek Watershed.  As a campus offering both a Landscape Architecture and Sustainable Design degrees, Philadelphia University is uniquely situated to develop, test, and install creative storm water management and mitigation options so as to allow the greatest range of development sites on and off campus. 

Upper/Main Campus

The main campus is a mix of sites of various ages, many with development restrictions imposed by Philadelphia storm water ordinances.  This portion of campus has a very traditional "collegiate" feel to it, with fewer residences adjacent to the property.  The development of  portions of this side of campus, which would have minimal impact on neighbors, is to some extent limited by the watershed  protection requirements.  The University is encouraged to engage in creative mitigation options that reduce or eliminate the watershed impact yet allow for development on the Upper Campus.  The portion of the site along Henry Avenue not subject to the most extreme watershed limitations should be seriously considered for future development because it is easily accessible for construction and future building use and would have the least impact on nearby residences.  Such development might include the replacement and/or additions to Search Hall (#30 corner of School House Lane and Henry Avenue facing School House), Hayward Hall (# 17) and Scholler Hall (#29.)

Building Setbacks

Along School House Lane, at a minimum, retain the current setback distance of the Gutman Library (#15) on the NW side and the President's House (#23) on the SE side.

Along the rear of the residential properties along Cherry Lane and Foxx Lane, retain a setback of at least 150 feet.

Along Henry Avenue, a minimum setback of 50 feet.  Parking in that area must be screened by landscaping to preserve the current character of the neighborhood and in recognition of the adjacent parkland.

Height Restrictions

The preservation of the sight lines from nearby residences and for pedestrians should dictate the height of buildings, rather than number of feet above grade.  Thus, in the areas between existing buildings, and between existing buildings and the edge of property adjacent to Fairmount Park, (such as the area behind the Kanbar Center (#20) and the new DEC building-near the old townhouses(#35)), a new building should not be visible above those buildings.

Driveways and Parking

Access to the Upper Campus should remain at University Drive from Henry Avenue and at the main drive from School House Lane.  Additional accessible drives should not be added with the exception of limited access drives for emergency vehicles only.

Any parking structure on this portion of campus should have the architectural appearance of a building rather than a parking garage.  Below-grade/under building/underground parking is encouraged.  Use of green or living walls for shielding is encouraged.  Lighting from the interior of any parking structure should not extend beyond the University property line.

Lower/Ravenhill Campus

The majority of this campus is characterized by its dense wooded patches and open green spaces abutted by both University owned and privately owned residences.  The University and the Community agree that it is desirable to retain this character by maintaining the current viewsheds from School House Lane, Warden Drive and Vaux Streets.  The University views this green character as an advantage over more urban academic environments which should be preserved. This may be accomplished while meeting future expansion needs by ensuring that new construction, if it were to occur on this campus, be clustered in the interior close to existing buildings and designing such additions so that only a roof may be visible from Calumet Street and Gypsy Lane, and by preserving the woods which now buffer those sides of the campus on    Calumet, Gypsy Lane, Vaux Street and Warden Drive. The University and Community agreed that the best place for any future construction on this campus would be in the parking lot areas behind Fortress (#13), Ravenhill Mansion (#25), Mott Hall (#21), Partridge (#22), Security (#33), and the existing Athletic Field (#24).  The Community suggests consideration of modifications or replacements to Fortress (#13) (the old Ravenhill Academy classroom building) and Mott Hall (#21.)

The shared value of preserving open space led the University and Community to identify certain areas as “off limits” for future development, specifically the lawns in front of the President’s house (#23) and in front of and next to Smith House (#32), the woods and open space in front of Ravenhill Mansion (#25), the Chapel (#8), Ronson Hall (#27), the hill leading down to Warden Drive, and the student playing field along School House Lane between the driveway entrance and Tuttleman (#36.)

Setbacks from Curbs and Abutting Residential Properties

Along School House Lane, at a minimum, the 100+ foot the same setback distance as the President’s House, 100+ feet.  Along Gypsy Lane, the setback should be at least 100 feet from “top of bank.”  Along all other streets, where the University's land extends to the curb, the setback should be at least 100' from the curb.  Wherever the University's land abuts residential property, the setback should be 150' from the shared property line.'

Where these setbacks conflict with the goal of preserving existing wooded areas, that goal is preferred, that is, the woods should be preserved even if that requires a greater setback.

Height

For any buildings adjacent to the Ravenhill Mansion, the top of the Mansion should be the maximum height.

For any buildings elsewhere on this portion of the property, any building should retain the visual appearance of three stories or 40 feet.  

Driveways and Parking

Ingress to this campus is from a driveway across from Apalogen Road.  Egress is from a driveway almost directly across from Gypsy Lane.  Four-way stop signs are desirable at both locations.  Alternatively, green traffic deflecting oval should be considered as a traffic calming measure at Apalogen.

The rear drive (onto Calumet Street) should remain restricted to prevent students and others from using the rear drive to cut through to and from School House Lane and to prevent an increase of traffic on Calumet Street, a narrow two way street with parking on both sides.

Any additional parking should be in the area of existing lots.  We note that the parking lots in this area are rarely if ever used to capacity.  In fact, the University used the lowest lot to store fill from the DEC Center while it was being constructed.

Any parking structure on this portion of campus should not only have the architectural appearance of a building rather than a parking garage, but be positioned as far from residential properties as possible.  Below-grade/under building/underground parking is preferable.  Use of a green or living wall for shielding is desirable.  Lighting from the interior of parking structure should not be visible beyond the University property line.

Northwest Quadrant (School House Lane and Henry Avenue)

The Northwest quadrant of the intersection of Schoolhouse Lane and Henry Avenue is in the Wissahickon watershed. It is subject to the 20% impervious cover building restriction. The site is a transition area between the residential properties on School House Lane and Fairmount Park land further west along and below Henry Avenue (up to the Henry Avenue Bridge).

There are three distinguishing characteristics to the property. The softball field at the corner of Schoolhouse Lane and Henry Avenue (#34) has the highest elevation. There is a steep drop down from the field to the former Elliott property (recently rehabbed for use as a home for a faculty dean-no number on map) that borders the wooded area bordering the field on two sides. Behind the Goldey Paley Design Center (#9) on Henry Avenue, is the site of a mansion torn down by a prior owner. Past owners of the Paley site included Temple University that apparently conducted experiments involving radioactive material many years ago. There is still some evidence of industrial use as well as remnants of the mansion’s foundation.  Below and around Paley are woods.

Future use of Paley.  Other than its current low impact use, it might house a student coffee house or other use that would not generate significant light, noise or traffic. 

The Community and the University would prefer to maintain the corner of the site as a softball field.  However, the field could be a building site were the watershed issues to be addressed. The lot behind the Paley Design Center (#9) is a buffer between Fairmount Park and the University. The University uses a portion of it as a holding area for materials such as unused masonry, bricks, pipes, fencing, and building stones, as well as mulch, sod, and shrubbery temporarily removed during construction.

The wooded areas surrounding the field should be preserved as a buffer for residences and because of watershed concerns. The setback, lighting, and driveway and parking standards for the Ravenhill campus, as well as other general considerations, are applicable to this quadrant with particular attention to its sensitive proximity to Fairmount Park.