2017, Richard F. Booker, Esq. PLO Analysis. Proposed Penn Ambulatory Care Facility

Size: px

Start display at page:

Download "2017, Richard F. Booker, Esq. PLO Analysis. Proposed Penn Ambulatory Care Facility"

Georgina Morris
5 years ago
Views:

1 2017, Richard F. Booker, Esq. PLO Analysis Proposed Penn Ambulatory Care Facility

2 PLO Analysis Proposed Zoning Amendment Only Affects Construction in Radnor s Second Ward

3 PLO Analysis The PLO zoning amendment is inconsistent with the Radnor comprehensive plan: The Radnor Comprehensive Plan requires that we maintain and protect the many residential neighborhoods that make the Township such a unique community and work carefully to preserve the balance of land uses, and ensure adequate buffering in the many critical interfaces between commercial, residential, and other different land uses. Finally, the Comprehensive Plan seeks to reinforce the excellent overall business climate within the Township, with special emphasis on strategies to enrich business districts Wayne and Garrett Hill.

4 PLO Analysis This PLO zoning amendment is inconsistent with the Radnor comprehensive plan: Instead of focusing on existing business districts, and reinforcing and expanding those areas, the PLO zoning amendment threatens existing neighborhoods, disrupts the balance of land uses in the Township, and ignores existing business districts in Wayne and Garrett Hill, to focus only on 1% of the land use, in only one zoning classification, affecting only one Ward The PLO zoning amendment will induce all seven PLO sites to be redeveloped, ending attractive, large-site research parks and expanding other business/medical uses to residential areas; thereby compromising the Comprehensive Plan and impairing the quality of life in the Township.

5 PLO Proposed Zoning (Penn Med) Proposed U. Penn Medical Ambulatory Care Center - High Volume, Short Term Acute Care Hospital 475,000 total s.f Parking Spaces

6 Ambulatory Care is always a basket of uses including medical office, ambulatory surgery, etc. Traffic generated must be measured on a combined basis, that could vary with the mix of uses proposed traffic counts are purely estimates and could vary materially based on actual sq. ft. of uses employed.

7 Traffic Analysis Ambulatory Care is always more traffic intensive than general office use daily Current traffic at 145 King of Prussia Rd. site is zero this change will be massive, and have far reaching effects on residents and commuters

8 PLO Traffic Facts: Office Use Always Less Traffic vs. Ambulatory Care (High Volume Acute Care Treatment Center) 250,000 SF AM Peak Hour PM Peak Hour Daily Trips (Weekday) Weekly Trips In Out Total In Out Total In Out Total General Office Roadway (ITE 710) Ambulatory Care Roadway- Penn Data (Pennoni Assoc.) ,634 13, ,325 2,325 4,649 32, % MORE TRAFFIC with Ambulatory Care vs. G.O.!!!

9 PLO Analysis General Office Use By Right PLO Plan 145 King of Prussia Rd. (Scraped Site): Acres 267,560 s.f. Office 976 Parking Spaces

Traffic Analysis Allowable/Permitted New Use as General Offices AM Peak PM Peak 24 Hr Total Weekly Trips General Office 267,500 s.f. 420 377 2,769 13,845 Ambulatory Care Facility (250,000 s.f.)* Prospective Uses AM Peak PM Peak 24 Hr Total Weekly Trips 413 273 4,649 32,543 *Traffic data not adjusted Penn Data Used, although considered inaccurate 135% MORE TRAFFIC with less s.

10 Traffic Analysis Allowable/Permitted New Use as General Offices AM Peak PM Peak 24 Hr Total Weekly Trips General Office 267,500 s.f ,769 13,845 Ambulatory Care Facility (250,000 s.f.)* Prospective Uses AM Peak PM Peak 24 Hr Total Weekly Trips ,649 32,543 *Traffic data not adjusted Penn Data Used, although considered inaccurate 135% MORE TRAFFIC with less s.f. of Ambulatory Care!!!

11 Penn Data Comparison Existing Ambulatory Mixed Use Facilities Traffic (Penn Med. Data) SITE 250 King of Prussia 124,300 s.f. 915 Old Fern Hill Rd/Berwyn 167,315 s.f. AM PEAK HOUR PM PEAK HOUR 24 Hour Weekly Trips ,071 28, ,768 33,376 Proposed Penn Facility 145 King of Prussia Rd. (Penn Med. Data) AM Peak PM Peak 24 Hr Total Weekly Trips New Ambulatory Care Facility - 250,000 s.f ,649 32, K s.f. facility cannot have less traffic than smaller, existing version with consistent land use Penn data is biased, inconsistent and unreliable

12 Penn Data Comparison Existing Ambulatory Mixed Use Facilities Traffic (Penn Med. Data) SITE 250 King of Prussia 124,300 s.f. 915 Old Fern Hill Rd/Berwyn 167,315 s.f. AM PEAK HOUR PM PEAK HOUR 24 Hour Weekly Trips ,071 28, ,768 33,376 Proposed Penn Facility 145 King of Prussia Rd. (Penn Med. Data) AM Peak PM Peak 24 Hr Total Weekly Trips New Ambulatory Care Facility - 250,000 s.f ,649 32,543 Penn s conclusion that the 167,000 s.f. Fern Hill facility in Berwyn, would have more traffic than the proposed 250,000 s.f. Radnor ambulatory care facility is unreasonable

13 Penn Data Comparison Existing Ambulatory Mixed Use Facilities Traffic (Penn Med. Data) There are more patient positions at the proposed 145 King of Prussia Rd facility than Berwyn (258 vs. 223) There are smaller (by s.f.) ambulatory care patient positions for the proposed facility vs. the Fern Hill Berwyn facility (1,352 s.f. per ambulatory patient position vs. 1,558 s.f. for Berwyn). programming % differences are very minimal

14 Penn Data Comparison More total patient positions at 145 KoP Rd., will result in greater patient trips Smaller s.f. ambulatory care patient positions at 145 KoP Rd. (and greater percentage of facility devoted thereto), would also result in more traffic than Berwyn The proposed bigger Radnor facility (by s.f. and use), must generate more traffic The Planning Commission should reject Penn s traffic data as unreliable, for Township wide zoning amendment purposes

15 Penn Data Comparison Isolated Ambulatory Care Use (Ambulatory Mixed Use Facility ITE Calculated Medical/Dental Office) SITE Size (SF) DRIVEWAY COUNTS (SITE TRIPS) AM PEAK HOUR PM PEAK HOUR 24 Hour 250 King of Prussia 30, (69) Chesterbrook Blvd/Valley Forge 30,667 (42) (105) (806) 915 Old Fern Hill Rd/Berwyn 64, ,060 Isolated Ambulatory Care Use results in NEGATIVE SITE TRIPS in two of three existing facilities nonsensical, impossible result Penn data is biased, inconsistent and unreliable

16 Penn Data Comparison Isolated Ambulatory Care Use (Ambulatory Mixed Use Facility ITE Calculated Medical/Dental Office) SITE Size (SF) DRIVEWAY COUNTS (SITE TRIPS) AM PEAK HOUR PM PEAK HOUR 24 Hour 250 King of Prussia 30, (69) Chesterbrook Blvd/Valley Forge 30,667 (42) (105) (806) 915 Old Fern Hill Rd/Berwyn 64, ,060 When isolating the ambulatory care, there should not be a disparate traffic impact at each existing facility The ambulatory care use should have a demonstrable traffic lessening effect at each facility not true here

17 Penn Data Comparison Isolated Ambulatory Care Use (Ambulatory Mixed Use Facility ITE Calculated Medical/Dental Office) SITE Size (SF) DRIVEWAY COUNTS (SITE TRIPS) AM PEAK HOUR PM PEAK HOUR 24 Hour 250 King of Prussia 30, (69) Chesterbrook Blvd/Valley Forge 30,667 (42) (105) (806) 915 Old Fern Hill Rd/Berwyn 64, ,060 Penn s traffic data appears inaccurate - either overstating the medical office traffic, understating the ambulatory care traffic, or both The Planning Commission should reject Penn s premise, that a new ambulatory care land use creates less traffic

18 Traffic Analysis Even in 2012, BioMed proved that Ambulatory Care proposal with mixed use is always more traffic intensive than much larger general office use daily Proposed Use as General Offices (BioMed 2012) AM Peak PM Peak 24 Hr Total General Office 874,300 s.f Prospective Mixed Use as Proposed for Penn Medicine Site (475,000 s.f.) AM Peak PM Peak 24 Hr Total Mixed Medical Ambulatory Care Facility (250,000 s.f.) ,649 Hotel (75,000 s.f.) General Office (150,000 s.f.) ,787 Total ,167

Traffic Analysis Penn Traffic Data Summary: Ambulatory Care is always more traffic intensive than general office use daily Penn s conclusion that the smaller Berwyn facility would have more traffic

19 Traffic Analysis Penn Traffic Data Summary: Ambulatory Care is always more traffic intensive than general office use daily Penn s conclusion that the smaller Berwyn facility would have more traffic than the larger proposed Radnor ambulatory care facility is unreasonable Isolated ambulatory care use traffic data does not show consistent reduction in facility traffic The Planning Commission should reject Penn s traffic data as unreliable, for Township wide zoning amendment purposes

20 Property Tax Analysis If Penn is allowed Ambulatory Care Facility, a huge budget deficit will be generated through the exemption of the 145 King of Prussia Rd. site The PLO Zoning amendment provides a new charitable purpose land use, that provides the basis for exempting the 145 King of Prussia Rd. site under Pennsylvania law

21 Property Tax Analysis Prior to its most recent property tax reduction (in 2014), 145 King of Prussia Rd. was assessed at $41,637,720 That number is low, but even so, based on that assessment the property tax dollars generated (at the current mills) would be $1,293,571.54/yr.

22 Property Tax Analysis A more reasonable assessment of $80,000,000 (as can be expected when fully developed) would result in ad valorem tax of $2,485,384 per year, at today s millage (excluding escalations) Assessment $ based on real property market value as developed, per the following formula: $80,000,000/1000 x = $2,485,384 in tax $ per year

23 BPMT Tax Analysis A general office building of 250,000 s.f. could generate revenues of roughly $200,000,000 per year in taxable gross receipts, for Radnor s local business privilege and mercantile tax. If that were the case, that one building could generate another $600,000 per year in (at current 3.0 mills) tax revenue for Radnor Township as follows: $200,000,000/1000 x 3.0 = $600,000 in tax $ per year

24 Summary If Penn is allowed Ambulatory Care Facility, massive new traffic problems will be realized 142% more traffic than general office use If Penn is allowed Ambulatory Care Facility, a huge +$2 million budget deficit will be generated (in ad valorem and BPMT), through the exemption of the site

Grand Haven Charter Township. Facts and Trends Affecting Grand Haven Charter Township January 2017

Grand Haven Charter Township. Facts and Trends Affecting Grand Haven Charter Township January 2017 Grand Haven Charter Township Facts and Trends Affecting Grand Haven Charter Township January 2017 Population Trend The population of Grand Haven Charter Township has been increasing steadily since 1990.