ardmore - Lower Merion Township

Transcription

A
Proposal for the Ardmore Transit Center
Submitted by: Strategic Realty Investments
September 19, 2007
rdmore
Pennsylvania
V
aughan
and autter
BUILDERS
September 18, 2007
Table of Contents
Project Approach
Our Team
Strategic Realty Investment
Looney Ricks Kiss Architects, Inc.
Traffic Planning and Design, Inc.
Bruce D. Reed, President
Township of Lower Merion
Board of Commissioners
75 East Lancaster Avenue
Ardmore, Pennsylvania 19003
RE: Ardmore Transit Center and Business District Revitalization
Dear President Reed:
We would like to applaud all of the commissioners and township staff for all of their hard work that was very evident in the preparation of this request for proposals – Ardmore Transit
Center and Business District Revitalization.
As evidenced by the recent historical summary chronicling William Penn’s vision for Lower Merion that was recently circulated to your residents, we are extremely fortunate for the
many historical influences that have help shape this wonderful community and township.
We believe, as responsible stewards that it is critical to respect these past influences and build upon the positive elements that have attracted some many to this area. It is our
belief that the revitalization of Ardmore will and should occur in a thoughtful, planned and deliberate manner. This will undoubtedly result from further direction and input from the
commissioners, township staff along with the many stakeholders that will be impacted. We have provided some initial thoughts and comments that we hope will form the basis for
further dialogue.
Initially our plan and vision has focused on the area immediately surrounding the commuter rail station and the pedestrian and vehicular access to and from this area. Based on
our latest residential development known as Cambridge Square (directly adjacent to Suburban Square) we realize the importance of a successful transit station as many of the future
residents have specifically cited the proximity to the transit center as a primary reason for deciding to live in Cambridge Square.
Our team’s involvement with numerous transit oriented developments provides us with unique insights on the impact that public transit has not only on the specific development but
the broader impact successful transit has on an entire community. We take great pride in working cooperatively with communities and our goal is to make a positive impact on each
and every community where we develop.
We share the vision of the commissioners and township staff that a revitalized transit center will be the catalyst for a broader revitalization of the retail and businesses that immediately
surround the station which in turn will cause additional private investment throughout the entire township.
Once the transit center revitalization is completed we envision that as central to a series of villages that we would hope to develop on the Schauffele, Ardmore West and Cricket
Avenue lots. There are many different housing and retail commercial needs that are vital to a diverse vibrant community. Based on our experience with Ardmore Crossing we realize
that housing that is affordable is vital and this is also why we feel that a well thought out plan encompassing several of these sites will insure that the desired diversity and density will
be achieved.
We also believe that these neighborhoods or villages should be pedestrian friendly and incorporate small meeting areas with outdoor seating and fountains similar to areas presently
existing in Suburban Square.
We fully anticipate that many creative suggestions will be received through this process and look forward to working with the commissioners, township staff and the many stakeholders
to further refine the vision for Ardmore.
Sincerely,
Peter H. Monaghan
Nelson M. Vaughan
project approach
An Experienced Team for Ardmore
Strategic Realty Investments, LLC (“Strategic”) and
Vaughan & Sautter Builders (“Vaughan”)
Strategic Realty Investments, LLC in partnership with Vaughan & Sautter
Builders has assembled a first class design and development team to meet
the immediate and long term needs of Ardmore’s Transit Center. Ardmore’s
development opportunities require a team with a proven track record of
development experience both in the Lower Merion Township, as well as
with both transit agencies of AMTRAK and SEPTA.. Furthermore, Strategic
understands the need for significant public subsidies required by projects
such as the Ardmore Transit Center and has the ability to secure those federal
and state funds. With extensive local experience at Ardmore Crossings and
more recently with , Cambridge Square Strategic and Vaughan understand
Ardmore’s desire for high quality mixed-use development adjacent to the rail
station. Strategic/Vaughan has assembled this proven team of professionals:
Looney Ricks Kiss Architects, Inc. for Transit-Oriented Development Planning
and Mixed-Use Architecture Services and Traffic Planning and Design, Inc. for
Transportation, Traffic and Parking Management Planning and Design Services.
Additional highly qualified professionals will be involved when appropriate.
Looney Ricks Kiss Architects, Inc.
Looney Ricks Kiss Architects, Inc. (LRK) is a nationally recognized leader
in the design and successful implementation of Station Area Plans,
Transit-Oriented Development, Mixed-Use Development and Residential
Architecture. With their 23 years of experience, 240 planners and
architects, nine offices including Princeton, New Jersey, their special
expertise in urban design, planning and architecture will be instrumental
in realizing Ardmore’s visions. As you will see, LRK has successfully
transformed dozens of places from throughout the country into successful
mixed-use places where people want to live, businesses thrive and the spirit
of the local community is celebrated.
Traffic Planning and Design, Inc. (TPD) offers extensive regional experience
developing context sensitive solutions for some of the more difficult
transportation, traffic and parking challenges in Pennsylvania, New Jersey,
Delaware and Maryland. With their four offices and conveniently located
headquarters in Pottstown, TPD is well positioned to offer full planning and
engineering services for Ardmore’s Transit Center including Transit-Oriented
Development Planning Services. With TPD’s proven local experience at
Station Square along the R5 Regional Rail Pennbrook Station, Bryn Mawr
Hospital and the Intersection Improvements for the Five Points Intersection
at County Line Road and Bryn Mawr Avenue, TPD stands ready to provide
innovative solutions to the Ardmore Transit Center while integrating traffic
management, parking management, transit planning, pedestrian planning
and station area improvements.
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our team and goals
Goals of Ardmore Transit Center Revitalization
Lower Merion Township
• Provide a new Ardmore Transit Center and accompanying transit
improvements.
•
Encourage transit-oriented development through additional residential
and mixed-use development in the ABD that is sensitive to the character
of the Lancaster Avenue corridor and adjacent communities relative to
mass and scale.
Township Staff
• Satisfy existing and future parking demand of commuters, the Township
government, business community and neighborhoods.
Stakeholders of Ardmore
and Lower Merion Township
• Improve the vehicular traffic infrastructure to serve the long-term needs
of the ABD and appropriately handle any added traffic that will result
from added density.
• Enhance and encourage walkability throughout Ardmore.
Transit Agencies
of AMTRAK and SEPTA
• Enhance public “green” space, open space, public plazas, sidewalk/trail
linkages and landscaping in the ABD.
• Create and/or enhance pedestrian and vehicular connections between
downtown Ardmore and the Suburban Square shopping center.
Strategic Realty
Investments
• Revitalize and enhance the character of the commercial and historic
districts of Ardmore in order to help the ABD become more commercially
competitive.
Daniel J. Keating
Construction Company
• Help enhance and preserve the assets of the historic district.
• Accomplish substantial private investment in Ardmore.
Vaughan & Sautter
Builders
• Minimize and buffer any development impacts upon adjoining residential
neighborhoods.
• Use innovative environmentally-friendly and sustainable architecture and
design where economically feasible.
The Township’s intent is to further the revitalization of the downtown
ABD through significant new private investment in residential, retail and
parking development, as well as in public infrastructure, transit and traffic
improvements.
Traffic Planning
and Design, Inc.
Looney Ricks Kiss
• Master Planning
• Transit-Oriented
Development
• Mixed-use Development
• Architecture
•
•
•
•
•
Regional Planning
Transportation Planning
Traffic Signal System Design
Roadway design
Roundabout Design
3
Strategic Realty Investments, LLC is a privately-held full-service real
estate development and brokerage company with two primary operating
divisions:
Strategic Commercial
Strategic Residential
Strategic was founded in 2001 by Joseph T. Corcoran and Peter H.
Monaghan, who have combined experiences of over 50 years in commercial
real estate, and have served as executives and principals at some of the
world’s most prestigious real estate development companies.
Since its inception Strategic has become one of the fastest growing and
most dynamic real estate enterprises in the Philadelphia region. Strategic
excels in redeveloping challenging sites into highly functional office
environments and vibrant residential communities.
Key Facts
Strategic Residential:
 
Strategic Commercial:
 
Development:
  
Business Activities:
  
Founders:
 
Website:
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1,000 + units under development
500,000 + SF of Class A office
developed/owned/operated
$200 million + of commercial and
multi-family projects completed/underway
Acquisitions, Financing, Construction,
Development, Brokerage
Joseph T. Corcoran, Chief Executive Officer
Peter H. Monaghan, Chief Investment Officer
www.strategic-realty.com
Our Clients and Markets
Amount:
Strategic has completed and is developing over
$200 million of commercial and multi-family projects
  
Product Type:
Office, Industrial, Residential, Mixed-Use
 
Development Types:
Suburban/Urban Infill Sites, Rehab/Redevelopment,
Brownfields, Build-to-Suit, Raw Land
 
Location:
Mid-Atlantic Region (PA, NJ, DE, MD)
 
Seller Profile:
Large Corporations, Economic Development
Agencies, Investors
  
Objective:
Residential: Develop an additional 1,000 units by 2007
Commercial: Develop an additional 500,000 SF by 2007
  
Previous Sellers:
PECO, Private Sellers,
U.S. Bankruptcy Court, Public, Entities
 
Key Contacts:
Peter H. Monaghan, Joseph T. Corcoran, Michael MacCrory
Our success is built upon a unique ability to harmonize the interests
of sellers, communities and new users as we reposition and redevelop
underperforming, and often blighted real estate into exciting new assets
that help revitalize neighborhoods and communities.
At Strategic, our goal is to PRESERVE the best attributes and heritage of a
site, to TRANSFORM underutilized real estate into its highest and best use,
and to CREATE high-impact environments that rejuvenate communities.
Woodcrest Corporate Center
Cherry Hill, New Jersey
Benefit
The $50 Million redevelopment now houses 2,000 employees for
three multi-billion dollar companies including:
•EDS
•Banco Popular
•American Water Works
Woodcrest is a shining example of a public-private partnership
and transit-oriented redevelopment of a former dangerous and
decaying property into a thriving world class business center.  The
project has become the poster child for the State of New Jersey’s
“Smart Growth” campaign, and has been featured in:
Philadelphia Inquirer
Forbes
Philadelphia Business Journal
Trenton Times
Courier Post
US Airways Magazine
Opportunity
Langston Manufacturing declared bankruptcy in 1999 and their former 33-acre 375,000 square foot headquarters facility sat vacant
for over three years. During this time the property deteriorated into abandoned blight and provided no taxable income for the region. 
Strategic perceived a superior location for an office redevelopment project with extraordinary access to two exits on I-295 and the PATCO
High Speedline’s Woodcrest Train Station on site. Strategic Realty Investments worked closely with DVRPC and various New Jersey state
and local agencies to create a new transit station.
Resolution
Strategic and its’ joint venture partner O’Neill Properties Group, L.P. (“OPG”) acquired the property in an auction in October of 2002.  The team secured a “No further action letter” from the State of New Jersey and NJDEP after completing necessary environmental
remediation work.
The State of New Jersey was in danger of losing one of its largest employers, Towers Perrin, to three competing states.  The StrategicOPG team conceived and delivered a world-class redevelopment plan that convinced Towers Perrin to relocate to its site.  The final
redevelopment was a Tier 1 Operations Center that included:
•1,100 feet of ribbon glass along the south wall
•12 soaring skylights, including a 5,000 SF skylight over the “town center”
•20’ ceilings with 16’ windows creating the most extraordinary work 
environment in the tri-state region
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The crossings at ambler
Ambler, Pennsylvania
Opportunity
The Property represents an assemblage of three parcels owned by three separate individuals consisting of approximately 10 acres in the
heart of Ambler, Montgomery County, PA.
The Property was formerly owned by the Keasbey and Mattison Company that manufactured pharmaceuticals from the late 1800’s until
their ill-fated decision to switch to manufacturing asbestos insulation and building products in the early 20th century.  With the elimination
of the asbestos industry in the early 1970’s the former asbestos manufacturing buildings fell into decline and attracted crime and posed a
real danger for residents of the community.
Adjacent to the manufacturing site is the Ambler Boiler House, a defunct power generating facility formerly operated by Keasbey and
Mattison.  This is the largest building in the Borough of Ambler and has elegant exterior attributes.  Although in a severe state of decay, the
building has retained its structural integrity and represents an ideal opportunity to preserve an architectural masterpiece.
Resolution
Knowing the Borough of Ambler had very recently re-zoned the Property from residential to office-commercial Strategic approached the
Mayor and Borough Council to propose that they re-zone the Property back to residential as that would be was the highest and best use
and the only type of development that is financially viable at this location.
Through a series of “Town Hall” type meetings including a presentation in the recently restored old Ambler Movie Theater – Strategic and
its development partners successfully convinced Borough Council to consider a re-zoning.
Strategic then prepared and presented a new Transit-Oriented Development Overlay that would allow for a 288 unit development
that could take full advantage of its close proximity to the Ambler (SEPTA R-5) train station within a few hundred yards of the proposed
development.  Strategic successfully introduced the new ordinance which has now been adopted and we have secured final land
development approval.
Concurrent with the aforementioned land development activities; Strategic has devoted significant financial and human resources to
solving the environmental challenges that existed on a former asbestos manufacturing site.  Strategic is working closely with both EPA and
DEP developing a remediation plan to allow for ACT2 Liability Protection.  Our remediation plan will eliminate both a visual eyesore as
well as a potential public health risk from the community.
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Benefit
Strategic has worked closely with SEPTA to advance plans for a
completely redesigned modern high level station platform along
with a new station presently scheduled to commence completion
in 2008. This new station design will greatly reduce traffic
congestion caused by the current out dated design.
The Crossings at Ambler recently secured the support of the
Delaware Valley Smart Growth Alliance for the plan to transform
a blighted Brown Field into a vibrant transit-oriented residential
community that will likely be home to 500 new residents
representing young aspiring professional to older folks looking to
downsize into a maintenance free lifestyle.
The Property which currently attracts crime and poses a real danger
to area residents will become a focal point in this rapidly growing
older borough and through the creation of a new residential
community on a Brown Field with decaying old buildings, Strategic
will once again be instrumental in preserving the scarce remaining
green space of a community.
Cambridge square
Ardmore, Pennsylvania
Project Facts
• 28,500 square foot site
• $20,000,000 in Construction Costs
• Brownfield Remediation including an ACT2 release of liability
from the State of Pennsylvania DEP
• 28 high-end luxury condominium units
• Fully enclosed parking garages
Project Description
Cambridge Square is a residential luxury condominium development. A once vacant dilapidated mostly vacant retail/office property and
former brown field was completely redeveloped into a thriving 28 unit luxury residential condominium. SRI worked closely with Township,
County, and local stakeholders and Cambridge Square has become the “talk of the town” for high-end suburban in-fill redevelopment.
The Problem
• Property was allowed to become a dilapidated eyesore • Large vacant spaces
• Extensive environmental issues from previous uses
• Many adjacent uses were lower end commercial and automobile type uses
The Solution
• Bought the property from family that had owned for nearly 100 years
• Completed environmental remediation and secured ACT2 release of liability
• Re-zoned the property to allow for 28 residential units with parking under the building
• Worked closely with township, county, and local community
The Opportunity
Well located in-fill land parcel in an established market that had fallen into disrepair. The Property is strategically located less than 100
yards from the prestigious Suburban Square Mall.
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the landings
Bensalem, Pennsylvania
Opportunity
Throughout much of the region, the Delaware River has been sealed off from the public due to its historically industrial use, and a riverfront
consisting mostly of industrial / manufacturing facilities. Strategic identified an undiscovered and extraordinary riverfront opportunity, and
executed a complex strategy assembling three separately owned riverfront parcels totaling 37+ acres.
The Property is strategically located at the Southern edge of Bucks County, just moments away from I-95 and a major AMTRAK and SEPTA
station, and features over 1,600 feet of spectacular river frontage. The Property has been underutilized and blocked the general public’s
access to and enjoyment of Bucks County’s spectacular riverfront.
Resolution
The Bucks County Redevelopment Authority and seven municipalities recently completed an extensive riverfront study and adopted the
Bucks County Waterfront Revitalization Plan. The major thrust of the Plan is to use smart growth to unlock the promise of the County’s
greatest asset — the Delaware Riverfront. Concurrent with its assemblage of the parcels, Strategic worked collaboratively with local,
state and federal officials to conceive a comprehensive development plan consistent with the vision of the County’s study. Some
highlights of The Landings:
•The first luxury waterfront Transit-Oriented Development in
Bucks County history
•500+ luxury condominiums and townhomes
•New public access roads, view corridors and a riverwalk
•On-site Shuttle Bus serving Amtrak/Septa and local business and
retail amenities
8
Benefit
By working in concert with civic leaders, and leveraging the
unique attributes of this location, Strategic has conceived one
of the region’s finest examples of smart growth. A formerly
under-utilized property that shut the community off from the River
is being transformed into an extraordinary Waterfront TransitOriented Development. The local community will have an
unprecedented new gateway to their richest natural resource, and
will derive ongoing benefit from the following:
•20+ acres of open space via two public parks
•1600’ public riverwalk
•Extension of Street Road to create Riverfront Gateway and
View Corridor
•Public Marina
•Riverfront restaurant and café
•Eliminated Flooding of the State & Street Road Intersection
•Substantial increase in tax base
ardmore crossing
Project Facts
• $20,000,000 in Construction Costs
• Brownfield Remediation including an ACT2 release of liability
from the State of Pennsylvania DEP
• Former utility company truck services facility of approximately
90,000 square feet
Project Description
Ardmore Crossing is a model of inter-generational and mixed income residential community development. A once vacant dilapidated
utility company truck service depot and former brown field was completely redeveloped into a thriving residential community. SRI
worked closely with Township, County, and local stakeholders and Ardmore Crossing has become the poster child for suburban in-fill
redevelopment.
The Problem
• Utility company left behind a dilapidated eyesore • No tax revenue for the community
• Extensive environmental issues from previous truck servicing use
• Strong organized community opposition to many permitted uses
The Solution
• Bought the property from utility company.
• Completed environmental remediation and secured ACT2 release of liability.
• Re-zoned the property to allow for 84 residential units with 53 affordable senior apartments
• Worked closely with township, county, and local community.
The Opportunity
Large in-fill land parcel in an established market that had fallen into disrepair. The Property is strategically located just a few blocks from
Route 30 Lancaster Avenue.
9
creates confidence - and his friendly manner puts clients at ease. Each
customer becomes aware that maintaining a good reputation is as
important to Chip Vaughan as building a good house - and he knows
that both of those goals are interdependent. Chip’s engineering background
and thirty years of hands-on experience are reflected in each of his
homes. His communities have received numerous accolades, and Chip
himself has been recognized by his peers, both locally and nationally,
with awards such as “Builder of the Year”. He was named one of
“America's Best Builders” by the National Association of Home Builders
and Builder Magazine. This award recognizes overall professional
achievement and excellence in product design, customer service,
community and industry service, and financial performance.
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Chip’s customers about their homebuilding experience and their answers
are remarkably similar. Words like honest and reliable are always
mentioned. There is also a consensus about responsiveness and
craftsmanship. Chip’s helpful, straightforward way of doing business
creates confidence - and his friendly manner puts clients at ease. Each
customer becomes aware that maintaining a good reputation is as
important to Chip Vaughan as building a good house - and he knows
that both of those goals are interdependent. Chip’s engineering background
and thirty years of hands-on experience are reflected in each of his
homes. His communities have received numerous accolades, and Chip
himself has been recognized by his peers, both locally and nationally,
with awards such as “Builder of the Year”. He was named one of
“America's Best Builders” by the National Association of Home Builders
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National Association of Home Builders
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10
BUILDERS
Since 1986, Bill Sautter has been President and CEO of Elliott-Lewis
Corporation, one of the area’s leading residential and commercial
contractors. He has also played an active and respected role in Philadelphia
civic life, serving on the Board of Directors of Independence Blue Cross,
Since
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Since 1986, Bill Sautter has been President and CEO of Elliott-Lewis
contractors. He has also played an active and respected role in Philadelphia
Philadelphia Industrial Development Corporation, and the Greater
Philadelphia Chamber of Commerce. Bill has also pursued a parallel
builder of outstanding luxury homes. This second career has been Bill’s
passion for more than twenty years. His expertise, business acumen,
and love of building adds a valuable dimension to the Vaughan and
Sautter collaboration.
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LOONEY RICKS KISS ARCHITECTS
After: Photo simulation of redevelopment of The Gulch entertainment district.
Looney Ricks Kiss (LRK) is one of the largest and most respected full-service
architectural, planning, and interior design firms in the United States. With offices
in Memphis, Nashville, Princeton, and Dallas, as well as three locations in Florida
– Celebration, Rosemary Beach, and Jacksonville – LRK has grown to over 230
professionals intent on creating places that can make a difference in people’s
lives.
LRK listens to clients’ expectations, recognizes the market,
understands the user, and creates a strong sense of place. Projects are
executed with passion. Architectural excellence is a given. An enhanced quality of
life is the end result.
LRK’s three founding partners each had a different focus in terms of project
experience. What resulted from this diversity is a firm rooted with expertise in
multiple markets. LRK has grown into a regional, national, and international
practice based on planning, residential, corporate/commercial, banking/financial,
hospitality, and healthcare projects.
Today, in our 24th year of business, LRK is structured to provide
expertise to design every component of a community:
• Single Family to Multifamily Housing
• Mixed-use
• Town Centers
• Traditional Neighborhood Developments/New Urbanism
• Infill and Redevelopment Planning
• Transit-Oriented Development
• Consumer/Market Research
• Land Planning
Before: Existing conditions at The Gulch
• Design Guidelines
11
station area planning
Our team has the experience to plan for all the activities
that occur at an active rail station. Like the communities
they serve, every station is unique and deserves a
focused, well rounded approach to ensure it can reach
its full potential as a community asset. Looney Ricks Kiss
Architects achieves this through our focus on:
• How the station addresses a passengers arrival
and departure
• Planning for easy access to the station whether it be
by foot, by car or by bus
• Encouraging transit passengers to stay and make
use of nearby stores, offices and civic activities
Hamilton Station
Hamilton, New Jersey
New Jersey Transit designated Mack
Cali Realty Corporation and Lennar
Corporation as the master developers
for the Hamilton Station site. LRK was
the team’s urban design consultant and
led the conceptual site planning and
supporting documentation for the team.
The project is located on the existing
parking fields of Hamilton Station, an
active commuter rail station on the
New Jersey Transit’s Northeast Corridor
line running between New York City
and Trenton, NJ. The plan for the Hamilton Station redevelopment envisions a
Transit-Oriented Development (TOD) a
true 24-hour mixed use community
featuring entertainment, housing, civic
amenities, and employment. The new
community will give Hamilton Township
a town center for shopping, dining, and
civic activities. Residents will be able to
live in an active and lively neighborhood within walking distance to the
train station. Commuters will benefit
from increased parking capacity and
new convenience retail and amenities.
Concept site plan
12
Development Program:






125,00 sq.ft. Retail
300 units Residential
201,600 sq.ft. Office space
200 room Hotel
100 Corporate suites
1,280 Commuter parking spaces
View of Boulevard & water sculptures
Aerial of Hamilton Station
Hamilton Plaza
5.12
station area planning
S
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Spring
Station Drive
View of adjacent creek and preserved open space
Highway
Existing drop-off and pick-up area
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Monmouth County, New Jersey
Looney Ricks Kiss
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Transit Oriented Development
Mississauga Road
et
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Monmouth County, New Jersey
This 103-acre project was a team effort
involving developers LCOR Inc. and
Nexus Properties, the towns of Aberdeen
and Matawan, and NJ Transit. The goal
was to implement a strategic concept for
the two towns using the types of transitfriendly planning strategies promoted by
NJ Transit.
ird
7 - Bova
Underutilized area across the station
Northwest Brampton - Mt. Pleasant Village
Core
Opportunities and constraints diagram
Mattamy Homes Oakville, Ontario
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© 2006 Looney Ricks Kiss Architects, Inc. All rights reserved.
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03.06023.00 February 15, 2007
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Mississauga Road
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Exisitng conditions - aerial photograph of redevelopment area
Stre
Historic old train station
rth
View across train station plaza
No
Illustrative Site Plan
hurst
Spring
Drive
Celebration Dallas Jacksonville Memphis Nashville Princeton Rosemary Beach
Key intersection - potential retail location
Existing parking across station
Station Drive
Highway
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7 - Bova
Concept Plan for Mixed-Use development around train station.
Illustrative Site Plan
Existing park
Existing Henry Hudson Trail
Vehicular circulation and intercept parking plan
Open space and pedestrian connectivity
Northwest Brampton - Mt. Pleasant Village Core
Mattamy Homes Oakville, Ontario
03.06023.00 February 15, 2007
© 2006 Looney Ricks Kiss Architects, Inc. All rights reserved.
5.10
13
Transit-oriented
development
As transit users, we understand what it takes to create a
vibrant transit-oriented development. Looney Ricks Kiss
creates places where transit and community design go
hand in hand:
Water Street
 Location: Irving, Texas
Situated on the northern shore of Lake
Carolyn in Las Colinas, Water Street will
be Dallas/Fort Worth’s premier waterfront
district. Water Street will offer inviting
avenues with a blend of reputation
retailers and luxury living, as well as
new-to-the-market shopping, dining, and
emerging retail concepts. Our vibrant
and diverse mix of shopping, dining,
and urban living will finally establish
Las Colinas’ downtown. LRK’s services
include the design for Building 5 which
will contain 40,906 sq. ft. of ground floor
retail, a 26,756 sq. ft. theater, 21,018 sq.
ft. office and 256 residential units.
• A vibrant mix of office, retail, civic and commercial
uses within an easy walk
• Creating a place where transit allows residents to
work, shop and play without the necessity of a car
RETAIL
RESIDENTIAL
OFFICE
CONDOMINIUMS
HOTEL
GARAGE
GROUND FLOOR PLAN
Ground plan
LAS
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FUTURE
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RETAIL
RESIDENTIAL
OFFICE
CONDO
HOTEL
GARAGE
SITEPLAN
Site plan
14
6.11
Transit-oriented
development
Jefferson at Fitzsimons Commons
 Location: Denver, Colorado
4.8
15
Transit-oriented
development
New Jersey Township
 Area of site: 3.5 acres
 Number of units: 40,000 sq.ft. of
first floor retail, 200 residential units
Site Plan A
Site Plan B
16
5.7
Town center planning
and architecture
A town center is the vibrant heart of any community,
it embodies the character of a place and its residents.
Looney Ricks Kiss believes a town center should be an
active environment to be enjoyed by all users:
Baldwin Park Village Center
 Location: Centrally located within the
newly master-planned mixed-use village
of Baldwin Park (site of the former
Orlando Naval Training Center) on the
shores of Lake Baldwin, 3 miles from the
center of downtown Orlando
 Size: Baldwin Park encompasses nearly
1,100 acres; the Village Center’s 54
acres will include 950,000 sf. of retail and
office space and over 1,100 residential
units
 Completion date: 2006
 LRK services: Master Architect
• To create an energetic 18 hour a day place
• A center with a variety of uses from offices and shops to townhomes and parks
Project Design Awards
 ULI Award for Excellence,
2004
• A place where residents and visitors can participate
in events and socialize in well designed public
spaces
• A place where design represents local heritage and
values while allowing a town to reach its full
potential
• Appropriately scaled development that enriches and
encourages the individuals experience
6.4
17
and architecture
The Gulch
Nashville, Tennessee
 Location: Nashville Central Business
District Fringe
 Area of site: 65 Acres
 Number of residential units: 1800
 Retail square footage: 350,000
 Office square footage: 700,000
LRK led the creation of the Master
Plan for a light industrial area - known
historically as “The Gulch” - located
on the edge of Downtown Nashville
and dominated by a railroad yard. The
plan provides a detailed blueprint for
transforming the area into a mixeduse urban neighborhood. With a team
comprised of LRK planners and designers, as well as local sub-consultants,
the plan was prepared for Nashville
Urban Venture, a private developer
who has acquired or optioned much
of the study area. The project included
focus group sessions with various
targeted market segments to determine
their design and lifestyle preferences, as
well as an intensive four-day charrette
to produce the Concept Plan. The plan
has been enthusiastically endorsed by
the City’s top officials; and components of it are now being implemented,
including multiple building renovations/
adaptations for offices, restaurants,
retail and new market rate and affordable residential buildings. Likewise,
the City has committed over $5 million
to a streetscape infrastructure project,
which is currently underway. Build-out
is projected for ten years at a cost of
$350 million. The Master Plan won a
2001 Award of Excellence from the
Excellence in Development awards
organization.
Mercury View Lofts & Restaurant
18
“...the Gulch Neighborhood is the
single largest redevelopment project in
Nashville’s history...Private investment is
estimated at $40 million. The Gulch is
to be built in six phases and is scheduled for completion in 2010.”
- New Urban News
Braid Building
This visual simulation illustrates full development.
Architecture by Manual Zeitlin
Master Plan
6.1
and architecture
Cherry Hill Village Town Center
Biltmore Properties/Beztak
Location: Troy, Michigan
Awards
American Planning Association Michigan Chapter
Outstanding Planning Project
Project Data
450 seat Performing Arts Center
Mixed-use liner building flanking
theater, containing 20,000 sq. ft. of
restaurants/retail and 22 loft units
20,000 sq. ft. municipal office building
15,000 sq. ft. Village Square mixed
use building
Historic Schoolhouse
Interior of theater
Village Square looking toward theater
Town Center
Village Square Community Building
Human Services Center located behind historic schoolhouse
Historic schoolhouse
Mixed use liner building alongside theater
Site Plan of Village Center
6.10
19
residential
architecture
Looney Ricks Kiss draws upon a community’s architectural
character and heritage to ensure that every place is as
unique as its residents and its history. A vibrant community
is composed of a variety of residents and lifestyles.
We ensure that the homes we design offer choices for
different residential needs within a community.
• Research and analysis of local architectural traditions
and character to be incorporated into our design
• Through understanding of market forces and
residential demands
The Bel Air
 Location: Houston, TX
 Area: 7.35 acres
 Number of units: 430
 Density: 58.47 units per acre
 Completion date: 2006
 Unit sizes: 720 sq.ft. - 1,700 sq.ft.
 2007 Pillars of the Industry Awards,
Finalist for Best Rental Apartment
Community (5 stories or less, nongarden)
 2007 Houston Landmarks Awards,
Finalist
• Design that takes scale and site into account to
create healthy and sustainable neighborhoods
7.3
20
residential
architecture
Harbor Town Landing
 Location: Memphis, Tennessee
 2005 Aurora Awards, Aurora
Award for Attached For-Sale Home
($200,000 - $300,000)
 2005 Aurora Awards, Aurora Award
for Residential Development
 2002 The Nationals Awards, Regional
Award for Best Attached Home Plan
Priced Under $350,000
 2002 Aurora Awards, Aurora Award
Attached For-Sale Home ($200,000
- $300,000)
Harbor Town Landing site plan
The Regatta: 36 flats with individual screened-in porches or balconies
Mixed-use town center with rental apartments above retail and restaurants; school; yacht club; office building; a 50-slip marina; and 27 acres of parks and open space
7.3
21
residential
architecture
Ross Bridge
• Location: Mixed-use development in
Birmingham, Alabama, part of Robert
Trent Jones Golf Trail and resort
• Size: 1,600 acres with 75,000 sq. ft.
retail in Village Center
• LRK services: Village Center architecture
4.9
22
Looney Ricks Kiss
182 Nassau Street, Suite 201
Princeton, New Jersey 08542
Telephone 609 683 3600
Fax 609 683 0054
RESUME:
James Constantine, PP
Principal of Planning and Research
License/Registration/Certification # 33L100398200
Qualifications/Education
Licensed Professional Planner
Rutgers University, 1983 - BA in Urban Studies with High Honors
Harvard University, 1982 - Summer program in Landscape Architecture
Experience
Jim is Principal of Planning and Research for Looney Ricks Kiss Architects. His 25 years
of experience in urban design, master planning, community relations, consumer
preference research and historic preservation, spans across more than 25 states and
Canada. Jim has worked with developers, builders, and government agencies on master
planned communities, downtown revitalization, mixed-use town and village centers, highdensity infill, redevelopment of suburban highway corridors and Transit-Oriented
Development.
Jim has worked on the research, planning and community relations for numerous Smart
Growth, Traditional Neighborhood Development and New Urbanism projects throughout
North America. These projects include Exploration Pointe, a 5,000 acre town in Palm
Beach County; The Gulch, the largest mixed-use urban district in Nashville; and Cherry
Hill Village, the largest Traditional Neighborhood Development in Michigan. In New
Jersey, Jim has helped plan Metuchen’s award-winning town center for 20 years; the new
Main Street under construction in Vernon; the Hamilton station Transit Village; two
major neighborhood redevelopment plans in Atlantic City; and a Transit-Oriented
Development in Dover, among numerous other projects.
In LRK's research division, Jim specializes in understanding community perceptions and
consumer preferences to help gauge the regulatory and market acceptance of design
alternatives. Projects include web-based interactive visual surveys to test market
acceptance of Smart Growth concepts, community visioning workshops, and consumer
focus groups.
Jim has published numerous articles on design and development for professional
publications and been quoted in the Wall Street Journal, New York Times and many other
publications. He is a regular speaker at national and regional conferences, including those
of the American Planning Association, the Urban Land Institute, the Congress for the
New Urbanism, the National Smart Growth Conference, the National Home Ownership
Summit and the National Association of Home Builders. Nationally, he has served on
NAHB's Land Development Committee and, at home, he has served for 17 years on
Princeton's Historic Preservation Review Committee.
Honors
DeBoer Excellence in Planning Awards, Nevada Chapter of the American Planning
Association, 2000
Outstanding Planning Project for Cherry Hill Village, Canton Township, MI
American Planning Association - Michigan Chapter, 2000
Outstanding Planning Award for Current Topic: Information Technology, American
Planning Association, 1999
Land Development Award, Somerset County Planning Board, NJ, 1999
Community Pride Design Awards, Clark County, WA, 1998
Certificate of Merit, Tennessee Historical Commission, 1997
Ahwahnee Community Design Award, Local Government Commission, 1995
Ahwahnee Award of Merit, Local Government Commission, 1994
Outstanding Adaptive Re-use, NJ Chapter of American Planning Association, 1993
Selected Speaking Engagements
Affordable Housing Summit - Memphis, TN
American Planning Association National Conference - New York, NY; Seattle, WA;
San Diego, CA
American Planning Association Regional Conference - Atlanta, GA
Atlantic Builders Conference - Atlantic City, NJ
Better Homes and Gardens: American Housing Conference Colorado Springs, CO
Builder Magazine: Design Symposium - Orlando, FL
Chicago Home Builders Association Winter Seminar - Chicago, IL
Congress for New Urbanism - Milwaukee, WI; Alexandria, VA
Homestyles Traditional Neighborhood Plan Book - Houston, TX; Dallas, TX
League of Municipalities - Atlantic City, NJ
Livable Communities: Alternatives to Sprawl in Chester County, PA
NAHB Governmental Affairs Conference - Atlanta, GA
National Association of Home Builders Convention - Houston, TX; Dallas, TX
National Home Ownership Summit - Washington, DC
New Jersey State Planning Commission - Trenton, NJ
New Jersey Chapter of American Planning Association - New Brunswick, NJ
Pennsylvania Chapter of American Planning Association - Seven Springs, PA
Rail-Volution - Washington, DC
Rocky Mountain Land Use Institute - Denver, CO
Technique of Traditional Town Planning Workshop - Seaside, FL; Miami, FL;
San Francisco, CA
Sensible Land Use Coalition - Minneapolis, MN
Smart Growth National Conference - San Diego, CA
Traditional Neighborhood Development Tour & Conference - Beaufort, SC; Memphis, TN;
Washington, DC
ULI National Conference - Dallas, TX
White House Conference on Aging - Princeton, NJ
Florida Sustainable Communities Conference - Tallahassee, FL
TND Panel - Westchester, PA
Publications
“Turning Dirt Green: How substantial Site Design Creates Better places, Captures Market
Share and Increases the Bottom Line” - Land Development, Spring, 2006
“Tapping the Internet to Communicate with Citizens” – PAS Memo – American Planning
Association, July 2001
“Traditional Neighborhood Home Plans - 170 Designs for Living in Villages & Towns” Home Planners LLC, February 2000
“Beware the Pitfalls of the New Urbanism” – New Urbanism: Comprehensive Report &
Best Practices Guide, New Urban News, Jan/Feb 1998
“Parking Places” - Better Homes & Gardens Home Plan Ideas, Spring 1997
TND Series - Traditional Neighborhood Design Volume I & II - HomeStyles
Publishing and Marketing, Inc., 1997
“Urban Growth Boundaries: Do Growth Limits Lead to the Promised Land?” with
Randall
Arendt - Land Development, Summer 1996
“America’s New Traditional Neighborhoods” - Better Homes & Gardens Home Plan
Ideas, Summer 1996
“Traditional Neighborhood Development: The Next Generation” - Land Development,
Fall 1995
“Southern Buyers Warm to Traditional Developments” - Southeast Homebuilder and
Remodeler, March 1994
“Essential Ingredients for Creating and Implementing Design Guidelines:, DCD About
Growth, Fall 1993.
“Will Neotraditional Planning Work in the Southwest?” - Arizona Planning,
September/October 1992
“Design by Democracy” - Land Development, Spring 1992
Professional Organizations
American Planning Association - Member
Congress for the New Urbanism - Member
Environmental Design Research Association
National Association of Home Builders - Member
NAHB Land Development Committee - Past Member
Princeton Historic Preservation Review Committee - Chairperson
ȱ
23
Looney Ricks Kiss
Fax 609 683 0054
Publications
RESUME:
Mark Evans, RA
Associate and Director of LRK Princeton Office
Planning
Registered Architect – New Jersey AI 16779
Cornell University College of Architecture, Art & Planning
– Bachelor of Architecture, 1988
Experience
As the Director of the LRK Princeton Office and its 23 professional staff of planners and
architects Mark offers 18-years of multidisciplinary experience in architecture, town
planning, campus planning, community meeting facilitation and project management. He
designs and manages town planning projects ranging from 25 acres to 2500 acres for
developers, builders and municipal clients. His experiences include the planning and
design of traditional neighborhoods, town centers, transit-oriented developments,
downtown revitalization, campus master planning, commercial site planning and design
guidelines throughout the eastern United States. At Swarthmore College, he directed
campus planning and construction activities including a $200-million long-range plan,
two new buildings, 40 building renovations and 20 site landscape improvements.
Professional Organizations
Congress for the New Urbanism – Member, 1994-Present
10,000 Friends of Pennsylvania – Chair, Design Advisory Board, 2003
American Planning Association – Member, 2001-2004
Association for the New Urbanism in Pennsylvania – Founding Member, 2001-Present
Central Bucks Chamber of Commerce – Past chair, Arch. & Envm’t Comm., 2000-2003
Society for College and University Planners – Member, 1995-99
Selected Speaking Engagements
“Implementing Design Guidelines in Pennsylvania Communities” - Association of New
Urbanism in Pennsylvania Annual Conference, October 2006, Philadelphia, PA
“The Future of Mixed-Use” - Multi Family Trends Conference, March 2006, San Francisco,
CA
Congress for New Urbanism – Pennsylvania Chapter Conference, panelist reviewing the
Martin Luther King Hope VI neighborhood in Philadelphia, September 2004
Chair, Design Advisory Board, Commonwealth Award for Excellence in Design and
Development, 10,000 Friends of Pennsylvania
Transportation, Land-Use and Economy in the Philadelphia Region “Retrofitting Transit
Oriented Development at Existing Stations”, June 2002
“Transit-Oriented Development in Greater Philadelphia”, Speaker at the Society for
Marketing Professional Services, Philadelphia Chapter, December 2002
24
“Great Places with Transit” – Glenside & Ambler Transit-Oriented Development Plans
“Greater Philadelphia Regional Review” – Compact Development Case Studies for Five
Sites
Representative Project Experience
Breakfast Point – Community Master Plan using Conservation Design and Traditional
Neighborhood Design principles for this 2500 unit mixed use master plan set within a
1450 acre site and a 4000 acre preserve in Northwest Florida
Mountain Manor Traditional Neighborhood Development – Master Plan for a 1000 Unit
Mixed Use Traditional Neighborhood on a 400 acre wooded site in the Stroudsburg, PA
vicinity
Mount Pleasant – Transit-Oriented Development Master Plan
Master Planning and Transit-Oriented Design for 2000 acres in the City of Brampton,
Ontario, Canada
Cedar Grove – A Traditional Neighborhood
Site Design, Presentation Boards and Multi-Media Presentation for this 81 acre 319 home
traditional neighborhood in Cedar Grove, Essex County, NJ
Storrs Town Center for University of Connecticut
Community Preference Workshop and Design Guideline for a new mixed-use town center
for the main campus of UConn in Mansfield, CT
Hamptonburgh – An Active-Adult Traditional Neighborhood
Site Design, and Multi-Media Presentation for this 400 acre 314 home traditional
neighborhood community in the Town of Hamptonburgh, Orange County, NY
Pennterra – A Traditional Neighborhood
Site planning, design guidelines and ordinance for nine villages within this 500 acre 1006
home traditional neighborhood development in Carlisle, PA
Waterside – A Mixed Use Waterfront Neighborhood
Site planning and ordinance preparation for this 600 unit mixed-use traditional
neighborhood to reclaim the Delaware River Waterfront on this 26 acre brownfield site in
Bensalem, PA
Warrington Town Center Master Plan
Site design and ordinance preparation for a 113-acre 1,000,000SF lifestyles center
including a hotel, supermarket, offices and age-restricted condos in Warrington, PA
Flourtown-Erdenheim Vision Plan
Commercial district enhancement plan for the historic inns and 200 commercial
businesses along 1 ½ miles of Bethlehem Pike in Flourtown, PA
Cheltenham Commercial District Enhancement Plan
Commercial revitalization and public facilitation at 22 meetings for five districts in this
inner-ring Philadelphia suburb in Cheltenham Township, Montgomery County, PA
Haverford Hospital Site Master Plan
Master Plan and Community Facilitation for a nature preserve, community recreation
campus, and age-restricted community on a 204-acre former state mental hospital site
Lantern Hill – A Traditional Neighborhood
Site design, ordinance and approvals for this 18 acre mixed-use neo-traditional
neighborhood 117 homes in Doylestown Borough, Bucks County, PA
Village at Warwick
Traditional neighborhood design for a 90-acre village in Chester County, PA
Clinton Township Community Design Guidelines
Site design guidelines for commercial districts throughout this Hunterdon County, NJ
community
Hartsville Professional Village
Neo-traditional site design and municipal approvals for this professional office village
adjacent to an 18th-century village
Ambler Borough Vision Plan
Main street revitalization and transit-oriented development plan
ȱ
Looney Ricks Kiss
Fax 609 683 0054
Project Experience
RESUME:
Michael DiGeronimo, AICP
Planning and Architecture
Georgia Institute of Technology - Master of City Planning - Urban Design, 1999
Georgia Institute of Technology - Bachelor of Science - Architecture, 1995
Georgia Institute of Technology – Certificate in Urban Policy, 1995
Écôle d’Architecture de la Villette - Paris, France - 1994-95
Experience
Michael DiGeronimo is the lead staff person for zoning, design guidelines and
pattern books at LRK. He has extensive experience in architecture, urban design
and planning. Much of his work involves creating planning and design frameworks
that facilitate the interaction between builders, developers, municipal officials and
citizens. He also specializes in design review on behalf of both public and private
clients. He currently conducts all the design review of the architecture and
landscaping for the large Traditional Neighborhood Developments, Cherry Hill
Village in Canton, MI as well as several other communities in the northeast. In this
role he coordinates the efforts of architects, builders, the developer, and township
officials, and provides design assistance and design review for the project. Mike
has been involved as both a lead designer and project manager in a number of
planning, urban design, and design guideline projects, ranging from small
individual sites to large scale regional plans.
Prior to joining LRK, Mike had a blend of experience in planning and residential
architecture. As an intern architect with Historical Concepts in Peachtree City, GA,
he worked in the design development, production, and construction administration
phases of custom homes located in places such as Celebration in Orlando, FL;
Watercolor in Sea Grove, FL; and Newpoint in Beaufort, SC. Mike was also
involved in the creation of architectural and community design codes and other
TND site planning. As a research assistant with Urban Design Workshop, he
helped create a web-based development code for Oxford Mississippi, worked on a
commuter rail concept plan, and assisted in the preparation of a booklet on Smart
Growth.
Planning and Urban Design
Cherry Hill Village Plan Implementation – Canton Township, MI
Cherry Hill Village Uptown Plan – Canton Township, MI
Vernon Town Center Petition Plan – Vernon Township, NJ
Vernon Main Street Plan – Vernon Township, NJ
Hamilton Station Redevelopment Plan – Hamilton, NJ
South Main St. and Central Ave. Corridor Plans, Metuchen, NJ
South Village TND Plan – South Burlington, VT
Water Street Redevelopment Plan – Ypsilanti, MI
Glenwood Redevelopment Plan – Richmond, VA
Eastampton Redevelopment – Eastampton, NJ
Forester Square TND Plan – Auburn Hills, MI
Fairsted Village Plan – Manor Township, PA
Florin Hill TND Concept Plan – Mountjoy, PA
Pennterra TND Plan – Carlisle, PA
Townes of North River – Tuscaloosa, AL
Rhodes Farm - Augusta, GA
Commuter Rail Corridor Plan – Athens-Clarke, Barrow, and Oconee Counties, GA
Oxford Town Plan and Development Code - Oxford, MS*
Town Architect, Design Review, and Design Guidelines
Cherry Hill Village Design Review/Village Architecture – Canton Township, MI
Cherry Hill Village Uptown Pattern Book – Canton Township, MI
Zaca Preserve Sustainable Guidelines – Buellton, CA
Storrs Center Design Guidelines – Storrs, CT
Vernon Town Center Design Guidelines – Vernon Township, NJ
Daniel Island Design Guideline supplement – Charleston, SC
Pennterra Design Guidelines – Carlisle, PA
Woodmont Design Review/Town Architecture - Lower Moreland Township, PA
New Daleville Design Review – Londonderry Township, PA
Gateway Village Design Guidelines – Franklin, Tennessee
Fort Drum CDMP Design Guidelines – Fort Drum, NY
Olde Stone Residential Design Guidelines – Bowling Green, KY
Ross Bridge Design Guidelines – Hoover, AL
Rhodes Farm Design Guidelines – Augusta, GA
Michaux Village Design Guidelines – Chesterfield County, VA
Meadowville Technology Center Design Guidelines - Chesterfield County, VA
Northshore Design Guidelines – Knoxville, TN
Valley Farm Development Code – Madison, GA*
Scruggs Residence*
Tew Residence*
Various Custom Estate Homes – Celebration, FL*
Townhouses – North Cove, Peachtree City, GA*
Cottage Model Home – Valley Farm, Madison, GA*
Various “Garden District” Homes – Sweetbottom Plantation, Duluth, GA*
Hogfoss Residence – Newpoint, Beaufort, SC*
Caye Residence – St. Simon’s Island, GA*
Town Center/Mixed-Use Architecture
Plainsboro Village Center - Plainsboro, NJ
Cherry Hill Village Uptown Liner Buildings, Canton MI
Pennterra Square Conceptual Design, Carlisle, PA
*Indicates project experience prior to joining LRK
Organizations, Professional and Civic Activities
Member, American Planning Association
Member, American Institute of Certified Planners
Member, APA Urban Design and Preservation Division
Member, Congress of New Urbanism
Honors
Outstanding Planning Project for Cherry Hill Village, Canton Township, MI
American Planning Association - Michigan Chapter, 2000
First Place, 1990 Central Jersey AIA High School Design Competition
Residential Architecture (Design Development & Production)
Cottage and Village Model Homes – Watercolor, FL*
Custom Homes – Spring Island, Okatie, SC
Baxter Residence and Guest House*
Symington Residence*
Memphis Nashville Princeton Celebration Rosemary Beach Dallas
25
TPD has extensive experience and is able to provide expert Transportation Planning services for this project. Founded in 1989, TPD
is a 125-member organization that specializes exclusively in transportation engineering and related environmental and construction
management services. As such, we can provide a level of expertise unmatched even by national engineering firms that often include
a “traffic department” among their many divisions. Based on our transportation planning experience, highway design and traffic signal qualifications, meeting and presentation skills, and
specialized graphics capabilities, I am sure you will agree that TPD is the best choice for the advancement of your project.
Regional Expertise
TPD is recognized as an industry leader throughout eastern and central Pennsylvania, as well as the Greater Philadelphia/Tri-State
Region, having been involved with many of the most complex projects in the area. With offices in southern New Jersey, the Lehigh
Valley, Harrisburg, PA, and headquarters in Pottstown, PA, TPD is able to provide effective traffic engineering services throughout
Pennsylvania, New Jersey, Delaware, and Maryland. Every TPD office is fully networked and staffed with full-time personnel who are
experienced in various aspects of highway design, traffic signal design, and traffic studies. With TPD’s strategically-located network
of offices, the firm is able to provide site-specific, individualized expertise for each project. TPD’s successful completion of more than
5,000 transportation related projects in our service areas gives the firm a unique edge to quickly advance and efficiently complete
projects.
Growth and Recognition
TPD has a voluntary turnover rate of less than 3% versus an industry average of over 10%. This continuity is important as the TPD
personnel that start a project are generally those that finish a project and, as such, are able to establish long-term relationships with
project partners. This stability is reflected in TPD’s recognition as a Great Place to Work by the following organizations:
• TPD has been ranked among the Top 15 Best Places To Work In PA for four consecutive years.
• The CE News, a national magazine dedicated to civil engineering has ranked TPD as one of the Top 25 Best
Civil Engineering Firms to Work For in the Nation for three consecutive years.
• The Philadelphia Business Journal inducted TPD into its Inaugural Hall of Fame for being listed as one of Fastest
Growing Privately Held Companies in the Greater Philadelphia Region for five consecutive years.
• Pennsylvania Department of Environmental Protection (DEP) selected Trammell Crow Company’s Atwater project
to receive the Governor’s Award for Environmental Excellence for the redevelopment of a Brownfield site into a
2.5 million square foot business park, for which TPD served as the lead transportation planner and highway
design engineer.
• TPD was the recipient of the Pennsylvania State Association of Township Supervisors (PSATS) Road and Bridge
Safety Award for our design of the Ship Road and Swedesford Road intersection alignment project in West
Whiteland Township.
• TPD’s Route 82 Roundabout design in East Marlborough Township, Chester County, won the Pennsylvania State
Association of Township Supervisors (PSATS) Road and Bridge Safety Award during the annual PSATS
Conference. This innovative project was also recognized as a Notable Engineering Achievement by the
Pennsylvania Society of Professional Engineers (PSPE) during National Engineer’s Week.
The Bottom Line
TPD is no stranger to the high pressure, fast turn-around nature of high priority projects. We understand that the bottom line is
project approval and advancement. TPD will employ a combination of sound engineering, proven project management skills, and
sensitivity to the issues and concerns of all stakeholders to ensure that roadway improvements associated with a project will not
hinder its advancement.
TPD will simplify the project development process by eliminating unnecessary involvement on your behalf. We will coordinate, as
necessary, with other consultants, regulatory agencies, governing bodies, and stakeholders who may be involved with a project.
27
Station Square
TPD successfully completed the transportation planning, roadway design, and traffic signal design for Station Square, a Transit-Oriented
Development (TOD) in Lansdale Borough and Upper Gwynedd Township across from SEPTA’s Pennbrook Station on the R5 regional rail line. This mixed-use
residential and retail project, developed by Dewey Commercial, utilizes all of the characteristics of typical TOD developments, such as a reduced trip generation
due to its close proximity to light rail, a redevelopment of a brownfield site, and the use of existing infrastructure. In addition to coordination with the two
municipalities, TPD also worked hand-in-hand during the approval process with PennDOT, SEPTA, and the Pennsylvania Public Utilities Commission (PUC). The
retail portion of this development recently received recognition from Montgomery County under The Montgomery Awards, an annual program
that awards land development projects.
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Bryn Mawr Hospital/five points intersection
Bryn Mawr Hospital
TPD prepared a comprehensive Traffic Impact Study (TIS) which evaluated approximately 20 intersections surrounding the Bryn Mawr Hospital and related
expansion in Lower Merion Township. TPD’s comprehensive TIS included an assessment of the existing pedestrian and mass transit facilities in the
area. Through extensive coordination with the Township and PennDOT, TPD identified roadway improvements at a number of the surrounding intersections, as
well as pedestrian improvements which will better accommodate the existing and future multi-modal transportation options surrounding the Hospital.
Five Points Intersection
TPD designed conceptual improvements to the Five Points intersection with County Line Road, Bryn Mawr Avenue, Glenbrook Avenue, Old Railroad Avenue,
and Haverford Road in Radnor Township to address existing deficiencies as well as accommodate future expansion of the Bryn Mawr Hospital. TPD developed
four potential improvement options for the intersection, and the goal of the improvements was to improve safety and increase capacity while minimizing
impacts to building structures located only a few feet from the existing roadways. The preferred improvement option includes the addition of left turn lanes on
both approaches of County Line Road, the addition of a southbound right turn lane on Bryn Mawr Avenue, and realignment of Bryn Mawr Avenue through
the intersection, which will allow the improvements to be constructed with no structure demolition and limited additional right-of-way necessary. TPD’s
improvements represented the first time a design for the intersection has moved beyond the study phase and into engineering design, as Lower
Merion Township has taken the lead on the design through a public-private partnership with Radnor Township and the Bryn Mawr Hospital.
29
Traffic Planning & Design, Inc.
www.TrafficPD.com
KEVIN L. JOHNSON, P.E.
President
www.TrafficPD.com
EDUCATION:
EDUCATION:
PROFESSIONAL
AFFILIATIONS:
B.S.E. / 1981/ Civil Engineering - University of Pennsylvania
M.S.E. / 1983 / Civil Engineering - Villanova University
Ph.D. Coursework in Civil Engineering at University of Pittsburgh
REGISTRATIONS:
Professional Engineer - PA, NJ, MD, DE
PROFESSIONAL
AFFILIATIONS:
Chester County Planning Commission Board
Institute of Transportation Engineers (ITE)
American Society of Highway Engineers (ASHE)
American Institute of Certified Planners
American Planning Association – Pennsylvania Chapter
Institute of Transportation Engineers – Mid Atlantic Section
TMA of Chester County Board of Directors – Treasurer
Pennsylvania Traffic Engineering and Safety Conference 1996, 97, 99, 2001, 03
PennDOT Needs Study Training Workshop, 1997
FHWA Innovative Finance and Statewide Financial Planning, 1998
TModel2 Standard Training Workshop, 2001
PSAB Grant Writing Training Workshop, 2001
FHWA NEPA and Project Development Training Workshop, 2001
As the President of Traffic Planning and Design, Inc. (TPD), Mr. Johnson’s areas of expertise are in traffic
engineering and design, transportation planning, and environmental analyses. During his 21 year career with
TPD, Valley Forge Laboratories, Inc., and the Philadelphia City Planning Commission, Mr. Johnson has
prepared and managed highway and intersection final design plans for over four hundred projects and has
prepared and managed nearly two thousand traffic impact and parking studies nationwide for a variety of
commercial, office, residential, municipal, educational, institutional, industrial, hospital/continuing care, and
solid waste disposal projects. He has served as an expert witness for over five hundred such projects
throughout Pennsylvania, New Jersey, and Delaware.
EXPERIENCE:
Mr. Dixson’s area of expertise is transportation planning. His experience includes traffic impact fee studies,
corridor studies, needs and feasibility studies, traffic calming studies, municipal comprehensive planning,
travel demand management strategies and capital planning and programming.
Mr. Dixson has prepared studies and developed recommendations for roadway and intersection
improvements on a variety of project types, including the following:
Lafayette Street Corridor Improvement Project
Norristown Borough and Plymouth Township, Montgomery County, PA
King Street Traffic Calming Study
Malvern Borough, Chester County, PA
PROJECT EXPERIENCE:
Marshalls Creek Route 209 Design Location
Study and Environmental Impact Study (EIS)
Marshalls Creek, Monroe County, PA
Route 1 Corridor Seven Lane Widening Project
East Marlborough and Kennett Township, Chester
County, PA
S.R. 100 Corridor Study
West Vincent Township, Chester County, PA
S.R. 447 and Business 209 Traffic Study and
Intersection Redesign
East Stroudsburg Borough, Monroe County, PA
PA 72 Corridor Needs Study
Lancaster County, PA
Exton By-Pass Secondary Impacts / Master Plan
Study
West Whiteland Township, Chester County, PA
U.S. 11 & 15 CMS Study
Perry County, PA
Yellow Springs Road Traffic Calming Study
Tredyffrin Township, Chester County, PA
I-81 Connector CMS Study
Cumberland County, PA
Kennett Township-Wide Traffic Study
Kennett Township, Chester County, PA
Lansdale Downtown Destination Plan
Lansdale Borough, Montgomery County, PA
St. Patrick’s Site Access Study
Kennett Square Borough, Chester County, PA
Broad Street Traffic Control Study
Malvern Borough, Chester County, PA
Municipal Access Management Model Ordinances
Statewide Open End Contract
East Stroudsburg Borough-Wide Transportation Study
Borough of East Stroudsburg, Monroe County, PA
Phoenixville Area Regional Comprehensive Plan – Transportation Planning
Chester County, PA
Unionville Traffic Calming Study
East Marlborough Township, Chester County, PA
York Township Sustainable Community Plan plus Transportation Impact Fee Study
York Township, York County, PA
Pottstown, PA
30
B.S. /1996/ Regional Planning
Indiana University of Pennsylvania
CONTINUING EDUCATION:
EXPERIENCE:
Pottstown, PA
CHAD E. DIXSON, AICP
Associate
Harrisburg, PA
Lehigh Valley, PA
Harrisburg, PA
Lehigh Valley, PA
Camden, NJ
www.TrafficPD.com
JOHN R. WICHNER, P.E.
Associate
WORKSHOPS:
Synchro and SimTraffic training by Trafficware Inc., 2000
10th Annual ITS 2000 Conference, Boston, MA
Synchro and SimTraffic Training Course, PennDOT 2000
Closed Loop Software Training Seminar, Eagle Mark NX, 2000
Construction Management Seminar, PennDOT 1999
IMPACTS 98, Philadelphia
‘Geometric Design’ course, Northwestern University 1996
CONTINUING EDUCATION:
Transit Oriented Development Institute Session Series,
Presented by The Pennsylvania Environmental Council
Professional Engineer – PA, NJ, DE, VA
PROFESSIONAL
AFFILIATIONS:
American Society of Highway Engineers (ASHE)
– East Penn Section – Secretary (2000-2002)
Home Builders Association (HBA)
– Bucks/Montgomery Counties
VINCENT DEFLAVIA, P.E., PTOE, IMSA II
Associate
EDUCATION:
B.S.C.E./1995/Civil Engineering - Villanova University
EDUCATION:
B.S. / 1999 / Civil Engineering – The Pennsylvania State University
M.S. / 2004 / Transportation Engineering – Villanova University
REGISTRATIONS:
www.TrafficPD.com
REGISTRATIONS: 1999 – ASHE – Delaware Valley Section
1999 – IMSA – New Jersey Section
1999 – Institute of Transportation Engineers
2000 – IMSA Work Zone Traffic Control and Level I & II Traffic Signal Technician Certified
2002 – Professional Engineer – PA
2003 – Road Safety Audits and Road Safety Reviews Conference
2004 – Professional Transportation Operations Engineer
EXPERIENCE:
EXPERIENCE:
Mr. Wichner’s areas of expertise are traffic engineering and transportation planning. Since joining Traffic
Planning and Design, Inc. in 2000, he is primarily responsible for the preparation, review, and revision of
traffic impact studies. His experience also includes data collection, traffic assignment, signalized and
unsignalized capacity analyses, signal warrant analyses, queue length analyses, trip generation studies,
traffic modeling, auxiliary lane analysis, parking studies, and access reviews, as well as developing
recommendations for roadway and intersection improvements. Mr. Wichner has qualified as an expert
witness in municipalities throughout Pennsylvania and New Jersey.
In addition to his familiarity with Convenience Store with Gasoline facilities, and retail, office, and
industrial development traffic issues, Mr. Wichner focuses on the transportation aspects of land
development of residential communities, including Active-Adult and Continuing Care Communities. He
has participated as the project manager on numerous developments, including the following:
Lancaster Avenue Traffic Signal Modernization Project
Philadelphia, PA
Rising Sun Avenue Coordination –3 Intersections
PennDOT; Philadelphia, PA
Eckerd Pharmacy
Traffic Impact Study, Highway Occupancy Permit, Signal Design
Lower Pottsgrove Township, Montgomery County, PA
Belfield Avenue Closed Loop Signal Project – 8 Intersections
Philadelphia, PA
Roadway and Interchange Design Along S.R. 0611 @ PA
Turnpike Interchange
Upper Moreland Township, Montgomery County, PA
Dunkin’ Donuts/Baskin Robbins
Traffic Impact Study, Meeting Representation
Various Locations
Lehigh Valley, PA
Camden, NJ
Pottstown, PA
S.R. 0041 (Sec 002) Truck Climbing and Center Left Turn
Lane Improvement Project
Lancaster County, PA
York Road (S.R. 0263) and Almshouse Road (S.R. 2089)
Intersection Widening and Signal Modification
Warwick Township, Bucks County, PA
Papermill Road (S.R. 3021) and Broadcasting Road (T-702)
Roadway Widening and Signal Modification/Interconnect
Spring Township, Berks County, PA
S.R. 0202 (S.R. 0202, Sec S01) Terminal Interchange Design
Doylestown Township, Bucks County, PA
52nd Street Closed Loop System – 24 Intersections
Philadelphia, PA
Jefferson Woods Residential Development
Traffic Impact Study
Middletown Township, Bucks County, PA
Harrisburg, PA
Traffic Signal and Highway Design Experience:
Montgomery County Traffic Signal Equipment Upgrade
Project - Phase II – 30 Intersections
Montgomery County; Montgomery County, PA
East Norriton Middle School Expansion
Traffic Impact Study, Traffic Signal Design
East Norriton Township, Montgomery County, PA
Pottstown, PA
Mr. DeFlavia has several years experience in planning and implementing Public Works contracts for traffic signal equipment
modernization. His experience includes specification preparation, design cost estimation, and construction project management.
He has completed several reviews of proposed closed loop traffic signal systems and has been involved with the utility
coordination process through the design and construction stages. He has provided construction inspections and technical
assistance where conflicts have been discovered in the field. Mr. DeFlavia has working knowledge of closed loop traffic signal
system software including Bitrans Quicknet, Econolite Zone Master, and Aries programs.
Mr. DeFlavia assists TPD’s Highway Design Department. Mr. DeFlavia is responsible for the preparation, review, and revision of
preliminary and final roadway designs. His experience includes work on roadway widening, signal modification, and signal
installation projects for a variety of state, municipal, and private clients. Mr. DeFlavia has also worked on several designs for
Highway Occupancy Permit (HOP), Step 9, and PS&E submissions to PennDOT Districts 5-0, 6-0, and 8-0.
SEPTA Route 52 Transit First
Philadelphia, PA
Sullivan Trail (S.R.0115) Highway Occupancy Permit Design
Northampton County, PA
Harrisburg, PA
Lehigh Valley, PA
31
Honoring Ardmore’s History
Investing in its Future
Presentation to Lower Merion Township
November 29, 2007
32
Ardmore Transit Center
ANDERSON AVE
OFFICE/
RETAIL
RESIDENTIAL
OVER PARKING
DECK
Our Design Approach
The Strategic Realty Investments Team has chosen to identify a series of design and development
strategies to demonstrate our team’s abilities rather than identifying a specific plan for Ardmore. With
the variety of land parcels, long term build-out, extensive public-private partnering opportunities, we
felt that Ardmore would be best served by a development team ready to meet the multifaceted aspects
to the Ardmore Transit Center yet not locked into one plan. Our team offers the benefit of previous
engagement with SEPTA and AMTRAK on transit-oriented projects. This comes with the understanding
of the need and ability to secure state and federal funds to make this plan a reality. With this in mind,
we offer the following development strategies for your consideration:
MONTGOMERY AVE
ANDERSON
GREEN
1. Create the Ardmore Station Area Structured Parking Facilities
We propose two multi-use parking structure facilities for Ardmore Station to create the necessary
parking to spur economic development within the Ardmore Business District and create a dynamic
destination for transit patrons, retail patrons, residential patrons and office patrons. The Ardmore West
facility will provide 400 parking spaces with residences on the upper floors. The Station Place facility
located on the SEPTA/Athensville Lot will provide another 400 parking spaces, retail, cinema/theater
and upper floor loft style residences.
COULTER
AV
E
OFFICE/RETAIL
ANDERSON
RD
ARDMORE
STATION
PENNSYL
VAN
.
RETAIL
IN
SCHAUFFELE
PLAZA
ET
ICK
LINE
PEDESTRIAN
BRIDGE
RETAIL AND
THEATER LOBBY
E
AV
OFFICE
RESIDENTIAL
OVER RETAIL
3. Build Pedestrian Plazas and Transit-Oriented Commercial Uses Surrounding the Rail Station
Station Place will be surrounded by Transit-Oriented Retail Uses such as cafes, concierge service,
service businesses and upper floor offices to create a vibrant 18 hour a day environment for transitriders, retail patrons, Ardmore residents and visitors to socialize, meet and arrive at a place where
people want to sit, stroll, shop and walk. Both the inbound and outbound side of the tracks will have
pedestrian plazas surrounded by complementary retail uses.
4. Redefine and Rebuild Schauffele Plaza with a Mixed-Use Building
Redefine and Rebuild Schauffele Plaza to create a pedestrian friendly space that becomes the heart of
Ardmore. A mixed-use retail residential building will frame the public places. The rebuilt public space will serve
as a pocket park; a comfortable place to socialize, sit and enjoy the surrounding activity in the Town Center.
5. Build the Cricket Avenue Live-Work Buildings and Townhomes
We propose to build live-work buildings with flexible ground floor uses for residential/ retail uses
and upper floor townhouses to make a more complete pedestrian-oriented streetscape along Cricket
Avenue. We envision improved landscaping, parking management and pedestrian ways to connect
the Cricket Avenue parking lot with retail businesses. Ardmore is in need of more affordable housing
opportunities, which will be incorporated into an overall development plan.
CRICKET
GREEN
PLACE
RITTENHOUSE
Our Plan for Ardmore Transit Center
MA
RESIDENTIAL/THEATER/
BOOKSTORE OVER
PARKING DECK
AV
E
CR
IA
AV
E
STAT
ION
LANCASTER
LIVE/WORK
2. Rebuild the Ardmore Rail Station and Two Intermodal Bus/Kiss & Ride Areas
The reconstruction of the Ardmore Rail Station, Rail Platforms, Pedestrian Underpass, Pedestrian Bridge,
Intermodal Bus Stations (2), and Kiss & Ride Areas (2) will be essential infrastructure improvements to
restore this station to its full operational capacity for rail, bus, car dropoff and pedestrian access.
6. Explore Potential Partnerships with KIMCO/Suburban Square
As one of the largest land owners of property adjacent to Ardmore Station, Strategic Realty Investments
expects to build on its strong relationship with KIMCO to explore a full range of development
opportunities for station area improvements, mixed use development and shared parking strategies. This
is an important opportunity to realize the full potential of the Ardmore Station Area and build facilities to
encourage Suburban Square patrons to cross the tracks and patronize Lancaster Avenue businesses.
33
Proposal Strategies for Improved Traffic Flow
Realignment of Anderson
Road to create 4-way
intersection for
access management
Potential roundabout to improve capacity of intersection
Allow left turns from Anderson Road
onto Lancaster Avenue
Removal of traffic signal
to improve efficiency
along Montgomery
Avenue corridor
Closure of Anderson Road and opportunity
for development and pocket park
Realignment of Anderson Road to Create 4-Way Intersection with Montgomery
Avenue and Mill Creek Road
This improvement also includes the removal of the existing traffic signal at the intersection of
Montgomery Avenue and Anderson Road. This access-management effort will improve the
efficiency of traffic flow along the Montgomery Avenue corridor and will eliminate the “jog”
movement between Mill Creek Road and Anderson Road. The removal of the traffic signal will
eliminate the interruption of traffic flow along Montgomery Avenue in this location. With this
improvement, the potential exists for additional retail opportunities and a pocket park/green space.
Potential Roundabout at the Intersection of Anderson Road & Coulter Road/Kimco
Parking Lot
This improvement will allow for continuous traffic flow (as a yield condition) for all approaches of
this intersection without the addition of a traffic signal. Pedestrian facilities will also be incorporated
with refuge areas, and will be designed using PennDOT’s most recent guidelines for the design
of roundabouts. Roundabouts in general provide traffic control and the potential to eliminate the
need for left-turn lanes, thereby reducing right-of-way requirements. The radii will be provided to
accommodate buses.
One-Way Circulation of Station Avenue
Station Avenue can be considered for one-way traffic flow and to allow a stacking/queuing area
for buses as they pick up and drop off patrons from the “passenger” side of the vehicle. This oneway direction will allow for the maximum queue length to prevent queuing onto Anderson Road.
It should be noted that traffic volumes currently using Station Avenue may be reduced with the
completion of the Church Road bridge to the east of this site, as Church Road, Anderson Road, and
Woodside Road provide access between Montgomery Avenue and Lancaster Avenue.
One-way circulation for bus pick-up/drop off
Removal of Left-turn Restriction from Anderson Road onto Lancaster Avenue
This allowance of left-turn movements will discourage a driver’s need to utilize Station Avenue as
a cut-thru road and eliminate unnecessary conflicts between commuter traffic and buses. Traffic
signal modifications at the intersection of Anderson Road and Lancaster Avenue will be performed
to accommodate the additional traffic volume. Again, it should be noted that traffic volumes
currently using Station Avenue may be reduced with the completion of the Church Road bridge to
the east of this site.
Pedestrian Facilities
Pedestrian facilities in the vicinity of the station will be upgraded to provide improved access to
parking structures and surface parking lots. Existing and proposed sidewalk widths will be evaluated
for ADA standards, as well as potential sidewalk café operations. The potential roundabout at
the intersection of Anderson Road and Coulter Avenue will accommodate pedestrians with refuge
areas, signage, crosswalks, and lighting. In addition, the underpass along Anderson Road will be
beautified with lighting and planters to provide a more pedestrian-friendly environment.
34
PROPOSED ARDMORE
TRANSIT VILLAGE
Jefferson at Fitzsimons Commons
Looney Ricks Kiss
Denver, Colorado
TRAIN STATION
SEPTA
/AMTRA
ANDERSON
RD
K
A focus on transit
A vibrant town center
AV
E
STAT
LANCASTER
ION
AV
E
Celebration Dallas Jacksonv
A variety of architectural details
A spotlight on public spaces
35
36
1. Strengthen Retail
2. Invest in Transit and Parking
3. Encourage a Live, Work, Play
Community
4. Create Connected and
Walkable Streets
5. Create a Sense of Place
Strengthen Retail
Invest in Transit and Parking
Create a Sense of Place
Encourage a Live, Work, Play Community
Create Connected and Walkable Streets
37
182NassauStreet,Suite201•Princeton,NJ08542•T6096833600•F6096830054•www.LRK.com•©2007LooneyRicksKissArchitects,Inc.AllRightsReserved.
Anderson Avenue
Mon
Residential over
Parking Deck
Residential over
Parking Deck
La
Co
as
ter
Av
e
er
Av
e
nu
Office &
Retail
Pe
n
e
ns
ylv
an
nu
nA
ve
ia
Ma
in
e
nu
Station Place
Lin
e
Sta
tio
e
e
ult
Ardmore
Station
nc
ery A
venu
Anderson
Green
Coulter
Circle
Ardmore West
tgom
Office &
Retail
Retail
Residential /
Theater/ Bookstore
over Parking Deck
Schaeffele
Plaza
Live/ Work
Retail &
Theater Lobby
e
nu
e
ick
Cr
ve
tA
Pedestrian Overpass
Residential
Residential
Cricket
Green
Cri
cke
t Te
rra
ce
e
ous
h
tten
Ri
0
100
200
400 ft
ardmore transIt center
November 29, 2007  Project Number: 03.07029.01
38
ce
Pla
0
10
20
40 ft
Schauffele Plaza
Schauffele Plaza - Before
LANCASTER
AV
E
Schauffele Plaza
Residential
Cricket Green
Schauffele Plaza and Cricket Green
Schauffele Plaza - After
These images are a collage of representative architectural images from other LRK communities across the country. These are not specific design for Ardmore. We need to
work together to better understand the appropriate materials, scale, construction types and MUST ordinance compliance. These images represent our vision for Ardmore’s
future. It will evolve and change as a result of your ideas.
39
Cinema & Mixed-Use Buildings
at Athensville Lot
Lancaster Ave. at Rittenhouse Place - Before
R
ok esid
sto en
re tial
ov /Th
er
Pa eate
rki r/
ng
De
ck
Retail &
Theater Lobby
Bo
LANCASTER
Residential
RI
TTENHOUSE
PL
AV
E
Cinema, Lofts and Structured Parking
Lancaster Ave. at Rittenhouse Place - After
40
Mixed-Use Buildings at Cricket Lot
Cricket Lot - Before
Cricket Ave. - Before
Live/ Work
Retail
CRICKET AVE.
LOT
k
or
W
/
e
Liv
Cricket Lot
Cricket Lot - After
41
Cricket Avenue
Live/ Work
Retail
CRICKET AVE.
LOT
k
or
W
/
e
Liv
Cricket Lot
Cricket Ave. and Lot Transformed
42
Pedestrian Crossing
Pedestrian Bridge - Before
Pedestrian Overpass
Cin
S
em tatio
aa nP
nd lac
Pa e L
rki
o
ng fts,
Str
uc
tu
re
LANCASTER
AV
E
Pedestrian Bridge
Pedestrian Bridge - After
43
Station Place
Station Ave. at Anderson Ave. - Before
Residential over
Parking Deck
ANDERSON
RD
Office
& Retail
Ardmore
Station
Sta
tio
LANCASTER
nP
lac
e
AV
E
ET
ICK
E
AV
CR
Station Ave. at Anderson Ave.
Station Ave. at Anderson Ave. - After
44
Ardmore Transit Center Summary
45
46
47

ardmore - Lower Merion Township

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