NORTH CLAYMONT AREA MASTER PLAN FINAL … · · 2017-01-23• Jon Hickey • Linda Hill •...

NORTH CLAYMONT AREA MASTER PLANFINAL REPORTJANuARY 2017

2 | NORTH CLAYMONT AREA MASTER PLAN

Acknowledgments

Project Partners• TheClaymontCommunity• WILMAPCO• NewCastleCounty• ClaymontRenaissanceDevelopmentCorporation• DelawareOfficeofStatePlanningCoordination• DelawareDepartmentofTransportation• DelawareDepartmentofNaturalResources• DelawareTransitCorporation(operatingasDARTFirstState)

• DelawareEconomicDevelopmentOffice

Project ManageMent coMMittee• TigistZegeye,WILMAPCO• HeatherDunigan,WILMAPCO• DaveGula,WILMAPCO• BillSwiatek,WILMAPCO• MarcoBoyce,NewCastleCounty• GeorgeHaggerty,NewCastleCounty• DouglasMacMillan,NewCastleCounty• PhilMcBride,NewCastleCounty• OwenRobatino,NewCastleCounty• AntoniSekowski,NewCastleCounty• BrettSaddler,ClaymontRenaissanceDevelopmentCorporation

• ConnieHolland,OfficeofStatePlanningCoordination

• HerbInden,OfficeofStatePlanningCoordination• BruceAllen,DelDOT• CatherineC.Smith,DelDOT• TimothySnow,DelDOT• KevinCoyle,DelawareDepartmentofNaturalResourcesandEnvironmentalControl

• EricPugliano,DARTFirstState• JohnCalnan,DARTFirstState• DavidArcher,DelawareEconomicDevelopmentOffice

• TroyMix,UniversityofDelaware

advisory coMMittee ParticiPants• AnnArcher• MarkBaillie• FrancisBarry• KimBarry• JohnBland• MikeBoyer• PatsyBoys• DaveBrady• BobByrd• BobCameron• RobertCameron• LouisCapanoIII• ArthurCarota• DanielleCarrozza• BrittanyKillionCarter• CouncilmanJohnCartier• MarkCassel• BillCreighton• JohnDeCostanza• KeithDelaney• JulieDelMuto• BruceDorbian• KikiEvinger• GeorgeFantini• BrianFerreira• KevinFields• VernaleeFrey• BabakGolgolab• JeffGraf• SamHaber• BarbaraHarbin• AngelaHarris• KimokoHarris• MarkHarris• EdHassel• AlisonHastings• Rep.DebraHeffernan• JonHickey• LindaHill• ShirleyIbrahimovic• AlexJohn• RandallJostes• TerriKelly• BethKloetzer• LarryLambert• MichaelLeventry

• JerryLovell• JamesMaravelias• MichaelMarinelli• Rep.SeanMatthews• SenatorHarrisB.McDowellIII• MickyMcGene• MarkMcMullen• SusanMcMullen• CarolynMercadante• FrankMinor• JenniferMitchell• ConsueloMitra• MaryModesti• LeoMozzoni• LyndieMozzoni• GeorgeNeedles• AnnO’Leary• JimParks• Rev.EdwinPease• LeroyPfarner• DavidRoberts• DonRobitzer• JonathanRosen• MichaelRuane• BethSellers• TomShaffer• LorraineSheldon• Rep.BryonShort• JohnJ.Skehan• MaureenSmith• TimSmith• CharlieSmutz• JamesSpadola• LisaStapleford• AnitaSterling• WillStevens• TomTalley• LarryTarabicos• SophiaTarabicos• JimTevebaugh• JamesThornton• (Former)Rep.RobertValihura• JohnWard• TiffWeinkopff• DeeWhildin• HarveyWoods• TerryWright

Focus grouP & interview ParticiPants(not listed here if participant was also on a committee)

• KemiAdelege• DorothyAndrew• JoanBailey• JohnBland• DevonBoyd• DonCarbaugh• LarryCarlton• BeverleyCarlton• LindaCelestian• LPatriceChildress• SenatorCatherineCloutier• SteveCollins• BrianDennis• SharikkaFrisby• BobbieGeier• DavidGersec• LenoreHackneyos• JohnJanelli• AnneKrolicki• WilliamMcGee• AndrewMcGuire• ReverendPope• TonyRizzi• SolMRobles• LuisSantiago• WillieL.Stanley• LarryStrantz• MarcelTrudeau• TomWheeler• JamesWilson• MattYoder• NathanYoder

consultant teaM• Rhodeside&Harwell,Incorporated• Whitman,Requardt&Associates,

LLP• W-ZHA,LLC

The preparation of this document was financed in part with funds provided by the Federal Government, including the Federal Transit Administration and the Federal Highway Administration of the United States Department of Transportation.

endorsed by wilMaPco council on january 12, 2017

NORTH CLAYMONT AREA MASTER PLAN | 3

tAble of contents

executive summAry

View to the southwest from the administration building on the Claymont Steel Mill site

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section 1. introduction

section 2. existing conditions

section 3. goAls & objectives

section 4. scenArios

section 5. scenArio AnAlysis

section 6. mAster PlAn recommendAtions

section 7. imPlementing the PlAn

APPendices


figuressection 1. introduction ............................................................ 9

Figure1-1.PlanAreaMap......................................................................................11Figure1-2.ProjectProcess.....................................................................................13Figure1-3.RelatedPlanningEffortsMap...............................................................14

section 2. existing conditions .............................................. 15

Figure2-1.HistoricSitesandDistrictsMap...........................................................16Figure2-2.PopulationsWithinCertainDrivingTimesToStudyArea....................17Figure2-3.2014Population-ProportionbyRace..................................................17Figure2-4.2014Population-ProportionbyAge.................................................17Figure2-5.CurrentLandUseMap.........................................................................18Figure2-6.CurrentZoningMap.............................................................................19Figure2-7.CurrentZoningProportions.................................................................19Figure2-8.Streets,Sidewalks,andBicycleRoutesMap........................................20Figure2-9.TransitRoutesMap...............................................................................21Figure2-10.EnvironmentalConstraintsMap........................................................22Figure2-11.OpenSpaceandParksMap...............................................................23Figure2-12.MarketAssessmentConsiderationsMap..........................................24Figure2-13.RetailSalesLeakage(2015)................................................................25

section 3. goAls & objectives ................................................ 27

Figure3-1.SummaryofCommunityMeeting#1GoalPrioritizationActivity.......28Figure3-2.Finalgoalsandobjectives....................................................................29

section 4. scenArios .................................................................. 31

Figure4-1.LandUseChangeAreasMap...............................................................32Figure4-2.Scenario1Map.....................................................................................35Figure4-3.Scenario2Map.....................................................................................37Figure4-4.Scenario3Map.....................................................................................39Figure4-5.Scenario4Map.....................................................................................41Figure4-6.ConnectivityFrameworkMap..............................................................43

section 5. scenArio AnAlysis ................................................. 45

Figure5-1.ObjectivesMeasuredwithMetrics......................................................46Figure5-2.ProportionsofHousingTypes(ByScenario)........................................47Figure5-3.LandUsewithin1/4mileofHeavyIndustrial(ByScenario)...............48Figure5-4.JobProportions(ByScenario).............................................................48Figure5-5.LandUse(ByScenario)........................................................................48Figure5-6.Parks,OpenSpace,andBufferAreas(ByScenario).............................49Figure5-7.TrafficComparison:PMPeakHour(ByScenario)................................50Figure5-8.SurveyResponses-ScenarioPreference..............................................51Figure5-9.SurveyResponses-WhatRespondentsLikedabouttheScenarios.....52Figure5-10.SurveyResponses-WhatConcernedtheRespondentsaboutthe

Scenarios...........................................................................................52

section 6. recommendAtions .................................................. 53

Figure6-1.EstimatedJobPotentialfortheScenarios...........................................54Figure6-2.LandUseProportionsfortheRecommendedScenario......................54Figure6-3.RecommendedScenarioMap..............................................................55Figure6-4.TransportationRecommendations.......................................................62Figure6-5.Keymapforcrosssections,showingcorridoranddirectionofview..64Figure6-6.NaamansRoadCrossSection..............................................................64Figure6-7.SpineRoadCrossSection-WestofPhiladelphiaPike..........................65Figure6-8.SpineRoadCrossSection-EastofPhiladelphiaPike...........................65Figure6-9.PhiladelphiaPikeCrossSection-RetailAreas......................................66Figure6-10.PhiladelphiaPikeCrossSection-Non-RetailAreas............................66Figure6-11.FocusAreasMap................................................................................70Figure6-12.TrainStationFocusArea:ConceptualRedevelopmentDiagram.......70Figure6-13.Transit-OrientedDevelopment:ConceptualGraphics.......................71Figure6-14.ProposedSpineRoadCrossSectionatKnollwood............................73Figure6-15.Tri-StateMallRedevelopment:ConceptualGraphic.........................75Figure6-16.IntersectionImprovements:ConceptualGraphic.............................77

section 7. imPlementing the PlAn ......................................... 79

Figure7-1.ImplementationActions......................................................................82

APPendices ...................................................................................... 87

ExEcutivE summary



Figure 0-1. Plan Area Map

the north clAymont AreA mAster PlAn

Amasterplanisadocumentthatidentifiesgeneralimprovementsandinfrastructureneededinaspecificarea.Itisintendedtoguidegrowthanddevelopmentoveranumberofyearsandinphases.1

Thenorth claymont area Master Plan (ncaMP)usedacollaborativeprocesstocreatea comprehensivevision for the future that includesconsiderationof fourelements:

Transportationland use

and design

environment and

open space

community and

economic development

TheMaster Plan process assessed the potential for North Claymont to supporta mixed-use residential, commercial, and industrial area designed to promoteeconomic activity, make public transit successful, make walking and bicyclingconvenientandsafe,andprovideforavibrant,livablecommunity.

TheMasterPlanDoesNot:• establish requirementsregardingtheformofthebuiltenvironment.

TheMasterPlanDoes:• Putforthrecommendationsthatcanbeadoptedandimplementedbythe

Countyandotheragencies.Theseincludestrategiessuchasnewplannedlanduses,zoningupdates,andadherencetocertainguidelines.

• Provide a framework forpotentialdevelopersandinvestorstofollow.

Plan Area

north clAymont

Claymontisanareaofenormousopportunity.Withexcellentaccesstotransportationsystems(includingI-95andI-495,Amtrak'sNortheastCorridor,SEPTARegionalRailservice,andmultipleotherpublictransitsystems),aDelawareRiverborder,severalexistingneighborhoods,andalargeportionofundevelopedandunderutilizedland,thearea is ripeforredevelopmentandgrowth(Figure0-1).TheNorthClaymontAreaMasterPlanprocess(Figure0-2)providedawayforthecommunitytoactivelyparticipateincreatingavisionforthefuture.

1 - Definition adapted from the American Planning Association & Delaware Office of State Planning Coordination

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Process / timeline

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AnalyzeExistingConditions*EstablishGoalsthroughCommunityVisioningCreateScenarios

EvaluateScenarios

SelectPreferredScenario

PrepareFinalReportFigure 0-2. Plan Process

* An earlier task completed by the Project Partners included a comprehensive review of existing and planned land use, transportation, and demographics in the North Claymont area. A summary of findings is contained in the Appendix.

STAkEHOLdER ENgAgEMENT

ContinuedinvolvementfromthecommunityandotherstakeholderswaskeytothesuccessoftheNorthClaymontAreaMasterPlan.

• Theclaymont communityparticipatedthroughthreeinteractiveworkshops,andgaveinputthroughtheprojectwebsiteandsocialmedia(Facebook).

• AProjectManagementCommittee(PMC),comprisingrepresentativesfromseverallocal,regional,andstateagenciesandorganizations,guidedtheoverallprocess.

• AnAdvisoryCommitteebroughttogetheravarietyofpublicandprivatestakeholderstorepresentthegeneralcommunityandgiveinputatkeypointsintheprocess.

• other stakeholders(identifiedwiththePMC)whohaveinterestsinandknowledgeofspecifictopicsinthestudyareaparticipatedthroughinterviewsandsmallgroupdiscussions.

goAls And objectives

Asetofgoalswasidentifiedandrefinedusingcommunityandcommitteeinput.EachgoalfallsunderoneofthefourelementsoftheMasterPlan,andeachhasassociatedobjectives. Thegoalsandobjectivesprovidedaguiding framework fordevelopingscenariosandevaluatinghowwelleachscenarioachievedthecommunity'svisionforNorthClaymont.ThefullsetofgoalsandobjectivescanbefoundinSection3.

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PromoteEconomic

DevelopmentandExpandJobOpportunities

EncourageDesignthatBuildsOnCommunityStrengths

CreateaSafe,Healthy,andWelcomingCommunity

LandUseandDesign CommunityandEconomicDevelopment

FosteraVarietyofHousing

ProtectandRestoretheEnvironment

IncreasetheNetworkofOpenSpace

andRecreationFacilities

EnvironmentandOpenSpace

ImproveLocalandRegionalMultimodalTransportation

Connections

Transportation

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finAl recommended AlternAtive

ThefinalvisionforNorthClaymont(Figure0-3)isoneofafuturethatcontainsamixofusesinamultimodal,livableenvironment.ItenhancesconnectivitybothwithintheNCAMPareaandto/fromotherareasofClaymont. Itprovidesa frameworkthatwelcomesgrowth in the formofnewbusinessesandnew residents,whileenhancing the environment and quality of life for the people who are alreadyliving, working, and providing jobs and amenities in the area. The frameworkanddevelopmentplanareconsistentwiththeDelawareCompleteCommunitiesinitiativeandstatespendingplans,aswellastheToolkitforaHealthyDelawareand New Castle County's forthcoming Healthy Communities and PlacemakingStandards, which include provisions for a mix of uses, transportation options,diversity,civicspaces,accesstohealthyfood,andmore.

Therecommendedstrategiesprovideapathtowardrealizingallelementsofthepreferredscenario.Thisdocumentpresentsasetofarea-widestrategiesaswellasasetofstrategiesfocusedonspecificRedevelopmentFocusAreas.

Strategy1:ImplementaNewFutureLandUsePlan

Strategy2:ImproveConditionsforAllTransportationModes

Strategy3:CraftanEconomicDevelopmentStrategyforClaymont

Strategy4:EnhanceSafetyforExistingNeighborhoodsand(Re)DevelopingAreas

Strategy5:BeautifyClaymont

Strategy6:PromoteCommunityHealthandWellness

Strategy7:ImproveandAddRecreation,Parks,andGreenSpaces

Strategy8:MitigateAir,Water,andNoisePollution

Forspecificactionsandtimelinesrelatedtotherecommendations,pleaserefertoSections6and7.

scenArios And scenArio AnAlysis

Fourinitiallandusescenariosweredevelopedandrefinedusingcommitteeandpublicinput.ThescenariospresentedfourpotentialvisionsforthefutureofNorthClaymont.EachaddressedthefourelementsofaMasterPlan, indifferentwaysandmagnitudes.Theirabilitytoaddressthegoalsandobjectiveswasevaluatedbasedonasetofmetrics.MoreinformationonthescenariosandscenarioanalysisprocesscanbefoundinSections4and5.

dELAWARE RIVER

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retailmultifamily or mixed residentialindustrial/light industrialofficeinstitutionalmixed-use [retail/office] mixed-use [retail/office/residential] mixed-use lifestyle center [retail/residential/institutional]mixed-use [retail/institutional]Proposed & existing green space/Parks/forest enhanced bike/Pedmajor multimodal street connectionsminor multimodal street connectionsmultimodal hub/bus transfer station

ProPosed existing

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Figure 0-3. Recommended Scenario Map

retail/commercial/servicessingle-family residentialmultifamily residentialofficeinstitutionalheavy industrial utilitiescemeteryPedestrian bridgeshistoric Propertiesrailroadstudy Area boundary


sEctiON 1. iNtrODuctiON

existing


the north clAymont AreA mAster PlAn

Claymontisanareaofenormousopportunity.Withexcellentaccesstotransportationsystems(includingI-95andI-495,Amtrak'sNortheastCorridor,SEPTARegionalRailservice,andmultipleotherpublictransitsystems),severalexistingneighborhoods,a Delaware River border, and a large portion of undeveloped and underutilizedland, the area is ripe for development and growth. The North Claymont AreaMasterPlanprocessprovidedawayforthecommunitytoactivelyparticipate increatinganewfuturevisionthatpromoteseconomicactivity,makespublictransitsuccessful,makeswalkingandbicyclingconvenientandsafe,andfostersavibrant,livablecommunity.

A master plan is a document that identifies general improvements andinfrastructureneededinaspecificarea(Figure1-1).Itisintendedtoguidegrowthanddevelopmentoveranumberofyearsandinphases.1Thenorth claymont area Master Plan (ncaMP) used a collaborative process to create a comprehensivevision for the future that includesconsiderationof fourelements:LandUseandDesign,Transportation,CommunityandEconomicDevelopment,andEnvironmentandOpenSpace.

TheMasterPlanDoesNot:• establish requirements regardingtheformofthebuiltenvironment.

TheMasterPlanDoes:• Putforthrecommendationsthatcanbeadoptedandimplementedbythe

Countyandotheragencies.Theseincludestrategiessuchasnewplannedlanduses,zoningupdates,andadherencetocertainguidelines.

• Provide a framework forpotentialdevelopersandinvestorstofollow.

Communitystakeholders(propertyowners,businessowners,institutions,andthegeneralpublic)willplayanimportantroleinimplementationoftheplan.

Includingprovisionsfor...

• Walking• Biking• Transit• Driving• Freight

• Landusestobestachievecommunitygoals

• Designguidelines

• Parks• Stormwater• Pollution

mitigation• Riverandcreek

protectionandenhancement

• Neighborhoodsimprovements

• Safetyenhancements

• Jobgrowth

Transportationland use

and designenvironment and

open space

community and economic

development

1-DefinitionadaptedfromtheAmericanPlanningAssociation&DelawareOfficeofStatePlanningCoordination

Plan

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Plan AreaFigure 1-1. Plan Area Map

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community collAborAtion

Continued involvement from the community andother stakeholderswas key tothesuccessoftheNorthClaymontAreaMasterPlan,andanimportantpartoftheprocess(Figure1-2).

• Theclaymont community participatedinthreeinteractiveworkshopsatkeypointsinthealternativesdevelopmentandevaluationprocess.Meetingswereadvertisedviaradio,civicassociations,email,andsocialmedia,andallmeetingmaterialswerepostedontheprojectwebsite.Socialmedia(Facebook)wasalsousedtogathergeneralfeedbackandsharerelevantnewsduringtheprocess.

• WhileWILMAPCOandNewCastleCountyco-managedthisstudy,alarger ProjectManagementCommittee(PMC),comprisingrepresentativesfromseverallocal,regional,andstateagenciesandorganizations,collaboratedtoguidetheoverallMasterPlanprocess.

• AnAdvisoryCommitteebroughttogetheravarietyofpublicandprivatestakeholderstorepresentthegeneralcommunityandgiveinputthroughouttheentireprocess.Thecommitteeincludedparticipantsrepresenting:» Neighborhoods» CivicAssociations» Communityorganizations» ClaymontDesignReviewAdvisoryCommittee(DRAC)» Localandstateagencies» Businessandindustry

• other stakeholders (identifiedwiththePMC)whohaveinterestsinandknowledgeofspecifictopicsinthestudyareagaveinputthroughinterviewsandsmallgroupdiscussions.Participantsincluded:» Communityandcivicgroups,includingneighborhoodassociations» Electedofficials» Regionalagencyrepresentatives» Representativesfromadjacentjurisdictions» Propertyowners» Developers» Industryrepresentatives

Public Workshop #2 (June 6, 2016, at Claymont Community Center)

Public Workshop #3 (October 24, 2016, at Archmere Academy)

Project Management Committee meeting

Advisory Committee meeting


Process

Committee Meetings

Public Workshop (with date/location)

Figure 1-2. Project Process

nov2015

dec jAn2016

feb mAr APr mAy jun jul

AnalyzeExistingConditions*

establish goals through community visioning

create scenarios

select Preferred scenario

Prepare Final report

evaluate scenarios

focus groups/interviews

Aug sePt

February 3, 2016 (Archmere Academy)

June 6, 2016 (Claymont Community Center)

oct

October 24, 2016 (Archmere Academy)

nov dec

* An earlier task completed by the Project Partners included a comprehensive review of existing and planned land use, transportation, and demographics in the North Claymont area. A summary of findings is contained in the Appendix.


First State Crossing (Commercial Development Company)

Train Station Relocation Study (WILMAPCO/Delaware Transit Corporation)

Port Feasibility Study (Diamond State Port Corporation)

Darley Green Development

Sunoco Logistics Expansion

relAted/Previous PlAnning efforts

There are a variety of development plans, studies, and proposals currentlyunderwayor recentlycompletedwithin thestudyarea (Figure1-3).ThemasterplanningprocessisanopportunityfortheNorthClaymontcommunitytoestablishaunifiedvisiontowhichtheseandfuturedevelopmentscancontribute.

In addition, the State ofDelaware has classifiednearly the entire study area aseither Investment Level 1 or 2 in its Strategy for State Policies and Spending.Levels1–3aretheareaswhereinStatepolicieswillsupportgrowthandeconomicdevelopmentactivities,withLevels1and2beingtheprimaryfocus.Intheseareas,theStatewouldliketoseelocalgovernmentlandusepoliciesthatpromotehigherdensitiesandmixed-usetypedevelopmentinappropriateareassuchthatcompletecommunitiescanbedevelopedasplaceswherepeoplecouldlive,play,work,andshop.

Figure 1-3. Related Planning Efforts Map0 0.25 0.5

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frequently Asked questions

Question:HowdoesthisMasterPlanimpacttherestofClaymont?

answer: This plan forNorth Claymont is intended to build on and complementtherestofClaymont.WhileitdoesnotspecificallyrecommendlandusesorotherchangesoutsideoftheNCAMParea,changeswithintheMasterPlanareacouldleadtoimprovementsfortherestofClaymont,includingtransportationandcirculationimprovements,andincreasedaccesstojobs.

Question:Howwillimplementationbefunded?

answer:Itdependsontheaction.Itisverycommonfordeveloperstofundsomepublicimprovementsontheirsites.CountyandStateagencieswillalsoplayapartincommittingfunds,ofteninpartnershipwithprivateorganizations.TransportationprojectswillbeincorporatedintotheRegionalTransportationPlanandprioritizedforfundingandinclusionintheWILMAPCOTransportationImprovementProgram.

Question:CanthisMasterPlanforcelandownerstotakeanyactions?

answer:No.However, landowners intendingtodeveloporredeveloptheir landshouldconsidertherecommendationsinthisdocumenttobeaguidingframework.OnceitisincorporatedintotheNewCastleCountyComprehensivePlanandotherrelevantplanningdocuments,thisMasterPlancanbeusedtoevaluatedevelopmentproposals.TheMarketAssessment(seeAppendix)andotherfindingsmayalsobeusefultolandownersconsideringnextsteps.


sEctiON 2. ExistiNG cONDitiONs


history

HISTORIC SITES

There are several historic sites in and around the study area (Figure 2-1). TheRobinsonHouse,constructedaround1723,washometoColonelThomasRobinson,adecoratedRevolutionaryWarofficer.HickmanRow,a setofbrick townhomescompleted in 1919, served as segregated housing for African-American steelworkersandtheir familiesthroughthemid-century.NaamansCreekSchool,theDarleyHouse,andArchmereAcademyarerecognizedhistoricsitesjustsouthofthestudyareaalongUS13.Whilenotanofficialhistoricsite,earlysettlementsweredocumentedneartheDelawareRiver.

HISTORY OF INduSTRY

NorthClaymont has a long history of industrial development. From the formerClaymontSteelMilltotheexistingindustrialsites,manufacturinghasalwaysplayedapart indefiningClaymont.There isnodoubtthattheclosingof theClaymontSteelMillhadan impacton thecommunity in termsofeconomicvibrancyandavailabilityofjobs.However,theclosingofthemillalsoprovidesthelocalresidentsandbusiness/propertyownerswiththeopportunitytorevitalizethecommunitywhilestillpreservingtheindustriallegacyofthisarea.

introduction

ExistingconditionsinNorthClaymontwerethoroughlyexploredduringarelatedexerciseledbytheProjectPartners,withfindingsdocumentedintheTask1Report(seeAppendix).Whatfollowsisasummaryofthosefindings.Fordetails,pleaserefertothefulldocument,whichcanbefoundatwilmapco.org/ncamp.

Former Claymont Steel site

Historic Hickman Row homes Robinson House

Figure 2-1. Historic Sites and Districts Map


demogrAPhics

NewCastleCounty ispartof thePhiladelphia-Camden-WilmingtonMetropolitanArea. With approximately six million people, theMetro Area is the sixth mostpopulous in the United States, and is comparable in size to the Washington-Arlington-Alexandria, DC-VA-MD Metropolitan Area. Of the six million people,about2.7millionlivewithina40minutedrivetimetothestudyarea,about1.5million livewithina30minutedrive,and460,000 livewithina20minutedrive.Thesenumbersareexpectedtogrowinthecomingyears(Figure2-2).

Five-yearpopulationestimatesfrom2010-2014indicatethatthe2014populationofClaymont(ZIPcode19703)was15,143.Ofthosepeople,7,025livedintheU.S.CensusblockgroupslocatedinandadjacenttotheNorthClaymontarea.Inthoseblockgroups,62%ofdwellingunitsarerentals,24%areowner-occupied,and14%werevacant.

Thestudyareaisraciallydiverse(Figure2-3).Residentsarealsodiverseintermsof age, with the largest proportion aged 25-34 (Figure 2-4). This is particularlynoteworthyasthe25to34yearoldagerangeisconsideredcrucialforalocation’seconomic development. Young, college-educated people fuel the knowledgeeconomy,andthereisconsiderablecompetitionamongjurisdictionstodrawthesehouseholds.

Non-Hispanic White46%

Non-Hispanic Black39%

Non-Hispanic Asian 4%Two or More Races (Non-Hispanic) 5%

Hispanic or Latino 6%

7%

10%

8%

3%

8%

18%

13%

12%

10%

6%

3%

2%

Under 5 Years

5 to 9 Years

10 to 14 Years

15 to 17 Years

18 to 24 Years

25 to 34 Years

35 to 44 Years

45 to 54 Years

55 to 64 Years

65 to 74 Years

75 to 84 Years

85 Years and over

465,648 467,779 475,561 483,988

946,484 991,057 1,021,267 1,046,961

805,511 842,520 875,128 898,273

0

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20 minute drive time20-30 minute drive time30-40 minute drive time

estiMated 2014 PoPulation: 7,025(forthefourCensusBlockGroupsthatcontainNorthClaymont)





7%

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Under 5 Years

5 to 9 Years

10 to 14 Years

15 to 17 Years

18 to 24 Years

25 to 34 Years

35 to 44 Years

45 to 54 Years

55 to 64 Years

65 to 74 Years

75 to 84 Years

85 Years and over

465,648 467,779 475,561 483,988

946,484 991,057 1,021,267 1,046,961

805,511 842,520 875,128 898,273

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7%

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Under 5 Years

5 to 9 Years

10 to 14 Years

15 to 17 Years

18 to 24 Years

25 to 34 Years

35 to 44 Years

45 to 54 Years

55 to 64 Years

65 to 74 Years

75 to 84 Years

85 Years and over

465,648 467,779 475,561 483,988

946,484 991,057 1,021,267 1,046,961

805,511 842,520 875,128 898,273

0

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1,000,000

1,500,000

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Figure 2-2. Populations Within Certain Driving Times To Study Area

(Adapted from data provided by Commercial Development Company)

Figure 2-3. 2014 Population - Proportion by Race

(2010-2014 American Community Survey Estimates)

Figure 2-4. 2014 Population - Proportion by Age

(2010-2014 American Community Survey Estimates)


DARLEYGREEN

CLAYMONTLIBRARY

ADDICKSESTATES

CLAYMONTSTATION

CLAYMONTSTEEL SITE

CLAYMONTSTEEL SITE

CLAYMONTSTEEL SITE

OCEANPORT GENERALCHEMICAL

SUNOCO

HONEYWELL

ANALINEVILLAGE

HICKMANROW

LAWN CROFTCEMETARY

TRI-STATEMALL

CLAYMONTSTEEL SITE

NORTHTOWNEPLAZA

Pennsylvania

Delaware

Delaware River

KNOLLWOOD

ARCHMEREACADEMY

491

92

cemetery

lAnd use

NorthClaymontcurrentlyhasamixoflanduses,dominatedbycurrentandformerindustrialuses,whichmakeup429acresofthe961acrestudyarea(Figure2-5).Commercial,openspace,andresidentialusesarepresentintheremainderofthearea.

Figure 2-5. Current Land Use Map

Land Use

PHiLaDELPHia PiK

E

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Zoning

Thestudyareaiscurrentlyzonedforindustrial,residential,andcommercialuses(Figures2-6and2-7).

Industrialandheavyindustrialzonesaccountfor667acres.• Thecharacteroftheseareasissuburbantransition;manyareexisting

industrialparks.• Inkeepingwithevolvingemploymenttrends,NewCastleCountyallowsa

rangeofusesandrequiresviewsfromroadsbescreened.• Heavyindustrydistrictstypicallyhaveaccesstoraillinesornavigable

marinewaterwaysinadditiontoroadwayaccess,asdemonstratedbyindustrialparcelswithinthestudyarea.

• NewCastleCountyCoderequiresdistrictstobelocatedtominimizeadverseeffectsfromneighboringdistrictssuchasnoise,airpollution,andunsightlystructures.

Residentialandmanufacturedmobilezoningdistrictsmakeup167acres.• ResidentialinthestudyareaiszonedNeighborhoodConservation(NC).

NCdistrictsareintendedtoprotecttheresidentialcharacterofexistingneighborhoods.Asdevelopmentstandardscontinuetoevolve,thesedistrictsprotectolderdevelopmentsfrombeingdesignatedasnon-conforming.

Commercialzoningdistrictsmakeup127acres.Theseinclude:• OfficeNeighborhood(ON),intendedtoprovideforprofessionaland

administrativeofficesinapark-likesetting.• CommercialRegional(CR),intendedtoprovideforcommunityandregional

commercialserviceswithasuburbantransitioncharactertopromotecirculationbyfootandautomobilewithincontiguouscommercialorofficeareas,andallowamixofuses.

• CommercialNeighborhood(CN),intendedtoensurethatusesprimarilyservethesurroundingneighborhoodsandreflecttheirsuburbancharacter.

Heavy and Light Industrial

70%

Residential/Manufactured Mobile

17%

Commercial13%

Total Acreage961

Figure 2-6. Current Zoning Map

Figure 2-7. Current Zoning Proportions

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Myrtle and Manor Avenues Sidewalks are funded for construction in FY 2017-2018

I-495/US 13 Safety improvements are funded for constructionin FY 2017

East Coast Greenway is a plannedtrail from Maine-Florida nationally,or Philadelphia - Wilmington locally.

DARLEYGREEN

CLAYMONTLIBRARY

ADDICKSESTATES

CLAYMONTSTATION

CLAYMONTSTEEL SITE

CLAYMONTSTEEL SITE

CLAYMONTSTEEL SITE

OCEANPORT

GENERALCHEMICAL

SUNOCO

HONEYWELL

ANALINEVILLAGE

HICKMANROW

LAWN CROFTCEMETARY

TRI-STATEMALL

CLAYMONTSTEEL SITE

NORTHTOWNEPLAZA

Pennsylvania

Delaware

Delaware River

KNOLLWOOD

ARCHMEREACADEMY

491

92

cemetery


trAnsPortAtion

STREETS, SIdEWALkS, ANd BIkE ROuTES

Thetransportationnetwork(Figure2-8)presentsalargeopportunityforNorthClaymont,butitalsopresentssomeissues.NorthClaymonthasgoodhighwayaccessbutthehighwayscreateabarrierforpeoplewalkingandbicycling.Ingeneral,thearealackscomfortableroutesforpeoplewhoarewalking.FundedprojectsincludenewsidewalksonMyrtleandManorAvenues,andsafetyimprovementsattheI-495/NaamansRdinterchange.TheEastCoastGreenwayisanoff-road,planned(thoughunfunded)walkingandbicyclingroute.Streetsandintersectionsoperatewithouttrafficcongestion,withtheexceptionoftheinterchangesatI-95/NaamansRoadandI-495/PhiladelphiaPikeduringcommuterpeakhours.

Though there is a sidewalk on the north side of Naamans Road, it is often disconnected.

Walking south on Philadelphia Pike requires use of narrow sidewalks and crossing an I-495 access ramp.

Figure 2-8. Streets, Sidewalks, and Bicycle Routes Map

Streets, Sidewalks, Bike Routes

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DARLEYGREEN

CLAYMONTLIBRARY

ADDICKSESTATES

CLAYMONTSTATION

CLAYMONTSTEEL SITE

CLAYMONTSTEEL SITE

CLAYMONTSTEEL SITE

OCEANPORT

GENERALCHEMICAL

SUNOCO

HONEYWELL

ANALINEVILLAGE

HICKMANROW

LAWN CROFTCEMETERY

TRI-STATEMALL

CLAYMONTSTEEL SITE

NORTHTOWNEPLAZA

Pennsylvania

Delaware

Delaware River

KNOLLWOOD

ARCHMEREACADEMY

491

92

A

DHB

E

FG

C

1,152 SEPTA average weekday train riders

13

I-95

I-95

I-495

Figure 2-9. Transit Routes Map

Transit

Source: Bus ridership information provided by DART First State and SEPTA.

trAnsPortAtion

BuS ANd TRAIN

NorthClaymontisservedbythreeDARTFirstStatebusroutes:Route1,Route21,andRoute61(Figure2-9).Route1isDART’sbusiestNewCastleCountybusroute.NorthClaymontisservedbyoneSEPTAbusroute,Route113,whichextendstoChesterandthroughDelawareCounty,connectingwithotherbusandrailroutestoPhiladelphia.SEPTAhasindicatedthatthisisthebusiestsuburbanbusrouteintheirsystem.

SEPTAcommuterrailprovidesserviceatClaymontStationtoPhiladelphiaandtoWilmingtonandNewarkwith20trainsineachdirectiononweekdays.ClaymontStationhasadailyridershipofalmost1,200trips,andapproximately90%oftripsboardingatClaymontaretravelingtowardPhiladelphia.Approximately70trainridersperdaytraveltoClaymontStationbybus.DARTFirstStateevaluatesbusservicetwiceannuallytodetermineneedforroute,stop,orschedulechanges.SEPTAconductsaserviceevaluationannually.

DelDOT and DART are leading a projectto design a relocated train station (theClaymont Regional Transportation Center)thathasexpandedparkingandmeetsADArequirements. The new station is beingfundedbyaTIGERgrantawarded in2016;theanticipatedstartofconstructionis2018.

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environment And oPen sPAce

CONSTRAINTS

Environmentalconstraintsarepresentthroughoutmuchofthestudyarea(Figure2-10).Wetlands,floodplains,andforestsoccupylandsborderingtheDelawareRiverandNaamansCreek.AlllandeastofUS13isprotectedbyDelaware'sCoastalZoneAct,whichrestrictsthetypeofredevelopmentwhichcanoccur.In2014,a0.40acresiteat307RidgeRoadwascertifiedasabrownfield.Hazardoussubstancesaresuspectedtobepresentthere,asaresultofpastuseasagasstationandautomotiverepairfacility.Inaddition,theClaymontSteelsiteiscurrentlyundergoingremediationactivities.PortionsofthestudyareaeastoftheNortheastCorridorrailroadmaybeimpactedbysealevelriseandstormsurgeevents,accordingtoDelawareDepartmentofNaturalResourcesandEnvironmentalControl(DNREC)scenarios.Smallareaswouldbeimpactedbyaslittleas1.6feetofsealevelrise,whilelargerportionsaroundareatriskofinundationduringafloodingeventafterlessthan3.3feetofsealevelrise. Figure 2-10. Environmental Constraints Map

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Area within 100-yr floodplain

Parks and Open Space

Historic Site

Coastal Zone

Forest

Wetlands

Water

Brownfield Site

DARLEYGREEN

CLAYMONTLIBRARY

ADDICKSESTATES

CLAYMONTSTATION

CLAYMONTSTEEL SITE

CLAYMONTSTEEL SITE

CLAYMONTSTEEL SITE

OCEANPORT

GENERALCHEMICAL

SUNOCO

HONEYWELL

ANALINEVILLAGE

LAWN CROFTCEMETARY

TRI-STATEMALL

CLAYMONTSTEEL SITE

NORTHTOWNEPLAZA

Pennsylvania

Delaware

Delaware River

KNOLLWOOD

ARCHMEREACADEMY

491

92

HICKMANROW

NAAMANSSTONE SCHOOL

DARLEYHOUSE

ROBINSONHOUSE

cemetery

and Assets

Figure 2-11. Open Space and Parks Map


OPEN SPACE ANd PARkS

AhandfulofparksandopenspacescanbefoundinandnearNorthClaymont(Figure2-11).Whileitcontainssignificantenvironmentalresources,theareacurrentlylackspublicaccesstotheDelawareRiverandNaamansCreek.Thepresenceofwetlands,floodplains,andforests,aswellasDelaware’sCoastalZone,willinfluencewhereandwhattypesoflandusesareappropriate.BeyondClaymont,regionalparksincludeFoxPointStatePark,BellevueStatePark,andRockwoodCountyPark.

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mArket AnAlysis

TheNCAMPMarketAssessment,completedJanuary2016,examinedindustrial,office,residential,andretailforexistingconditions,trends,andfuturemarketdynamics.Significantchanges,underwayandplanned,willimpacttheStudyArea’spositioninthemarketplace(Figure2-12).

redevelopment of the claymont steel site:CDCboughtthesiteandpreparedthe“FirstStateCrossing”concept.ThoughthePortofWilmington’soperator,DiamondStatePortCorporation,evaluatedthissitewithanumberofothersalongtheDelawareRiverforPortexpansion,thissiteisnolongerbeingconsidered.Remediationeffortsareunderway.

ClaymontRegionalTransportationCenter:DARTFirstState/DelawareTransitCorporationandCommercialDevelopmentCorporation(CDC)areindiscussionsrelatedtorelocatingthestation.Anewlocationmayprovidebetteraccess,moreparking,amodernizedstationfacility,andanopportunityfortransit-orienteddevelopment.

SunocoLogisticsInvestments:Aformeroilrefinery,theSunocoLogisticscomplexhasbeenre-positionedasastorage,processing,anddistributionterminalfornaturalgasliquids.Sunocoplanstomakeitthelargestnaturalgasliquidscomplexontheeastcoastbyyear-end2016.

tri-state Mall:Tri-StateMalliscurrently40%occupied.TheMall’sabilitytore-positionitselfhasbeenimprovedbytheexpirationofKmart’sleaseinAugustof2015,andtheredevelopmentoftheClaymontSteelsite.

Figure 2-12. Market Assessment Considerations Map

Retail Sales Surplus and Leakage 10-Minute Drive Time from Naamans Road and I-95 Intersection

2015

Source: ESRI; W-ZHA

($300,000,000)

($250,000,000)

($200,000,000)

($150,000,000)

($100,000,000)

($50,000,000)

$0

$50,000,000

$100,000,000

Reta

il Sa

le S

urpl

us o

r (Le

akag

e)

Electronics

/

Appliances

Miscella

neous

General Merch

andise

Clothing/Acce

ssorie

s

Sporting Goods,

Hobby, Book,

and Music

Health

/

Personal C

are

Grocery/Liquor

Building/

GardenFurnitu

re


dEVELOPMENT POTENTIAL

Dependingonforceswithinandnearthestudyareainthenext10years,themarkethasthepotentialtosupport:

industrial land uses: 200,000to400,000squarefeet(sq.ft.)ofwarehouseanddistributionspace,withthehigherendoftherangeonlyrealisticifacontainerportisdeveloped.Themarketalsohasthepotentialtosupport120,000to180,000sq.ft.offlexspace.WiththegrowthofSunoco,therewilllikelybeinterestfrommanufacturingcompaniesoverthenextdecade.

oFFice land uses: 50,000to100,000sq.ft.ofofficespaceoverthenext10years,thoughitismostlikelytodevelopalongwitharelocatedrailstationandatransit-orientedenvironment.

residential land uses: 380-580multifamilyunits(apartments,generally)and60-210for-saledwellingunitsoverthenext10years.

retail land uses: 300,000to500,000sq.ft.ofnewretailandeat/drinkspace.

INduSTRIAL BuILdINg TYPES ANd LOCATION FACTORS

There are generally three types of industrial buildings:manufacturingbuildings,wholesale/distributionbuildings,andflexbuildings.

ManufacturingBuildings

Manufacturingbuildingsaredesignedtoserveaspecificmanufacturing process. These types of buildings arelocated either near the raw product necessary for themanufacturingprocess,inalocationwherethereareothercomplementaryindustries,and/orinlocationsthatofferacompetitiveedgeingettingtheirproducttomarket.Theygenerally range in size from100,000 to 300,000 squarefeet.

WholesaleandDistributionFacilities

These buildings are designed for the storage anddistribution of goods. The buildings typically have 36’ceiling clearances and plenty of land to allow trucks tomaneuver.Thesebuildingscanrangefrom40,000toover1,000,000squarefeet.Thebusinessesthatoccupythesebuildings need a road network that provides excellenttruckaccesstotheirtargetmarkets.Theymayalsorequirerailaccess.

FlexBuildings

Flexbuildingscontainwarehousespaceaswellasofficespace, and are very flexible, allowing the tenant tocustomizethespacefortheirneeds.Flexbuildingsrangein size from20,000 square feet to 100,000 square feet.Flexbuildinglocationparametersaremoresimilartoretailthanmanufacturingordistributionlanduses.Flexbuildingsseeklocationsthatareeasilyaccessibletotargettenants.Flex industrial has far fewer conflictswith residential as

ExISTINg uNMET dEMANd FOR RETAIL

Sales leakage happens when residents travel outside of the geography to make their retailpurchases.Thereisconsiderableretailsalesleakagetodayintheareawithina10-minutedriveoftheNaamansRoad/I-95 interchange(Figure2-13).Thestore-typewiththemostsignificantleakageisgeneralmerchandisewitha$300milliongap.

Retail Sales Surplus and Leakage 10-Minute Drive Time from Naamans Road and I-95 Intersection

2015

Source: ESRI; W-ZHA

($300,000,000)

($250,000,000)

($200,000,000)

($150,000,000)

($100,000,000)

($50,000,000)

$0

$50,000,000

$100,000,000

Reta

il Sa

le S

urpl

us o

r (Le

akag

e)

Electronics

/

Appliances

Miscella

neous

General Merch

andise

Clothing/Acce

ssorie

s

Sporting Goods,

Hobby, Book,

and Music

Health

/

Personal C

are

Grocery/Liquor

Building/

GardenFurnitu

re

Figure 2-13. Retail Sales Leakage (2015)


Homes in the Study Area, along Ridge Road


sEctiON 3. GOaLs & ObjEctivEs


0

10

20

30

40

50

60

70

Create a Safe andWelcomingCommunity

Promote Economicand BusinessDevelopment

ImproveTransportation

Connections for All

Protect and Restorethe Environment

Encourage Designthat Enhances the

Existing CommunityContext

Increase theNetwork of Open

Space andRecreation Facilities

Foster a Variety ofHousing

Num

ber o

f res

pons

es

Very ImportantSomewhat ImportantNo OpinionNot Very ImportantNot Important At All

develoPment of goAls/objectives

Goalsandobjectivesprovidedtheframeworkforevaluatingthescenarios.Aninitialsetofgoalswasdevelopedwithinputfromfocusgroups,theProjectManagementCommittee, and the Advisory Committee. This set of goals was then evaluatedby the community at the first PublicWorkshop (February 3, 2016, at ArchmereAcademy).Therewereapproximately100peopleinattendanceattheworkshop,wherecommunitymembersworkedinsmallgroupstoevaluateandprioritizethegoals. Feedback from themeeting directly influenced the final set of goals andobjectives.Themainfindingfromtheworkshopwasthatthecommunitywantedtoseeaplanthatprovidedabalancedapproachtomeetingthegoals,withapriorityplacedoncommunitysafetyandeconomic/jobdevelopment(Figure3-1).

Each of the seven final goals contains several related objectives (Figure 3-2).Metricsweredevelopedtomeasurehowwelleachscenarioaddressedthesetoftheobjectives.(SeeSection5.)

goals: Broad statements that describe adesiredfuturestate.ThesefitunderoneofthefourMasterPlanelements.

oBjectives: Specificstatementsinsupportofeachgoal.

Metrics: Ways to measure how well eachscenarioaddressestheobjectives.

Figure 3-1. Summary of Community Meeting #1 Goal Prioritization Activity


el

em

en

ts

go

Al

so

bje

ct

ive

s

PromoteEconomic

DevelopmentandExpandJobOpportunities



LandUseandDesign CommunityandEconomicDevelopment


» Promoteanattractive,walkable,transit-orientedenvironment

» Preserveandrespectthehistoryofthearea

» Limitthevisibilityofsurfaceparkinglotsandencouragestructuredparking

» Encouragehousingfor55+andassistedlivingfacilities

» Includedevelopmentofhousingforavarietyofincomesandinavarietyoftypes,includingmixed-use

» Planfornewresidentialareaswithviewsofthewaterfrontandprotectexistingviews

» Providejobopportunitiesthroughsupportforindustryandretail,includingsmall,localbusinesses

» Supportjobtrainingopportunities(includingapotentialsatellitecampus)

» Encouragedevelopmentofagreatervarietyofrestaurants,shops,andentertainmentdestinations

» Creategatewaystothecommunityandimprovewayfinding

» Enhancesafetyofexistingneighborhoodsandensuresafetyofnewly-developedareas

» Bufferexistingandnewresidential,commercial,institutional,andopenspaceareasfromindustrialareas

» Encouragesupportforfamilyandhumandevelopment

» Expandopportunitiesforimprovedcommunityhealthandwellness


IncreasetheNetworkofOpenSpace

andRecreationFacilities


ImproveLocalandRegionalMultimodalTransportation

Connections

Transportation

» Promotesafefacilities,particularlyfacilitiesthatdonotconflictwiththemovementoftrucks,forpeoplewalkingandbicycling

» Relocateanddesignthetrainstationtobecomeamoreconvenientandappealingfacility

» Encouragedevelopmentofamultimodaltrain/bus/bike/walkhub

» ImprovebusservicewithinClaymont

» Reducetrafficcongestionandcrashes

» Provideaccesstomorepublicopenspaceandrecreationfacilities,includingparks

» Designatepublicaccessareasonthewaterfront

» ContinuetheEastCoastGreenwayandprovidemoreoff-roadtrails

» EnhanceNaamansCreekwaterway

» Mitigateexistingandfutureair,water,andsoundpollution

Figure 3-2. Final goals and objectives


First community workshop for the project (February 3, 2016)


sEctiON 4. scENariOs


Existinglanduseconditions,witharelocatedtrainstation.ThisscenariowasusedasabasisofcomparisonforScenarios2-4.

Amixofusesindistinct,connectedzones.

Intenseindustrialonthewaterfront,withnew,largeretailandofficeareas.

Avarietyoflandusesthroughoutthestudyarea,primarilyinmixed-useareas,withagreaterindustrialpresence.

scenarios 2-4 all include the following, which the community and other stakeholders deemed to be necessary components of the long-term vision for north claymont:

the lAnd use scenArios

Scenarioplanningisusedtotestoutdifferentpotentialfutures-inthiscase,forlanduse-toseewhichseemsmostlikelytobestaddressasetofestablishedneedsandgoals.FourinitialscenariospresentedfourpotentialvisionsforthefutureofNorthClaymont.EachaddressedthefourelementsoftheMasterPlan,indifferentwaysandmagnitudes.TheareasforwhichlandusechangeswereproposedwerethesameforScenarios2-4(Figure4-1).PreliminaryscenariosaredescribedinSections4and5;therecommendedscenarioisdescribedinSection6.

Transportation

LandUse

andDesign


CommunityandEconomicDevelopment

+

Scenario4:

MixedUse&Industrial

Scenario1:

BaseCase

Scenario3:

WaterfrontIndustrial

Scenario2:

MixedUseNodes

+

+

• Waterfrontaccess• Connectivity,includinganew“spineroad”• Facilitiesforpeoplewalkingandridingbicycles• Trainstationrelocation,includingamulti-usetrailfromtheoldstation• Multimodaltrain-bus-bike-walk-drivehub• Environmentalprotection• Bufferingofneighborhoodsandenvironmentalareas• Recognitionofhistoricsites• Identificationofgateways• Nochangestoactivewaterfrontindustrialorexistingresidentialareas

Study area

Areas where land use changes are proposed within the scenarios

Plan eleMents the scenarios

Figure 4-1. Land Use Change Areas Map

0 0.25 0.5

NMILES

retail

oFFice

single FaMily residential

MultiFaMily or Mixed residential

institutional

light industrial

heavy industrial

vacant industrial

MIxEdUSE(RETAIL,OffICE)

MIxEdUSE(RETAIL,institutional, RESIdEnTIAL)

MIxEdUSE(MIxEdindustrial, oFFice/fLEx)


whAt is in eAch scenArio?

TYPES OF LANd uSES

Thefollowingpagesshowthesetofinitialscenarios,whichincludemanydifferenttypesoflanduses.Thepicturesbelowshowexamplesoftheformtheselandusesmighttake.

Shops,restaurants

Professionalofficesandservices

Onehouseholdperparcel

Manyhouseholdson

oneparcel

Medicalcampus,educationalcampus

FormerClaymontSteelsite

Warehouse,flexspace,lightmanufacturing,wholesale,repair

Intensivemanufacturing

Developmentsthatincorporateretailandoffice,usuallywithretailatgroundlevel

Awalkable,livelycommercialcenter

Officeandlightindustrialuses


TRAINSTATIONRELOCATION,withamulti-usetrailtothenewstationA

SCENARIO 1: BASE SCENARIO

TheBaseScenarioconsistsofexistinglanduseconditions,witharelocatedtrainstation(Figure4-2).ThisscenariowasusedasabasisofcomparisonforScenarios2-4.Circledlettersbelowcorrespondtothemaponthefollowingpage.

1. Multifamily residential 2. Tri-State Mall

3. Naamans Road 4. Robinson House

5. Train station 6. View northeast from mill site

7. Philadelphia Pike (view toward southwest)

8. River view from mill site 9. Bridge on mill site

exaMPles oF existing conditions

dELAWARE RIVER


existing retail/commercial/services

existing single-family residential

existing multifamily residential

existing office

existing institutional

existing Active industrial

existing inactive industrial

existing green space/Parks/forest

existing cemetery

other existing undeveloped Areas

existing wetlands

existing utilities

existing Pedestrian bridges

Planned trail

existing historic Properties

existing bus transfer

existing railroad

study Area boundary

riDGE r

OaD

Hic

Km

aN

rO

aD

PHiL

aDELP

Hia

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myrtLE a

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WOODSHAVEN KRUSE PARK

TRI-STATE MALL

AddICkS ESTATES

kNOLLWOOd

dARLEYgREEN

DARLEYHOUSE

ROBINSONHOUSE

ANALINEVILLAgE

NORTHTOWNE

HICKMANROW

PENNSYLVANIA

dELAWARE

EXISTING TRAIN STATION &

PARKING

EXISTING RAIL UNDERPASS

THREE EXISTING TUNNELS UNDER

RAILWAY

A

KNOLLWOOD PARK

nAAm

An

s c

reek

1

2

3

4

5

6

7

8

9

Figure 4-2. Scenario 1 Map

0 0.25 0.5

NMILES

Numbers correspond to the photos on the previous page.


A TRAINSTATIONRELOCATION,withamulti-usetrailtothenewstation,andabustransferstation/multimodalhub

WATERFRONTPARK,potentiallywithtrailtoFoxPointStatePark

MIXED-USEOFFICEWITHRETAILC1. Retail/restaurants[7,000sq.ft.]andoffice[100,000sq.ft.]along

PhiladelphiaPikeC2. Office[build-tosuit-500,000sq.ft.withparkinggarage]andretail

[100,000sq.ft.]

RETAIL,withshopsandservices[200,000sq.ft.]

RESIDENTIALE1. Apartments[400units]E2. Townhouses[80units],apartments[400units]E3. Apartments[800units],townhouses[80units]

TRANSIT-ORIENTEDMIXED-USE,withoffice[300,000sq.ft.]andretail[5,000sq.ft.]

INSTITUTIONAL,withmedicaland/ortrainingfacilities[300,000sq.ft.]

INDUSTRIAL/FLEX[100,000sq.ft.]

PARKINGP1. Parkinggaragewithlinerbuilding[700cars]P2. Parkinglot[existing]

SCENARIO 2: MIxEd-uSE NOdES

Scenario2containedamixofusesindistinct,connectedzones(Figure4-3).Circledlettersbelowcorrespondtothemaponthefollowingpage,andsquarefootageandnumberofunitsfortheconceptsareapproximateandbasedonthesizeofeacharea.

exaMPles oF develoPMent tyPesMixed Use (Office/Retail) Retail

Multifamily Residential Multifamily Residential

Light Industrial / Flex Light Industrial / Flex

Residential Near Train Station Office Near Train Station

b

c

d

e

f

g

h

P

EAST COAST GREENWAY

ProPosed

existing

dELAWARE RIVER


retail

multifamily or mixed residential

industrial/light industrial

office

mixed-use [retail/office]

neighborhood buffer Areas

Proposed & existing green space/Parks/forest

enhanced bike/Ped

major multimodal street connections

minor multimodal street connections

multimodal hub/bus transfer station

retail/commercial/services

single-family residential

multifamily residential

office

institutional

heavy industrial

utilities

cemetery

Pedestrian bridges

historic Properties

railroad

study Area boundary

riDGE r

OaD

Hic

Km

aN

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PHiL

aDELP

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NaamaNs rOaD

myrtLE a

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AddICkS ESTATES

kNOLLWOOd

dARLEYgREEN

DARLEYHOUSE

ROBINSONHOUSE

ANALINEVILLAgE

NORTHTOWNE

HICKMANROW

PENNSYLVANIA

dELAWARE


RAILWAY

KNOLLWOOD PARK


0 0.25 0.5

NMILES

nAAm

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E2

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P1

P2

E1

E3

C1

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A

B

B

B


SCENARIO 3: WATERFRONT INduSTRIAL

Scenario3incorporatedintenseindustrialusesonthewaterfront,withnewretail,office,andresidentialareasfurthertothenorth(Figure4-4).Circledlettersbelowcorrespondtothemaponthefollowingpage,andsquarefootageandnumberofunitsfortheconceptsareapproximateandbasedonthesizeofeacharea.

exaMPles oF develoPMent tyPes



MIXED-USEOFFICEWITHRETAIL,includingretail/restaurants[7,000sq.ft.]andoffice[100,000sq.ft.]alongPhiladelphiaPike

RETAILD1. Retail,withshopsandservices[300,000sq.ft.]D2. Retail,withshopsandservices[350,000sq.ft.]

RESIDENTIAL,includingtownhouses[80units]andapartments[400units]

TRANSIT-ORIENTEDMIXED-USEF1. Flexindustrial[180,000sq.ft.]F2. Office[75,000sq.ft.]

OFFICE[build-tosuit-500,000sq.ft.withparkinggarage]

INDUSTRIALH1. Heavyindustrial(Manufacturing,logistics,etc)[243acres,approx.H2. Industrial[10acres,approx.]


b

c

d

e

f

g

h

P

Mix of Adjacent Uses (Residential / Retail / Office / Light industrial / Flex)

Office / Light Industrial

Residential Near Retail Office

Light Industrial / Flex With Green Buffer

retail



office


mixed-use [flex/light indus./office]



enhanced bike/Ped







office

institutional

heavy industrial

utilities

cemetery

Pedestrian bridges

historic Properties

railroad

study Area boundary

ProPosed

existing

dELAWARE RIVER



riDGE r

OaD

Hic

Km

aN

rO

aD

PHiL

aDELP

Hia

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NaamaNs rOaD

myrtLE a

vEN

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KNOLLWOOD PARK


AddICkS ESTATES

kNOLLWOOd

dARLEYgREEN

DARLEYHOUSE

ROBINSONHOUSE

ANALINEVILLAgE

NORTHTOWNE

HICKMANROW

PENNSYLVANIA

dELAWARE


RAILWAY

EAST COAST GREENWAY

nAAm

An

s c

reek

Light Industrial / Flex With Green Buffer

0 0.25 0.5

NMILES

d1

d2

P2

G

E

H1

H2

C F1

F2A

B

P1


SCENARIO 4: MIxEd-uSE ANd INduSTRIAL

Thefinalscenarioincludedabalancebetweenindustrial,openspace,andresidentialusesnear the railwayandwaterfront,witha clusterofofficedevelopmentnearthetrainstationandamixofusestothenorth(Figure4-5).Circledlettersbelowcorrespondtothemaponthefollowingpage,andsquarefootageandnumberofunitsfortheconceptsareapproximateandbasedonthesizeofeacharea.

exaMPles oF develoPMent tyPes



MIXED-USEOFFICEWITHRETAILC1. Retail/restaurants[7,000sq.ft.]andoffice[100,000sq.ft.]along

PhiladelphiaPikeC2. Office[build-tosuit-500,000sq.ft.withparkinggarage]andretail

[100,000sq.ft.]

RETAIL,withshopsandservices[350,000sq.ft.]

RESIDENTIALE1. Townhouses[40units],cottagehomes[25units]E2. Apartments[300units]E3. Apartments[250units],townhouses[80units]

OFFICE[125,000sq.ft.]

MIXED-USE[LIFESTYLECENTER],withretail[200,000sq.ft.].institutional[100,000sq.ft.],andapartmentsaboveretail[180units]

INDUSTRIALANDFLEXH1. Heavyindustrial[200,000sq.ft.]H2. Flex/lightindustrial/R&D[180,000sq.ft.]


b

c

d

e

f

g

h

P

Light Industrial-Flex Office Above Retail

Lifestyle Center Lifestyle Center

Cottage Homes Residential Above Retail

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AddICkS ESTATES

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DARLEYHOUSE

ROBINSONHOUSE

ANALINEVILLAgE

NORTHTOWNE

HICKMANROW

PENNSYLVANIA

dELAWARE


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KNOLLWOOD PARK

EAST COAST GREENWAY

dELAWARE RIVER

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retail




office


mixed-use lifestyle center [retail/residential/institutional]



enhanced bike/Ped







office

institutional

heavy industrial

utilities

cemetery

Pedestrian bridges

historic Properties

railroad

study Area boundary

ProPosed

existing

dELAWARE

dELAWARE RIVER



nAAm

An

s c

reek

C2

D

P2

E2

E1

E3

H1

H2

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B

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P1


COMPLETE STREETS

TheStateofDelaware’spolicyistoprovideforalltravelers,whetherthey’redriving,walking,bicycling,orridingtransit.Forthatreason,allstreetsintheNCAMParea,whetherneworexisting,willbe“CompleteStreets”thatinclude:• Drivinglanes• Sidewalks• Busstopsenhancedwithpull-offareas,benches,andshelters,as

appropriate• Bicyclefacilitiesdesignedforlow“trafficstress”sothey’recomfortablefor

mostpeople» Thetypeoffacilitywilldependonthenatureofthestreet.Onsmall,

localstreetsthathavelowtrafficandlowspeeds,peoplebicyclingmayusethesamelaneascartraffic.Busierand/orfasterstreetswillfeaturebikelanesorpathsseparatedfromtraffic.

WALkABILITY ON THE I-495 ANd I-95 CROSSINgS

RedevelopmentofNorthClaymontmustsupportthemanyyearsofsuccessthathavealreadybeenachievedinthehistoriccenterofClaymont.WalkingbetweencentralClaymontandNorthClaymontrequirescrossingI-495,whichisunpleasantand perceived as dangerous. Potential improvements to increase comfort forpeoplewalkinginclude:• Tighteningthecurvesontheramps,whichwillslowtrafficbutstillallow

truckstomakenecessaryturns• Slowingdowntrafficspeeds• Shorteningcrosswalks• Wideningsidewalks• ImprovingtheexistingpedestrianbridgeoverI-495.

SHORT-TERM IMPROVEMENTS ON RIdgE ROAd & SOCIETY dRIVE

Duringthemasterplanningprocess,manyresidentsexpressedconcernsrelatedtotrafficoperationsonSocietyDrive.TheyalsoexpressedconcernsaboutRidgeRoad,particularlywhereittransitionsfromfourlanesinPennsylvaniatotwolanesinDelaware.Thescenariosincluderecommendationsforimprovingbothlocations.

EAST COAST gREENWAY CONNECTION

The East Coast Greenway passes through North Claymont. Incorporating acontinuous shared use path for the Greenway is a central focus of this plan'stransportationnetwork.

Example of a low-speed street, where people riding bicycles would share a lane with vehicles

Example of a bicycle and pedestrian path separated from the street

i-4

95

i-4

95

central claymont

Philadelphia Pike

trAnsPortAtion elements common to All scenArios

A concept for improving walkability across I-495 along Philadelphia Pike

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unsignalized intersections (right turn in, right turn out movements only)

signalized intersections

multi-use Pathway (east coast greenway)

enhanced walking and bicycling network

new streets (major) - with high quality facilities for walking and bicycling

new streets (minor) - with high quality facilities for walking and bicycling

new industrial connection

development node: north of naamans rd

development node: between naamans rd and Philadelphia Pike

development node: between Philadelphia Pike and sePtA rail

development node: east of sePtA rail

streets

signalized intersections


EAST COAST GREENWAY

connectivity frAmework

AllscenariosincludedasimilarframeworkforconnectingtheredevelopmentareasandimprovingcirculationwithinNorthClaymont(Figure4-6).

ProPosed

existing


RAILWAY

Figure 4-6. Connectivity Framework Map

0 0.25 0.5

NMILES


Exit from the current train station parking lot


sEctiON 5. scENariO aNaLysis


how well do the scenArios Address the goAls?

goals Objectives Measured with Metric?


Includedevelopmentofhousingforavarietyofincomesandinavarietyoftypes,includingmixed-use Yes

Planfornewresidentialareaswithviewsofthewaterfrontandprotectexistingviews No

Encouragehousingfor55+andassistedlivingfacilities NoEncourageDesignthatBuildsOnCommunityStrengths

Promoteanattractive,walkable,transit-orientedenvironment YesPreserveandrespectthehistoryofthearea No

Limitthevisibilityofsurfaceparkinglotsandencouragestructuredparking No

PromoteEconomicDevelopmentand

ExpandJobOpportunities

Providejobopportunitiesthroughsupportforindustryandretail,includingsmall,localbusinesses Yes

Supportjobtrainingopportunities(includingapotentialsatellitecampus) YesEncourage development of a greater variety of restaurants, shops, andentertainmentdestinations Yes


Enhance safety of existing neighborhoods and ensure safety of newly-developedareas No

Expandopportunitiesforimprovedcommunityhealthandwellness YesBufferexistingandnew residential, commercial, institutional, andopenspaceareasfromindustrialareas Yes

Encouragesupportforfamilyandhumandevelopment NoCreategatewaystothecommunityandimprovewayfinding No

IncreasetheNetworkofOpenSpaceandRecreationFacilities

Provide access to more public open space and recreation facilities,includingparks Yes

Designatepublicaccessareasonthewaterfront Yes

ContinuetheEastCoastGreenwayandprovidemoreoff-roadtrails Yes


EnhanceNaamansCreekwaterway No

Mitigateexistingandfutureair,water,andsoundpollution Yes

ImproveLocalandRegionalMultimodalTransportationConnections

Reducetrafficcongestionandcrashes YesPromotesafefacilities,particularlyfacilitiesthatdonotconflictwiththemovementoftrucks,forpeoplewalkingandbicycling Yes

Relocateanddesignthetrainstationtobecomeamoreconvenientandappealingfacility Yes

Encouragedevelopmentofamultimodaltrain/bus/bike/walkhub YesImprovebusservicewithinClaymont No

Figure 5-1. Objectives Measured with Metrics

Metricsareamethodofmeasuringsomething.Inthiscase, they measure how well the scenarios addressestablishedobjectivesusingtwotypesofmetrics:

QuantitativeMetrics(numbers)

Forexample:

• Landuseproportions(%greenspace,etc)• Numberofpotentialjobs(basedonacreage)

QualitativeMetrics(descriptions)

Forexample:

• DoesthescenarioshowanextensionoftheEastCoastGreenway?(Yes/No)

• Howhighisthepotentialimpactonthewaterfront?(High/Medium/Low)

While all of the objectives influenced the finalrecommendation and implementation strategy, notallwereeasilymeasured(Figure5-1).Wheremetricswere not used to numerically evaluate how well ascenarioaddressedanobjective,communitymembersweighedinatworkshopstoindicatehowtheywouldliketoseegoalsandobjectivesaddressed.Suggestionswereconsideredforincorporationintotheplan.

The metrics analysis results for the four initialscenariosarearrangedonthefollowingpagesbythefour plan elements (Figure 5-2 through Figure 5-7).TherecommendedscenarioisdescribedinSection6.


HOW dO THE SCENARIOS STACk uP?

lAnd use & design

Metric scenario 1: Base Case(ExistingConditions)

scenario 2: Mixed use nodes

scenario 3: waterfront industrial

scenario 4: Mixed use & industrial

does it promote a walkable, transit-oriented environment?

No Yes -

Very well

Yes - Somewhat Yes -

Very well

goals Objectives Measured with Metric?


Includedevelopmentofhousingforavarietyofincomesandinavarietyoftypes,includingmixed-use Yes

Planfornewresidentialareaswithviewsofthewaterfrontandprotectexistingviews No

Encouragehousingfor55+andassistedlivingfacilities NoEncourageDesignthatBuildsOnCommunityStrengths

Promoteanattractive,walkable,transit-orientedenvironment YesPreserveandrespectthehistoryofthearea No

Limitthevisibilityofsurfaceparkinglotsandencouragestructuredparking No



Providejobopportunitiesthroughsupportforindustryandretail,includingsmall,localbusinesses Yes

Supportjobtrainingopportunities(includingapotentialsatellitecampus) YesEncourage development of a greater variety of restaurants, shops, andentertainmentdestinations Yes


Enhance safety of existing neighborhoods and ensure safety of newly-developedareas No

Expandopportunitiesforimprovedcommunityhealthandwellness YesBufferexistingandnew residential, commercial, institutional, andopenspaceareasfromindustrialareas Yes

Encouragesupportforfamilyandhumandevelopment NoCreategatewaystothecommunityandimprovewayfinding No


Provide access to more public open space and recreation facilities,includingparks Yes

Designatepublicaccessareasonthewaterfront Yes

ContinuetheEastCoastGreenwayandprovidemoreoff-roadtrails Yes


EnhanceNaamansCreekwaterway No

Mitigateexistingandfutureair,water,andsoundpollution Yes


Reducetrafficcongestionandcrashes YesPromotesafefacilities,particularlyfacilitiesthatdonotconflictwiththemovementoftrucks,forpeoplewalkingandbicycling Yes

Relocateanddesignthetrainstationtobecomeamoreconvenientandappealingfacility Yes

Encouragedevelopmentofamultimodaltrain/bus/bike/walkhub YesImprovebusservicewithinClaymont No

goals Objectives

FosteraVarietyofHousingIncludedevelopmentofhousingforavarietyofincomesandinavarietyoftypes,includingmixed-use


Promoteanattractive,walkable,transit-orientedenvironment

0%

25%

50%

75%

100%

Scenario 1: Base Case(Existing Conditions)

Scenario 2: Mixed Use Nodes

Scenario 3: Waterfront Industrial

Scenario 4: Mixed Use & Industrial

Retail Mixed use (office/retail) Residential (all) Office Open space

33 33 33 33

120

20

80

40

50

42

Conceptual Naamans Creek parks/buffer areas

Conceptual waterfront parks or open space

Existing parks and open spaces





27%12%

32%18%

5%

5%

5%

73%83%

63%

69%

8%

Scenario 1(1354 Units):

Base Case (ExistingConditions)


Mixed Use Nodes


Waterfront Industrial

Scenario 4(2229 Units):Mixed Use &

Industrial

Single family detachedTownhomesMultifamily housingMixed use (apartments above retail)

Figure 5-2. Proportions of Housing Types (By Scenario)


community & economic develoPment


» Moreretailandmixed-usespace=potentialforagreatervarietyofrestaurants,shops,andentertainmentdestinations» Moreinstitutionalspace=morejobtrainingpotential» Moreopenspace=morepotentialtrailsandoutdooractivityareas

0%

25%

50%

75%

100%






33 33 33 33

120

20

80

40

50

42








27%12%

32%18%

5%

5%

5%

73%83%

63%

69%

8%




Mixed Use Nodes




Industrial


54%

25%

13%7% 1%

Scenario 1: Base Case (Existing Conditions)

63%14%

5%1%

17%


49%

24%

17%

11%


64%22%

8%2% 5%


Institutional(medical/educational)

HeavyIndustrial

LightIndustrial

Retail

Office

goals Objectives



Providejobopportunitiesthroughsupportforindustryandretail,includingsmall,localbusinessesSupportjobtrainingopportunities(includingapotentialsatellitecampus)Encouragedevelopmentofagreatervarietyofrestaurants,shops,andentertainmentdestinations


Expandopportunitiesforimprovedcommunityhealthandwellness

Bufferexistingandnewresidential,commercial,institutional,andopenspaceareasfromindustrialareas

Scenario1(Existing) 1,400

scenario 2 8,200

scenario 3 8,400

scenario 4 6,800

Approximate Number of Potential Jobs Based On Land Use Type and Area

0 200 400 600 800 1000

0

200

400

600

800

Scenario 1: Base Case (ExistingConditions)

Scenario 2: Mixed Use Nodes Scenario 3: Waterfront Industrial Scenario 4: Mixed Use & Industrial

Acre

s

RetailMixed Use (Office/Retail)Mixed Use (Retail/Residential/Institutional)InstitutionalResidential (all)OfficeIndustrial (all)UtilityOpen Space

Scenario 1: Base Case (Existing)




Acres


Retail Mixed Use (Office/Retail)Mixed Use (Retail/Residential/Institutional) InstitutionalResidential (all) OfficeIndustrial (all) UtilityOpen Space

0 200 400 600 800 1000

0

200

400

600

800



Acre

s






Acres



0 200 400 600 800 1000

0

200

400

600

800



Acre

s






Acres



Figure 5-3. Land Use within 1/4 mile of Heavy Industrial (By Scenario)

Figure 5-4. Job Proportions (By Scenario)

Figure 5-5. Land Use (By Scenario)

Prop

ortio

n of

tota

l lan

d us

e ar

ea








Continuationof east coast greenway

No Yes Yes Yes

Potentialimpact of development on the waterfront

Low Low High Medium

0%

25%

50%

75%

100%






33 33 33 33

120

20

80

40

50

42








27%12%

32%18%

5%

5%

5%

73%83%

63%

69%

8%




Mixed Use Nodes




Industrial


Figure 5-6. Parks, Open Space, and Buffer Areas (By Scenario)

Appr

oxim

ate

Acre

s

goals Objectives


Provideaccesstomorepublicopenspaceandrecreationfacilities,includingparks

Designatepublicaccessareasonthewaterfront

ContinuetheEastCoastGreenwayandprovidemoreoff-roadtrails


Mitigateexistingandfutureair,water,andsoundpollution


goal Objectives


Reducetrafficcongestionandcrashes

Promote safe facilities, particularlyfacilities that do not conflict with themovementoftrucks,forpeoplewalkingandbicyclingRelocate and design the train stationto become a more convenient andappealingfacility

Encouragedevelopmentofamultimodaltrain/bus/bike/walkhub

0

1000

2000

3000

Scenario 1: BaseCase (Existing

Conditions)

Scenario 2:Mixed Use

Nodes

Scenario 3:WaterfrontIndustrial

Scenario 4:Mixed Use &

Industrial

Vehi

cle

Trip

s by

Are

a

Scenario Traffic Comparison (PM Peak Hour)

North of Naamans Rd

Between Naamans Rd & US 13

Between US 13 and SEPTA rail

East of SEPTA rail

trAnsPortAtion






More comfortable bicyclefacilities

No Yes Yes Yes

More crossing areas for people walking

No Yes Yes Yes

Trainstationrelocation

Yes Yes Yes Yes

Multimodaltrain, bus, bike, walk, drive hub

No Yes Yes Yes

0

1000

2000

3000

Scenario 1:Base Case(Existing

Conditions)


Nodes



Industrial

Vehi

cle

Trip

s by

Area

Figure 5-7. Traffic Comparison: PM Peak Hour (By Scenario)

0

1000

2000

3000

Scenario 1:Base Case(Existing

Conditions)


Nodes



& Industrial

See Appendix for more information about the traffic analyses.

0 0.25 0.5

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stAkeholder inPut on the scenArios

The initial scenarios and analysis results were first reviewed with the ProjectManagementCommitteeandthenwiththeAdvisoryCommittee.Refinedscenariosandanalysisresultswerethendiscussedwiththecommunityatthesecondpublicworkshop(June6,2016,attheClaymontCommunityCenter).

Attheworkshop,whichwasattendedbyabout120people,attendeeswereaskedtofilloutasurvey.Themajorityofthecommunityindicatedapreferenceformixed-usedevelopmentthatincorporatesindustrialorotherjob-producingdevelopment,while still reserving someof thewaterfront space forpublicaccess (Figure5-8).Moreresultsfromthesurveyquestionscanbefoundonthefollowingpage(Figure5-9andFigure5-10).

Question: "Each scenario presents a potential long-term vision for North Claymont. Which scenario(s) do you prefer?" Survey respondents were allowed to choose more than one scenario, or to choose “Combination of Scenarios” or “None/Other”. There were no responses of “None/Other”. Nine people left the question blank.

Community Workshop #2

Figure 5-8. Survey Responses - Scenario Preference

2

21

4

13

4

Scenario 1: BaseCase (Existing

Land UseConditions)

Scenario 2:Mixed Use Nodes



Industrial

Combination ofscenarios


Question: "What are the top three things that you saw in the meeting material that you liked?" These responses were open-ended. Responses were grouped into the general categories shown below.

likes (categories based on responses) responsesGreenspace(especiallynearwater) 13Trainstationimprovements/transit-orienteddevelopment 13Multimodalconsiderations 10Mixofuses 4Scenariooptions/graphics 4Jobpotential 3ConnectiontoFoxPointPark 2Lessheavyindustry 2Buildingdesigns 2Riverfrontandcreekrestoration 2Other 9

Question: "What are the top three things that you saw in the meeting material that concern you?" These responses were open-ended. Responses were grouped into the general categories shown below.

concerns (categories based on responses) responsesHeavyindustryonriver/impactofindustry 10Concernsabouttrainstation(surfaceparking;heightofparkinggarage;location)

7

Othertransportation/connectivityconcerns 5Traffic 4Environmental/openspaceconcerns 4Uncertaintywithtiming,funding,etc. 3Historicpreservationconcerns 2Other 8

Community Workshop #2

Figure 5-9. Survey Responses - What Respondents Liked about the Scenarios

Figure 5-10. Survey Responses - What Concerned the Respondents about the Scenarios


sEctiON 6. rEcOmmENDatiONs


overAll vision

ThefinalvisionforNorthClaymontisoneofafuturethatcontainsamixofusesinamultimodal,livableenvironment.ItenhancesconnectivitybothwithintheNCAMPareaandto/fromotherareasofClaymont.Itprovidesaframeworkthatwelcomesgrowth in the form of new businesses and new residents, while enhancing theenvironmentandqualityoflifeforthepeoplewhoarealreadyliving,working,andproviding jobsandamenities in thearea. (SeeFigures6-1and6-2 for somekeymetricstocomparewiththefourinitialscenarios.)

TheframeworkanddevelopmentplanareconsistentwiththeDelawareCompleteCommunities initiative and State spending plans, as well as the Toolkit for aHealthyDelawareandNewCastleCounty'sforthcomingHealthyCommunitiesandPlacemakingStandards,whichincludeprovisionsforamixofuses,transportationoptions,diversity,civicspaces,accesstohealthyfood,andmore.Therecommendedstrategiesthatfollowprovideapathtowardrealizingallelementsofthepreferredscenario.

Retail13%

Single Family

Residential7%

Multifamily Residential

4%

Light Industrial

3%

Heavy Industrial

24%Former

Industrial (Vacant)

44%

Office<1%Utility

1%Open Space

4%

Retail10%Single Family

Residential8%


8%

Light Industrial

5%

Heavy Industrial

29%

Office2%

Mixed Use (Office/Retail)

3%Mixed Use

(Lifestyle Center)4%

Utility1%

Open Space30%

Retail12%Single

Family Residential

10%


5%

Light Industrial

5%

Heavy Industrial

39%

Office3%


1%Utility

1%

Open Space24%

Retail9%

Single Family Residential

7%


13%

Light Industrial

4%

Heavy Industrial

24%

Institutional1%

Office4%


2%Utility

1%

Open Space35%

Retail9%


7%

Light Industrial

5%

Heavy Industrial27%

Institutional1%

Office1%

Mixed Use (Office/Retail) 2%

Mixed Use (Office/Retail/Res.) 5%

Mixed Use (Retail/Institutional) 3%

Utility 1%

Open Space26%Multifamily

Residential9%

Mixed Use (Lifestyle Center) 4%

745

5,24

5

4,12

0

4,37

0

4,99

5

350 1,

133 1,99

3

1,49

3

1,86

8

181

381 1,

412

541

541

94 94 91

7

127

127

12

1441

12 345

1579



Scenario 3: WaterfrontIndustrial


Scenario 5:Recommended Scenario

Office Retail Industrial - warehouse/flex Industrial - port/heavy Institutional - all

Figure 6-1. Estimated Job Potential for the Scenarios

Figure 6-2. Land Use Proportions for the Recommended Scenario

Retail13%

Single Family

Residential7%


4%

Light Industrial

3%

Heavy Industrial

24%Former

Industrial (Vacant)

44%

Office<1%Utility

1%Open Space

4%

Retail10%Single Family

Residential8%


8%

Light Industrial

5%

Heavy Industrial

29%

Office2%


3%Mixed Use

(Lifestyle Center)4%

Utility1%

Open Space30%

Retail12%Single

Family Residential

10%


5%

Light Industrial

5%

Heavy Industrial

39%

Office3%


1%Utility

1%

Open Space24%

Retail9%


7%


13%

Light Industrial

4%

Heavy Industrial

24%

Institutional1%

Office4%


2%Utility

1%

Open Space35%

Retail9%


7%

Light Industrial

5%

Heavy Industrial27%

Institutional1%

Office1%

Mixed Use (Office/Retail) 2%

Mixed Use (Office/Retail/Res.) 5%

Mixed Use (Retail/Institutional) 3%

Utility 1%

Open Space26%Multifamily

Residential9%

Mixed Use (Lifestyle Center) 4%

745

5,24

5

4,12

0

4,37

0

4,99

5

350 1,

133 1,99

3

1,49

3

1,86

8

181

381 1,

412

541

541

94 94 91

7

127

127

12

1441

12 345

1579



Scenario 3: WaterfrontIndustrial


Scenario 5:Recommended Scenario

Office Retail Industrial - warehouse/flex Industrial - port/heavy Institutional - all

Estimated number of potential jobs was calculated based on estimated land use acreage.

Includes existing land uses, where they are not proposed to change, as well as potential new land uses.

P

SCENARIO 5: RECOMMENdEd SCENARIO

Therecommendedscenarioincorporatesavarietyoflanduses,largelyinmixed-useareas(Figure6-3).Squarefootageandnumberofunitsareapproximateandbasedonthesizeofeacharea.



MIXED-USEOFFICEWITHRETAIL,withretail/restaurants[7,000sq.ft.]andoffice[100,000sq.ft.]alongPhiladelphiaPike

MIXED-USERETAILWITHINSTITUTIONAL,withretail[250,000sq.ft.]andinstitutional[100,000sq.ft.]

RESIDENTIAL,withapartments[250units],townhouses[80units]

MIXED-USEOFFICEWITHRETAILANDRESIDENTIALF1. Office[build-tosuit-500,000sq.ft.withparkinggarage],retail

[100,000sq.ft.],andresidential[100unitsonupperfloors]F2. Office[250,000sq.ft.],retail[50,000sq.ft.],residential[300unitson

upperfloors]

INSTITUTIONAL[300,000sq.ft.],suchasmedicaloreducationaluses

INDUSTRIALANDFLEXH1. Heavyindustrial/lightindustrial[200,000sq.ft.]H2. Lightindustrial/flex/research&development[180,000sq.ft.]

MIXED-USE[LIFESTYLECENTER],withretail[200,000sq.ft.].institutional[70,000sq.ft.],andapartmentsaboveretail[250units]

MARINAANDWATERFRONTRETAIL/RECREATION


b

c

d

e

f

g

h

i

j


Figure 6-3. Recommended Scenario Map

dELAWARE RIVER

G

d

P2

F1

I

E

H2C

F2F2

A

B

P1

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KNOLLWOOD PARK


AddICkS ESTATES

kNOLLWOOd

dARLEYgREEN

DARLEYHOUSE

ROBINSONHOUSE

ANALINEVILLAgE

NORTHTOWNE

HICKMANROW

PENNSYLVANIA

dELAWARE


RAILWAY

EAST COAST GREENWAY

nAAm

An

s c

reekH1

J

retail



office

institutional


mixed-use [retail/office/residential]

mixed-use lifestyle center [retail/residential/institutional]

mixed-use [retail/institutional]


enhanced bike/Ped







office

institutional

heavy industrial

utilities

cemetery

Pedestrian bridges

historic Properties

railroad

study Area boundary

ProPosed

existing

0 0.25 0.5

NMILES


lAnd use & design of the built environment

IMPLEMENT A NEW FuTuRE LANd uSE PLAN

ThefuturelanduseplanforNorthClaymontemphasizesusesthatwillencouragepositive impacts to community and economic development, and incorporatesflexibility that will allow future development to adjust to changing marketconditions.Futurelandusechangesareonlyproposedfortransitioningorvacantsites(i.e.,Tri-StateMallandtheformerClaymontSteelsite).However,otherareaswithintheMasterPlanareahavethepotentialtogrowandchangeinthefuture.Accordingly,guidelinesinthissectionsuggesttheformthatnewdevelopmentorredevelopmentshouldtakethroughoutNorthClaymont.

Ageneraldescriptionof the intention foreach landuse type isprovidedbelow.Other sections that follow include specific recommendations related to historicproperties,housing,design,andpotentialzoningchanges.

Plan For new land uses, where necessary

Residential• Incorporaterelativelydenseresidentialareasnearthetrainstation.• Promoteamixofresidentialunittypesatvariouspricepointsinorderto

accommodateresidentsatavarietyoflifestagesandincomelevels.• Focuson1-2bedroomapartmentsandtownhousestodiversifythecurrent

housingstockwithinNorthClaymontandfulfillmarketopportunities.• Incorporateuniversaldesignfeaturestohelpensurethatpeopleareableto

stayintheirresidencesandneighborhoodsastheyage.• Takeadvantageoftopographyandheighttoaccessviewsofwaterfront.• Bufferexistingsingle-familyneighborhoodsandallnewresidentialareas

fromincompatibleuses.

Office• Focusonofficedevelopmentnearthestation(asthestationisanasset

thatwilldrawClassAandClassBofficedevelopment,ifcombinedwithavibrantmixed-uselandusepattern)andalongNaamansRd,neartheI-95interchange.

retail • Fosterarangeofshopsandentertainmenttenantsthatcatertoavarietyof

visitorsandresidentsthroughouttheday.• Requireconvenientaccessibilityfromboththesidewalkandparkingareas,

withparkinglocatedalongthestreetsandbehindbuildings.

Institutional• Encouragemedicaluses(suchasahospitalormedicaloffices)ortraining/

educationaluses(suchasatechnicalschoolorsatellitecampus).

Mixed-use areas• IntheLifestyleCenter,focusonretailandinstitutionaluses,withresidential

ontheupperfloors.Allowflex/lightindustrialorotherflexibleuses,particularlyontheperiphery.

• Nearthetrainstation,focusonofficeusesaboveground-floorretail.Ideally,thetransit-orienteddevelopmentaroundthestationwouldalsoincluderesidentialuses.

light industrial / Flex / research & development• Allowforarangeofusesfocusedonmanufacturingandinnovation,

potentiallyincludingincubatorspacesthathelptogrowsmallbusinesses.

heavy industrial• Allowheavyindustrialoperationstobuildonexistingactiveindustrialuses,

butrequirebufferingfromothernon-compatibleuses,includingsensitiveenvironmentalandresidentialareas.

OpenSpaceandRecreation• Provideaccesstonaturalresources,includingtheDelawareRiverand

NaamansCreek.• Encourageawiderangeofparksandopenspaces,includingpassiveand

activerecreation,indoorsandoutdoors.• Incorporateplazasandothergatheringspacesintodevelopments.

Parking• Requirestructuredparkingwheneverpossible,particularlynearthetrain

station.• Placesurfacelotsbehindbuildingsandbufferfromroadways,accessroads,

neighborhoods,andcommercialareaswithtreesandothervegetation.• Requirelandscapedstormwatermanagementforallsurfaceparkinglots,

andincorporategreenroofsintoparkingstructureswherepossible.


design For livaBility Designguidelinesdictatewhat formdevelopmentshould take.The futurevisionfor North Claymont encourages mixed-use, compact, universally-accessibledevelopmentthat isdesignedforavarietyof incomesandgenerations, toallowpeople toage inplace.Newdevelopmentsshouldalsocomplement theexistingstyleandscaleofdevelopmentthroughoutClaymont,particularlywithregardtohistoricpropertiesandthestyleofnewdevelopmentssuchasDarleyGreen.

Existing design requirements in the New Castle County Code, as well as theforthcoming guidingprinciples for development inNewCastleCounty, generallysupport these goals, and should be used as guidelines for development withinNorthClaymont.Inaddition,whiletheClaymontCommunityRedevelopmentPlanisfocusedontheClaymontHometownOverlayarea(ofwhichNCAMPisnotapart),theassociatedManualofDesignGuidelinesfortheOverlayshouldbeconsidered,particularlywhendevelopingorredevelopingareasadjacenttotheOverlayarea.

consider Potential Zoning changesWhile the Master Plan and relevant guidelines put forth recommendations forfuturedevelopmentandredevelopment,thezoningcodewilldeterminewhattypeofusescanbedeveloped,andwhere.NewCastleCounty’sUnifiedDevelopmentCodemayneedtoberevisedtoallowforagreatervarietyofuseswithincertainareas,ortoencouragewalkable,mixed-usedevelopment.ThelargestchangestothecodewilllikelyneedtohappenontheClaymontSteelsite,whichiscurrentlyzonedforindustrialandheavyindustrialuses.Potentialchangesmayinclude:• Re-zoningtheClaymontSteelsitetoallowresidential(upperstoryor

otherwise)andrecreationaluses,wherepermittedbyDNREC.• Encouragingupper-storyresidentialusesontheTri-Stateproperty.• Long-termprovisionsforallowingmedium-densityhousingwithinexisting

single-familyneighborhoods,particularlywithintheareasnearthetrainstation(AddicksEstatesandKnollwood).

• Updatingdesignrequirementstopromotethetypesofdevelopmentdescribedinthisplan(e.g.,designthatincorporatesparkinglocatedbehindbuildings,mixed-usebuildings,etc.).

Darley Green townhousesExample of transit-oriented housing above retail in Dallas, Texas

LIVE

STUDY

LIVE

STUDY

EAT

EAT

WORK

WORK

SHOP

SHOP

PLAY

PLAY

Walkable, Transit-Oriented

Development

Auto-Oriented Development

Transit Station

LIVE

Zoning can provide support for design that promotes a walkable community


Protect and celeBrate the history oF clayMont North Claymont contains recognized historic buildings, as well as buildings andstructuresthatmore informallyrepresentthehistoryofthearea.Therearealsoelementsofhistory thatarenot currently recognized,but couldbe representedwithinthestudyarea.

StrategiestocelebratethehistoryofNorthClaymontmayinclude:• RequiringanynewdevelopmentorredevelopmentwithinNorthClaymont

toincludeanevaluationofimpactstohistoricresources,includingtheRobinsonHouseandHickmanRow.

• Reconfiguringtheright-of-wayinfrontofRobinsonHousetotightentheturnradius,therebyreducingcrossingdistance,increasingthegreenspacearoundthehouse,anddecreasingthesite’sisolation.Thiswillcreateamorepleasantexperienceforvisitorstothesiteandwillallowmorespaceforinterpretiveelements.

• EnhancingrecognitionfortheWashington-RochambeauRevolutionaryRouteNationalHistoricTrailalongPhiladelphiaPike,includingaplanforimprovingthesignedanddesignatedroutewithinterpretiveelements.

• Incorporationofsignage,art,orotherinformationalelementsrelatedtoearlysettlers(e.g.,AdolfUlricWertmüller,awell-knownSwedishartistwhosettledneartheDelawareRiverinClaymont).

• Ifthereisinterestfrompotentialdevelopers,encouragingrepurposingofstructuresontheClaymontSteelsiteorotherareas,topreserveelementsofNorthClaymont'shistoriccharacterwithintheproposedmixed-useenvironment.ThoughcurrentremediationplansdonotcallformostofstructurestoremainontheClaymontSteelsite,itmaybefeasible,particularlyforsmallerstructuressuchastheonepicturedtotheright.

• EncouragingincorporationofdesignelementsthatrecalltheindustrialhistoryofClaymont.

• Consideringusingspacenearthenewtrainstationtocelebratelocalhistory.

World War II Memorial in Knollwood

Building remaining on the Claymont Steel siteCurrent signage for the W3R route


seek oPPortunities to Provide a range oF housing oPtionsThe future landuse plan calls for apartments above retail on the Tri-StateMallproperty,and includesa long-termvision for residentialuseson thewaterfront.ResidentialusesarenotcurrentlyallowedtobebuiltontherestoftheClaymontSteel site, according to DNREC remediation agreements, but future developersareabletoseekremediationplansthatwouldallowforresidentialuses.Becausehousingiscriticaltotheviabilityofmixed-usedevelopmentnearthetrainstation,upper-storyusesaboveretailandofficehavebeenincludedintherecommendedscenario. There is also a long-term opportunity to increase housing options byprovidingmoredensityofhousingwithinexistingneighborhoods.

Strategiesforexpandinghousingoptionsmayinclude:• Buildingonthetrainstationasanassetbyincludingresidential

developmentwithinacomfortablewalkingdistanceofthestation.ThebenefitsofincludingresidentialdevelopmentinredevelopmentoftheClaymontSteelsiteincludethepotentialforenhancedtrainridership,andthepotentialformorearound-the-clockactivityonthesite,whichwouldbenefitsafetyandencourageawidervarietyofretailandentertainmentoptions.Thisshouldincludeamixofhousingoptions,encompassingbothmarketrateandaffordableunits.Examplesofmixed-incomehousingcanbefoundnearotherSEPTAstations,includingthePaseoVerdedevelopmentneartheTempleUniversityStation.

• Incorporatinghousingintomixed-useredevelopmentontheTri-Stateproperty.

• Includingresidentialuseswithinthemixed-useretailandofficedevelopmentsouthofNaamansRoad.Whilenotcurrentlyallowedonthatsite(duetoDNRECremediationagreements)residentialusesontheupperfloorsofthemixed-usebuildingswouldtakeadvantageofstunningviews,andwouldgiveresidentseasyaccesstoboththetrainstationandredevelopmentonTri-StateMall,aswellasquickaccesstotheinterstate.DNRECremediationagreementscanberevisitedinthefuturetoexaminethepotentialtoallowresidentialuses.

• Consideringslightlyhigherdensitieswithinsingle-familyneighborhoods.Ifandwhensingle-familyhomesorneighborhoodsredevelop,theremaybeanopportunitytoallowforhigherresidentialdensitieswithinneighborhoods.Agenciesshouldensurethatnewdevelopmentsareconsistentwithdesignguidelines.

Paseo Verde, near SEPTA's Temple University Station

Example of a four-unit building that could easily blend into a single-family neighborhood


trAnsPortAtion

IMPROVE CONdITIONS FOR ALL TRAVELERS

NorthClaymontmustbecomeasafeandaccessiblemultimodalarea,andstreetswithinNorthClaymontmustservetheneedsofallusersandcomplywithDelDOT’sCompleteStreetsPolicy.• People walking and bicyclingshouldhavesafeand

comfortablefacilitiesthatarewell-litandbufferedfromtraffic.

• People riding transit shouldhavecomfortableanddignifiedplacestowaitfortheirbusesortrains.

• People driving vehiclesshouldhaveefficientandclearroutesthatallowthemstraightforwardaccesstodestinationswithinNorthClaymont.

• People moving freightshouldbeabletoeasilyaccessindustrialareasandinterstates.

The central focus of all transportation recommendations intheMaster Plan is to provide a dense, varied transportationnetwork that provides a range of travel choices for peoplelivingin,workingin,orvisitingtheNorthClaymontarea.Anewroadway,inthisreportcalledthe“spineroad,”isproposedtoconnecttheTri-StateMallpropertywiththeClaymontRegionalTransportationCenter.Thespineroadservesasanorganizingprinciple for all of the transportation recommendationsand will provide accommodations for all modes of travel:walking,bicycling,ridingtransit,andsecondarily,driving.Thespine road allows existing highways—Naamans Road andPhiladelphia Pike—to continue to serve important industrialaccessfunctions.

Thefollowingrecommendationsrelatetovarioustransportationmodes. The table that follows (Figure 6-4) contains specificprojects that address key improvements along certaincorridors.Becausemostprojectswouldimproveconditionsformorethanonemode,thetableprovidesabreakdownofwhichmodesareaddressed.ThepriorityprojectsinthetableshouldbeconsideredforinclusionintheRegionalTransportationPlanandTransportationImprovementPlan.

recoMMendations related to walking • Wide,bufferedsidewalksonbothsidesofstreetsthroughoutthestudyarea.• Safe,comfortablecrosswalksatsignalizedintersections.• Comfortableinterstatecrossings.• Shared-usepaths.

» ContinuationoftheEastCoastGreenwaythroughNorthClaymont.» TrailsalongthecreekandtoFoxPointPark.

• Well-lit,well-signedwalkingroutes.• Furtherevaluationofoptionsforphysicalaccesstothewaterfrontarea,through

discussionswithAmtrakandindustriallandowners.» Potentialopportunitiesincludeuseoftunnelsneartheintersectionof

PhiladelphiaPikeandNaamansRoad,and/oruseofthetunnelleadingtotheeast-boundtrainstationplatform.

recoMMendations related to Bicycling• Separatedbicyclefacilitiesorsharedoff-roadfacilitiesonallmainroadwaysto

providesafe,comfortable,andconvenientopportunitiesforallriders.(On-roadbikelanesarenotsufficienttomakebicyclingcomfortableforawidevarietyofpeople.)

• Secureall-daybicycleparkingatthetrainstation,commercialareas,andatpublicrecreationareas.

recoMMendations related to driving• Astrategytomonitortrafficsafetyandoperationsandtriggerspecificroad

improvementsonceathresholdhasbeenreached.(Seeboxonnextpage.)• Evaluationofspeedlimitstoensuretheyareappropriateforawalkingenvironment.• Potentialnewstreetconnectionsthroughactiveindustrialareas.• Parallelon-streetparkinginfrontofretailuses,withotherparkingavailablebehind

buildings.

east coast greenway connectionThe current routing for the Greenway through Claymont is on-road, utilizing Governor PrintzBoulevard and Philadelphia Pike. The path recommended in this plan deviates to createmoreopportunitiesforoff-roadconnections.Fromthesoutheast,theGreenwaywouldfollowGovernorPrintzandcrossI-495ontheexistingwalkingandbicyclingbridge.Theroutewouldpassthroughtheexistingtrainstationparkinglot,crossMyrtleAvenue,andextendintotheformerClaymontSteelsite.ThepathwouldbeplacedbehindAddicksEstates(withanappropriatebufferfromthehomes)andextendnorthtoPhiladelphiaPike,whichwouldbereconfiguredtoaccommodatewalkingandbicyclingfacilities.Aftercrossingthecreek,theGreenwaywouldturntotherightdownthehillandwould pass under theNortheast Corridor rail line through an existing tunnel/underpass. (Initialreview indicates that thepathcanbeconstructedatagradeof less thanfivepercent,meetingaccessibilityrequirements.)TheGreenwaywouldthenturnnorththroughtheadjacentproperty,joiningtheproposedaccessroadtotheriverfrontdevelopmentarea,andfollowPhiladelphiaPiketothestateline.


The transportation recommendationsaddress conditions that will result fromprojected development over the next 25years. Implementation of the Master Planshouldincludea“monitoringandtriggering”processtoensurethatallrecommendationsare implemented as needed: neither priorto the anticipated need nor subject tounnecessary delay after need is identified.The monitoring process should involve acommittee(composedsimilarlytotheMasterPlan’s PMC) which would meet roughlyannuallytoreviewchangingconditionsintheNorthClaymontarea.Thecommitteewouldconsider:• Landdevelopment• Trafficconditions• Right-of-waypreservation• Highwaysafety• Transitserviceandridership• Regionalhighwayandtransitprojects• Statusofprojectsindesign• Status/impactofimplementedprojects

The committee’s assessment of theseconditions would form the basis for thetriggeringprocess.Forexample:• Majorlanddevelopmentactivity

wouldtriggerimmediatereviewoftransportationneeds:levelofserviceimplications/strategy,transitserviceneeds/opportunities,safetyconcerns,andwalkingorbicyclingneeds.

• SteadydeteriorationinlevelofservicetoDorworsewouldtriggeraresponseintheformofstrategiestostabilize/reducetrafficdemand(i.e.,through

Monitoring the need For traFFic saFety and oPerations iMProveMentsrecoMMendations related to riding transit• Atrainstationthatisvisibleandcomfortably

walkablefrommajoraccessroads,particularlyPhiladelphiaPikeandMyrtleAvenue.

• Busstopsandcirculationdesignedtolinkpresentresidentialandcommerciallandusesandfuturedevelopment.» Onmajorexistingroadsandtheproposed

"spineroad,"providebuspulloffs,busshelters,andotheramenitiesthatencouragetheuseofpublictransit(wherespaceisavailable).

» IntegratebuscirculationintotheconceptfortheClaymontRegionalTransportationCenter.

• Improvedsidewalkconnectionsandcrossingsnearstationsandbusstops.

• ExaminationofthefeasibilityofalteringthepresentbusroutestructureandscheduledserviceinClaymontandnortheasternNewCastleCounty.Considerationsshouldinclude:» WhetherthebustransferstationatTri-

StateMallmightbebettersitedatthetrainstation,orwhetheranadditionaltransferstationiswarranted.

» ThefeasibilityofaprivateorpublicbusroutedirecttoPhiladelphiaInternationalAirportfromthetrainstation(likelyanon-demandserviceorflexibleroute).

recoMMendations related to delivering Freight• RoadwayreconfigurationsonPhiladelphia

PikeandNaamansRoadthatsupportcontinuedsuccessofsurroundingindustrialandcommercialdevelopmentwhilecreatingawalkableenvironment.

• Designatedtruckroutesthatdirect/encouragetrucktraffictoavoidneighborhoodswhileaccommodatingdeliveries.

traveldemandmanagementmeasuresortransitimprovements)orincreasecapacity.

• SafetyimprovementsrecommendedbyDelDOT’sHazardEliminationProgramreviewteamwouldtriggeranevaluationofthecompatibilityoftheproposedimprovementswiththeMasterPlanandoftheneedtomakeadjustmentstothePlan.

• TransitservicechangesproposedbyDTCorSEPTAwouldtriggeranevaluationofimprovementsneededtocomplementtheservicechanges,suchassidewalksorshelters,thatshouldbeadvancedthroughtheMasterPlan’simplementation.

• TransportationimprovementsthatarenotpartoftheMasterPlanbutthatimpacttheareaandareproposedforimplementationwouldtriggeranevaluation.TheevaluationwouldfocusoncompatibilityoftheproposedimprovementswiththePlanandtheneedtomakeadjustmentstothePlan.

Assessmentof thesepotential changesmaytrigger oneof the followingoptions to bestrespondtothenewconditions:• Continuewithprojectsascurrently

scheduledintheTransportationImprovementProgram(TIP)/CapitalTransportationProgram(CTP).

• Moveproject(s)forwardintheTIP/CTPscheduleanddetermineappropriatelevelofeffortfordesignactivities.

• Moveproject(s)backintotheoutyearsoftheTIP/CTPschedule.


TransportationRecommendations travel Mode(s) improvedwalking Bicycling riding

transitdriving

(cars & trucks)

ConstructspineroadconnectingNaamansRoadandPhiladelphiaPike,with:abridgeoverNaaman’sCreek,onevehiclelaneineachdirectionwithparkingontheeast(development)side,turnlanesaddedapproachingsignalsatNaamansRoadandPhiladelphiaPike,andaprotectedbicyclefacilityorsharedusepath

X X X X

WideneastboundNaamansRoadfromthreelanestofivelanesapproachingthespineroad(2leftturn,2through,1rightturn)

X

Whennecessary,installaDivergingDiamondInterchange(DDI)atI-95andNaamansRoadwithdedicatedspaceforwalkingandbicycling

X X X X

ImproveI-95southboundoff-rampbywideningandsignalizingramprightturn X X XTightenI-95northboundoff-rampradius X X XEnsureallnewinternalstreetsarecompletestreets X X X XRethinkaccessmanagementonNaamansRoadandonPhiladelphiaPike(e.g.,newsignalsatthespineroadintersections;improvementstosignalspacingbyconvertingAlcottAvenuetoright-in,right-out)

X X X

InstallnewroadconnectionfromAlcottAvenuetospineroadforleftturnaccesstoKnollwood X X XReducecornerradiiandimprovecrossingsatPhiladelphiaPike/NaamansRoadintersection X X XImproveI-495rampterminalforcrossingbypeoplewalkingandridingbicycles(e.g.,tightenradiiandsignalizenorthboundofframprightturn)

X X

AddramplanestoI-495northboundramp XImproveRidgeRoadbychangingfreerightturnfromNaamansRoadtoayield,andimprovingeastboundRidgeRoadlanemergeapproachingAnalineVillageusingsignsandpavementmarkings

X X X

ImproveSocietyDrivewithanallwaystoporaroundaboutattheNorthtownePlazadriveway/busstopcrossing X X X

View south along Philadelphia Pike

Figure 6-4. Transportation Recommendations


TransportationRecommendations travel Mode(s) improvedwalking Bicycling riding

transitdriving

(cars & trucks)

PlantheEastCoastGreenwayalignmentthroughoutprojectareaasatwo-waysharedusepathalongsouthsideofPhiladelphiaPike,crossingunderNortheastCorridorviaexistingtunnelandcrossingoverI-495viapedestrianbridgefromtheold/currentClaymonttrainstation

X X

InstallasharedusepathalongthesouthsideofNaamansRoad,orinvestigateothersidewalk/sharedusepathcombinationsorotherprotectedbikefacilitiesforNaamansRoad

X X

ImprovetheexistingI-495pedestrianbridge,andimproveandlightthepathleadingtoPhiladelphiaPikefromthewest

X X

InstallanewI-495pedestrianbridgenexttoPhiladelphiaPike. X XInstallstreetlighting,especiallyinneighborhoodsandalongHickmanRoad. X X X XCompleteothersidewalkupgrades:• ExtendsidewalkonHickmanRoad200feettoWoodfieldDriveforaccesstoTri-StateMallareadevelopment.• ProvidenewaccesstoredevelopmentareafromAnalineVillagebycreatingamulti-usepathfromParkway

AvenuetoWoodfieldDrive• ConnectthemissinglinkofsidewalkonDarleyRoadalongthefrontageofDarleyPlaza(outofstudyarea)• ExtendMyrtleAvenuesidewalktoproposedEastCoastGreenwayandpathtonewtrainstation

X X

ConstructtheClaymontRegionalTransportationCenter XEnhancebusservicetostationandTri-StateMallsite XContinueconnectiontoSEPTAbusservices XBuildindustrialaccessroadtofutureindustryeastofNortheastCorridorrailwithnewbridgeoverNaamansCreek XExploreaccesstofutureresidential/marinaeastofNortheastCorridorrailthroughadjacentLindeproperty X

Pedestrian bridge across I-495 to Knollwood


AdHERE TO STREETSCAPE dESIgN guIdELINES

AllstreetswithinNorthClaymontshouldadheretogeneralmultimodaldesignguidelines, includingDelDOT’sCompleteStreetspolicyandtheNACTOUrbanStreetDesignGuide,toprovidesafefacilitiesforallusers.ThisMasterPlanincludesrecommendedcrosssectionsforallmajorstreetswithintheNCAMParea(Figures6-5through6-10).ThestreetsectionsassumelandusesthatareconsistentwiththeMasterPlan;streetdesignmaychangebasedonfuture landuses.Forexample, ifsomeofthelandalongPhiladelphiaPikedevelopsasindustrialinsteadofoffice/retail,widesidewalkstosupportsidewalkcafésinthoseareaswouldnotbeappropriate.

Crosssectionsincludeseveralcommonelements:• On-streetparkingisimportantforactivatingstreet-frontingbuildings,butshouldonlybe

includedinfrontofactiveretailareas.Tominimizedelaystopeopledriving,treatments(suchasstripingouteverythirdspace)canbeusedtomakeparallelparkingeasyandquick.

• Allnewroadsshouldhaveburiedutilities,whenpossible.Onmajorexistingroads(PhiladelphiaPikeandNaamansRoad),utilitiesshouldbemovedbehindbuildingswhenpossible,todeclutterthestreetscape.Busstopsandamenitiesshouldbeprovidedwhereappropriate.

• Notallofthestreetsectionneedstobeinpublicrightofway.Forexample,thepublicrightofwayforNaamansRoadmightonlybe80feet,withthesharedusepathsandsidewalksineasementslocatedonprivateproperty.

1

2

34

5

Figure 6-5. Key map for cross sections, showing corridor and direction of view

8-18'

Sidewalkandamenityzone

6'

Treeandutilityzone

8'

Parkinglane

11'

Drivinglane

11'

Drivinglane

16'

Treeandplantingzone;leftturnlanesatintersections

11'

Drivinglane

11'

Drivinglane

8'

Parkinglane

6'

Treeandutilityzone

12'

Sharedusepath

4'

Treezone

10'

Amenityzone

Figure 6-6. Naamans Road Cross Section

1.nAAMAnSROAd(fACIngSE):122-132'

0 0.25 0.5

NMILES


2.SPInEROAdwESTOfPhILAdELPhIAPIkE(fACIngnw):70-76'

12'

Sharedusepath

6'

Treeandutilityzone

11'

Drivinglane

11'

Drivinglane

9'+

Bufferzone

8-14'

Sidewalkandamenity

zone

6'

Treeandutilityzone

7'

ParkingLane

8-14'

Sidewalk&amenityzone

6'

Treeandutilityzone

7'

Parkinglane

7'

Parkinglane

11'

Drivinglane

8-14'

Sidewalk&amenityzone

6'

Treeandutilityzone

12'

Separatedbikepath

6'

Plantingbuffer

Note that where the "spine road" approaches signalized intersections, additional lanes will need to be provided for turning movements.

Figure 6-7. Spine Road Cross Section - West of Philadelphia Pike

Figure 6-8. Spine Road Cross Section - East of Philadelphia Pike3.SPInEROAdEASTOfPhILAdELPhIAPIkE(fACIngnw):82-94'

11'

Drivinglane

See the graphic on page 71 for more details about the concept for the spine road near the train station.

Figure 6-6. Naamans Road Cross Section

Examples of a shared-use path (top) and separated bike path (bottom)


5.PhILAdELPhIAPIkEnOn-RETAILAREAS(fACIngnE):100'

4.PhILAdELPhIAPIkERETAILAREAS(fACIngnE):118-126'

8-12'


4'

Treeandutilityzone

8'

Parkinglane

11'Drivinglane

11'Drivinglane

16'


11'Drivinglane

11'Drivinglane

8'

Parkinglane

4'

Treeandutilityzone

8-12'


7'

Bikelane

2'

Utilityandbufferzone

2'

Utilityandbufferzone

7'

Bikelane

10'

Sharedusepath

10'

Treeandutilityzone

11'Drivinglane

11'Drivinglane

16'


11'Drivinglane

11'Drivinglane

10'

Sharedusepath

10'

Treeandutilityzone

Figure 6-9. Philadelphia Pike Cross Section - Retail Areas

Figure 6-10. Philadelphia Pike Cross Section - Non-Retail Areas


community & economic develoPment

WhileitisclearthatnewvisionsforlanduseandtransportationarevitaltoNorthClaymont,theremustbeasimultaneous,cohesivestrategyforimprovingtheeconomicconditionswithinthestudyarea,particularlyinlightofthecommunityimpactsresultingfromtheclosingoftheClaymontSteelsite.Thereisalsoaneedtoaddressothercommunityneeds,andtoimprovethereputationandimageofClaymontasadesirableplacetolive,work,shop,andplay.

CRAFT AN ECONOMIC dEVELOPMENT STRATEgY FOR CLAYMONT

AnyplanthataddresseseconomicdevelopmentinClaymontmustfocusnotonlyonbringinginnewdevelopment,butalsoonensuringthatresidentshavetheresourcesthattheyneedtotrainfornewjobsinexistingandemergingfields.

invest in local residents, Businesses, and organiZations• Supportexisting,successfulbusinessesinClaymont.

» Promotelocalbusinessesthroughfestivals,coordinatedmarketing,andsmallbusinessincentives.

• Initiateworkforcedevelopmentandjobtrainingprograms.» Encouragedevelopmentofatrainingfacilityorsatellitecampusin

NorthClaymont.» Evaluatethefeasibilityofasmallbusinessormanufacturingincubator

spacewithinlightindustrial/flexdevelopmentareas.» Workwithexistingandfutureindustrial/manufacturingentitiesto

provideincentivesforon-the-jobtraining.• ContinuetosupportandbuildoneffortsbyClaymontRenaissance

DevelopmentCorporation(CRDC),whichhasbeenadrivingforceformanypreviousandongoingcommunityandeconomicdevelopmentinitiatives.

invest in PuBlic realM iMProveMents• DemonstrateCountyandStatebuy-inbymakingcommitmentstofund

transportationinfrastructureandotherimprovements.• Developpublic-privatepartnershipstofundnecessaryinfrastructure

improvementsasdevelopmentprogresses.

encourage others to invest in the area • WorkwiththecommunitytorefineabrandoridentityforallofClaymont,

particularlyinlightofongoingandfuturedevelopmentsthatmayevolvethecharacterofthecommunity.

• Gatherlandowners,developers,electedofficials,andotherstodiscussopportunitiesandprioritiesforNorthClaymont.Thisalsoprovidesachancetodiscussbarrierstoredevelopment,andpotentialsolutions.

• Streamlinethedevelopmentprocesswhilestillprovidingadequateprotectionforcommunities.» WorkwithNewCastleCountytoassesstheviabilityofanEconomic

EmpowermentDistrictforallorpartoftheNCAMParea.» Explorecommunitybenefitagreements.

• Developaneconomicdevelopmentoutreachwebsiteand/ordocumentthatincludesadescriptionofanyavailableincentivesandproperties.

• Considerconveningbusinessorganizationstoformastrategicpartnership(e.g.,DelawareCommunityDevelopmentCorporation;NewCastleCountyChamberofCommerce).

• Whileacknowledgingthatthemarketwilllikelydictatethetypeofcommercialandentertainmentdestinationsthatlocatewithinthestudyarea,workwithdeveloperstofosteravarietyoftenantsthatcatertobothlocalandregionalcommunities.UsetheMasterPlanasarecruitmenttool.» Encouragethedevelopmentofavarietyofhealthcarefacilities,

particularlythoseservingbothfamiliesandagingpopulations.» Ifdesiredbythepropertyowner,activelyrecruitdevelopmentofa

medicalfacilityontheTri-Stateproperty.» Recruitthedevelopmentofindoorandoutdoorrecreationfacilities.

ENHANCE SAFETY FOR ExISTINg NEIgHBORHOOdS ANd (RE)dEVELOPINg AREAS

One resoundingmessage from the community is that safety needs to be a toppriority,bothintermsoftheneedsofcurrentresidentsandpreparingforachangingsocialdynamicwithmorepeoplelivingandworkinginthearea.

ensure that current saFety concerns are addressed• EstablishapublicsafetyadvisorygroupforClaymonttoensurethat

communityneedsareheardandaddressed.Thisgroupcouldmeetmonthlywithrepresentativesfromlocalpublicsafetyagencies,andcouldpotentiallyutilizeleadershipnetworksfromexistinggroups,suchasneighborhoodassociations.

• Ensurethatwalkingpathsarewell-lit,especiallywhentheyprovidevitalconnections,suchasthepedestrianbridgeandotherroutestothetrainstation.

Mitigate Potential Future saFety issues• Periodicallyevaluatetheneedforadditionalpolice,fire,orotheremergency

services(e.g.,anewsubstation)astheareadevelopsandchanges.Generally,havingmorepeopleworking,living,shopping,andplayingwithinClaymontwillmeanmore“eyesonthestreet,”whichcouldenhancesafety.However,itwillbenecessarytotrackandaddressanychangesinserviceneedsdrivenbyfuturedevelopment.


BEAuTIFY CLAYMONT

encourage ProPerty uPkeeP• Continueenforcementofpropertymaintenanceviolations,and

communicationofrequirements.• EnsurethatState-andCounty-ownedpropertiesareproperlymaintained.• Incentivizepropertyimprovementsandincreasedowner-occupiedhousing

withinexistingneighborhoods,includingthroughenhancedmarketingorexistingprograms.

• ProvideassistanceandguidelinesforHickmanRowpropertyownersandotherstorestoreandmaintainhistoricfacadestotheextentpossible.

Maintain the streetscaPe• Increasestreetscapemaintenanceforimprovedsafetyandaesthetics.

create gateways and enhance wayFinding• Ensurethattherearewelcoming,cleargatewaysintoClaymont,particularly

fromtheinterstates,trainstation,andattheDelawareborder.» Similartreatmentscouldbeusedoutsideofthestudyareaatentrances

intoClaymontalongPhiladelphiaPikeorothermajorroadways.Gatewayanddirectionalsignagewasalsorecommendedinthe2003ClaymontTransportationPlan.

• DesignandinstallacoordinatedwayfindingsysteminClaymont,includingenhancementstotheNationalParkService’sWashington-RochambeauRevolutionaryRouteNationalHistoricTrailroute.

• CreatevisiblesignagetodirectmotoristsfromtheinterstatestoamenitiesthroughoutClaymont,andparticularlytoareaswheretheycanparktheircarsonceandwalktomanydestinations.

• UsethewatertowernexttoTri-StateMall,alreadyanarealandmark,asabrandingopportunityforClaymont.

PROMOTE COMMuNITY HEALTH ANd WELLNESS

require coMPliance with ForthcoMing county standards For healthy coMMunities and PlaceMaking • Encourageactivelivingthroughdesign.

» Installdirectionalsignsthatprovidemileageandtimedistancestodestinationsforpeoplewhoarewalkingandridingbicycles.

» Developwalkingtrails/routeswithexcellentstreetscapingandminimalintersectiondisruptions.TheseroutescouldleadthroughdifferentareasofClaymont,includingparks,neighborhoods,andretailareas.Theyshouldincorporatewaterfountains,shadedareas,andbenches.

• Encouragedevelopmentofactiveindoorandoutdoorrecreationopportunitiesforchildren,teens,andadults.Investigateandimprovehealthyfoodaccess.» Facilitatedevelopmentofapermanentorseasonalfarmersmarket.

ThiscouldpotentiallytakeplaceintheparkinglotoftheTri-StateMallproperty.

» Exploreintegrationofcommunitygardensinparksandneighborhoodopenspace.

Facilitate the develoPMent oF suPPort services• Facilitatethedevelopmentoffamilysupport,trainingcenters,andother

similarfacilities,particularlywithininstitutionalareas,andinmixed-use,transit-accessible,andwalkablesettingsforeasyaccessbyresidents.

Overgrown vegetation along Naamans Road Example of wayfinding signage


environment & oPen sPAce

There are parks within and near North Claymont, but they do not meet theneighborhood-scale needsofmost users due to lack of accessibility and lack ofparkprogramming.Asthecommunitychangesandgrows,itwillbenecessarytoenhanceexistingparksandcreatenewpassiveandactivespacesforavarietyofusers.

OneofClaymont’sgreatestassets is itsproximitytotheDelawareRiver,andthecommunityhasmade itclearthataccesstothewaterfront isatoppriority.Thisplan allows for amix of uses on thewaterfront property east of theNortheastCorridor,whilestillencouragingawaterfrontparkareathatcanbeusedforactiveandpassiverecreation.NaamansCreek,anothervaluableenvironmentalfeature,hasbeendegradedbyyearsofproximity toheavy industrialuses.Like the river,the creek presents an excellent opportunity for active and passive recreation,including trails. Areas along the creek and river should be buffered frommoreintensedevelopmentandmadeaccessibleforopenspaceandrecreationaluses.Restorationof thewaterfrontandcreekwouldallowanopportunity to increasecommunity access to natural areas while improving stormwater management,improvingwaterquality,andpreventingfuturedegradation.

Airqualityisalsoaconcernforresidents,giventhelargeindustrialpresence.Likewise,noisepollutionhasbeennotedasanissuefromneighborhoods,particularlythoseneartheinterstates.Whilethereareexistingconcerns,theredevelopmentwithinthisareamaycauseadditionalissues,bothduringtheconstructionprocessandafterdevelopmentiscompleted.Negativeenvironmentalfactorsshouldbemitigatedtotheextentpossible.

IMPROVE ANd Add RECREATION, PARkS, ANd gREEN SPACES

develoP new PuBlic Parks and oPen sPace• PlanforapublicopenspaceontheDelawareRiver.Thisshouldincludetrails

andotherpassiveandactiverecreationareas.• Incorporateapublicparkandtrailintothebufferareaaroundthecreek,

coordinatedwithcreekrestorationefforts.• Ensurethatnewprivately-developedpublicopenspaceshaveadequate

managementplans.

uPgrade existing Parks and oPen sPaces • Improvefacilitiesatexistingparksandplazas.• Provideaccesstogreenspaceswithinandnearexistingneighborhoods.

develoP a trail systeM• IncorporaterecommendedtrailsandrelatedguidelinesintoDelaware’s

FirstStateTrailsandPathwayPlanandWILMAPCO’sNewCastleCountyGreenwaysPlan.

• AmendtheproposedEastCoastGreenwayrouteandsupportdevelopmentoftheEastCoastGreenwaythroughClaymont.DiscusspotentialroutemodificationswithMarcusHook.

• Providetrailswithinallexistingandnewpublicgreenspacesandparkareas,particularlyneartheriverandcreek.

• Incorporateexercisestationsforarangeofabilitiesalongrecreationaltrails.• StudythefeasibilityofatrailconnectionfromNorthClaymonttoFoxPoint

StatePark.

MITIgATE AIR, WATER, ANd NOISE POLLuTION

share inForMation• Continuetoprovideinformationtothecommunityregardingtheresults

ofsoilandairqualitytestingandhowtomitigateanyimpacts,particularlyrelatedtotheClaymontSteelsiteandactiveindustrialareas.

require BuFFering oF incoMPatiBle uses and nuisance areas• Bufferindustrialusesfromthosewithwhichtheyareincompatible,

particularlywheretherearenoiseand/orairqualityconcerns.• Bufferresidentialareasfrominterstates.

Protect the delaware river and naaMans creek• Requireadvancedstormwatermanagementstrategiesfornew

developmentsnearthecreekandriver.Ideally,theseareasshouldbepark-likeandaccessibletothepublicviatrails.

Example of a creek park with a pedestrian crossing and overlook area


focus AreAs

InordertoelaborateonhowtheserecommendationswillimpactNorthClaymont,the study area is broken up into seven focus areas (Figure 6-11). Four of theseareas incorporate significant changes in land use and are therefore labeled“RedevelopmentFocusAreas.”Theotherthreeareas(called“FocusAreas”)donotcontainsignificantlandusechanges,butareimpactedbyotherrecommendationsintheMasterPlan.

FocusAreas:1. TrainStation2. Waterfront3. CentralNode4. Tri-StateMallArea5. NaamansRoadfromHickmantoUS-136. WestofI-957. ExistingActiveIndustrial

REdEVELOPMENT FOCuS AREA: TRAIN STATION

ThetrainstationredevelopmentareaisafocalpointwithinNorthClaymont(Figure6-12). The station is currently a hub for activity during commutinghours at thebeginningandendoftheday,butarelocatedtrainstationprovidestheopportunityfor a mixed-use, transit-oriented hub that would be lively throughout the day(Figure6-13).Keyelementsofthisfocusareainclude:• RelativelydensedevelopmentonthewestsideoftheNortheastCorridor.

ThiswouldbethedensestareaofdevelopmentwithinNorthClaymont.• Developmentthatismixed-use,includingoffice,retail,andlightindustrial/

flex/R&Dspace.Ideally,residentialuseswillbeincorporatedneartherelocatedtrainstation,ashousingwillbekeytocreatingthevibrant,livable,transit-orientedenvironmentthatwillattracthigh-qualityofficeandbusinessestothearea.

• Trainstationparkingthatislargelyprovidedinstructures,withotherparkingareaslocatedbehindthebuildingsliningthespineroad.

• Acomfortablewalkingandbicyclingenvironment,bothwithinthefocusareaandalongkeyroutesto/fromthefocusareafromnearbyneighborhoodsandtheexistingClaymontcommercialareaalongPhiladelphiaPikesouthofI-495.

• Astreetgridthatwillbothincreasewalkability/bikeabilityanddispersetraffic.

• Protectionforexistingresidentswithinthefocusarea,includingbufferingAddicksEstatesfromnewdevelopmentwithgreenspaces.

A:TrainStationRelocationB:WaterfrontParkC:Mixed-Use-Retail/Restaurants[7,000sq. ft.],Office[100,000sq. ft.]D:Mixed-Use-Retail[250,000sq. ft.],Institutional[100,000sq. ft.]E:Residential[250Apts/80Townhouses]G:Transit-OrientedMixed-Use :Office [250,000sq. ft.],Retail [50,000sq. ft.],Residential[300UnitsOnThe3rd/4thFloorsAboveOffice/Retail]H:Industrial• H1:HeavyIndustrial[200,000sq. ft.]• H2:LightIndustrial/Flex/R&D[180,000sq. ft.]

K:Marina&WaterfrontRetail/RecreationP:Parking• P1:ParkingGarage• P2:ParkingLots

Figure 6-11. Focus Areas Map

Figure 6-12. Train Station Focus Area: Conceptual Redevelopment Diagram

PHiLaDELPHia PiKE

i-495

dELAWARE

RIVER


Former conditions near proposed train station site (facing south)

Proposed train station site with transit-oriented development concept (facing south)

Figure 6-13. Transit-Oriented Development: Conceptual Graphics

Proposed concept for spine road approach to train station (facing south)

dELAWARE

RIVER

PHiLaDELPHia PiKE

i-495

DELaWarE rivEr

NOrtHEast cOrriDOr raiLWay


REdEVELOPMENT FOCuS AREA: WATERFRONT

ThewaterfrontareabetweentheNortheastCorridorandtheDelawareRiverwilllikelydeveloponthelongesttimelineofallMasterPlanimprovements,duetoissuesofaccessandenvironmentalremediation.However,itpresentsaveryexcitinganduniqueopportunity toprovideavarietyofnewwaterfrontamenities.There isalarge amount of community support for access to thewaterfront. There is alsopotential fornewresidential, commercial, and industrialdevelopment tocoexistalongthewater.Becausetheexpenseofaroadwayconnectiontothewaterfrontareawilllikelybehigh,anydevelopmentwillneedtobevaluableenoughtojustifyadevelopermaking the investment.High-end,high-density residentialmaybealogicaldevelopmentinthelongterm.

The First State Crossing Plan, put forth by the current owner of the ClaymontSteelsite(CommercialDevelopmentCompany)proposesamorerobustindustrialpresence on the waterfront than is proposed here. The North Claymont AreaMasterPlanrecognizesthebenefitsofcontinuingindustrialusesonthesite,anddoesnotprecludeasubstantialindustrialpresenceeastoftheNortheastCorridor.ThereisflexibilityintheMasterPlantoallowforshiftingnon-industrialuses(e.g.,thepark,retail,andpotentialfutureresidential)furthertothesouthtoallowformoreindustrialdevelopmentwhilestilladdressingotherMasterPlangoals.Whileany industrial presence will need to be buffered from incompatible uses, thewaterfrontareaisspaciousandallowsformanytypesofusestotakeadvantageofopportunitiesaffordedbythisuniquelocation.

Keyelementsofthisfocusareainclude:• Awaterfrontpark,includingpublicaccesstotheDelawareRiver,and

potentiallyaconnectiontoFoxPointStatePark.• Amarinaentertainmentarea,whichwouldprovidethegeneralpublicwitha

placetoaccesstheriver,withthepotentialforriverfrontdining,recreation,andotheropportunities.

• Waterfrontresidentialdevelopmentuses,whichwerenotexploredaspartoftheMarketAssessment,butwouldlikelybeveryfeasibleinthelong-term.WhileinitialDNRECreportsmaynotallowresidentialontheproperty,remediationrequirementsarebasedonthetypesofusescurrentlyexpectedontheproperty.Ifresidentialusesaredesired,adeveloperwouldlikelybeabletorenegotiateagreementswithDNREC.Dependingontheamountofcontamination,remediationcostsmaybesubstantial.However,developersmayfindtherareopportunitytocreatemorewaterfrontdevelopmentandaccessinthisareatobeworththecost.

• Anindustrialareathatcouldbuildonactiveandgrowingindustrialdevelopmenttotheeast.

• Abufferareabetweenindustrialandresidential/commercialdevelopments.• AnewconnectiontothewaterfrontareabetweentheNortheastCorridor

andtheDelawareRiver,suchas:» Accessviatunnelsandconnectionsfromthetrainstationbridge.» RoadwayconnectionthroughLindeproperty,takingadvantageofan

existingbridgeoverNaamansCreek.» RoadwayconnectionthroughOceanportproperty,requiringanew

bridgeoverNaamansCreek.

Though the Delaware River waterfront area (the area between the river and the Northeast Corridor) is in need of rehabilitation, it could provide an area ideal for commerce and recreation, and enjoying views of the water and the Commodore Barry Bridge


REdEVELOPMENT FOCuS AREA: CENTRAL NOdE

Thecentralnodeisenvisionedasalower-densityretailandinstitutionalareabuiltalong the new spine road (Figure 6-14). This area also includes the Knollwoodneighborhood and portions of Naamans Creek,which should be embraced andenhancedasacommunityasset.

Keyelementsofthisfocusareainclude:• BuildingspulleduptothesidewalksalongPhiladelphiaPike,toprovidea

comfortablewalkingenvironment.ParkinglotsbehindbuildingswillbeaccessiblefromthespineroadandfromPhiladelphiaPike.

• Anewmultimodalroad-the"spineroad"-thatconnectsdevelopmentareastothetrainstation.

• AconnectiontothespineroadfromKnollwood.AlcottDrivewillremainanaccessoption,butonlyrightturnsintoandoutofthecommunitywillbeallowed,fortrafficoperationsreasons.TheexistingpedestrianbridgeacrossI-495andrelatedpathsconnectingtoPhiladelphiaPikeshouldbeenhancedforsafety.

• Retailthatwilllikelyinclude“bigbox”storeswitharelativelycondensedsize,mixedwithsmallershopsandeducationalinstitutionalareas.Themainaccesstothisnewdevelopmentareawillbeviathespineroad,thoughthereshouldbedirectaccessfromPhiladelphiaPike.

• Anoffice/retaildevelopmentwhereNaamansRoadmeetsthespineroad,totakeadvantageoftheaccesstotheinterstateandrelativeproximitytothetrainstation.Itisrecommendedthatdevelopmentsinthisareaincorporateresidentialuses(whichwouldrequireremediationbeyondcurrentplans).

• EnhancementstoNaamansCreek,includingabufferandaparkarea.TheEastCoastGreenwaycanextendunderPhiladelphiaPikeandmergewiththesidepathalongNaamansRoadwithinthebufferarea.Optionsforaflood-ableparkshouldbeexamined.

Figure 6-14. Proposed Spine Road Cross Section at Knollwood (Facing North)

As previously noted, not all of the street section needs to be in public right of way. For example, the right of way for the spine road might only be 50 feet, with the shared use paths and sidewalks in easements.


REdEVELOPMENT FOCuS AREA: TRI-STATE MALL AREA

Thefinal redevelopment focusareare-envisionsthecurrentlyTri-StateMallasamixed-uselifestylecenterthatincorporatesresidential,retail,andinstitutionalusesinawalkable, comfortableenvironment (Figure6-15). Itwouldconnect into thespineroad,givingresidentsandvisitorseasyaccesstoandfromthetrainstation,about¾mileaway.

Thecommunityhasexpressedaneedformorehealthcarefacilitiesinthevicinity.Withanagingpopulation,thosefacilities(especiallyinatransit-accessiblelocation)will become even more necessary. Other institutional uses, such as a satelliteeducationalcampus,couldalsothriveinthismixed-useenvironment.Theadditionofinstitutionaluses(suchasamedicaloreducationalfacility)shouldbeconsideredtotakeadvantageofthesite'slocationataninterchangeonI-95,whichmakesthesiteveryvisibleandeasilyaccessible.

Keyelementsofthisfocusareainclude:• Adirectconnectiontothetrainstationviathespineroad,withsafeand

comfortablecrossingsforNaamansRoad.• BuildingspulleduptothesidewalkalongNaamansRoad,foracomfortable

experienceforpeoplewhoarewalking,andtovisuallynarrowtheroadway.• Amixofsmallandlargeretailusesmixedwithentertainment,dining,and

institutionaluses.• Alargerinstitutionalanchor.• Apartmentslocatedaboveretailuses.• Acentralsquareforcommunitygathering.Thismaybeanideallocationfor

aseasonalfarmersmarketorothercommunityfestivals.• Asmallparklocatedalongthecreek.• Anopportunitytocontinuethelightindustrialusescurrentlyfunctioning

northofTri-StateMall,whichwouldbecompatiblenexttoalifestylecenterdevelopment.ThisareacouldalsoredevelopalongwiththeTri-StateMallsite.

• Accommodationofthemovementoffull-sizedtransitbusesandincorporationofotherelementsdescribedintheguidelinesproducedbySEPTAandtheDelawareValleyRegionalPlanningCommission(seehttp://septa.org/strategic-plan/reports/SEPTA-Bus-Stop-Design-Guidelines-2012).

Existing conditions near Tri-State Mall (facing east on Naamans Road)


Recommended improvements near the current Tri-State Mall site (facing east on Naamans Road)

Figure 6-15. Tri-State Mall Redevelopment: Conceptual Graphic


FOCuS AREA: NAAMANS ROAd FROM HICkMAN TO uS-13

WhiletherearenolandusechangesproposedfortheareasurroundingtheeasternportionofNaamansRoad,severalotherimprovementscouldimprovethecharacterof the area’s historic assets and create a much more comfortable multimodalenvironment.

Keyelementsofthisfocusareainclude:• AroadwayreconfigurationattheintersectionofNaamansRoadand

PhiladelphiaPike(Figure6-16),toprovidemorecomfortforpeoplewhoarewalkingandestablishagatewayforthehistoricRobinsonHouse.

• Apublicparkwithinthecreekbufferarea.• RidgeRoadtrafficoperationsimprovements.• PotentialtoconsolidatecurbcutsonthenorthsideofNaamansRoad.• Assistingcommunitymemberswithupgradingtheirproperties,particularly

forhistoricpropertiesonHickmanRow,butalsoforpropertiesinAnalineVillage.

• PotentialforanewparkonaformerrailwaynorthofRobinsonHouse.

Existing conditions at Philadelphia Pike and Naamans Road

Philadelphia Pike

naamans road

Robinson House


Philadelphia Pike and Naamans Road intersection, with recommended improvements (facing south on Philadelphia Pike)

Figure 6-16. Intersection Improvements: Conceptual Graphic

naamans road

Robinson House

Phila

delp

hia P

ike


FOCuS AREA: WEST OF I-95

TheareatothewestoftheI-95/I-495interchangeisamixed-useareathatcontainssingle-family,multi-family,retail,andofficeuses.Aswiththepreviousfocusarea,therearenolandusechangesproposedhere,butavarietyofimprovementswouldimpactqualityoflifeandtransportationoperationsinthisarea.

Keyelementsofthisfocusareainclude:• Constructionofadivergingdiamondinterchange(DDI)atI-95andNaamans

Roadtoaccommodateanticipatefuturetraffic.Thisinterchangetypecarriestrafficmoreefficientlythanaconventionaldiamondinterchange,whichmeansthatthebridgesoverI-95andtheI-495rampwillnotneedtobewidened.ADDIalsoprovidesawide,physicallyprotectedpathinthecenteroftheinterchangeforpeoplewalkingandbicyclingacrossI-95.Unlikethecurrentdiamondinterchange,allcrosswalkswouldbesignalized.

• StreetscapeimprovementsalongNaamansRoad.Sidepathshouldcontinuewestoftheinterchange,ifpossible.

• TrafficoperationsimprovementsforSocietyDrive.• Potentialtoformalizethegreenspaceareatothenortheastofthe

interchange.• Examinationoflong-termplansfortheretail/commercialareas.While

currentlyoperatingsuccessfully,theretailstripmallinthisareamayevolveorgrow,asmayretail/officeonthesouthsideofNaamansRoad.

FOCuS AREA: ExISTINg ACTIVE INduSTRIAL

Therearenolandusechangesrecommendedfortheactiveindustrialsitesinthesoutheastportionofthestudyarea.However,newconnectionsthroughthearea– including theEastCoastGreenwayandpotentialnewroadwayconnections tothewaterfront–couldgreatlyenhancetherestoftheareawith little impactonindustrial operations. It will be necessary to ensure that current industrial usescontinuetohaveefficientfreightaccessandcirculationasNorthClaymontbecomesamorelivablecommunitythatfostersagreatermixofuses.

Keyelementsofthisfocusareainclude:• AnewroadwayconnectiontothewaterfrontareaeastoftheNortheast

Corridor.• VitalconnectionstoextendtheEastCoastGreenwayalongPhiladelphia

Pike.

Diverging diamond interchange examples


sEctiON 7. imPLEmENtiNG tHE PLaN


overview

ImplementationoftheNorthClaymontAreaMasterPlanwillrequirecoordinationbetween a number of people and groups over many years. It will not happenovernight.However, it isclearthatdevelopmentis imminent:remediationoftheClaymontSteelsiteisunderway,agenciesareinvolvedinplanningfortherelocatedtrain station (with construction slated to start in 2018), several areas withinNCAMP are ripe for redevelopment, and the community hasmade it clear thatimprovementsareneededandsupported.

This section presents a set of implementation strategies and actions that willhelptoensurethatthecommunityvisionforNorthClaymontisincorporatedintoongoingandfutureplansanddevelopments(Figure7-1).Eachactionnotesatimeframefor implementation,whichgoalsareaddressedbyeachaction,andwhichagenciesand/ororganizationsaremostlikelytoactasimplementingparties.MoreinformationaboutstrategiesandactionscanbefoundinSection6.

PRIORITY ACTIONS

• Incorporatethefuturelanduseplan,transportationimprovements,andotherrecommendationsintoCounty,regional,andStateplanningdocuments.(Action1.1)

• UpdatetheClaymontCommunityRedevelopmentPlantoincorporatetheNCAMParea.(Action1.2)

• ContinuetoparticipateintheClaymontRegionalTransportationCenterdevelopmentprocess,andencourageandfacilitatethedevelopmentofamixed-use,walkabletransithubinamannerthatisconsistentwiththeMasterPlanrecommendations.(Action2.3)

• IncorporaterecommendedtransportationprojectsintotheRegionalTransportationPlanandprioritizeforinclusionintheTransportationImprovementProgram.(Action2.4)

• Conveneaforumofdevelopersandelectedofficialstodiscusspriorities,opportunities,andconstraintsfordevelopmentinClaymont.(Action3.1)

• EstablishapublicsafetyadvisorygroupforClaymont,utilizingexistingneighborhoodandbusinessleadershipnetworks.(Action4.1)

• Workwithneighborhoodstoidentifyareaswithaneedforenhancedstreetlights,andsecurefundingforinstallation.(Action4.3)

• SeekdesignationsthatallowentitieswithinClaymonttoseekadditionalfundingassistance.(Action5.1)

• Createacommunityassistanceprogramtofundcommunity-ledpropertyupgradesandsmall-scaleprojects,increaseoutreachrelatedtoexistingopportunities,andsupportlocalorganizationsinseekinggrantopportunitiestomakecommunityimprovements.(Action5.3)

• EnsurethatdevelopmentsinClaymontmeetnewCountydevelopmentstandardsforplacemakingandhealthycommunities.(Action6.1)

• Allotfundsforparksandrecreationenhancementsandmaintenance.(Action7.2)

• Continuetomonitorforair,water,andnoisepollutionthatmighttriggerprotectiveactions,andreportregularlyonfindings.(Action8.1)

View toward the Delaware River from Naamans Road west of I-95


gOAL REFERENCE NuMBERS FOR ACTIONS TABLES

(1)FosteraVarietyofHousingOptions

(2)EncourageDesignthatBuildsOnCommunityStrengths

(3)PromoteEconomicDevelopmentandExpandJobOpportunities

(4)CreateaSafe,Healthy,andWelcomingCommunity

(5)IncreasetheNetworkofOpenSpaceandRecreationFacilities

(6)ProtectandRestoretheEnvironment

(7)ImproveLocalandRegionalMultimodalTransportationConnections

ABBREVIATIONS FOR ACTIONS TABLES

CRDC ClaymontRenaissanceDevelopmentCorporation

DEDO DelawareEconomicDevelopmentOffice

DelDOT DelawareDepartmentofTransportation

DHSS DelawareDepartmentofHealthandSocialServices

DTC DelawareTransitCorporation(operatingasDARTFirstState)

ECGA EastCoastGreenwayAlliance

NCC NewCastleCounty

OSPC OfficeofStatePlanningCoordination

SEPTA SoutheasternPennsylvaniaTransportationAuthority

TID TransportationImprovementDistrict

TIP TransportationImprovementProgram

WILMAPCO WilmingtonAreaPlanningCouncil

Entrance to Knollwood Park


Actions ImplementingParties

TimeFrame Goal(s)AddressedNow/Ongoing 1-5years 6-10years

Action1.1:Incorporatethefuturelanduseplan,transportationimprovements,andotherrecommendationsintotheCounty’sComprehensivePlanandrelevantstateandMPOplanningdocuments.

NCC,WILMAPCO,DelDOT,OSPC

X All

Action1.2:UpdatetheClaymontCommunityPlantoincorporatetheNCAMParea. CRDC,NCC X 2Action1.3:ApprovechangestotheUnifiedDevelopmentCode,asnecessary,whentheyconformtothefuturelanduseplans.

NCC X 1,2

Action1.4:MonitortheNorthClaymontAreaMasterPlanonayearlybasistomakeupdatesasnecessary.

WILMAPCO,NCC,DelDOT

X X All

strAtegy 1: imPlement A new future lAnd use PlAn for north clAymont

Figure 7-1. Implementation Actions(continues on the following pages)


strAtegy 2: imProve conditions for All trAnsPortAtion modes



Action2.1:MonitorprogressontheClaymontTransportationPlanandNCAMPtransportationrecommendations.Toensureeffectivetrafficoperations,institutea“monitoringandtriggering”policytoensuremajorinvestmentssuchastheI-95/NaamansRoadinterchangeimprovementsarebuiltonlywhentrafficoperationconditionsdictatethattheyarenecessary.

WILMAPCO,DelDOT,NCC

X 4,5,7

Action2.2:ContinuetorequiretransportationimpactstudiesofdevelopmentintheNCAMParea,andsharestudieswithotheragenciesinvolvedinNCAMPtransportationimprovements.

NCC,DelDOT,DTC X 7

Action2.3:ContinuetoparticipateintheClaymontRegionalTransportationCenterdevelopmentprocess,andencourageandfacilitatethedevelopmentofamixed-use,walkabletransithubinamannerthatisconsistentwiththeMasterPlanrecommendations.

WILMAPCO,DTC X 7

Action2.4:IncorporaterecommendedtransportationprojectsintotheRegionalTransportationPlanandprioritizeforinclusionintheTransportationImprovementProgram.

WILMAPCO X X 4,5,7

Action2.5:Begindevelopingaframeworkforpublic-privatepartnershipsthatmakestructuredparkingmoreeconomicallyfeasibleandattractivetodevelopers,particularlynearthetrainstation.

NCC,DTC X 7

Action2.6:AddNCAMPbicyclenetworkrecommendationstotheDelDOTBicycleMasterPlan

DelDOT X 7

Action2.7:UpdateNCCzoningandlanddevelopmentregulationstorequireprovisionsforallmodesoftravel–sidewalks,accesstotransitstops,provisionsforbicycletravelandparking

NCC X 7

Action2.8:PromotecompletionoftheEastCoastGreenwaythroughtheNCAMParea. WILMAPCO,ECGA,DelDOT,NCC

X 7

Action2.9:Whendevelopmentbeginstoprogress,considercreationofaTransportationImprovementDistrict(TID)todistributeinfrastructureimprovementcostsbetweenmajorpropertyownerswithinNorthClaymontona“fair-share”basis.

DelDOT,NCC,WILMAPCO

X 7

Action2.10:Considerchangestotransitservices(routechanges,busstopchanges,considerationofnewservice)duringthebi-annualservicechangereviews,particularlyasdevelopmentprogresses.Ifnecessary,considercontractedshuttle/circulatorservicestomeetdemand.

DTC,WILMAPCO,SEPTA

X X 7


strAtegy 5: beAutify clAymont



Action5.1:SeekdesignationsthatallowentitieswithinClaymonttoseekadditionalfundingassistance.Forexample,seekaDowntownDevelopmentDistrictdesignationforthePhiladelphiaPikearea,includinglandonbothsidesof495.

CRDC,NCC X 4

Action5.2:Ensureconsistentandfrequentenforcementofpropertymaintenanceviolations.

NCC X 2,4

Action5.3:Createacommunityassistanceprogramtofundcommunity-ledpropertyupgradesandsmall-scalecommunityprojects(e.g.,façadeimprovements,communitygardens),increaseoutreachrelatedtoexistingopportunities,andsupportlocalorganizationsinseekinggrantopportunitiestomakecommunityimprovements.

NCCComm.Dev.andHousing,CRDC

X 4

Action5.4:EstablishvisualgatewaystoClaymont,withanaestheticthatmatchesotherdirectionalsign-ageandtheresultsofany“re-branding”efforts.

DelDOT,NCC,CRDC X X 4

Action5.5:DesignandinstallacoordinatedwayfindingsysteminClaymont,includingenhancementstotheNationalParkService’sWashington-RochambeauRevolutionaryRouteNationalHistoricTrail(W3R)route.

DelDOT,NCC,CRDC X X 4,5

strAtegy 3: crAft An economic develoPment strAtegy for clAymont



Action3.1:Conveneaforumofdevelopersandelectedofficialstodiscusspriorities,opportunities,andconstraintsfordevelopmentinClaymont.

CRDC,DEDO,NCC,electedofficials

X 3

Action3.2:Explorepartnershipsthatincentivizehiringandtraininglocalcommunitymembersinlocalindustryandmanufacturing.

DEDO,electedofficials

X 3

Action3.3:If/whenanordinanceisfinalized,considerseekinganEconomicEmpowermentDistrictdesignationforNorthClaymont.

NCC X X 3

strAtegy 4: enhAnce sAfety for existing neighborhoods And (re)develoPing AreAs



Action4.1:EstablishapublicsafetyadvisorygroupforClaymont,utilizingexistingneighborhoodandbusinessleadershipnetworks.

NCC;electedofficials;localandstatesafetyofficials

X 4

Action4.2:MonitorimplementationoftheMasterPlanandbuildoutoftheareatohelpensurethatemergencyservicespacewithgrowth.

NCC X 4

Action4.3:WorkwithneighborhoodswithinNCAMPtoidentifyareaswithaneedforenhancedstreet-lights,andsecurefundingforinstallation.

Electedofficials X 4


strAtegy 6: Promote community heAlth And wellness



Action6.1:EnsurethatdevelopmentsinClaymontmeetthenewCountydevelopmentstandardsforplacemakingandhealthycommunities.

NCC X 4

Action6.2:Installdirectionalwalkingsignagealongwalkingroutestoencouragewalkingasatransportationoption,particularlyasdevelopmentincreasesanddensifies.ExploretheTransportationAlternativesProgram(TAP)asapotentialfundingsource.

DelDOT,NCC,CRDC X X 4,5

Action6.3:Ifdesiredbylandowners,assistwithactivelyrecruitingdevelopmentofindoorand/oroutdoorrecreationalfacilities.

NCC,CRDC X X 4,5

Action6.4:Encouragethedevelopmentoffamilysupport,trainingcenters,andothersimilarfacilitieswithininstitutionalareas.

NCCDepartmentofCommunityServices,CRDC,DHSS

X X 4

strAtegy 7: imProve And Add recreAtion, PArks, And green sPAces



Action7.1:Continuetomonitorandrequireamanagementplanforopenspacesrequiredtobeallottedwithinnewdevelopments.

NCC X 4,5,6

Action7.2:Allotfundsforparksandrecreationenhancementsandmaintenance. NCC,DNREC X 4,5,6

strAtegy 8: mitigAte Air, wAter, And noise Pollution



Action8.1:Continuetomonitorforair,water,andnoisepollutionconcernsthatmighttriggerprotectiveactions,andreportregularlytothepublicandelectedofficialsonfindings.

DNREC,NCC X 6


imAge credits

Page7

(Left to right, top to bottom) Ingrid Taylar via flickr, Better Cities& Towns,NewEngland Development, Derek Jensen via Wikimedia Commons, Marcbela viaWikimediaCommons,AllredRestoration,BicycleCoalitionofGreaterPhiladelphia.

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Seephotocreditsforpage7.

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(Lefttoright,toptobottom)UrbanPlacesandSpacesBlog,LikeWhereviaflickr,Karbank Real Estate Company, Michael Grass / GovExec.com, Hilton Realty,Williamsport Web Developer Weblog, Newark Office of Planning Zoning &Sustainability, UpstateNYer via Wikimedia Commons, Smallbones via WikimediaCommons, Vindico, Another Believer via Wikimedia Commons, Eaaumi viaWikimediaCommons,CoburnPartners,AndersonWangviaThePeak,RytyhousaviaWikimediaCommons,HelenAdamsRealty,LaCittaVitaviaflickr.

Page36

(Left to right, top to bottom) M.O. Stevens via Wikimedia, Anthony Prater viaHampton Roads Association for Commercial Real Estate, KDAArchitects, PaytonChungviaCNU,CoburnPartners,IanPoelletviaWikimediaCommons,IngridTaylarviaflickr,CBRE.

Page38

(Lefttoright,toptobottom)LooneyRicksKissArchitects&RTKLviaCNU,HowardTurner via Archinect, Coburn Partners, Karbank Real Estate Company, MerrittProperties.

Page40

(Lefttoright,toptobottom)U.S.DepartmentofHousingandUrbanDevelopment,NorthwoodRavin,SperryVanNess,ScottMurrayLandPlanning,FederalRealtyviadesignforwalkability.com,PaytonChungviaflickr.

Page57

(Left)SteveHindsviaMultifamilyExecutive.

Page59

(Toptobottom)HalkinMasonPhotographyviaUrbanLandInstitute,BrownDesignStudio.

Page63

GoogleMaps.

Page64

CrosssectionsadaptedfromStreetmixgraphics.

Page65

Cross sections adapted from Streetmix graphics. Photos, top to bottom: VictorGrigasviaflickr,JimHendersonviaWikimediaCommons.

Page66

CrosssectionsadaptedfromStreetmixgraphics.

Page68

(Left)L&HSignCompany.

Page71

(Topleft)GoogleMaps.

Page74

GoogleMaps.

Page76

(Left)WGN-TV.

Unlistedphotoswereprovidedbymembersoftheprojectteam.


aPPENDicEsThereisaseparatedocumentcontaining:• Task1Report• MarketAssessment• TransportationTechnicalReport• CommunityMeetingSummaries

NORTH CLAYMONT AREA MASTER PLAN FINAL … · · 2017-01-23• Jon Hickey • Linda Hill •...

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Transcript of NORTH CLAYMONT AREA MASTER PLAN FINAL … · · 2017-01-23• Jon Hickey • Linda Hill •...