prime university town center development opportunity · 2020. 2. 20. · prime university town...

PRIME UNIVERSITY TOWNCENTER DEVELOPMENTOPPORTUNITYEAST BUTLER AVENUEDOYLESTOWN, PA 18901

Chichi E. Ahia, SIORExecutive Director/ Principal215.757.2500 [email protected]

Charles Calvert, MBAAdvisor215.757.2500 [email protected]

SVN | AHIA COMMERCIAL REAL ESTATE | 2050 CABOT BLVD. W, SUITE 102, LANGHORNE, PA 19047 OFFERING MEMORANDUM

OFFERING SUMMARY

Available SF: 3.14 Acres

Ground Lease Rate: $225,000.

Sale: $2,875,000.

Lot Size: 3.14 Acres

Zoning: MUO

Market: Philadelphia

Submarket: Upper Bucks County

Traffic Count: 19,592

Outstanding development opportunity across from Delaware Valley University in Doylestown, PA. Zoned

with a Mixed Use Overlay to encourage development/revitalization along Butler Avenue, this property

offers 3.14 acres with 589 feet of frontage. Mixed Use, Retail, and Hospitality, are among numerous

permitted uses with limited setbacks and building heights up to four stories. Great opportunity for early

entry into corridor.

PROPERTY OVERVIEW

Prime street front real estate adjacent to entrance of Delaware Valley University in New Britain Borough,

Doylestown market, Upper Bucks County Pennsylvania. Located on business route 202, Butler Avenue;

minutes from heavily traveled Routes 202 and 611. Situated in a college town community with strong

retail and residential demand, this underdeveloped corridor is supported with a Mixed Use Overlay

allowing flexible use.

LOCATION OVERVIEW

Property Summary

UNIVERSITY TOWN CENTER DEVELOPMENT OPPORTUNITY | EAST BUTLER AVENUE DOYLESTOWN, PA 18901 SVN | Ahia Commercial Real Estate | The information presented here is deemed to be accurate, but it has not been independently verified. We make no guarantee, warranty or representation. It is your responsibility to independently confirm accuracy and completeness. All SVN® offices are independently owned and operated.


LEASE HIGHLIGHTS

• Mixed use zoning (MUD) opportunity with strong local demand for

development

• Main street visibility located directly across from the University

• Main corner across from University

• 589 feet of frontage on Butler Avenue

• Outside of flood plain

• Public water, sewer and gas

• Building heights allowed up to four stories

• On business route 202 within minutes of heavily traveled routes 202

and 611

Complete Highlights


Additional Photos


Location Maps


University Town CenterDevelopment Opportunity

Aerial Map


New Britain Borough Zoning Map

§ 450-29.1. MUO Mixed-Use Overlay District. [Added4-18-2016 by Ord. No. 373; amended 10-9-2018 by Ord. No.391]

Statement of purpose and objectives. The purposes andobjectives of the MUO district are the following:

To encourage development/revitalization along Butler Avenueand in proximity to the SEPTA stations and rail line.

(1)

To promote economic development through the adaptivereuse and/or redevelopment of underutilized land includinginfill development of irregular sites and the renewal of formeror marginal industrial sites.

(2)

To permit and encourage the development of a combinationof diverse commercial, business and residential uses/development located in such a way as to encouragewalkability and enhance the overall sense of communitythrough appropriate design standards.

(3)

To provide regulations to address appropriate access,setbacks, buffers, scale, architecture and intensity ofdevelopment to ensure that development along Butler Avenueis consistent with the Borough's corridor planning andstreetscape standards.

(4)

To ensure that development contributes to the "Main Street"character that the Comprehensive Plan requires.

(5)

A.

General. A building or structure may be erected or altered, to beused either in whole or in part, and a lot may be used or occupiedfor the following use (mixed-use development) or for any usespermitted by this section in the underlying zoning districts,provided that such uses, buildings or structures shall comply withsuch regulations as yard, lot size, lot width, building area, height,impervious surface, easements, buffer yards, off-street parkingand other requirements as specified by this chapter.

B.

Mixed-use development ("MUD"). Unless otherwise permitted bythis section, all applications for a mixed-use development in theMUO District having a lot size greater than 1.0 acre must providea combination of two or more of the permitted uses listed inSubsection C(1) below. Buildings in a MUD may contain bothresidential uses and nonresidential uses. Any lot having a size ofless than 1.0 acre may provide a single use of the permitted useslisted in Subsection C(1) below.

C.

:1

Permitted uses in a mixed-use development.

Uses permitted by right.

Bank or financial establishment. A drive-throughfacility is permitted only if it is located to the rear ofthe building, so that it is not part of the Butler Avenuestreetscape.

[1]

Bed-and-breakfast.[2]

Commercial recreational or sports facility.[3]

Convenience store.[4]

Day-care center.[5]

Cultural facility.[6]

Office, governmental, business, veterinary, medical orprofessional.

[7]

Motel or hotel.[8]

Nonresidential accessory structure.[9]

Personal service business. No single service businessshall have more than 5,000 square feet of gross floorarea.

[10]

Public recreational facility.[11]

Research.[12]

Retail trade and services. No single retail shop shallhave more than 7,500 square feet of gross floor area.

[13]

Eating place, including take-out and quick-serverestaurants, and up to 5,000 square feet of outdoordining area.

[14]

State liquor store.[15]

Residential uses.

Single-family detached dwelling.[a]

Townhouse dwelling.[b]

Multifamily dwelling.[c]

[16]

(a)

Uses permitted by conditional use.(b)

(1)

§ 450-29.1 § 450-29.1

:2

Lawful use not otherwise permitted.[1]

Drive-through or drive-up facilities located to sideor rear of the building if it is determined to bearchitecturally compatible with the streetscape.

[2]

Area and dimensional requirements for uses within a mixed-use development. All uses shall comply with the area anddimensional requirements listed in this section. If a differentarea or dimensional requirement is stated in Article IV, UseRegulations, for the specific use, then the requirements ofthis section shall apply over Article IV.

Minimum site area: 0.5 acre.(a)

Minimum lot area:

Single-family detached dwelling: 8,000 square feet.[1]

Townhouse dwelling: 1,500 square feet.[2]

No minimum lot area is required for multifamilydwelling.

[3]

(b)

Minimum lot width for overall mixed-use tract: 100 feet.(c)

Minimum lot width at building setback line for individuallots within overall tract:

Single-family detached dwelling: 50 feet.[1]

Townhouse: 20 feet.[2]

Multifamily dwelling: n/a.[3]

(d)

Maximum impervious surface ratio for site: 75%.(e)

Maximum building coverage for site: 50%.(f)

Maximum building height (sites under six acres):

Where dedicated future right-of-way is 40 feet ormore at half-width: 45 feet (not to exceed threestories.

[1]

Where dedicated future right-of-way is less than 40feet at half-width: 35 feet (not to exceed two stories).

[2]

To enhance visual screening, rooftop mechanicalequipment shall be set back from the edge of thebuilding a minimum of an equal horizontal distance

[3]

(g)

(2)

§ 450-29.1 § 450-29.1

:3

as the height of the rooftop equipment. Mechanicalequipment may exceed the applicable maximumbuilding height, but the equipment must be set backon the roof as required above.

Maximum building height (sites six acres or more):

For buildings fronting on Butler Avenue where thededicated future half-width right-of-way is less than40 feet: 35 feet (not to exceed two stories).

[1]

For buildings fronting on Butler Avenue where thededicated future half-width right-of-way is 40 feet ormore: 45 feet (not to exceed three stories).

[2]

For interior buildings that are located in adevelopment that includes a building or buildings thatfront on Butler Avenue: 50 feet (not to exceed fourstories).

[3]

To enhance visual screening, rooftop mechanicalequipment shall be set back from the edge of thebuilding a minimum of an equal horizontal distanceas the height of the rooftop equipment. Mechanicalequipment may exceed the applicable maximumbuilding height, but the equipment must be set backon the roof as required above.

[4]

(h)

Minimum yards for overall mixed use tract:

Front: five feet.[1]

Side: 25 feet.[2]

Rear: 50 feet.[3]

(i)

Maximum gross residential density as measured to deedlines:

Single-family detached dwelling: three dwelling unitsper acre.

[1]

Townhouse dwelling: five dwelling units per acre.[2]

Multifamily dwelling: 20 units per acre.[3]

(j)

Maximum setback from Butler Avenue (measured fromfuture right-of-way to face of building): 25 feet.

(k)

§ 450-29.1 § 450-29.1

:4

Minimum setback from Butler Avenue (measured fromfuture right-of-way to face of building): five feet.

(l)

Minimum setback from parking lot to face of building: fivefeet.

(m)

Minimum buffer from residential lot lines that areadjacent to but not within the MUO Zoning District(inclusive of all other setback requirements): 25 feet.

(n)

Minimum buffer from residential lot lines that are withinthe MUO Zoning District: five feet.

(o)

Minimum building setback from residential lot lines thatare adjacent to but not within the MUO Zoning District:1 1/2 times the height of the building.

(p)

Minimum public space required. For each landdevelopment or subdivision or establishment in the MUOMixed-Use Overlay District, public outdoor space shallbe designed as part of the development or use. Publicoutdoor open space shall be accessible from ButlerAvenue and shall be a minimum of 500 square feet peracre of lot area within the proposed land development.Standards for public space as regulated by this sectionmust be met.

(q)

Minimum nonresidential use required. Each landdevelopment or subdivision or establishment in the MUOMixed-Use Overlay District with an overall lot areagreater than one acre shall satisfy the followingrequirements:

The first-floor frontage of buildings fronting on ButlerAvenue shall be reserved for permitted nonresidentialuses or residential amenity uses. Permittedresidential amenity uses may include a gym, cafe,business center or similar uses customarily incidentalto permitted residential uses.

[1]

The first floor of buildings on Butler Avenue shallcontain a minimum of 500 square feet ofnonresidential use, exclusive of residential amenityuses, for every 10 residential units.

[2]

(r)

Parking. All parking within the MUO Mixed-Use Overlay Districtshall comply with the following requirements, which

D.

§ 450-29.1 § 450-29.1

:5

requirements are intended to supersede any inconsistentprovisions in § 450-42:

Parking by use:

Residential uses:

Single-family: two off-street parking spaces/dwellingunit.

[1]

Townhouse: two off-street parking spaces/dwellingunit.

[2]

Multifamily: 1.5 off-street parking spaces/dwellingunit.

[3]

(a)

Commercial uses: Five parking spaces/1,000 square feetof customer serving floor area. Floor area designatedfor storage, bathrooms, food preparation areas, utilityrooms, and closets shall not be counted in the parkingratio. Four parking spaces/1,000 square feet of customerserving floor area must be installed at time of initialconstruction. One parking space/1,000 square feet ofcustomer serving floor area may be held in reserve ingreen area for future use if determined by Borough thatsuch additional parking is needed.

On-lot parking areas shall not be located closer toa front lot line than the principal building(s) alongButler Avenue. For all other streets, on-lot parkingareas shall not be located closer than five feet fromthe future right-of-way of the street.

[1]

One parking space for each residential unit shall bedesignated for exclusive use for the unit via stripednumbering on the parking space.

[2]

Minimum parking space dimensions: 9.5 feet wide by18 feet deep.

[3]

No one single line of parking shall exceed 20 parkingspaces. A planting strip of ten-foot minimum width isrequired at a minimum of every 20 parking spaces.

[4]

Loading is required for all retail uses. Minimumloading space size is 10 feet wide by 18 feet deep.Loading may be shared by multiple uses.

[5]

(b)

(1)

§ 450-29.1 § 450-29.1

:6

Drive aisles shall be a minimum width of 24 feet fortwo-way traffic and 18 feet for one-way traffic.

[6]

All parking areas shall be landscaped in accordancewith New Britain Borough Subdivision and LandDevelopment Ordinance requirements.

[7]

Shared parking.

For an MUD (Mixed Use Development), theBorough may reduce the required number ofparking spaces to a number less than the totalnumber that would be required for the separateuses if it is demonstrated that peak requirementsof various uses are complementary and occur atdifferent times. The applicant shall provideinformation regarding the characteristics of eachproposed use and its parking utilization duringpeak and off-peak demand periods. Fornonresidential uses, the applicant shall provideinformation regarding employees, including shiftand schedule characteristics and for customerintensity and turnover during peak periods. Theapplicant shall demonstrate to the satisfaction ofBorough Council that each use works consistentlywith the shared parking provisions and theparking management plan for the development.The shared parking demand for the MUD shall becalculated by preparing a shared parking studyof all uses within the development based uponthe following methodology and consistent withprofessionally recognized methodologies:

Step 1: Evaluate the mix of land uses in theproposed mixed use development, includingbase parking demand, types of uses,nonresidential square footage, dwelling unitnumbers and type.

[i]

Step 2: Adjust parking demand to account formix of land in the mixed-use development,uses, location of uses in relation to availableparking, adjacency and convenience ofparking spaces, time of day factors, day ofweek factors, seasonal factors, availability of

[ii]

[a]

[8]

§ 450-29.1 § 450-29.1

:7

mass transit and pedestrian accommodationand connectivity.

Step 3: Analyze hourly accumulation ofparking demand for weekdays and weekendsfor each of the proposed land uses.

[iii]

Step 4: Document shared parking demandconclusions.

[iv]

A parking management plan shall be prepared bythe applicant that identifies the following:

The locations and times of any sharedparking; and

[i]

The locations of any dedicated parking for anindividual use or building; and

[ii]

The mechanisms for shared and dedicatedparking spaces for each use.

[iii]

[b]

Any MUD approved with shared parking shall berequired to submit each change of use andoccupancy to the Zoning Officer to be reviewedfor compliance with the provisions of the sharedparking plan and parking management plan. Theapplicant shall provide information regarding thetype of use and its parking utilizationcharacteristics. The Zoning Officer shall make adetermination of compliance that the parkingdemand, utilization periods, adjacency andconveniences or intensity of any use may exceedthe projections or provisions of the sharedparking approval and parking management plan.

[c]

Additional requirements.

Lots or properties which front on or take direct access toButler Avenue shall meet the following requirements:

All development authorized by subdivision, landdevelopment, or zoning permit shall include elementsthat contribute to the streetscape of Butler Avenue(Business Route 202). "All development" shall includewalkways, landscaping and street trees, outdoor sidewalklighting, benches, bike racks, signage, and appropriateaccess management to ensure safe and convenient

(a)

(1)

E.

§ 450-29.1 § 450-29.1

:8

circulation along Butler Avenue and within the sitedevelopment.

Vehicular access points onto Butler Avenue shall belimited and, when practical, combined or arranged insuch a manner to share access with adjoining lots.Vehicular access points onto Butler Avenue may belocated along a common property line and may encroachwithin required front and side yard setbacks toaccommodate future shared access points.

(b)

All plans for subdivision, land development, or zoningpermits shall include an overall site plan that indicatesrelationships to surrounding properties, accessconnections, and how the proposed development willcontribute to the streetscape improvements along ButlerAvenue.

(c)

All stormwater management controls shall be designed andinstalled in conformance with all applicable New BritainBorough ordinances.

(2)

All extensions of existing utilities within the MUO Districtshall be placed underground.

(3)

Where two or more adjacent property owners agree to shareparking and access improvements, in a manner approvedby the Borough Council and PENNDOT to ensure adequateimprovements are provided and the requirements of thissection and those of the Subdivision and Land DevelopmentOrdinance1 will be met, the required side yard and buffer yardbetween or among the properties may be eliminated.

(4)

Outdoor sale of merchandise. The temporary sale ofmerchandise in front of the premises may be permitted onlyas a seasonal sale or a seasonal sidewalk sale. Nomerchandise shall be placed on a sidewalk or shall impedethe flow of vehicular traffic on the site.

(5)

Special events, such as a seasonal farm market, shall bepermitted when authorized by the Borough Council.

(6)

Purpose and requirement for public space. The District goalis to foster a lively and vibrant mixed-use district that can bea gathering place and center for the community. Examples ofpublic spaces are:

(7)

1. Editor's Note: See Ch. 385, Subdivision and Land Development.

§ 450-29.1 § 450-29.1

:9

Plazas (with focus feature such as a fountain and/orclock).

(a)

Seating areas (courtyard, bird or butterfly habitat).(b)

Outdoor eating areas.(c)

Sidewalk that is a minimum of four feet wider thanordinance requirements to accommodate publicgathering and connect to other facilities.

(d)

Public spaces must be visible, and accessible, from ButlerAvenue.

(e)

Required architectural design review.

In accordance with § 605 of the Pennsylvania MunicipalitiesPlanning Code, the MUO Mixed-Use Overlay District isdeclared a special area as a major thorough fare and an areaof unique local interest and is hereby designated as an arearequiring design review by the Borough.

(1)

No structure or improvement on any land within the Mixed-Use district shall be made until the plans for the exteriorarchitectural features, signs, lighting, and landscaping havebeen reviewed and approved by the Borough. Any streetlightsalong Butler Avenue must be approved by the Borough.Review under this section shall not be required for regularmaintenance of a structure, painting, or exterior colorchanges.

(2)

No specific architectural style shall be dictated to applicants;however, factors to be considered by the Borough Councilare:

New buildings or additions to existing building(s) shouldbe compatible with the existing architectural scale andstyle of the historic nature of the applicable zoningdistrict.

(a)

Franchise design/architecture, used by national or chaincompanies, is discouraged in favor of reusing existingbuildings or new designs that reflect the architecture ofNew Britain Borough.

(b)

(3)

F.

Resolution of ordinance conflicts.

In recognition of the fact that the design standards fordevelopment in the MUO Mixed-Use Overlay District are

(1)

G.

§ 450-29.1 § 450-29.1

:10

unique and will permit more intensive use of land than ispermitted in the underlying zoning districts, the Boroughacknowledges that conflicts may arise between the provisionsof this § 450-29.1 and other provisions of the ZoningOrdinance and the New Britain Borough Subdivision andLand Development Ordinance.2 The following standards shallbe used to resolve such conflicts:

Zoning Ordinance conflicts.

For a Mixed Use Development the following criteria shallapply in lieu of any inconsistent criteria in § 450-38A:

Disturbance of "forest or wooded areas" shall notexceed 50%.

[1]

The limitations on the disturbance "steep slopes"shall not apply to manmade slopes.

[2]

The tree replacement provisions of § 450-38A(7) shallapply only to large trees that are removed from areasthat are not classified as "forest or wooded areas."

[3]

(a)

Zoning Ordinance conflicts. In the event the provisions ofthis § 450-29.1 are inconsistent with any other provisionof the Zoning Ordinance, the provisions of this sectionshall supersede and apply in lieu of such inconsistentprovision.

(b)

(2)

Subdivision and Land Development Ordinance3 conflicts.

Inconsistent provisions. Where the standards set forth inthis § 450-29.1 are inconsistent or in conflict with anyexpress standard set forth in the Subdivision and LandDevelopment Ordinance, the provisions of this sectionshall supersede and apply in lieu of such inconsistentprovision.

(a)

Waiver of subdivision requirements. In order to giveeffect to the purposes and objectives sought to beadvanced by permitting mixed use development, wherestrict application of a provision of the Subdivision andLand Development Ordinance that is not directly inconflict with a provision of this § 450-29.1 would frustratethe ability of an applicant to develop a mixed use

(b)

(3)

2. Editor's Note: See Ch. 385, Subdivision and Land Development.3. Editor's Note: See Ch. 385, Subdivision and Land Development.

§ 450-29.1 § 450-29.1

:11

development deemed by Council to be consistent with thepurposes and objectives of this section, Council shall beauthorized to grant waivers.

§ 450-29.1 § 450-29.1

:12

DEMOGRAPHICSEast Butler Avenue

Doylestown, PA 18901

UNIVERSITY TOWN CENTER DEVELOPMENT OPPORTUNITY | EAST BUTLER AVENUE DOYLESTOWN, PA 18901 SVN | Ahia Commercial Real Estate |


POPULATION 1 MILE 3 MILES 5 MILES

Total population 4,647 40,385 95,921

Median age 40.2 41.8 40.9

Median age (Male) 38.3 39.9 39.6

Median age (Female) 42.7 44.1 42.4

HOUSEHOLDS & INCOME 1 MILE 3 MILES 5 MILES

Total households 1,453 14,578 33,740

# of persons per HH 3.2 2.8 2.8

Average HH income $104,717 $100,609 $109,604

Average house value $445,712 $427,722 $415,289

* Demographic data derived from 2010 US Census

Demographics Map


Traffic


The material contained in this Offering Brochure is furnished solely for the purpose of considering a lease of a portion of the property within and is not to beused for any other purpose. This information should not, under any circumstances, be photocopied or disclosed to any third party without the writtenconsent of the SVN® Advisor or Property Owner (“Owner”), or used for any purpose whatsoever other than to evaluate the possible lease of the Property.

The only party authorized to represent the Owner in connection with the lease of the Property is the SVN Advisor listed in this proposal, and no other personis authorized by the Owner to provide any information or to make any representations other than contained in this Lease Offering Brochure.If the personreceiving these materials does not choose to pursue a lease of the Property, this Lease Offering Brochure must be returned to the SVN Advisor.

Neither the SVN Advisor nor the Owner make any representation or warranty, express or implied, as to the accuracy or completeness of the informationcontained herein, and nothing contained herein is or shall be relied upon as a promise or representation as to the future representation of the Property. ThisLease Offering Brochure may include certain statements and estimates by SVN with respect to the Property. These Assumptions may or may not be provento be correct, and there can be no assurance that such estimates will be achieved. Further, the SVN Advisor and the Owner disclaim any and all liability forrepresentations or warranties, expressed or implied, contained in or omitted from this Lease Offering Brochure, or any other written or oral communicationtransmitted or made available to the recipient. The recipient shall be entitled to rely solely on those representations and warranties that may be made to it inany final, fully executed and delivered Real Estate Lease Agreement between it and Owner.The information contained herein is subject to change without notice and the recipient of these materials shall not look to Owner or the SVN Advisor, nor anyof their officers, employees, representatives, independent contractors or affiliates, for the accuracy or completeness thereof. Recipients of this Lease OfferingBrochure are advised and encouraged to conduct their own comprehensive review and analysis of the Property.

This Lease Offering Brochure is a solicitation of interest only and is not an offer to lease the Property. The Owner expressly reserves the right, at its solediscretion, to reject any or all expressions of interest to lease the Property and expressly reserves the right, at its sole discretion, to terminate negotiationswith any entity, for any reason, at any time with or without notice. The Owner shall have no legal commitment or obligation to any entity reviewing the LeaseOffering Brochure or making an offer to lease the Property unless and until the Owner executes and delivers a signed Real Estate Lease Agreement on termsacceptable to Owner, in Owner’s sole discretion. By submitting an offer to lease, a prospective lessee will be deemed to have acknowledged the foregoingand agreed to release the Owner and the SVN Advisor from any liability with respect thereto.

To the extent Owner or any agent of Owner corresponds with any prospective lessee, any prospective lesse should not rely on any such correspondence orstatements as binding Owner. Only a fully executed Real Estate Lease Agreement shall bind the property and each prospective purchaser proceeds at itsown risk.

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prime university town center development opportunity · 2020. 2. 20. · prime university town...

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