Request for Information - Germantown Station, Philadelphia, Transit Oriented Communities Opportunity

Germantown Station
Request for Information (RFI)
SEPTA's Transit Oriented Communities (TOC) Program

INTRODUCTION
The Southeastern Pennsylvania Transportation Authority ("SEPTA" and "Authority") is seeking
information to advance SEPTA's Transit Oriented Communities (TOC) Program at Germantown
Station, specifically the vacant property at 120-28 East Chelten Avenue in the City of
Philadelphia. As with other joint development efforts under SEPTA's TOC Program, SEPTA is
seeking a development that promotes SEPTA ridership and drives non-farebox revenues for the
Authority.
SEPTA's Transit Oriented Communities program supports complementary land use, zoning,
development, and multi-modal access to SEPTA's services. SEPTA's TOC Program encourages
equitable and sustainable community development around our services, allowing more people
to live and work near high-quality transit. This effort includes stations, such as Germantown
Station, and high frequency surface transit corridors, like Chelten Avenue. The Site is considered
a "Frequent Node" under the TOC Guideline's station and corridor typologies.
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SUMMARY SITE INFORMATION
Location: 120-128 East Chelten Avenue, Philadelphia, PA 19144
Parcel Address: Primary Site: 120-128 East Chelten Avenue, Philadelphia, PA
19144
Potential Additional Sites: Former rail bridges over East Armat
Street and properties adjacent to the Chestnut Hill East Regional
Rail Line including 5547 Lena Street and portions of 5510-18
Bayton Street to the west/south of the Chestnut Hill East Regional
Line contiguous with 120-128 East Chelten Avenue.
Approximate Lot Area: 120-128 East Chelten Avenue is 1.419 acres
Potential Additional Sites: Approximately 0.817 Acres
Zoning Classification: CA-1, Auto-Oriented Commercial
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CENTRAL GERMANTOWN, PHILADELPHIA
Germantown boasts a rich history and is home to a dynamic and diverse community. SEPTA's
Germantown Station, a Regional Rail station on SEPTA's Chestnut Hill East Line, is in the heart of
Historic Germantown, "Freedom's Backyard", and serves as a gateway to the Central
Germantown Business District. This walkable community is comprised of both small and large
businesses next door to 300-year-old historic buildings and significant American Revolution
sites.
Recognizing the prime location of the Germantown neighborhood, commercial and residential
investments within a half-mile radius of Germantown Station have greatly surpassed five-year
averages for the region. The half-mile radius around the Germantown Station houses 15,000
residents, with just 11% of these residents over 65. This average is younger than the US average
of 16%. (American Community Survey 2023). About 90% of the population is minority and 33%
are low-income, compared to the US average of 27% and 9% respectively.
The station area contains a parking area and a large unobstructed, vacant lot along Chelten
Avenue. The East Chelten Avenue lot is 61,821 square feet, approximately 1.4 acres. Located
at 120-128 East Chelten Avenue, the Site has traditionally been in railroad use since the early
19th century property and then was briefly the location of the beer distributor before becoming
vacant.
A predecessor of the current Germantown Station was originally built in 1832 by Philadelphia,
Germantown and Norristown Railroad which eventually became a part of the Reading Company.
As a railroad property, the Site historically had track that led to Germantown Avenue. In the
1930s, the current station was built by the Reading Company as a part of a modernization
program to grade separate and electrify the line. The Site at 120-128 East Chelten Avenue was
elevated as a part of the Project.
Germantown Station is just 6 miles north, although typically at least a 45-minute drive, from
Center City Philadelphia. Germantown is seeing a rebound in transit ridership and Regional Rail
access to Center City provides a shorter commute time at rush hour than driving (24 minutes at
5:00 pm vs 45 minutes by car). The Germantown neighborhood has very high transit use, with
over 3,500 daily bus trips in the station area, but relatively few people use Regional Rail. People
may choose the four nearby SEPTA bus routes, 23, 26, 41 & K, to take instead of Regional Rail,
for either fare, frequency, or trip destination reasons.
Support for development and improvements at the Site has been echoed by the residents and
the Philadelphia City Planning Commission through the years in planning documents. SEPTA has
been approached multiple times over the years about developing this property to strengthen
the Chelten Avenue commercial corridor, provide housing options, and active the station area,
and promote economic development.
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PLANNING AND ZONING CONTEXT
Germantown has a strong planning and zoning context that supports mixed-use, transit-
oriented redevelopment of the SEPTA parcels. The station properties have been previously
identified for revitalization by various planning efforts:
* Philadelphia2035, Upper Northwest District Plan (2018)
* Central Germantown Business District Beautification Plan (2012)
* Germantown and Nicetown Transit-Oriented Plan (2008)
* The Hub at Germantown (2007)
Most recently in 2018, the City of Philadelphia adopted the Upper Northwest (UNW) District
Plan. The UNW District Plan recognizes Germantown Station's potential in the overall
revitalization strategy for Central Germantown, which is the subject of one of the plan's focus
areas. The plan calls for redeveloping vacant and underutilized properties around the station
into mixed-use, mid-rise buildings. Changing the zoning from auto-centric low-density to mixed-
use and transit-oriented districts is recommended to enable this redevelopment. The plan also
envisions using the inactive rail right-of-way to create a green pedestrian path connecting SEPTA
services, the Chelten Avenue commercial corridor, and nearby Vernon Park. SEPTA's
Germantown Station Area Concept reflects these recommendations.
In 2025, SEPTA and the City conducted public outreach to advance the Germantown Station
Area Concept and this Request for Information, as well as a zoning remapping for the station
area including SEPTA's properties. The zoning for 120-128 East Chelten Avenue was proposed to
be remapped CA-1, auto-oriented commercial, to CMX-3, commercial mixed use, to encourage
compatible redevelopment with previous planning efforts. Remapping is under consideration as
SEPTA gathers additional information though this RFI.
CMX-3 is a floor area ratio (FAR) based zoning district that allows for more height and density
through various FAR based bonuses that encourage public art, public space, mixed-income
housing, and transit improvements. CMX-3's intent is to allow mid-rise, mixed-use development
that is community- and region-serving.
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PROJECT SITE DEFINITION
The Germantown Station Project includes three location components: the 120-128 East Chelten
Avenue property (primary Site), the East Armat Street bridges, and 5547 Lena Street and 5510-
18 Bayton Street. Respondents must include 120-128 East Chelten Avenue; the other properties
are optional.
120-128 East Chelten Avenue
The primary Site is 120-128 East Chelten Avenue, Philadelphia, PA 19144. The property is
approximately 1.419 acres. The Site is vacant, paved, and partially wooded near the back of the
property towards East Armat Street. The property has a retaining wall separating it from East
Chelten Avenue and a driveway serving Germantown Station. The property slopes up to the
inactive railroad bridges that cross over East Armat Street.
The entirety of the Site is not available for redevelopment. A development envelope has been
determined based on the setbacks and access that ensure SEPTA's operational and maintenance
needs are maintained:
* Accessible pedestrian and micro-mobility paths to the station.
* A minimum 12-foot setback from SEPTA's station buildings, facilities, and retaining walls
along the Chestnut Hill East Line right of way.
As envisioned by the Germantown Station Area Concept and supported by the zoning, the
development concept for 120-128 East Chelten Avenue includes:
* Ground floor commercial along East Chelten Avenue.
* Upper floor apartments with a strong affordability component.
* Germantown Station access.
* Public amenities such as usable open space, improved streetscape, and stormwater
management.
SEPTA's East Armat Street Bridges and Associated Wooded Properties
SEPTA's East Armat Street Bridges, 5547 Lena Street, and portions of 5510-18 Bayton Street are
former railroad right-of-way that served the railyard at 120-128 East Chelten Avenue. These
properties are raised from surrounding streets and are at the same level as the rear of 120-128
East Chelten Avenue and the Chestnut Hill East Regional Rail Line. As such, these properties are
only accessible through 120-128 East Chelten Avenue via the inactive Armat Street bridges. Due
to their elevation these properties are only accessible from 120-128 East Chelten Avenue. The
East Armat Street Bridge, 5547 Lena Street, and portions of 5510-18 Bayton Street have not
been in active railroad use for decades and are wooded.
5547 Lena Street and 5510-18 Bayton Street are zoned I-2, General Industrial. As a part of the
zoning remapping proposed by the City in 2025, these properties were recommended to be
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remapped to IRMX, Industrial Residential Mixed-Use, which permits a mix of low-impact
industrial, artisan industrial, residential, and neighborhood commercial uses.
The Upper Northwest District Plan envisioned the inactive railroad bridges and associated
properties (5547 Lena Street and portions of 5510-18 Bayton Street) providing an open space
connection much like a mini High Line or Rail Park connecting Chelten Avenue and new transit-
oriented developments. SEPTA supports this vision in the Germantown Station Area Concept,
particularly to provide open space for the mixed-use development of 120-12 East Chelten
Avenue. SEPTA is open to creative ideas for how these properties can be utilized to advance
transit-oriented communities at Germantown Station.
162-164 East Chelten Avenue
SEPTA's 162-164 East Chelten Avenue will remain SEPTA commuter parking to support ridership
at Germantown Station. This property is not a part of SEPTA's joint development opportunity.
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SEPTA PROPERTY AT GERMANTOWN STATION
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SCOPE OF INQUIRY
SEPTA seeks additional information to advance SEPTA's and the community's vision for a mixed-
use development on the primary Site fronting East Chelten Avenue. SEPTA expects respondents
to be creative in their project information approach to balance community benefit while also
considering market and public-sector financing under current conditions.
Pertinent documents for review include:
* Germantown Station Area Concept Plan
* Germantown Station Public Open House Boards
* Germantown Station Open House Summary
* Title 14 of The Philadelphia Code (the Zoning Code)
As laid out in the Germantown Station Area Concept (SAC) Plan, SEPTA and the community
envision a mixed-use development that includes ground-floor retail that extends the Central
Germantown commercial corridor to SEPTA's Germantown Station property, upper floors with
apartments, and new open space that maintains a highly visible and attractive station entrance.
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