Planning Commission Radnor Township Wayne, Delaware County, Pennsylvania. Agenda. 3. Edward F. McGinely Subdivision 2016-S-05 Minor Final Subdivision

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1 Planning Commission Radnor Township Wayne, Delaware County, Pennsylvania Monday May 2, :00 P.M. Agenda 1. Pledge of Allegiance 2. Minutes of the April 5, 2016 meeting 3. Edward F. McGinely Subdivision 2016-S-05 Minor Final Subdivision Consolidation of six existing lots into three proposed lots. 4. PLO Ordinance Amendment 5. Planning Module 229 & 227 Plant Avenue The Maples 6. Public Comment 7. Old Business 8. New Business 9. Adjournment Next regular scheduled Planning Commission Monday, June 6, 2016

2 Radnor Township Planning Commission Minutes of the Meeting of April 5, Iven Ave., Wayne, Pa Chairperson Steve Cooper called the meeting to order and led the Pledge of Allegiance with the following Commission members present: Charles Falcone, Skip Kunda, John Lord, Elizabeth Springer and Stephen Varenhorst. Attendance included: Roger Phillips, PE, Township Engineer; Amy Kaminski, PE, Township Traffic Engineer; and Peter Nelson, Esq.; Kathy Bogosian, Regina Majercak and Susan Stern were absent. Minutes of the March 7, 2015 meeting John Lord moved to approve the minutes. Seconded by Elizabeth Springer, the motion carried. University of Pennsylvania Health Systems Sketch Plan # 2016-D-04 Construction of a 5-story medical office building, associated parking garages, urgent care center and two additional building for unknown future uses. Charles Falcone excused himself. Dave Falcone appeared on behalf of the applicant. This is a concept sketch and they are looking for comments. The plan will also be shown to the Board of Commissioners for comments before they submit for Preliminary. Eric Swanson, AIA from Ballinger Co., gave a brief power point presentation detailing the existing site and how they envision the site to look after development. The parking garages are proposed to be at the rear of the site and green roofs are proposed. Ambulatory care, surgery suites and medical, clinical offices are proposed for their portion of the development. Two additional buildings are proposed for unknown future uses. Mike Kissinger, PE, Pennoni Assoc., stated that this plan is proposed to be built at the maximum impervious that was proposed for the BioMed plans at 475,000 Sq. Ft. of office. Skip Kunda inquired about traffic neutrality with respect to medical offices compared to standard office space. Pennoni s James Markham touched briefly on traffic. They are in the process of preparing the traffic study. They have also prepared a memo comparing the trip generation and submitted same to PennDOT requesting a meeting to discuss the traffic study. Public comment Lloyd Goodman from Radnor Racquet Club questioned the amount of office square footage with respect to parking and the proposed new ordinance. Steve Cooper questioned the visibility from the Blue Route and what would be seen by this development. He was informed that green sidings will be utilized on the parking garages and the office buildings, at the higher elevations, will be comprised mostly of glass. John Lord wanted to make sure no signs are placed on the back of the buildings for the view from the Blue Route as previously suggested by Susan Stern.

3 Skip Kunda asked if the issue of the trail extension be addressed as part of this development. The applicant responded that they will comply with that aspect. He would like to know, if possible, the uses for the other buildings if that is known during this process. Elizabeth Springer would like to see setbacks from sidewalks from King of Prussia Road away from the roadways and be wide enough for more than just pedestrian traffic. PLO Ordinance Amendment Steve Gabriel presented the most recent revision of the ordinance and reflected on traffic neutrality. The denominator for traffic neutrality counts is always general office use. Remembering that the existing site is empty while trying to imagine what traffic would be entering and exiting the site is a large part of the discussion. Yet, traffic neutrality still has to be met with any new construction. The applicant could opt out of traffic neutrality if they return the buildings to total office use. However, mixed-use development does need to comply with traffic neutrality. Traffic neutrality will need to be shown by any applicant for development for this area. Several items have been added to the proposed ordinance since the last time it was discussed at the suggestion of staff or board members and Mr. Gabriel detailed those items. Discussion again went back and forth between mixed-use and office space with respect to density and traffic. It was suggested that the 3 rd use be not less than 10%. Discussion again involved traffic trip reduction. The primary use should be capped at a percentage to be decided by the members with the remaining 2 or 3 uses to be less with the smallest use(s) not less than a total of 10%. Peter Nelson advised the board that consideration should be given to putting percentage limitations on the different uses so that a small candy counter business doesn t account for the 3 rd use. Steve Cooper is ok with Steve Gabriel s most recent report with the exception of the percentage of the last smallest use. Steve Gabriel will return next month with more revisions. Public Comment Lloyd Goodman never found traffic neutrality implemented in other areas to look for examples. Old Business New Business There being no further business, the meeting adjourned. Respectfully submitted,

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35 ORDINANCE NO XX AN ORDINANCE OF THE TOWNSHIP OF RADNOR, DELAWARE COUNTY, PENNSYLVANIA, AMENDING CHAPTER 280 OF THE RADNOR TOWNSHIP CODE, ZONING, TO ENABLE A MIXED USE DEVELOPMENT WITH ASSOCIATED REGULATIONS WITHIN THE PLO PLANNED LABORATORY-OFFICE DISTRICT. WHEREAS, Radnor Township seeks to accommodate reasonable community growth that recognizes the special attributes of areas of the Township; WHEREAS, the Board of Commissioners has conducted a public hearing to consider these amendments to Chapter 280 relating to Zoning; WHEREAS, prior to the public hearing, the proposed amendments were provided to the Radnor Township Planning Commission and to the Delaware County Planning Commission as required by Act of 1968, P.L. 805, No. 247 as reenacted and amended; WHEREAS, after a public hearing and consideration of all of the information, comments, and questions raised or made therein, and the comments received from the Radnor Township Planning Commission and the Delaware County Planning Commission, the Board of Commissioners has deemed it beneficial to the residents of Radnor Township to amend said sections of Chapter 280 relating to Zoning; NOW, THEREFORE, be it ORDAINED and ENACTED that the Board of Commissioners does hereby amend Chapter 280, Zoning, as follows: ARTICLE I - Definitions of Chapter 280, Zoning, of the Radnor Township Code is hereby amended by adding the following new terms and definitions: AGE RESTRICTED MULTIPLE FAMILY DEVELOPMENT Multiple family development with dwelling units designed for independent living and occupied by a family where the head(s) of household shall be at least 55 years of age. This use shall not include a convalescent or nursing home. The deeds and/or homeowners association declaration of an age restricted multiple family development shall include the requirements and restrictions of this definition. GROSS FLOOR AREA The sum of the horizontal floor area(s) of a building or group of buildings on a site, measured from the exterior faces of the building(s). The calculation of gross floor area shall not include parking structures. INTERNAL ILLUMINATION A light source that is concealed or contained within the sign and becomes visible in darkness through a translucent surface. Message center signs, digital displays, and signs incorporating neon lighting shall not be considered as internally illuminated.

36 LANDSCAPE STRIP A strip of required yard space adjacent to the boundary of a property or district, not less in depth than designated in this Chapter, which is landscaped for the full depth and includes lawn grasses, ground cover vegetation, and a buffer screen equivalent to that described in Chapter 255, Subdivision of Land, of the Radnor Township Code under Buffer Screen Class A, first option, all informally arranged. LOT COVERAGE A measure of the intensity of the use of a lot measured as that portion or percentage of the total site area covered with structures, buildings, driveways, parking areas and parking structures, loading facilities, bicycle/pedestrian pathways, patios, decks, and other similar types of structures as well as improved surfaces. Includes the water surface area of swimming pools. MEDICAL OFFICE Establishments with physicians and other medical staff primarily engaged in providing a range of outpatient-only health care services that may include one or more of the following: primary care, specialized care, urgent care, diagnostics, and surgery.tn SITE A parcel or parcels of adjoining land under common ownership on which on which a plan for subdivision or land development is proposed. Commented [HPN1]: Is this supposed to be Lot Coverage or Site Coverage? We use the term lot coverage, but let me know if you think site coverage works better in the Radnor PLO setting. I was just commenting on the internal discrepancy. Lot Coverage is fine if we are talking about measuring the amount of such coverage on a Lot as defined in the Zoning Ordinance. It appears, however, in this Ordinance Amendment we are measuring the coverage on the site, so I changed this term to Site Coverage and moved it to keep it alphabetical. Also, Total Site Area is defined; Total Lot Area is not. Commented [HPN2]: Specific references are more likely to become incorrect in the future due to other amendments being made to the Zoning Ordinance. SITE COVERAGE A measure of the intensity of the use of a lot measured as that portion or percentage of the total site area covered with structures, buildings, driveways, parking areas and parking structures, loading facilities, bicycle/pedestrian pathways, patios, decks, and other similar types of structures as well as improved surfaces. Includes the water surface area of swimming pools. STREET LINE The dividing line between the street and the lot. The street line shall be the same as the legal right-of-way provided that the street line shall be not less than twenty-five (thirty (3025) feet from the centerline of any street nor less than provided for in Chapter 255, Subdivision of Land, of the Radnor Township Code. Commented [SG3]: Minimum right-of-way in the SALDO is 60 feet so distance from the centerline must be 30 feet. OK. TOTAL SITE AREA The gross area of a site as described in the deeds or from an actual survey included as part of an application for subdivision or land development, excluding the area of any streets or rights-ofway. ARTICLE II - Definitions of Chapter 280, Zoning, of the Radnor Township Code is hereby amended by revising the definition of BUILDING HEIGHT to read as follows: 2

37 BUILDING or STRUCTURE HEIGHT The vertical distance from the average grade (the average of the grades taken at five twenty foot intervals around the building or structure perimeter) to the top of the highest roof beams of a flat roof or to the mean level of a sloped roof, provided that chimneys and spires shall not be included in measuring the height. Elevator, stair and equipment penthouses, tanks and air-conditioning towers shall not be included in measuring the height. The height shall be measured from finished grade, but such measurement shall not be made from a point higher than two eight feet above original grade. Commented [SG4]: The definition in the current zoning ordinance says twenty feet. OK. Commented [SG5]: The definition in the current zoning ordinance says eight feet. OK. ARTICLE III Definitions of Chapter 280, Zoning, of the Radnor Township Code is hereby added to read as follows: Definitions AGE RESTRICTED MULTIPLE FAMILY DEVELOPMENT Multiple family development with dwelling units designed for independent living and occupied by a family where the head(s) of household shall be at least 55 years of age. Occupants less than 19 years of age shall not reside in such a development for more than 90 days in a calendar year. This use shall not include a convalescent or nursing home. The deeds and/or homeowners association declaration of an age restricted multiple family development shall include the requirements and restrictions of this definition. GROSS FLOOR AREA The sum of the horizontal floor area(s) of a building or group of buildings on a site, measured from the exterior faces of the building(s). The calculation of gross floor area shall not include parking structures. LANDSCAPE STRIP A strip of required yard space adjacent to the boundary of a property or district, not less in depth than designated in this Chapter, which is landscaped for the full depth and includes lawn grasses, ground cover vegetation, and a buffer screen equivalent to that described in Chapter 255, Subdivision of Land, of the Radnor Township Code under Buffer Screen Class A, first option, all informally arranged. MEDICAL OFFICE Establishments with physicians and other medical staff primarily engaged in providing a range of outpatient-only health care services that may include one or more of the following: primary care, specialized care, urgent care, diagnostics, and surgery. PERMITTED GROSS FLOOR AREA The gross floor area of a development which achieves traffic neutrality as described in Section SITE A parcel or parcels of adjoining land under common ownership on which a plan for subdivision or land development is proposed. Commented [HPN6]: Specific references are more likely to become incorrect in the future due to other amendments being made to the Zoning Ordinance. 3

38 SITE COVERAGE A measure of the intensity of the use of a lot measured as that portion or percentage of the total site area covered with structures, buildings, driveways, parking areas and parking structures, loading facilities, bicycle/pedestrian pathways, patios, decks, and other similar types of structures as well as improved surfaces. Includes the water surface area of swimming pools. TOTAL SITE AREA The gross area of a site as described in the deeds or from an actual survey included as part of an application for subdivision or land development, excluding the area of any streets or rights-ofway. ARTICLE IVII Use Regulations of Chapter 280, Zoning, of the Radnor Township Code is hereby amended to read as follows: Use regulations A building or unified group of buildings may be erected or used and a lot may be used or occupied for any of the following purposes: A. Scientific or industrial research, testing or experimental laboratory or similar establishment for research or product development, provided that there is no commercial production or storage of any commodity or substance except for storage necessary for scientific research. B. Office building, excluding Medical Office. C. Accessory uses, which may include: (1) Storage within a completely enclosed building in conjunction with a permitted use. (2) A cafeteria or other service facility located within the building and operated for the exclusive use of the occupants of the building. An accessory cafeteria may include outdoor dining as permitted by B. (3) A recreational area for occupants. (4) Living quarters for watchmen, caretakers or similar employees. (5) A parking garage or structure. Parking garages and structures may be constructed above or below ground, be located, wholly or partly, within the principal building(s), be attached to and made a part of the principal building(s), or constructed as a detached accessory structure. Parking spaces within structures may be reduced to not less than nine feet in width by 19 feet in depth, exclusive of aisles, for each motor vehicle. Commented [SG7]: Sub-section D(1) allows all parking spaces to be 9 feet by 19 feet. OK. 4

39 D. Mixed Use Development subject to the regulations and requirements set forth in below. ARTICLE IV Special Regulations of Chapter 280, Zoning, of the Radnor Township Code is hereby amended by adding a new subsection that shall read as follows: Special regulations for mixed use development overlay In place of the foregoing requirements for the PLO District, a mixed use development may be established in accordance with and pursuant to the regulations and requirements set forth below: A. Uses Under the mixed use development use, a building(s), structure(s), or a combination thereof may be erected, used, or occupied by one or more of the following uses. No use shall include a drive-in/drive-thru/drive-up service. (1) Any use or accessory use permitted in the PLO District. (2) Medical office. (3) Hotel, including extended stay, which may contain restaurant and banquet space. Hotel pools shall be for the use of hotel guests only. (4) Restaurant, located only within an office building, hotel, or age restricted multiple family development building. (5) Age restricted multiple family development that may involve associated amenities including, but not limited to, an accessory community center, swimming pool, and/or selfserve laundry facilities, all of which are for the use of residents and their guests only. (6) Retail store with individual gross floor area not to exceed 10,000 square feet, located only within an office building, hotel, or age-restricted multiple family development building. (7) Personal service shop with individual gross floor area not to exceed 10,000 square feet, located only within an office building, hotel, or age restricted multiple family development building. (8) Indoor health/fitness center. (9) Bank or similar financial institution. (10) Skilled nursing and/or assisted living facility. (11) Out-patient surgical center. 5

40 (12) Accessory uses and structures customarily incidental to the foregoing permitted uses. Outdoor dining is permitted in accordance with B. B. Dimensional Regulations. (1) Front Yard Setback Buildings, structures, surface parking areas, and service and/or interior vehicular access roadways shall be set back 100 feet from the proposed street line of every public street they abut. Entrance driveways and sidewalks may cross through the front yard setback. (2) Side and Rear Yard Setbacks Buildings and structures shall be set back from every side and rear yard property line at least 50 feet. These requirements may be reduced according to the following: (a) (b) Side and rear yards for buildings and structures abutting railroad rights-of-way shall not be less than 25 feet. Side yards for buildings and structures abutting properties in the PLO District shall not be less than 25 feet. (3) Surface parking areas shall be located at least 25 feet from a side or rear yard property line. Surface parking related driveways, and service and/or interior vehicular access roadways shall be located at least 15 feet from a side or rear yard property line. Commented [SG8]: Does SEPTA own a right-of-way or property in fee simple? I do not know, but I do not believe this distinction matters. A right-of-way is defined by the use the property can be put or is put, not by how the property is owned. I suggested this change to prevent a railroad-owned office building from taking advantage of these reduced setbacks. The R-5 Regional Rail line in the Township is owned by AMTRAK. (4) Accessory structures, including parking garages and structures, shall meet the required yard setbacks for a principal building or structure. (5) Buildings, structures, surface parking areas, and service and/or interior vehicular access roadways shall be set back at least 100 feet from any side or rear property line which abuts an existing residential zoning district or use existing as of [insert effective date] the effective date of this ordinance]. (6) Maximum Building Area No more than 30% of the total site area may be covered by buildings and structures. (7) Maximum Lot Site Coverage - 45% of the total site area. (8) Height requirements. Commented [HPN9]: What about residential uses within the PLO? See added language. OK. Commented [HPN10]: The actual effective date of the ordinance should be inserted here instead of this language. Commented [HPN11]: See the above comment about Lot Coverage. (a) (b) (c) No building shall exceed 85 feet in height. A parking garage or parking structure may have a height of up to 55 feet so long as such parking garage or parking structure does not exceed the height of any building on the site. All other structures shall not exceed 45 feet in height. 6

41 (d) For those building facades that face a side or rear property line which adjoins an existing residential zoning district or use existing as of [insert effective date] the effective date of this ordinance, any portion of the building façade over 45 feet high shall be stepped back from the required setback a distance of one (1) foot for every two (2) feet or portion thereof in height over 45 feet. Commented [HPN12]: See above. (9) Riparian Buffer 35 feet in width. (10) Buffer and Landscaping (a) (b) Abutting each public street, except for limited access highways, a landscape strip not less than 75 feet in depth shall be provided. Storm water management areas, entrance driveways, and sidewalks are permitted to be constructed within cross this strip. Abutting any property line which abuts an existing residential zoning district or use existing as of [insert effective date] the effective date of this ordinance, a buffer planting strip of not less than 100 feet in depth shall be planted and maintained, except where a railroad right-of-way, or a limited access highway right-of-way is located between the site and a such existing residential zoning district or use, in which case the planting buffer strip shall be equal in depth to that of the setback provided or 25 feet, whichever is greater. Storm water management areas, entrance driveways, and sidewalks are permitted to be constructed within cross the strip. Commented [HPN13]: See above. (11) Building Spacing - The distance at the closest point between any two buildings shall not be less than 45 feet. There is no required minimum distance between a building and a parking garage/structure. (12) Building Size an individual building s length or width shall not exceed 350 feet. C. Design and Site Regulations. (1) Traffic Neutrality. Commented [HPN14]: Do we need to have the language concerning façade changes found the CICD provisions? Commented [SG15R14]: The architectural building design standards address façade changes and dimensions. (a) The size of a mixed use development shall be limited by the amount of traffic it is projected to produce. A proposed mixed use development on a site must achieve traffic neutrality when compared to a possible general office use on the same site. Traffic neutrality shall be achieved if the number of vehicular trips projected to be generated by the proposed mixed use development on the site during the AM peak hour of the street is equal to or less than the number of vehicular trips projected to be generated by a general office use on the subject site during the AM peak hour of the street; and, the number of vehicular trips projected to be generated by the proposed mixed use development on the site during the PM peak hour of the street is equal to or less than the number of vehicular trips projected to be generated by a general office use on the subject site during the PM peak hour of the street. In making this determination, the projected a general office use shall only encompass the same amount of gross floor area as existed 7

42 on the subject site as of [insert effective date]. or which is currently allowed on the subject site under the current PLO regulations (not including this Section), whichever is less. Calculations shall be in accordance with the total trip generation rate tables, procedures and methodologies of the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Local/regional projects actual trip counts data may be used to supplement or substitute for the ITE Trip Generation Manual rate tables information, procedures, or methodologies subject to the review and approval of the Township Traffic Engineer. All data and calculations shall be reviewed by the Township Traffic Engineer and PennDOT where access is taken to a state roadway, for the purpose of determining whether traffic neutrality is achieved in accordance with this subsection. Commented [SG16]: This phrase is being eliminated per discussion with Township Solicitor since achieving consensus on what is by right under the current PLO regulations has been very difficult. Existing gross floor area is a more straightforward basis. Agreed. (b) (c) (c) (d) (e) No trip reduction factors of any kind shall be applied as part of determining traffic neutrality. Outdoor seating shall be included in trip generation calculations. Traffic neutrality shall be maintained throughout the life of all projects according to the relevant provisions of Chapter 255, Subdivision of Land, of the Township Code. A mixed use development shall not be approved or permitted until traffic neutrality is achieved in accordance with this Section. If a proposed mixed use development is projected to produce too many vehicular trips, the size and/or composition of the development shall be revised so as to reduce the number of projected trips to a point where traffic neutrality is achieved. Whenever the gross floor area of the development or the gross floor area of a use within the development is proposed to change, or when a new use is proposed to move into the development, or the composition of uses within the development is proposed to change,; the current development owner shall demonstrate the development still achieves traffic neutrality. A zoning permit shall be required for such changes and shall not be issued should it be shown that traffic neutrality is not achieved under the proposed changes. (2) For Sites Less Than 10 Acres - A mixed used development may consist of a single office, laboratory, medical office, hotel, age restricted multiple family development, or skilled nursing/assisted living use occupying 100% of the permitted gross floor area on the site. Otherwise, a minimum of two uses shall be established as part of the mixed use development, and the maximum gross floor area of individual uses each use category shall not exceed the following percentages: (a) A maximum of 99% of the permitted gross floor area may be designated for the category of office, laboratory, medical office, age restricted multiple family development, hotel, or skilled nursing/assisted living use. Commented [SG17]: The intent of the gross floor area percentages is for the entire category not to exceed the percentage limits (99%, 10%, and 35%). The purpose is to promote the uses in Category (a), and not to allow the combination of the uses in Category (b) to occupy more than 10% of the gross floor area, and not to allow the combination of the uses in Category (c) to occupy more than 35% of the gross floor area. 8

43 (b) (c) A maximum of 10% of the permitted gross floor area may be designated for the category of retail, personal service, or restaurant uses. A maximum of 35% of the permitted gross floor area may be designated for the category of indoor health/fitness center; bank or similar financial institution; or out-patient surgical center uses. (3) For Sites 10 Acres or Larger - There shall be a minimum of three (3) uses established as part of the mixed use development. Out of the three (3) minimum uses, one use may be designated for up to 65% of the permitted gross floor area, and two uses may be designated for up to 85% of the permitted gross floor area. The third and any additional uses shall be designated to utilize the remaining permitted gross floor area. The maximum gross floor area of individual uses shall not exceed the following percentages: (a) (a) A maximum of 65% of the permitted gross floor area may be designated for office use., medical office uses. (a)(b) A maximum of 65% of the permitted gross floor area may be designated for medical office use. (b) (c) (d) (e) (f) (g) (eg) A maximum of 35% of the permitted gross floor area may be designated for hotel uses. A maximum of 35% of the permitted gross floor area may be designated for age restricted multiple family development uses. A maximum of 10% of the permitted gross floor area may be designated for retail use., personal service, restaurant uses. A maximum of 10% of the permitted gross floor area may be designated for personal service use. A maximum of 10% of the permitted gross floor area may be designated for restaurant use. A maximum of 10% of the permitted gross floor area may be designated for a bank or similar financial institution use. A maximum of 305% of the permitted gross floor area may be designated for all other permitted uses. any one, two, or all three uses among indoor health/fitness center use, skilled nursing and/or assisted living use, and out-patient surgical center use. (4) Applicants shall comply with the architectural design standards found in Chapter 255, Subdivision of Land, Article V Design Standards of the Township Code. (5) All building mechanical systems, such as air conditioning units, exhaust systems, satellite dishes, fire escapes, elevator housing, and other similar elements (including dumpsters), shall be integrated into the overall design and character of the building and shall be 9

44 screened from view by architectural or landscape features. In addition, sound attenuation devices shall be installed on all equipment such that noise levels after 9 pm do not exceed 55 dba at the property line of an abutting residential use or residential zoning district existing as of [insert effective date] the effective date of this ordinance.to minimize noise pollution. (6) Site Lighting - Light fixtures shall be shielded to reduce light spillage beyond the property line of the site. At no point shall any light trespass onto adjacent residential properties exceed 0.1 foot-candles at the property line, and no light shall trespass onto adjacent nonresidential properties that exceeds 1.0 foot-candles at the property line. All proposed exterior site and building-mounted lighting shall achieve meet the International Dark-Sky Association (IDA) standards at 99% of full cutoff. requirements. (7) Site Amenities to Promote Transit Use Commented [HPN18]: See above. Commented [HPN19]: Should we have a specific number here? Yes, see insert. OK. Commented [HPN20]: I have been told that this is an impossibility. Is this correct? Per Villanova s experience, see insert. OK. (a) (b) (c) (d) (be) Public sidewalks shall be provided at a minimum width of six (6) feet. SEPTA -approved bus shelters shall be installed on the frontage of properties where bus stops are planned, proposed, needed, or currently exist. Shared use paths across properties as shown in the Radnor Township Greenways and Open Space Network Plan that link developments to transit hubs shall be provided at a minimum width of twelve (12) feet. Wayfinding signage shall be provided to clearly identify on-site pedestrian walks, trails, and other facilities and provide direction to and from nearby transit facilities. Pedestrian scaled lighting shall be positioned along on-site pedestrian sidewalks, walkways, paths, and trails, such that lighting levels along them maintain a consistent 0.3 foot-candles. Commented [HPN21]: HPN change. Commented [HPN22]: Why so wide? Commented [SG23R22]: The Greenway Plan discusses shared use paths (apart from sidewalks) as accommodating pedestrian and bicycle traffic. Industry standards referenced in the Plan call for at least 12 feet width to provide for two way bicycle traffic (8 ft) and separate room for pedestrians (4 ft). Commented [HPN24]: HPN change. D. Off-Street Parking and Loading Requirements. (1) Motor Vehicle Parking. All parking spaces used for parking motor vehicles shall measure not less than 9 feet by 19 feet. At the discretion of the Board of Commissioners, up to 25% of the total number of parking spaces may be designated as compact, which shall measure no less than 8 feet by 16 feet. (2) Required Number of Parking Spaces. Unless otherwise approved in accordance with provisions of this subsection, the following requirements shall be met: (a) (b) Residential Uses A minimum of 1.2 spaces per dwelling unit. All other permitted uses shall provide parking in accordance with B of the Zoning Code. (3) Off street loading shall comply with of the Zoning Code. 10

45 (4) The applicant shall provide and designate at least one (1) space for carpooling for every fifty (50) automobile parking spaces. These spaces shall be those next closest in proximity to building entrances after those provided for ADA parking. The applicant shall provide at least five (5) preferred carpooling parking spaces and shall not be required to provide more than twenty-five (25) preferred carpooling spaces based on the ratio above. The applicant shall determine the minimum number of vehicle occupants that will constitute a carpool. Such carpooling spaces shall be appropriately signed by the applicant. (5) The applicant shall provide and designate bicycle facilities at a ratio of at least one (1) bicycle space for every twenty (20) automobile parking spaces. These spaces shall be located within a principal building(s) or accessory structure(s) or in an area shielded from the weather no more than fifty (50) feet from the entrance of a principal building(s). Each space shall include a metal anchor sufficient to secure the bicycle frame when used in conjunction with a user-supplied lock. The applicant shall provide at least three (3) spaces and shall not be required to provide more than fifty (50) spaces based on the ratio above. The applicant shall also provide, as part of the bicycle facilities, lockers and showers within the office/mixed use buildings for use by tenants and their employees. (6) The applicant shall provide and designate a minimum of 1% of the total number of offstreet parking spaces proposed on the site to be dedicated to a car share program. The applicant shall provide and designate at least three (3) spaces and shall not be required to provide more than fifteen (15) spaces based on the ratio above. A car share program shall be with a nationally recognized car share organization/operator, unless the applicant can demonstrate to the satisfaction of the Board of Commissioners, in their sole discretion, that a local operator has the capabilities to provide a sustainable car share program. Tenants/occupants may provide their own fleet vehicles to serve the same purpose in lieu of their proportion of a site s car share program. (7) Reduction in Parking and/or Loading Requirements - Two or more uses on a site may provide for required parking/loading in a common parking lot or loading area, so long as the total of the spaces provided is not less than the total number of the spaces required for each use individually. In their sole discretion, however, the Board of Commissioners may permit a reduction in the sum total of the required parking and/or loading for some or all of the uses within a mixed use development. Such a reduction shall be requested by the applicant and be based on the following: (a) Where there are efficiencies derived by shared parking and/or loading for uses which have complementary peak demands, the applicant shall submit parking/loading generation data, based upon standard methodology (such as that published by the Urban Land Institute or from actual studies within the region or regions with similar access to transit) sufficient for the Township to determine the appropriate reduction. The applicant shall adequately demonstrate to the Board that the hours or days of peak parking or loading needed by the individual uses are so different and/or that the documented projected use of transit is significant enough, such that a lesser number of spaces or berths will still provide adequate parking/loading for all uses proposed as part of the request. The required number of off-street parking or loading spaces shall not be reduced by 11

46 more than 25%.The required number of off-street parking or loading spaces shall not be reduced by more than 25%. E. Signs - In addition to the regulations set forth elsewhere in this Chapter, the following provisions shall apply to all signs located within a mixed use development. Only the signs listed below and signs listed under Section , Exempt Signs, are permitted within a mixed use development. Commented [HPN25]: I would recommend NOT eliminating this limitation. Commented [SG26R25]: Will leave it in. (1) Business Development Signs (a) (b) (c) (d) (e) One (1) development sign shall be permitted for every 500 feet of road frontage or portion thereof. However, no more than two (2) such signs shall be permitted on a site. Shall not exceed 50 square feet in sign area. Shall not exceed 6 feet in height. May be placed within any required front yard; but no closer to the street line than ten (10) feet. May be illuminated but shall not blink, flash, or be animated. (2) Business Directory Signs (a) (b) (c) (d) (e) Shall be located within the site so as to allow motorists to pull out of the flow of traffic and safely read the directory, or, shall be placed at the main entrance to a building. No more than one (1) directory sign per entrance driveway or per main entrance to a building shall be allowed. Shall not exceed twelve (12) square feet in sign area. Shall not exceed five (5) feet in height. May be illuminated but shall not blink, flash, or be animated. (3) Corporate Identification Signs (a) (b) (c) (d) Each building on a site shall be permitted to erect no more than one (1) corporate identification sign. Such sign shall be in addition to permitted wall sign(s). Shall not exceed 140 square feet in sign area. Shall not be illuminated in any fashion. Shall be placed no higher than or extend above any cornice, parapet wall, or building façade. 12

47 (4) Wall Sign (a) (b) (c) Each building on a site shall be permitted one (1) wall sign not to exceed forty (40) square feet in area. For those buildings on a site containing more than one nonresidential tenant or business establishment, a wall sign up to twenty (20) square feet in area shall be permitted for each tenant/ establishment located in the building. Such sign(s) shall be in addition to the one permitted corporate identification sign. Shall not exceed a sign height of fifteen (15) feet nor be placed higher than or extend above any cornice, roofline, parapet wall, or building façade. May be illuminated but shall not blink, flash, or be animated. (5) Instructional Signs (a) (b) (c) Shall not exceed thirty (30) square feet in sign area. Shall not exceed a sign height of six (6) feet. May be illuminated but shall not blink, flash, or be animated. (6) Directional Signs (a) (b) (c) Shall not exceed four (4) square feet in sign area. Shall not exceed a sign height of three (3) feet. May be illuminated but shall not blink, flash, or be animated. (7) Real Estate Signs (a) (b) (c) (d) No more than one (1) real-estate sign shall be permitted on each street frontage. Shall not exceed twenty (20) square feet in area. Shall not exceed a sign height of six (6) feet. Shall be non-illuminated. Article VI Outdoor Dining The initial paragraph of Subsection A. of of Chapter 280, Zoning, of the Radnor Township Code is hereby amended to read as follows: 13

48 A. Outdoor dining shall be permitted in the PLO Zoning District as an accessory use on the same premises as a licensed food establishment (restaurant, banquet facility, or accessory use cafeteria) that has indoor seating. Within the C-1, C-2, C-3, WBOD, and PB Zoning Districts, outdoor dining shall be permitted as an accessory use on the same premises as a licensed food establishment (restaurant) that has indoor seating. To assure quality standards for customers and food safety, the following provisions shall apply: ARTICLE VII Sign Definitions of Chapter 280, Zoning, of the Radnor Township Code is hereby amended by adding the following new terms and definitions: Commented [HPN27]: This is the current language of this Subsection. Commented [SG28R27]: That current language was left in so it was clearly understood where the new language about outdoor dining in the PLO was being inserted. If it is not necessary, please delete. I added this language, and this language should be kept in here. BUSINESS DEVELOPMENT SIGN An on-premises sign located along the road frontage which announces the nature, purpose, or name of the building/enterprise/complex. BUSINESS DIRECTORY SIGN An on-premises sign listing the names, logos, trademarks, and/or addresses of a building(s), and its respective occupants, located on the site. CORPORATE IDENTIFICATION SIGN A wall sign limited to the name and/or business logo of a single entity who is an occupant of the building. INTERNAL ILLUMINATION A light source that is concealed or contained within the sign and becomes visible in darkness through a translucent surface. Message center signs, digital displays, and signs incorporating neon lighting shall not be considered as internally illuminated. Commented [HPN29]: Shouldn t this be added to Section and not Section 280-4? Yes, please see it inserted here. OK. ARTICLE VIII - Repealer All ordinances or parts of ordinances which are inconsistent herewith are hereby repealed. ARTICLE IXVIII - Severability If any sentence, clause, section or part of this Ordinance is for any reason found to be unconstitutional, illegal, or invalid by a court of competent jurisdiction, such unconstitutionality, illegality or invalidity shall not affect or impair any of the remaining provisions, sentences, clauses, sections, or parts of this Ordinance. It is hereby declared as the intent of the Board of Commissioners of Radnor Township, that 14

49 this Ordinance would have been adopted had such unconstitutional, illegal, or invalid sentence, clause, section, or part thereof not been included therein. ARTICLE IX Effective Date This Ordinance shall become effective in accordance with the Radnor Township Home Rule Charter. ENACTED AND ORDAINED this day of, A.D RADNOR TOWNSHIP By: Name: James C. Higgins Title: President ATTEST: Robert A. Zienkowski, Secretary H:\Projects\10144\ \CivMun\Dec 11, 2015 draft ord and stds\revisd drft PLO amend ord (changes) pc mtg.pdf 15

50 ORDINANCE NO XX AN ORDINANCE OF THE TOWNSHIP OF RADNOR, DELAWARE COUNTY, PENNSYLVANIA, AMENDING CHAPTER 280 OF THE RADNOR TOWNSHIP CODE, ZONING, TO ENABLE A MIXED USE DEVELOPMENT WITH ASSOCIATED REGULATIONS WITHIN THE PLO PLANNED LABORATORY-OFFICE DISTRICT. WHEREAS, Radnor Township seeks to accommodate reasonable community growth that recognizes the special attributes of areas of the Township; WHEREAS, the Board of Commissioners has conducted a public hearing to consider these amendments to Chapter 280 relating to Zoning; WHEREAS, prior to the public hearing, the proposed amendments were provided to the Radnor Township Planning Commission and to the Delaware County Planning Commission as required by Act of 1968, P.L. 805, No. 247 as reenacted and amended; WHEREAS, after a public hearing and consideration of all of the information, comments, and questions raised or made therein, and the comments received from the Radnor Township Planning Commission and the Delaware County Planning Commission, the Board of Commissioners has deemed it beneficial to the residents of Radnor Township to amend said sections of Chapter 280 relating to Zoning; NOW, THEREFORE, be it ORDAINED and ENACTED that the Board of Commissioners does hereby amend Chapter 280, Zoning, as follows: ARTICLE I - Definitions of Chapter 280, Zoning, of the Radnor Township Code is hereby amended by adding the following new terms and definitions: structures. STREET LINE The dividing line between the street and the lot. The street line shall be the same as the legal right-of-way provided that the street line shall be not less than thirty (30) feet from the centerline of any street nor less than provided for in Chapter 255, Subdivision of Land, of the Radnor Township Code. ARTICLE II - Definitions of Chapter 280, Zoning, of the Radnor Township Code is hereby amended by revising the definition of BUILDING HEIGHT to read as follows:

51 BUILDING or STRUCTURE HEIGHT The vertical distance from the average grade (the average of the grades taken at twenty foot intervals around the building or structure perimeter) to the top of the highest roof beams of a flat roof or to the mean level of a sloped roof, provided that chimneys and spires shall not be included in measuring the height. Elevator, stair and equipment penthouses, tanks and air-conditioning towers shall not be included in measuring the height. The height shall be measured from finished grade, but such measurement shall not be made from a point higher than eight feet above original grade. ARTICLE III Definitions of Chapter 280, Zoning, of the Radnor Township Code is hereby added to read as follows: Definitions AGE RESTRICTED MULTIPLE FAMILY DEVELOPMENT Multiple family development with dwelling units designed for independent living and occupied by a family where the head(s) of household shall be at least 55 years of age. Occupants less than 19 years of age shall not reside in such a development for more than 90 days in a calendar year. This use shall not include a convalescent or nursing home. The deeds and/or homeowners association declaration of an age restricted multiple family development shall include the requirements and restrictions of this definition. GROSS FLOOR AREA The sum of the horizontal floor area(s) of a building or group of buildings on a site, measured from the exterior faces of the building(s). The calculation of gross floor area shall not include parking structures. LANDSCAPE STRIP A strip of required yard space adjacent to the boundary of a property or district, not less in depth than designated in this Chapter, which is landscaped for the full depth and includes lawn grasses, ground cover vegetation, and a buffer screen equivalent to that described in Chapter 255, Subdivision of Land, of the Radnor Township Code under Buffer Screen Class A, first option, all informally arranged. MEDICAL OFFICE Establishments with physicians and other medical staff primarily engaged in providing a range of outpatient-only health care services that may include one or more of the following: primary care, specialized care, urgent care, diagnostics, and surgery. PERMITTED GROSS FLOOR AREA The gross floor area of a development which achieves traffic neutrality as described in Section SITE A parcel or parcels of adjoining land under common ownership on which a plan for subdivision or land development is proposed. 2

52 SITE COVERAGE A measure of the intensity of the use of a lot measured as that portion or percentage of the total site area covered with structures, buildings, driveways, parking areas and parking structures, loading facilities, bicycle/pedestrian pathways, patios, decks, and other similar types of structures as well as improved surfaces. Includes the water surface area of swimming pools. TOTAL SITE AREA The gross area of a site as described in the deeds or from an actual survey included as part of an application for subdivision or land development, excluding the area of any streets or rights-ofway. ARTICLE IV Use Regulations of Chapter 280, Zoning, of the Radnor Township Code is hereby amended to read as follows: Use regulations A building or unified group of buildings may be erected or used and a lot may be used or occupied for any of the following purposes: A. Scientific or industrial research, testing or experimental laboratory or similar establishment for research or product development, provided that there is no commercial production or storage of any commodity or substance except for storage necessary for scientific research. B. Office building, excluding Medical Office. C. Accessory uses, which may include: (1) Storage within a completely enclosed building in conjunction with a permitted use. (2) A cafeteria or other service facility located within the building and operated for the exclusive use of the occupants of the building. An accessory cafeteria may include outdoor dining as permitted by B. (3) A recreational area for occupants. (4) Living quarters for watchmen, caretakers or similar employees. (5) A parking garage or structure. Parking garages and structures may be constructed above or below ground, be located, wholly or partly, within the principal building(s), be attached to and made a part of the principal building(s), or constructed as a detached accessory structure. 3

53 D. Mixed Use Development subject to the regulations and requirements set forth in below. ARTICLE V Special Regulations of Chapter 280, Zoning, of the Radnor Township Code is hereby amended by adding a new subsection that shall read as follows: Special regulations for mixed use development In place of the foregoing requirements for the PLO District, a mixed use development may be established in accordance with and pursuant to the regulations and requirements set forth below: A. Uses Under the mixed use development use, a building(s), structure(s), or a combination thereof may be erected, used, or occupied by one or more of the following uses. No use shall include a drive-in/drive-thru/drive-up service. (1) Any use or accessory use permitted in the PLO District. (2) Medical office. (3) Hotel, including extended stay, which may contain restaurant and banquet space. Hotel pools shall be for the use of hotel guests only. (4) Restaurant, located only within an office building, hotel, or age restricted multiple family development building. (5) Age restricted multiple family development that may involve associated amenities including, but not limited to, an accessory community center, swimming pool, and/or selfserve laundry facilities, all of which are for the use of residents and their guests only. (6) Retail store with individual gross floor area not to exceed 10,000 square feet, located only within an office building, hotel, or age-restricted multiple family development building. (7) Personal service shop with individual gross floor area not to exceed 10,000 square feet, located only within an office building, hotel, or age restricted multiple family development building. (8) Indoor health/fitness center. (9) Bank or similar financial institution. (10) Skilled nursing and/or assisted living facility. (11) Out-patient surgical center. 4

54 (12) Accessory uses and structures customarily incidental to the foregoing permitted uses. Outdoor dining is permitted in accordance with B. B. Dimensional Regulations. (1) Front Yard Setback Buildings, structures, surface parking areas, and service and/or interior vehicular access roadways shall be set back 100 feet from the proposed street line of every public street they abut. Entrance driveways and sidewalks may cross through the front yard setback. (2) Side and Rear Yard Setbacks Buildings and structures shall be set back from every side and rear yard property line at least 50 feet. These requirements may be reduced according to the following: (a) (b) Side and rear yards for buildings and structures abutting railroad rights-of-way shall not be less than 25 feet. Side yards for buildings and structures abutting properties in the PLO District shall not be less than 25 feet. (3) Surface parking areas shall be located at least 25 feet from a side or rear yard property line. Surface parking related driveways, and service and/or interior vehicular access roadways shall be located at least 15 feet from a side or rear yard property line. (4) Accessory structures, including parking garages and structures, shall meet the required yard setbacks for a principal building or structure. (5) Buildings, structures, surface parking areas, and service and/or interior vehicular access roadways shall be set back at least 100 feet from any side or rear property line which abuts an existing residential zoning district or use existing as of [insert effective date] ]. (6) Maximum Building Area No more than 30% of the total site area may be covered by buildings and structures. (7) Maximum Site Coverage - 45% of the total site area. (8) Height requirements. (a) (b) (c) No building shall exceed 85 feet in height. A parking garage or parking structure may have a height of up to 55 feet so long as such parking garage or parking structure does not exceed the height of any building on the site. All other structures shall not exceed 45 feet in height. 5

55 (d) For those building facades that face a side or rear property line which adjoins an existing residential zoning district or use existing as of [insert effective date], any portion of the building façade over 45 feet high shall be stepped back from the required setback a distance of one (1) foot for every two (2) feet or portion thereof in height over 45 feet. (9) Riparian Buffer 35 feet in width. (10) Buffer and Landscaping (a) (b) Abutting each public street, except for limited access highways, a landscape strip not less than 75 feet in depth shall be provided. Storm water management areas, entrance driveways, and sidewalks are permitted to be constructed within this strip. Abutting any property line which abuts an existing residential zoning district or use existing as of [insert effective date], a buffer planting strip of not less than 100 feet in depth shall be planted and maintained, except where a railroad right-of-way, or a limited access highway right-of-way is located between the site and such existing residential zoning district or use, in which case the planting buffer strip shall be equal in depth to that of the setback provided or 25 feet, whichever is greater. Storm water management areas, entrance driveways, and sidewalks are permitted to be constructed within the strip. (11) Building Spacing - The distance at the closest point between any two buildings shall not be less than 45 feet. There is no required minimum distance between a building and a parking garage/structure. (12) Building Size an individual building s length or width shall not exceed 350 feet. C. Design and Site Regulations. (1) Traffic Neutrality. (a) The size of a mixed use development shall be limited by the amount of traffic it is projected to produce. A proposed mixed use development on a site must achieve traffic neutrality when compared to a possible general office use on the same site. Traffic neutrality shall be achieved if the number of vehicular trips projected to be generated by the proposed mixed use development on the site during the AM peak hour of the street is equal to or less than the number of vehicular trips projected to be generated by a general office use on the subject site during the AM peak hour of the street; and, the number of vehicular trips projected to be generated by the proposed mixed use development on the site during the PM peak hour of the street is equal to or less than the number of vehicular trips projected to be generated by a general office use on the subject site during the PM peak hour of the street. In making this determination, the projected general office use shall only encompass the same amount of gross floor area as existed on the subject site as of [insert effective date]. Calculations shall be in 6

56 accordance with the total trip generation rate tables, procedures and methodologies of the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Local/regional projects actual trip counts data may be used to supplement or substitute for the ITE Trip Generation Manual rate tables information, procedures, or methodologies subject to the review and approval of the Township Traffic Engineer. All data and calculations shall be reviewed by the Township Traffic Engineer and PennDOT where access is taken to a state roadway, for the purpose of determining whether traffic neutrality is achieved in accordance with this subsection. (b) (c) (d) (e) No trip reduction factors of any kind shall be applied as part of determining traffic neutrality. Outdoor seating shall be included in trip generation calculations. A mixed use development shall not be approved or permitted until traffic neutrality is achieved in accordance with this Section. If a proposed mixed use development is projected to produce too many vehicular trips, the size and/or composition of the development shall be revised so as to reduce the number of projected trips to a point where traffic neutrality is achieved. Whenever the gross floor area of the development or the gross floor area of a use within the development is proposed to change, or when a new use is proposed to move into the development, or the composition of uses within the development is proposed to change; the current development owner shall demonstrate the development still achieves traffic neutrality. A zoning permit shall be required for such changes and shall not be issued should it be shown that traffic neutrality is not achieved under the proposed changes. (2) For Sites Less Than 10 Acres - A mixed used development may consist of a single office, laboratory, medical office, hotel, age restricted multiple family development, or skilled nursing/assisted living use occupying 100% of the permitted gross floor area on the site. Otherwise, a minimum of two uses shall be established as part of the mixed use development, and the maximum gross floor area of each use category shall not exceed the following percentages: (a) (b) (c) A maximum of 99% of the permitted gross floor area may be designated for the category of office, laboratory, medical office, age restricted multiple family development, hotel, or skilled nursing/assisted living use. A maximum of 10% of the permitted gross floor area may be designated for the category of retail, personal service, or restaurant uses. A maximum of 35% of the permitted gross floor area may be designated for the category of indoor health/fitness center; bank or similar financial institution; or out-patient surgical center uses. 7

57 (3) For Sites 10 Acres or Larger - There shall be a minimum of three (3) uses established as part of the mixed use development. Out of the three (3) minimum uses, one use may be designated for up to 65% of the permitted gross floor area, and two uses may be designated for up to 85% of the permitted gross floor area. The third and any additional uses shall be designated to utilize the remaining permitted gross floor area. The maximum gross floor area of individual uses shall not exceed the following percentages: (a) (b) (b) (c) (d) (e) (f) (g) (g) A maximum of 65% of the permitted gross floor area may be designated for office use. A maximum of 65% of the permitted gross floor area may be designated for medical office use. A maximum of 35% of the permitted gross floor area may be designated for hotel uses. A maximum of 35% of the permitted gross floor area may be designated for age restricted multiple family development uses. A maximum of 10% of the permitted gross floor area may be designated for retail use. A maximum of 10% of the permitted gross floor area may be designated for personal service use. A maximum of 10% of the permitted gross floor area may be designated for restaurant use. A maximum of 10% of the permitted gross floor area may be designated for a bank or similar financial institution use. A maximum of 30% of the permitted gross floor area may be designated for any one, two, or all three uses among indoor health/fitness center use, skilled nursing and/or assisted living use, and out-patient surgical center use. (4) Applicants shall comply with the architectural design standards found in Chapter 255, Subdivision of Land, Article V Design Standards of the Township Code. (5) All building mechanical systems, such as air conditioning units, exhaust systems, satellite dishes, fire escapes, elevator housing, and other similar elements (including dumpsters), shall be integrated into the overall design and character of the building and shall be screened from view by architectural or landscape features. In addition, sound attenuation devices shall be installed on all equipment such that noise levels after 9 pm do not exceed 55 dba at the property line of an abutting residential use or residential zoning district existing as of [insert effective date]. (6) Site Lighting - Light fixtures shall be shielded to reduce light spillage beyond the property line of the site. At no point shall any light trespass onto adjacent residential properties exceed 0.1 foot-candles at the property line, and no light shall trespass onto adjacent non- 8

58 residential properties that exceeds 1.0 foot-candles at the property line. All proposed exterior site and building-mounted lighting shall achieve International Dark-Sky Association (IDA) standards at 99% of full cutoff. (7) Site Amenities to Promote Transit Use (a) (b) (c) (d) (e) Public sidewalks shall be provided at a minimum width of six (6) feet. SEPTA-approved bus shelters shall be installed on the frontage of properties where bus stops are planned, proposed, needed, or currently exist. Shared use paths across properties as shown in the Radnor Township Greenways and Open Space Network Plan that link developments to transit hubs shall be provided at a minimum width of twelve (12) feet. Wayfinding signage shall be provided to clearly identify on-site pedestrian walks, trails, and other facilities and provide direction to and from nearby transit facilities. Pedestrian scaled lighting shall be positioned along on-site pedestrian sidewalks, walkways, paths, and trails, such that lighting levels along them maintain a consistent 0.3 foot-candles. D. Off-Street Parking and Loading Requirements. (1) Motor Vehicle Parking. All parking spaces used for parking motor vehicles shall measure not less than 9 feet by 19 feet. At the discretion of the Board of Commissioners, up to 25% of the total number of parking spaces may be designated as compact, which shall measure no less than 8 feet by 16 feet. (2) Required Number of Parking Spaces. Unless otherwise approved in accordance with provisions of this subsection, the following requirements shall be met: (a) (b) Residential Uses A minimum of 1.2 spaces per dwelling unit. All other permitted uses shall provide parking in accordance with B of the Zoning Code. (3) Off street loading shall comply with of the Zoning Code. (4) The applicant shall provide and designate at least one (1) space for carpooling for every fifty (50) automobile parking spaces. These spaces shall be those next closest in proximity to building entrances after those provided for ADA parking. The applicant shall provide at least five (5) preferred carpooling parking spaces and shall not be required to provide more than twenty-five (25) preferred carpooling spaces based on the ratio above. The applicant shall determine the minimum number of vehicle occupants that will constitute a carpool. Such carpooling spaces shall be appropriately signed by the applicant. 9

59 (5) The applicant shall provide and designate bicycle facilities at a ratio of at least one (1) bicycle space for every twenty (20) automobile parking spaces. These spaces shall be located within a principal building(s) or accessory structure(s) or in an area shielded from the weather no more than fifty (50) feet from the entrance of a principal building(s). Each space shall include a metal anchor sufficient to secure the bicycle frame when used in conjunction with a user-supplied lock. The applicant shall provide at least three (3) spaces and shall not be required to provide more than fifty (50) spaces based on the ratio above. The applicant shall also provide, as part of the bicycle facilities, lockers and showers within the office/mixed use buildings for use by tenants and their employees. (6) The applicant shall provide and designate a minimum of 1% of the total number of offstreet parking spaces proposed on the site to be dedicated to a car share program. The applicant shall provide and designate at least three (3) spaces and shall not be required to provide more than fifteen (15) spaces based on the ratio above. A car share program shall be with a nationally recognized car share organization/operator, unless the applicant can demonstrate to the satisfaction of the Board of Commissioners, in their sole discretion, that a local operator has the capabilities to provide a sustainable car share program. Tenants/occupants may provide their own fleet vehicles to serve the same purpose in lieu of their proportion of a site s car share program. (7) Reduction in Parking and/or Loading Requirements - Two or more uses on a site may provide for required parking/loading in a common parking lot or loading area, so long as the total of the spaces provided is not less than the total number of the spaces required for each use individually. In their sole discretion, however, the Board of Commissioners may permit a reduction in the sum total of the required parking and/or loading for some or all of the uses within a mixed use development. Such a reduction shall be requested by the applicant and be based on the following: (a) Where there are efficiencies derived by shared parking and/or loading for uses which have complementary peak demands, the applicant shall submit parking/loading generation data, based upon standard methodology (such as that published by the Urban Land Institute or from actual studies within the region or regions with similar access to transit) sufficient for the Township to determine the appropriate reduction. The applicant shall adequately demonstrate to the Board that the hours or days of peak parking or loading needed by the individual uses are so different and/or that the documented projected use of transit is significant enough, such that a lesser number of spaces or berths will still provide adequate parking/loading for all uses proposed as part of the request. The required number of off-street parking or loading spaces shall not be reduced by more than 25%. E. Signs - In addition to the regulations set forth elsewhere in this Chapter, the following provisions shall apply to all signs located within a mixed use development. Only the signs listed below and signs listed under Section , Exempt Signs, are permitted within a mixed use development. (1) Business Development Signs 10

60 (a) (b) (c) (d) (e) One (1) development sign shall be permitted for every 500 feet of road frontage or portion thereof. However, no more than two (2) such signs shall be permitted on a site. Shall not exceed 50 square feet in sign area. Shall not exceed 6 feet in height. May be placed within any required front yard; but no closer to the street line than ten (10) feet. May be illuminated but shall not blink, flash, or be animated. (2) Business Directory Signs (a) (b) (c) (d) (e) Shall be located within the site so as to allow motorists to pull out of the flow of traffic and safely read the directory, or, shall be placed at the main entrance to a building. No more than one (1) directory sign per entrance driveway or per entrance to a building shall be allowed. Shall not exceed twelve (12) square feet in sign area. Shall not exceed five (5) feet in height. May be illuminated but shall not blink, flash, or be animated. (3) Corporate Identification Signs (a) (b) (c) (d) Each building on a site shall be permitted to erect no more than one (1) corporate identification sign. Such sign shall be in addition to permitted wall sign(s). Shall not exceed 140 square feet in sign area. Shall not be illuminated in any fashion. Shall be placed no higher than or extend above any cornice, parapet wall, or building façade. (4) Wall Sign (a) Each building on a site shall be permitted one (1) wall sign not to exceed forty (40) square feet in area. For those buildings on a site containing more than one nonresidential tenant or business establishment, a wall sign up to twenty (20) square feet in area shall be permitted for each tenant/ establishment located in the building. Such sign(s) shall be in addition to the one permitted corporate identification sign. 11

61 (b) (c) Shall not exceed a sign height of fifteen (15) feet nor be placed higher than or extend above any cornice, roofline, parapet wall, or building façade. May be illuminated but shall not blink, flash, or be animated. (5) Instructional Signs (a) (b) (c) Shall not exceed thirty (30) square feet in sign area. Shall not exceed a sign height of six (6) feet. May be illuminated but shall not blink, flash, or be animated. (6) Directional Signs (a) (b) (c) Shall not exceed four (4) square feet in sign area. Shall not exceed a sign height of three (3) feet. May be illuminated but shall not blink, flash, or be animated. (7) Real Estate Signs (a) (b) (c) (d) No more than one (1) real-estate sign shall be permitted on each street frontage. Shall not exceed twenty (20) square feet in area. Shall not exceed a sign height of six (6) feet. Shall be non-illuminated. Article VI Outdoor Dining The initial paragraph of Subsection A. of of Chapter 280, Zoning, of the Radnor Township Code is hereby amended to read as follows: A. Outdoor dining shall be permitted in the PLO Zoning District as an accessory use on the same premises as a licensed food establishment (restaurant, banquet facility, or accessory use cafeteria) that has indoor seating. Within the C-1, C-2, C-3, WBOD, and PB Zoning Districts, outdoor dining shall be permitted as an accessory use on the same premises as a licensed food establishment (restaurant) that has indoor seating. To assure quality standards for customers and food safety, the following provisions shall apply: 12

62 ARTICLE VII Sign Definitions of Chapter 280, Zoning, of the Radnor Township Code is hereby amended by adding the following new terms and definitions: BUSINESS DEVELOPMENT SIGN An on-premises sign located along the road frontage which announces the nature, purpose, or name of the building/enterprise/complex. BUSINESS DIRECTORY SIGN An on-premises sign listing the names, logos, trademarks, and/or addresses of a building(s), and its respective occupants, located on the site. CORPORATE IDENTIFICATION SIGN A wall sign limited to the name and/or business logo of a single entity who is an occupant of the building. INTERNAL ILLUMINATION A light source that is concealed or contained within the sign and becomes visible in darkness through a translucent surface. Message center signs, digital displays, and signs incorporating neon lighting shall not be considered as internally illuminated. ARTICLE VIII - Repealer All ordinances or parts of ordinances which are inconsistent herewith are hereby repealed. ARTICLE IX - Severability If any sentence, clause, section or part of this Ordinance is for any reason found to be unconstitutional, illegal, or invalid by a court of competent jurisdiction, such unconstitutionality, illegality or invalidity shall not affect or impair any of the remaining provisions, sentences, clauses, sections, or parts of this Ordinance. It is hereby declared as the intent of the Board of Commissioners of Radnor Township, that this Ordinance would have been adopted had such unconstitutional, illegal, or invalid sentence, clause, section, or part thereof not been included therein. ARTICLE X Effective Date This Ordinance shall become effective in accordance with the Radnor Township Home Rule Charter. 13

63 ENACTED AND ORDAINED this day of, A.D RADNOR TOWNSHIP By: Name: James C. Higgins Title: President ATTEST: Robert A. Zienkowski, Secretary H:\Projects\10144\ \CivMun\Dec 11, 2015 draft ord and stds\revisd drft PLO amend ord (clean) pc mtg.pdf 14

64 (3) Architectural design standards these standards are intended to promote new or rehabilitated buildings and structures size, proportions, and design that create a visually attractive environment. Architectural elements such as form, patterns, features, colors, and materials are to be used to reduce buildings and structures perceived bulk and volume and to enhance visual interest and quality. All sides of a building and structure shall be architecturally designed to be consistent with regard to style, materials, colors, and details. (a) Building and structure materials the facades of all new or rehabilitated buildings and structures (excluding windows, display windows, doors, roofing, fascia or soffits) shall be constructed of the following: [1] Brick [2] Stone [3] Architectural concrete, if the surface is designed to simulate brick or stone [4] Architectural metalwork/metal panel systems/curtain wall [5] Architectural glass wall systems (b) Vertical articulation vertical articulation shall be used to create interest and variety to the building and structure façade mass and relieve the effect of a single, long, monotonous wall or roofline. [1] Vertical articulation shall occur along the entire height of each building and structure façade at a minimum of a 50 feet interval. [2] Vertical articulation may include a vertical change in façade plane, contrasting window design or pattern changes, or changes in façade materials or colors. [3] The depth of change in such façade plane shall be a minimum of two feet. [4] Such façade plane change may be provided by building or structure wall offsets, projecting bays, balconies, recessed entries, changes in rooflines, and other similar features. [5] Building facades that front on the lot line that is parallel or nearly parallel to the site s street of address and exceed 175 feet in length shall include a change in façade plane for at least fifty percent (50%) of the entire height of the building having a depth of at least five percent of the entire length of the façade and extending at least 25 percent of the entire length of the façade. (c) Horizontal articulation horizontal articulation shall be used to break up the scale of building and structure facades. [1] Horizontal articulation may include a horizontal change in façade plane and/or changes in materials or colors. [2] Such horizontal façade plane change may be provided by roof terraces, setbacks, expression lines, belt courses, cornices, or other devices. [3] The design of the building base shall be emphasized through the design, pattern, color, quality, and durability of its materials to create visual interest and to emphasize the transition from the base of the building to the body of the building. [4] Detailed architectural elements, change in façade materials or colors, or contrasting window design or patterns that are visible from street level shall be provided at the top of a building to provide a distinguishing visual termination to the façade and interest at the skyline.

65 (d) Prominent principal entry the primary building entrance to each use within a building shall stand out architecturally so as to be easily distinguishable from any other building entrances through the use of recessed entry, fixed entrance canopies, demarcating materials and/or colors, and architectural detailing. H:\Projects\10144\ \CivMun\Dec 11, 2015 draft ord and stds\revised draft-bldg design stds docx H:\Projects\10144\ \CivMun\Dec 11, 2015 draft ord and stds\revised draft-bldg design stds\050216pc mtg.docx

66 TRAFFIC NEUTRALITY IN THE DRAFT PLO AMENDMENT ORDINANCE As the PLO amendment ordinance is currently drafted, the traffic neutrality regulation only applies to mixed use development within the PLO. An explanation of traffic neutrality follows below. Text taken directly from the Traffic Neutrality regulation (Section C(1)(a)) of the ordinance is repeated here and parenthetical text meant to further explain the regulatory text is shown in italics. The size of a mixed use development shall be limited by the amount of traffic it is projected to produce. A proposed mixed use development on a site must achieve traffic neutrality (the same generated amount of traffic) when compared to the traffic projected to be generated by a possible general office use on the same site (after much discussion by the Planning Commission, Township staff and consultants, and PLO property owners, general office use of PLO sites was determined to be the most straightforward baseline use to compare its traffic against the traffic projected by any new use). More specifically, traffic neutrality is achieved if the number of vehicular trips projected to be generated by the proposed mixed use development on the site during the AM peak hour of the street (the traffic in the peak hour of the street is that which has the greater impact on drivers than the peak hour of a particular use which could fall at a time other than the street peak hour and not add to rush hour ) is equal to or less than the number of vehicular trips projected to be generated by a general office use on the subject site during the AM peak hour of the street; and, the number of vehicular trips projected to be generated by the proposed mixed use development on the site during the PM peak hour of the street is equal to or less than the number of vehicular trips projected to be generated by a general office use on the subject site during the PM peak hour of the street (the projected use must generate peak hour traffic that is less than that of a general office use in each peak hour and not generate traffic that is less than one of the general office peak hours, more traffic than the other general office peak hour, and generate traffic for a total of the peak hours that is less than that for a general office use). In making this determination, the projected general office use shall only encompass the same amount of gross floor area as existed on the subject site as of the effective date of this ordinance (using the existing gross floor area was determined to be the most straightforward baseline calculation of potential general office use gross floor area rather than a hypothetical by-right gross floor area). Traffic calculations shall be in accordance with the total trip generation rate tables, procedures and methodologies of the latest edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual. Local/regional projects actual trip counts data may be used to supplement or substitute for the ITE Trip Generation Manual rate tables information, procedures, or methodologies subject to the review and approval of the Township Traffic Engineer (if there is real-life traffic generation data from the local area, it may be used in place of ITE information if to the satisfaction of the Township Traffic Engineer). All data and calculations shall be reviewed by the Township Traffic Engineer and PennDOT where access is taken to a state roadway, for the purpose of determining whether traffic neutrality is achieved. Maintaining traffic neutrality over time - overall, according to the proposed definition of permitted gross floor area, the gross floor area of a mixed use development that is permitted to be constructed on a site in the PLO district is that which achieves traffic neutrality. Section C(1)(e) of the draft ordinance is meant to ensure that traffic neutrality is maintained over time as much as possible. That regulation requires that if the gross floor area of the mixed use development or the gross floor area of a use within the development is proposed to change, or the composition of uses within the development is to change, then it must be shown that the changes still result in the development achieving traffic neutrality. A zoning permit from the Township Zoning Officer will be required for such changes and will only be issued if traffic neutrality is achieved under such changes. 1 RETTEW Traffic Neutrality Explanation April 4, 2016

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