Township of Radnor, PA Article IX Wayne Business Overlay District

[Added 7-16-2007 by Ord. No. 2007-28]

§ 255-70 Legal basis.

The adoption of a new Article IX creating provisions for the Wayne Business Overlay District within Chapter 255, Subdivision of Land, of the Township Code is enabled through provisions of the Pennsylvania Municipalities Code, PL 805, No. 247, as reenacted and amended (MPC).[1]

[1] Editor's Note: See 53 P.S. § 10101 et seq., the Municipalities Planning Code.

§ 255-71 Purpose; intent of regulations.

Article IX of the Zoning Code is enacted to provide and promote opportunities for development and redevelopment within the Wayne Business Overlay District (hereinafter WBOD) as set forth in the Master Plan adopted by the Board of Commissioners on September 11, 2006. These regulations are intended to provide opportunities for an appropriate mix of residential and nonresidential uses within the WBOD, establish regulations for special use districts within the boundaries of the Master Plan, promote the use of mass transportation, and provide for enhanced vibrancy through building, site, and streetscape design. Where there is a conflict between these regulations and regulations set in Chapter 255, the provisions of this article shall apply.

§ 255-72 Designation of district boundaries.

The WBOD shall be the boundaries designated within the Master Plan, adopted September 11, 2006 by the Board of Commissioners, as set forth in Exhibit A.[1]

[1] Editor's Note: Said map is on file in the Township offices.

§ 255-73 Conflict with other code sections.

The definitions and regulations set forth in this article shall apply to the WBOD. Wherever there is a conflict or inconsistency between the WBOD regulations and other definitions and regulations of the Chapter 255, those regulations set forth in this article shall govern development and redevelopment within the WBOD.

§ 255-74 Site amenity requirements.

As a part of every application for development or redevelopment of a property, site amenities shall be provided and installed by the applicant where applicable. The maintenance of these amenities shall be provided by the property owner where applicable. Each application will be reviewed individually. Required amenities, or any deviation therefrom, shall be at the discretion of the Township.

§ 255-75 Tree design standards.

Street trees shall be installed and maintained as follows:

A. Street trees, 2 1/2 to three inches in caliper, shall be planted along both sides of streets at an interval of 40 feet on center, but they shall not block visibility of store windows.

B. Street trees shall be deep-rooted and stress-tolerant. Street tree species shall comply with the following list:

(1) Street trees.

	Acer rubrum	Red Maple
	Acer saccharum	Sugar Maple
	Fraxinus pennsylvanic Seedless Variety	Green Ash
	Quercus acutissima	Sawtooth Oak
	Quercus coccinea	Scarlet Oak
	Zelkova serrata	Japanese Zelkova

(2) Street trees adjacent to power lines.

	Acer campestre	Hedge Maple
	Crataegus viridis
	Winter King	Green Hawthorn
	Maackia amurensis Prunus seerrulata	Amur Maackia
	Kwanzan Syringa reticulata	Kwanzan Cherry
	Ivory Silk	Japanese Tree Lilac

(3) Parking lot trees.

(a) All parking areas shall have at least one tree for every five parking spaces in single bays and one tree for every 10 parking spaces in double bays.

(b) Trees shall be planted in such a manner as to afford even shade distribution across paved areas.

C. Street trees shall be installed and maintained in a four-foot by four-foot planting bed, and shall be coordinated with the stormwater management improvements set forth in the Master Plan.

D. Tree grates shall be manufactured by Neenah Foundry or an equal approved by the Zoning Officer.

§ 255-76 Streetlight and parking lot light standards.

A. Streetlights shall be installed as follows (see Figure 1[1]):

(1) Madison-style streetlight black fluted poles, shall be 15 feet in height, and shall be installed and maintained, along with the "Acorn ACN-1" post-top luminaire and "modern finial."

(2) Streetlights shall be spaced 60 feet to 90 feet apart in an alternating arrangement along both sides of streets.

[1] Editor's Note: Figure 1 is included at the end of this chapter.

B. Parking lot lights shall be installed as follows:

(1) Shoebox light fixtures shall be used to direct light downwards. Fixture height shall not reach higher than 15 feet.

(2) For lighting that abuts a residential property, a shield shall be used to deflect light away from the property.

C. Exterior lights attached to buildings. External lighting is restricted to that which is necessary for minimum safety and security levels. Light standards shall be low profile and shall have a sharp cutoff shield and directed downward to reduce dispersal of ambient light to the night sky. Sodium vapor lights shall not be allowed.

§ 255-77 Sidewalk design standards.

Sidewalks shall be provided and consistent with Figure 2[1] and as follows:

A. Sidewalks shall be a minimum of six feet in width.

B. Sidewalks shall be a minimum of eight feet in width (excluding twenty-four and one-fourth-inch brick herringbone and six-inch curb) if same are used for outdoor dining or a sidewalk cafe.

C. Whenever a sidewalk is interrupted by a curb cut/driveway apron, a pedestrian-oriented crosswalk shall be constructed with a minimum width of six feet.

D. Whenever any parking abuts a sidewalk, wheel stops shall be installed to prevent car overhang.

E. Sidewalks shall be made of concrete or brick.

F. Concrete shall have no exposed aggregate or color additive.

G. Concrete sidewalks shall be designed using a minimum twenty-four-inch by twenty-four-inch squares to a maximum thirty-inch by thirty-inch squares and match the adjoining property throughout the WBOD.

H. Sidewalks shall have a twenty-four and one-fourth-inch brick herringbone border with a six-inch curb.

I. Sidewalks shall comply with the Township's specifications.

[1] Editor's Note: Figure 2 is included at the end of this chapter.

§ 255-78 Curb standards.

Curbs shall be installed and maintained as follows (see Figure 3[1]):

A. Curbs shall be provided along all streets and access drives.

B. Curbs shall be of the vertical concrete type with a six-inch reveal.

C. Curbs shall comply with Article V of the Township's Administrative Code.[2]

[2] Editor's Note: See also Art. V, Design Standards, of this chapter.

D. Curbs shall be made to promote barrier-free access and to accommodate pedestrians with disabilities, in accordance with ADA requirements.

E. All low points along curbs shall be adequately drained to prevent flooding and ponding of water.

[1] Editor's Note: Figure 3 is included at the end of this chapter.

§ 255-79 Curb cut design standards.

A. New driveways shall be discouraged.

B. Existing driveways shall be narrowed to the maximum extent possible.

C. Existing curb cuts that are no longer needed shall be sealed-off and replaced with six-inch curbing and sidewalks that match surrounding properties.

D. Whenever there is an existing curb cut, the sidewalk material (concrete, brick, etc.) shall be extended to promote pedestrian continuity along the sidewalk.

E. Shared driveways through partnership agreements shall be encouraged and shall be subject to Township approval.

§ 255-80 Parking standards.

Parking shall be as follows:

A. On-street parking shall be provided to the maximum extent possible and as follows:

(1) Curbside, parallel on-street parking spaces shall be eight feet in width and 22 feet in length.

(2) Angled parking spaces shall be 9.5 feet in width and 20 feet in depth.

B. Off-street parking shall be as follows:

(1) Parking spaces shall be nine feet wide and 18 feet in depth.

(2) No more than five spaces shall be permitted in a continuous row without the incorporation of landscaping or trees.

C. Parking surfaces shall be installed and maintained and shall be streetprint asphalt, or approved equal, or stamped, color-coated asphalt.

D. Off-street parking shall comply with the following standards:

(1) All parking areas shall be buffered from views from adjacent properties and roads. The rear yard buffer shall be minimally 10 feet in width, unless otherwise specified by the Township.

(2) Intermediate buffers at a minimum of five feet in width shall be introduced where parking areas exceed 120 feet in any dimension. An equivalent area of internal planting areas may be substituted in other locations within parking areas, subject to the review and approval of the Township.

(3) If fencing is incorporated in any parking lot, it shall be designed so that not more than 25% of the fence permits through-views. Fencing shall be between four and six feet in height.

(4) Planting size at installation.

(a) Canopy trees: two to 2 1/2 inches in caliper.

(b) Understory trees: seven to eight feet in height.

(c) Evergreen trees: seven to eight feet in height.

(d) Large shrubs (over five-foot mature height): 42 to 48 inches in height.

(e) Small shrubs (under five-foot mature height): 24 to 30 inches in height.

(5) Buffer screen shall not be required should existing planting, topography or man-made structures remaining on the property be deemed acceptable for screening purposes by the Township.

E. Parking shall also comply with Article V.

§ 255-81 Crosswalk standards.

Crosswalks at street intersections shall be consistent with the Master Plan and as follows:

A. Crosswalks shall be provided at all street intersections.

B. Crosswalks shall be from six feet to 12 feet in width.

C. Crosswalks shall either be painted or stamped.

D. Crosswalks shall otherwise comply with § 255-39.

§ 255-82 Plaza/commons standards.

Commons shall be provided and installed using the following examples:

A. Unit pavers and concrete pavers shall be installed to the maximum extent possible.

B. Streetlights shall be installed and maintained in accordance with § 255-76.

C. Shade trees, planters, and other landscaping shall be installed and maintained.

D. Benches, walls, kiosks, and other functional and aesthetic street furnishings shall be installed and maintained (see Figure 4[1]).

[1] Editor's Note: Figure 4 is included at the end of this chapter.

§ 255-83 Trash receptacle standards.

Waste receptacles shall be provided consistent with the following (see Figure 5[1]):

A. Victor Stanley, Model S-42, Ironsites Series litter receptacle in black, or approved equal, shall be installed, anchored, and serviced.

B. Waste receptacles shall be located every 200 feet of sidewalk length in the WBOD.

C. Waste receptacles shall be positioned in strategic locations, especially at street intersections.

D. Refer to § 255-74 for requirements.

[1] Editor's Note: Figure 5 is included at the end of this chapter.

§ 255-84 Benches.

Benches shall be provided as follows (see Figure 6[1]):

A. The Victor Stanley, Model S-13, Ironsites Series bench in six-foot length, or approved equal, shall be installed and maintained.

B. Benches shall be located every 200 feet of sidewalk length in the WBOD.

C. Benches shall be located in plaza/commons areas to the maximum extent possible.

D. Refer to § 255-74 for requirements.

[1] Editor's Note: Figure 6 is included at the end of this chapter.

§ 255-85 Bicycle rack standards.

Bicycle racks shall be provided and installed as follows:

A. Anchor and maintain bicycle racks in plaza/commons areas whenever possible.

B. An inverted "U" model, painted black to match other street furniture.

C. Bicycle rack every 200 feet of sidewalk length (see Figure 7[1]).

[1] Editor's Note: Figure 7 is included at the end of this chapter.

D. Refer to § 255-74 for requirements.

§ 255-86 Wayfinding standards.

A. Wayfinding signage to aid in finding locations for parking and to the train station shall be installed, anchored, and maintained.

B. Wayfinding signage in gateway locations shall be installed, anchored, and maintained.

C. Design and location of wayfinding standards shall be subject to Township approval.

§ 255-87 Site amenity standards.

The following standards shall apply to all new or redeveloped properties in the WBOD:

A. Setback zero to 35 feet (see Figure 10, sketch 1[1]):

(1) Lights and street trees at curbline (trees shall be in grates in accordance with § 255-75).

(2) Brick border at curbline.

(3) Concrete paving to building.

[1] Editor's Note: Figure 10, Sketch 1 is included at the end of this chapter.

B. Setback 25 to 45 feet, parallel parking in front (see Figure 10, Sketch 2[2]):

(1) Parallel parking bordered by bulbout plus special paving.

(2) Lights and street trees at curbline (trees shall be in grates in accordance with § 255-75).

(3) Brick border at curbline.

(4) Concrete walk.

(5) Remaining front yard.

(a) Maximum of 50% additional pedestrian paving (for non-vehicular circulation).

(b) No thru service drives.

(c) No bituminous paving.

(d) Additional paving shall be separated from the public walkway by a minimum of three feet of landscaping.

(e) Minimum of 25% landscape improvements (trees and shrubs in addition to street tree requirements).

(f) Placement shall include screening of views to rear service/parking.

[2] Editor's Note: Figure 10, Sketch 2 is included at the end of this chapter.

C. Setback 45 to 60 feet, angled parking in front (see figure 10, Sketch 3[3]):

(1) Angled parking plus twenty-four and one-quarter-inch brick herringbone.

(2) Bulbout plus special paving for properties at corner locations.

(3) Lights and street trees at curbline (trees shall be in grates in accordance with § 255-75).

(4) Permitted expansion of concrete walk to building line to permit dining area (or landscape area).

[3] Editor's Note: Figure 10, Sketch 3 is included at the end of this chapter.

D. Setback 36 feet and greater, parking in side and rear (see Figure 10, Sketch 4[4]):

(1) Lights at curbline.

(2) Brick border at curbline.

(3) Concrete walk.

(4) Street trees inside of concrete walk in turf or landscape.

(5) Maximum of 50% additional pedestrian paving (nonvehicular circulation).

(6) No through service drives.

(7) No bituminous paving.

(8) Additional paving shall be separated from the public walkway by a minimum of three feet of landscaping.

(9) Minimum of thirty-three-percent landscape improvements (trees and shrubs in addition to street tree requirements shall be subject to Township review to ensure clear sight lines at curbcuts).

(10) Placement of landscaping shall include screening of views to rear service/parking by means of one of the following:

(a) Site walls shall be a minimum of six feet in height.

(b) Fencing shall be six feet in height and shall be made of either wood or brick. If wood fencing is used, then it shall not permit more than twenty-five-percent through-view.

[4] Editor's Note: Figure 10, Sketch 4 is included at the end of this chapter.