Township of Radnor, PA
Delaware County
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Table of Contents
Table of Contents
[Added 7-17-1989 by Ord. No. 89-26[1]]
[1]
Editor's Note: This ordinance also deleted former Art. XVIII, I Institutional District, as amended.
The PI Planned Institutional District shall consist of that land presently designated and zoned as Institutional.
A. 
Planned Institutional Districts are designed to provide for the special needs of regionally oriented institutional uses. Among other things, Planned Institutional Districts are intended to:
(1) 
Preserve the open character of large areas of the Township which are now dominated by or are peculiarly suited to institutional and quasi-public uses.
(2) 
Encourage a harmonious pattern of institutional development which can mutually benefit the Township, the immediate neighbors of the institutions and the institutions themselves.
B. 
In Planned Institutional Districts, the regulations contained in this article shall apply. In order to encourage the development of institutional uses in accordance with approved standards which protect the adjacent noninstitutional uses from adverse impacts, the following regulations shall apply.
[Amended 9-22-1997 by Ord. No. 97-26]
A building or combination of buildings may be erected or used and a lot may be principally used or occupied for any one of the following purposes:
A. 
College, private or parochial elementary or secondary school or other educational institution for academic instruction, convent, monastery, church or similar religious institution, student infirmary, including rectory or parish house, provided that a rectory or parish house contains not more than one dwelling unit, not to include a business or trade school, dance studio or similar use.
B. 
Any institutional use similar to a use specifically permitted above, such as a museum or an institution or home for children, the aged, the indigent or the handicapped, medical or health center, convalescent home, nursing home or similar health facility, when authorized as a special exception by the Zoning Hearing Board, subject to the general standards prescribed in § 280-145.
C. 
Accessory use on the same lot with and customarily incidental to the foregoing permitted uses, and may include:
(1) 
A playing field or recreational facility in conjunction with a permitted main use. Any area for play or recreation shall be fenced or otherwise screened from an adjacent property line in accordance with § 280-71 of this article.
(2) 
A dormitory, provided that every room occupied for sleeping purposes by one occupant shall have a minimum gross floor area of at least 70 square feet. Every room occupied for sleeping purposes by more than one occupant shall contain at least 50 square feet of gross floor area for each occupant thereof.
(3) 
Townhouses, apartments or other dwelling units and accommodations for the housing of students, faculty or staff and employees of a permitted use, provided that the requirements of Chapter 222, Property Maintenance, of the Township Code, are met.
D. 
Comprehensive integrated college development in accordance with and pursuant to the regulations and requirements set forth in § 280-68.1.
[Added 3-31-2014 by Ord. No. 2013-21]
[Added 3-31-2014 by Ord. No. 2013-21]
A. 
Purpose; intent of regulations. It is the intent of these regulations to provide and promote redevelopment of land currently used for college or university purposes within the Township. It is the further intent of the comprehensive integrated college development to promote a pedestrian-friendly landscape upon existing college and university campuses in a sensitive and planned development that preserves the integrity of those neighborhoods in which these institutions are situated. In conformity with the Radnor Township Comprehensive Plan, these regulations provide for the sound planning of colleges and universities and limit the expansion of these institutional uses to areas within the present limits of the campus. These regulations are intended to provide design and regulatory standards for college and university facilities which will mutually benefit the Township and the applicant through enhanced vibrancy of the campus areas and a pedestrian-friendly townscape. This use provides for these benefits, while protecting adjacent noninstitutional properties from adverse impacts.
B. 
Definitions. As used in this section, the following terms shall have the meanings indicated:
COMPREHENSIVE INTEGRATED COLLEGE DEVELOPMENT (CICD)
The redevelopment of lands, and the buildings, structures, and/or improvements located thereon, for any one or more of the subordinate uses set forth in this section. A CICD can only be established upon lands being used for college or university purposes at the time of adoption of this section on March 31, 2014.
C. 
Designation of location.
(1) 
A comprehensive integrated college development shall only be permitted by conditional use approval and shall be located upon a single specified site.
(2) 
A CICD shall only be permitted when the total campus area of the applicant, within the limits of the PI Planned Institutional District, is greater than 75 acres, as described in the deeds or from an actual survey included as part of an application for a CICD.
(3) 
No portion of a CICD shall be located on lands zoned other than Planned Institutional (PI) or on lands located in other municipalities, regardless if such other lands are currently used for college or university purposes.
(4) 
Only one CICD shall be allowed on the entire campus of an applicant, and shall only be located on that part of the campus that existed as of the date of adoption of this section and that was being used for college and university purposes at that time.
(5) 
The CICD shall be limited to a contiguous site area greater than 10 acres but no more than 15 acres.
(6) 
The CICD may consist of more than one contiguous parcel or lot. For purposes of the CICD, this site area may include contiguous lots that are separated by streets classified as local streets or minor collectors by the Township's Subdivision and Land Development Ordinance, but shall not include lots or portions of lots that are separated from the rest of the CICD by streets classified as arterials or major collectors by the Township's Subdivision and Land Development Ordinance or by railroad rights-of-way or easements.
(7) 
Whenever there is conflict or inconsistency between this section's regulations and other regulations of the Zoning Ordinance, the regulations set forth in this section shall govern. All other applicable codes and regulations of the Township of Radnor shall remain applicable to the CICD.
(8) 
Any change in use or the addition of a new use(s); or the expansion of an approved CICD shall require a new conditional use approval.
D. 
Regulations.
(1) 
Subordinate use regulations. A building, a structure, or a combination of buildings and structures may be erected, used, or occupied for any one or more of the following purposes as part of a CICD when approved as a conditional use by the Board of Commissioners in accordance with Article XXIII of this chapter. All of the proposed subordinate uses within a CICD shall meet all of the specific standards and regulations set forth in this section.
(a) 
Educational subordinate uses for any of the following purposes:
[1] 
Academic facilities: classrooms, research facilities, and administrative/faculty offices.
[2] 
Performance facilities: athletic facilities, natatoriums, auditoriums, performance spaces, and theatres.
[3] 
Social facilities: student centers; student health centers; libraries; museums; places of worship; food preparation, restaurant, or dining facilities; and other recreational/social facilities designed and limited to provide services primarily to the institution's students, faculty, and staff.
[4] 
Housing facilities: dormitories, townhouses, apartments, single-family dwellings and other dwelling units and accommodations for housing the institution's students, faculty, and staff.
[5] 
Parking facilities: surface parking and parking structures.
(b) 
Retail subordinate uses.
[1] 
Retail subordinate uses are limited to the following uses and subject to Subsection D(1)(b)[2] below:
[a] 
Clothing shop, book store, variety store to include food items, bakery, ice cream shop, drug store, or similar use providing sales and services to customers.
[b] 
Personal service shop, including a barbershop, beautician, salon, or laundromat.
[c] 
Cafe, bistro, eatery or similar establishment owned and/or operated by the applicant.
[d] 
Bank or similar financial institution.
[e] 
Indoor amusement arcade.
[2] 
Retail subordinate uses shall only be located on the ground floor or basement of a building.
[3] 
Such uses may be open to the public. However, each such retail subordinate use shall be designed to be an integral part of the institution and to primarily serve the institutional community, including students, faculty, staff, alumni, and visitors.
[4] 
Those areas in the CICD devoted to retail subordinate uses shall not exceed 5% of the total gross floor area of all the buildings, not including parking structures, in the CICD. The floor area, excepting related storage, devoted to each retail use shall not exceed 10,000 square feet; provided, the floor area devoted to all retail subordinate uses (including storage) within the CICD shall not exceed 25,000 square feet.
(2) 
Dimensional regulations.
(a) 
Setbacks from the ultimate right-of-way for arterial streets (as defined in the SALDO) owned on both sides by the applicant:
[1] 
Academic facilities: 35 feet.
[2] 
Performance and social facilities: 35 feet.
[3] 
Housing facilities: 35 feet.
[4] 
Parking structures: 120 feet.
[5] 
Surface parking lots: 60 feet.
[6] 
Retail subordinate uses: 35 feet.
[7] 
Accessory uses and structures: 35 feet.
(b) 
Setbacks from the ultimate right-of-way for major collector streets (as defined in the SALDO):
[1] 
Academic facilities: 200 feet.
[2] 
Performance and social facilities: 200 feet.
[3] 
Housing facilities: 200 feet.
[4] 
Parking structures: 120 feet.
[5] 
Surface parking lots: 60 feet.
[6] 
Retail subordinate uses: 200 feet.
[7] 
Accessory uses and structures: 200 feet.
(c) 
Setbacks from the ultimate right-of-way for local and minor collector streets (as defined in the SALDO) owned on both sides by the applicant:
[1] 
Academic facilities: 30 feet.
[2] 
Performance and social facilities: 30 feet.
[3] 
Housing facilities: 30 feet.
[4] 
Parking structures: 20 feet.
[5] 
Surface parking lots: 60 feet.
[6] 
Retail subordinate uses: 30 feet.
[7] 
Accessory uses and structures: 30 feet.
(d) 
Setbacks from railroad property lines and rights-of-way:
[1] 
Academic facilities: 50 feet.
[2] 
Performance and social facilities: 50 feet.
[3] 
Housing facilities: 50 feet.
[4] 
Parking structures: 30 feet.
[5] 
Surface parking lots: five feet.
[6] 
Retail subordinate uses: 50 feet.
[7] 
Accessory uses and structures: 20 feet.
(e) 
All types of facilities shall be set back 100 feet from the boundary of any lot used for single-family residential purposes.
(f) 
Defaults and exceptions concerning setbacks.
[1] 
All other setbacks shall comply with the regulations generally applicable in the PI District.
[2] 
Elevators and stair towers for a parking structure may be located no closer than 10 feet to the right-of-way of a local and minor collector street for a length of no greater than 50 feet.
[3] 
Where the proposed CICD consists of more than one lot or parcel there shall be no required setbacks to buildings, structures, or other improvements, between the lots or parcels included in the CICD or other lands owned by the applicant, provided an easement agreement, lot consolidation, or declaration of covenants, conditions and restrictions enables the lots or parcels comprising the CICD to function as one integrated development.
[4] 
Where the proposed CICD is adjacent to other contiguous lands owned by the applicant (that are not separated by roads, railroad property lines, or rights-of-way) no setbacks shall be required regardless of zoning district.
(g) 
Maximum building area.
[1] 
Total building coverage. Not more than 30% of the CICD site shall be occupied by buildings. The total building coverage may be increased to no greater than 45%, subject to the land preservation standards of this section, provided that in no event may the total building coverage of the applicant's entire campus within the PI Zoning District exceed 30%. For purposes of calculating the total building coverage in the CICD, parking structures shall be included in the building area.
[2] 
Individual building coverage. No individual building nor a group of buildings not separated from each other by the minimum required separation distance noted below shall occupy more than 10% of the CICD site. Parking structures are not required to be included in the calculation of individual building coverage.
(h) 
Maximum impervious surfaces. Not more than 45% of the CICD site may be covered by impervious surfaces (the "impervious surface ratio"); provided, however, if the CICD is redeveloping existing improved lands, then the maximum allowed impervious surface ratio shall be 45% or 10% less than the existing impervious surface ratio on the proposed CICD site, whichever is greater. In no event may the maximum allowed impervious surfaces on the applicant's entire campus within the PI Zoning District exceed 45%.
(i) 
Height limitations from the average existing grade (the average of the existing grades taken at twenty-foot intervals around the proposed building perimeter) to the midpoint of a sloped roof or to the highest roof beams of a flat roof, provided that chimneys and spires shall not be included in measuring the height for structures within the CICD*:
[1] 
Academic and performance facilities: 50 feet.
[2] 
Housing and social facilities: 45 feet.
[3] 
Parking structures: 38 feet.
[4] 
All other structures: 38 feet.
*NOTE: The height of a fly loft shall not exceed 65 feet. A fly loft is limited to the area directly over the stage of a theatre, containing overhead lights, drop curtains, and equipment for raising and lowering sets.
(j) 
Building length and spacing.
[1] 
Building length. Building length shall measure the length of a single facade of a building or parking structure that is unbroken by variations/articulations in the facade for the entire height of the building. Such variations/articulations shall comprise a minimum six-foot horizontal offset depth. The variations/articulations shall have a minimum width to depth ratio of 4:1.
[a] 
All buildings and parking structures: 180 feet.
[2] 
Minimum building spacing. These standards shall apply to all existing or proposed buildings and parking structures, either within or outside of the limits of a CICD:
[a] 
Between any two buildings: 45 feet.
[b] 
Between a building and a parking structure: 30 feet.
(3) 
Special regulations.
(a) 
Riparian buffer setback: 50 feet.
(b) 
Buffer planting strip. No buffer planting strip or screening shall be required within the CICD or between the CICD and other properties of the applicant. Where required by § 280-71, a twenty-foot buffer planting strip shall be provided on land owned by the applicant. In addition, a twenty-foot buffer planting strip, in accordance with § 280-71, shall be provided anywhere within 200 feet of the CICD, unless waived by the Board of Commissioners. This additional buffer planting strip shall be located on lands of the applicant and placed so as to effectively screen the proposed CICD from any adjacent residential uses.
(c) 
Requirement to preserve land. If the applicant wishes to increase its building area within the CICD to more than 30%, then for each square foot of building area proposed in excess of 30%, the applicant shall be required to preserve two square feet of open space on lands owned by the applicant.
[1] 
The minimum area of any such preserved land shall not be less than 10,000 square feet.
[2] 
The preserved lands shall be located within the CICD or within 500 feet of the boundaries of the CICD; shall be located entirely within Radnor Township; shall not be separated from the CICD by an arterial or major collector street; and when at all possible, located to provide a buffer between the CICD and nearby residential properties.
[3] 
The preserved lands shall consist of one contiguous area which is not separated or divided by other parcels, streets, driveways, vehicular accessways, or railroad easements or rights-of-way. The preserved lands shall not include areas within rights-of-way or easements or areas that are already preserved or protected.
[4] 
The preserved lands shall not include narrow or irregular pieces of land which are remnants from the development on a campus. Preserved lands shall have a minimum horizontal dimension of 200 feet in every direction.
[5] 
Such lands shall be permanently preserved through the placement of a recorded easement that prohibits the construction of buildings, paving, or structures, other than walkways and other passive park improvements.
(d) 
All applications for a CICD shall be subject to review by the Design Review Board in accordance with architectural standards set forth in Chapter 150 of the Township Code.
(e) 
Off-street parking and loading requirements. The number of spaces required shall not be less than the minimum requirements of §§ 280-103 and 280-104, except as follows:
[1] 
The Board of Commissioners may permit a reduction in the number of parking spaces to be developed as required by this chapter, provided that each of the following conditions are satisfied:
[a] 
The applicant shall demonstrate to the Board using five years of existing or projected employment, customer, resident or other relevant data, such as Urban Land Institute (ULI) standards, that a reduction in the off-street parking spaces requirements of this chapter is warranted.
[b] 
The applicant shall submit plans of the parking as required by this chapter designating a layout for the total number of parking spaces needed to comply with this chapter. Additional plans shall also be provided designating other contiguous areas of the entire campus where sufficient parking is provided, or shall provide parking agreements between the applicant and the owners of other contiguous lands that designate off-site parking areas intended to serve the applicant's property.
[c] 
The applicant shall execute an agreement with the Township requiring the applicant to acquire, install, and/or construct additional off-street parking spaces in the event that the Board finds that additional parking is needed to service all proposed uses within the CICD within five years of final occupancy of such project. If additional parking is needed in accordance with this subsection, such parking shall meet all applicable area, dimensional, and buffering requirements.
[2] 
There shall be no off-street loading requirements except for retail subordinate uses. All off-street loading shall be adjacent to the use being served by the space; designated by the applicant; and approved by the Board during the conditional use approval process. The number of berths shall be one berth for each 20,000 square feet of net floor area, or fraction thereof, devoted to retail subordinate uses in the CICD.
[a] 
Off-street loading facilities shall have adequate and unobstructed access to a street, service drive, or alley. Such facilities shall have adequate maneuvering space and shall be so arranged that they may be used without blocking or otherwise interfering with the use of automobile accessways, parking facilities, fire lanes, or pedestrianways, clear sight distances or triangles, or backing out onto a public street.
[3] 
Except for areas of access, all driveways, off-street loading areas, and service or interior roadways shall be permitted within all yard setbacks with a minimum setback distance of five feet from any public right-of-way, except that off-street loading areas shall not be located between a building and the right-of-way line of an arterial or major collector street.
[4] 
Surface parking spaces shall be no less than nine feet by 19 feet. Parking spaces in any parking structure shall be no less than eight feet six inches by 19 feet. Parking structures with seventy-five-degree angled parking and one-way aisles shall have a minimum aisle width of 17 feet. Handicap-accessible spaces and their size shall be provided in accordance with the SALDO and other codes of the Township.
[5] 
As specifically designated during the conditional use approval process, the required off-street parking spaces may be located:
[a] 
Within the boundaries of the CICD; or
[b] 
On other areas of the entire campus, exclusive of areas within residential zoning districts.
(f) 
Mechanical/electrical equipment and trash.
[1] 
Mechanical/electrical equipment shall be located/mounted at ground level. Areas for trash disposal shall be located in the rear of buildings.
[2] 
All such elements shall be screened from view. In addition, sound attenuation devices shall be installed on all equipment to minimize noise pollution at any adjacent residential property line.
[3] 
If, during the conditional use approval process, the applicant can demonstrate that mechanical and/or electrical equipment mounted above ground level can be located and integrated into the overall design and architectural character of the building in such a manner as to be hidden or disguised from view from any adjacent street or property, then such equipment may be located above ground level.
(g) 
Site lighting. Light fixtures shall be shielded to reduce light spillage beyond the property line of the campus; provided, however, that at no point shall any light trespass onto adjacent residential properties or exceed 0.5 footcandles at the residential property line. All proposed exterior site and building-mounted lighting shall meet the International Dark-Sky Association (IDA) full cutoff requirements.
(h) 
No subordinate use shall include a drive-through/drive-in service.
(i) 
Conditional use plans. As part of the conditional use application, the applicant shall provide the following:
[1] 
Campus boundaries plan. A plan delineating the boundaries of the applicant's entire campus (the "entire campus plan"). The applicant's entire campus shall include all contiguous lots and those lots owned by the institution or associated entity that may be separated from each other by parcels, streets, and/or transit authority property lines and rights-of-way.
[2] 
Improvements plan: a plan delineating the boundaries of the area covered by the CICD. This shall include a preliminary layout of all of the improvements proposed within the entire CICD; whether proposed to be completed in one or multiple phases.
(j) 
Pedestrian circulation. In order to ensure safe and efficient pedestrian circulation, the Board of Commissioners may require, as part of the conditional use approval, pedestrian improvements, including, but not limited to, signalization, road crossings, pedestrian bridges, and the like. Improvements associated with pedestrian circulation shall not be subject to any dimensional, building coverage, and building/structure length and separation requirements of the CICD and the Zoning Code, as amended.
A. 
Lot area and width. Every lot on which a building or combination of buildings is erected or used shall have an area of not less than 10 acres, and such lot shall be not less than 300 feet in width at the building line.
B. 
Building area. Not more than 30% of the total lot area may be occupied by buildings, and not less than 55% of the total tract area, exclusive of that area within the public right-of-way, shall be devoted to landscaping and planted in accordance with Chapter 255, Subdivision of Land. Required buffers shall be provided in accordance with § 280-71 of this article.
[Amended 7-20-1992 by Ord. No. 92-13; 4-27-1998 by Ord. No. 98-04]
C. 
Height regulations. No building or structure shall exceed three stories or 38 feet in height.
D. 
Setbacks from streets. No building or permanent structure, other than a guardhouse or facility which provides controlled access to a property, shall be located less than 120 feet from a street right-of-way line, and no surface parking area, driveway, service or interior roadway, with the exception of approved areas for vehicular access, shall be located less than 60 feet from a street right-of-way line.
E. 
Rear and side yard setbacks.
(1) 
For the purposes of determining setbacks from side and rear property lines, uses and structures permitted within this district are classified according to the nature of the activity and potential impacts on adjacent properties. The following table includes many of the projected uses of the Planned Institutional District. If a building contains a mix of uses or includes features which are covered by more than one classification, the entire building shall meet the requirements of the highest classification which applies to any of the uses or structures.
Category 1 Uses
Academic classroom building
Academic research building
Administrative building
Medical services building for academic institutions
Religious services building
Single-family house
Monastery
Convent
Convalescent home
Life-care residence
Children's home
Surface parking lot
Category 2 Uses
Dormitory
Food service
Maintenance building
Groundskeeping building
Field house
Stadium
Field sport area
Utility structure
Service, utility, maintenance and storage areas
Club or fraternity house
Theater
Auditorium
Hospital
Medical research facility
Medical treatment facility
Medical office
Hospice
Cemetery
Parking structure
Any use permitted in a Planned Institutional District and not listed in Category 1 uses above
(2) 
In the case of a hospital (general, medical or surgical), sanatorium, medical or health center, convalescent home, nursing home or similar health facility, no more than 50 beds shall be permitted on a lot of not less than five acres, except that one additional bed may be added for each 2,500 square feet of a lot area in excess of five acres.
(3) 
Uses and structures shall be set back from rear and side property lines in accordance with the following table:
Category of Use
Adjacent District
1
(feet)
2
(feet)
Any residential, agricultural, or public land use district
125
200
All other districts
75
75
F. 
When land zoned institutional completely surrounds land zoned residential, agricultural or public land use, and to the extent that the property on both sides of a zoning boundary is owned by the institution, at the effective date of this article the above rear and side yard setback requirements shall be 75 feet.
G. 
Riparian buffer setback: 35 feet.
[Added 12-8-2003 by Ord. No. 2003-22]
A. 
The tract of land on which each permitted use is conducted shall, in its entirety, be owned and operated as a single or common management and maintenance unit, with common open space, parking, utility, maintenance and service facilities and services.
B. 
Building size and spacing.
(1) 
The greatest dimension in length or depth of a building shall not exceed 160 feet, and no more than three buildings may be attached to each other, provided further that the facade of any building attached to another building be visibly offset from the adjoining building at an angle approximately 90°.
(2) 
The distance at the closest point between any two buildings or groups of attached buildings, including accessory buildings, shall be not less than 45 feet.
(3) 
In no case shall the width of a building or the aggregate widths of buildings fronting on a street on the same lot exceed 80% of width of a lot.
C. 
Service, utility, maintenance and storage areas, including solid waste containers, loading and unloading areas and heating, ventilating and air-conditioning equipment, shall be screened from view from public streets and abutting properties. This may be accomplished by means of enclosing walls, stone, brick or wood fences or a buffer planting strip. Visual screening so provided shall be of sufficient density so as not to be seen through and of sufficient height to constitute an effective screen.
D. 
Storage of vehicles.
(1) 
Vending trucks and other vehicles similarly used for selling, retailing or wholesaling materials, goods, wares or merchandise shall not be parked overnight on a lot.
(2) 
Any vehicle with length exceeding 18 feet parked overnight on a lot shall be screened from view from public streets and abutting properties in a manner consistent with Subsection C above.
E. 
Off-street parking and service areas.
(1) 
All off-street parking, unloading and service areas shall comply with the provisions of §§ 280-103, 280-104 and 280-105.
(2) 
Areas designated for off-street parking on any property which adjoins an agricultural, residential or planned apartment zoning district shall be screened from such district by use of a visual barrier consisting of natural topography, existing vegetation, dense plantings and berms. Berms shall be constructed to a minimum height of four feet with a maximum slope of 33%, and shall be covered with grass, evergreens, shrubbery and other forms of dense vegetation Berms shall not be required if existing topographical features meet or exceed the requirements of this section.
(3) 
Vehicular access to any property shall be limited to streets classified in Chapter 255, Subdivision of Land, § 255-27B, as arterial, primary collector or secondary collector.
Along rear and side property lines, a buffer planting strip, as defined in § 280-4B of this chapter, shall be provided in accordance with the following regulations, except when uses in a proposed development shall abut uses of a similar type and density.
A. 
The owner shall place and continually maintain a planting area not less than 20 feet in width containing berms, hedges, evergreens, shrubbery or suitable vegetation of sufficient planted density to produce a visual screening not to be seen through and of sufficient height to constitute an effective screen and give maximum protection and immediate visual screening to an abutting property or district. Wherever possible, the owner shall make every effort to retain existing natural screening, such as vegetation and topography. Constructed berms shall have a maximum slope of 33% with grass cover or 50% when shrubbery or ground cover is used. Fencing may be used in combination with berms and/or vegetation to achieve the buffer, but may not be used alone.
B. 
All evergreen vegetation to be installed shall not be less than five feet in height at the time of planting and shall be of such species that expected height at maturity shall not be less than 15 feet.
C. 
All deciduous vegetation to be installed shall not be less than eight feet in height and two-and-one-half-inch caliper, measured six feet above finished grade.
D. 
As an alternative to the possibly linear appearance of the minimum requirements above, applicants are encouraged to provide innovative, free-form buffers which need not be located entirely within the minimum required width. Such alternative buffers shall be subject to approval by the Township.
E. 
A landscaping plan shall be required, which shall clearly show and list the locations, size, species and number of plant materials proposed to be used.
A. 
Purposes. The principal purposes of the requirements for institutional long-range development plans contained in this section are:
(1) 
To provide notice and information to the Township, community and neighborhood organizations, other public and private agencies and the general public as to the plans of each affected institution at an early stage, and to give an opportunity for early and meaningful involvement of these groups in such plans prior to substantial investment in property acquisition or building design by the institution.
(2) 
To enable the institution to make modifications to its plan prior to the more detailed planning and prior to any request for authorization by the Township of new development proposed in the long-range development plan.
(3) 
To provide the Township, community and neighborhood organizations, other public and private agencies, the general public and other institutions with information that may help guide their decisions with regard to use of and investment in land in the vicinity of the institution, provisions of public services and particularly the planning of similar institutions.
B. 
When required.
(1) 
Each application for a land development plan approval or application to establish a Planned Institutional District to any property not already in the district shall be accompanied by submission to the Township of Radnor of a current institutional long-range development plan describing the existing and anticipated future development of the institution as provided in Subsection C below.
(2) 
Upon submission of an initial institutional long-range development plan, thereafter, at intervals of two years, each educational, religious and similar institutional establishment or each medical or health facility should file a report with the Township describing the current status of its institutional long-range development plan. In addition, any substantial revisions to the institutional long-range development plan already on file with the Township shall be filed with the Township as soon as such revisions have been formalized by the management of the institution.
(3) 
The institutional long-range development plans, reports and revisions described in this section shall, upon filing, be available for public review at the Township offices.
C. 
Format and substance of plan. The plan shall consist of text and graphic materials similar in kind to those required in Chapter 255, Subdivision of Land, § 255-20. Information required shall include graphics drawn at a scale of not less than 150 feet to the inch and shall be suitable for display to the public at meetings held by the Township Planning Commission and Township Commissioners. The institutional long-range development plan shall, at a minimum, contain textual and graphic descriptions of:
(1) 
The nature of the institution, its history of growth and physical changes in the neighborhood which can be identified as having occurred as a result of such growth, the services provided and service population, employment characteristics, all ownership by the institution of properties throughout the Township and any other relevant information pertaining to the institution and its services.
(2) 
The present physical plant of the institution, including the location and bulk of buildings, land uses on adjacent properties, the location and classification of all streets, internal driveways, parking lots, loading berths, rights-of-way, easements, water and sewer lines, surface and subsurface drainage facilities and property lines, traffic circulation patterns, parking in and around the institution and open space and other amenities.
(3) 
The development plans for the institution for a future period of not less than 10 years and the physical changes in the institution projected to be needed to achieve those plans. Any plans for physical development during the first five years shall include the site area, ground coverage, building bulk, approximate floor area by function, off-street parking, circulation patterns, area for land acquisition and timing for the proposed construction. In addition, with respect to plans of any duration, the submission shall contain a description and analysis of each of the following:
(a) 
The conformity of proposed development plans to the Township Comprehensive Plan.
(b) 
The anticipated impact of any proposed development by the institution on the surrounding neighborhood, including but not limited to the effect on existing housing units, relocation of housing occupants and commercial and industrial tenants, changes in traffic levels and circulation patterns, transit demands and parking availability and the character and scale of development in the surrounding neighborhood.
(c) 
Any alternatives which might avoid or lessen adverse impact upon the surrounding neighborhood, including location and configuration alternatives, the alternative of no new development and the approximate costs and benefits of each alternative.
(d) 
The mitigating actions proposed by the institution to lessen adverse impacts upon the surrounding neighborhood.
(4) 
A projection of related services and physical development by others, including but not limited to office space and medical outpatient facilities, which may occur as a result of the implementation of the institution's long-range development plan.
(5) 
Any other items as may be reasonably required by the Township Commissioners or the Township Planning Commission.
D. 
Compliance with plan. Upon submission of a long-range development plan for institutional development as set forth herein, no development plan shall be approved unless such is in compliance with the provisions of this article and substantially in accordance with the submitted long-range development plan or subsequent amendments thereto. Determination of a development plan's accord with the submitted long-range development plan or subsequent amendments thereto shall be made by the Zoning Officer.