[Added 9-10-2007 by Ord. No. HR-360[1]]
[1]
Editor's Note: Former Art. XX, C-3 Commercial
Districts, added 9-22-1986 by Ord. No. HR-103, was repealed 5-1-2006
by Ord. No. HR-252.
Transit Districts are intended to be consistent
with Article VIIA of the Pennsylvania Municipalities Planning Code
(Act 247). The primary purpose of the TD Transit District is to guide
the redevelopment opportunities consistent with the intent of the
Township's Comprehensive Plan, specifically the Paoli Community Master
Plan, that are supportive of a multi-modal transportation center and
sensitive to the surrounding neighborhoods. In addition, the purposes
of this article are to:
A.
Permit development that is complementary to the multi-modal
transportation center and helps to further define the prominence and
importance of this core area to the Paoli community.
B.
Tie the streetscape and pedestrian amenities of this
district into adjacent mixed-use and residential areas, further promoting
walkability.
C.
Provide for comprehensively planned integrated mixed-use
development according to a master plan consistent with the goals and
objectives of the Township and Chester County.
There shall be permitted, consistent with an
approved master plan, any one or more of the following uses and no
other:
A.
Multi-modal transportation center.
C.
Retail store (excluding automobile sales) not to exceed
10,000 square feet of gross floor area.
D.
Office.
E.
Personal services.
F.
Library.
G.
Restaurant (excluding drive-in/drive-through facility).
Outdoor dining is permitted if the seating is at least 100 feet from
a residential zoning district.
Every building or use shall comply with the
following requirements, provided that in the case of a combination
of buildings erected on a lot in accordance with a unified plan, the
group as a unit shall comply.
A.
Frontage. Every building shall have frontage on a
street or internal roadway.
B.
Lot area and width. A lot area of not less than one
acre (43,560 square feet) is required for development. Each lot shall
have a lot width of not less than 100 feet at the building line.
C.
Maximum floor area ratio (FAR). The total amount of square feet of gross floor area among all uses shall not exceed 0.8 times the gross tract area. For purposes of this definition and the bonus square footage described below, the tract area shall exclude existing utility rights-of-way and existing road rights-of-way. Applicants are eligible for bonus square footage by achieving LEED's certification pursuant to § 208-83.1G.
D.
Residential floor area. In no event shall the square
footage designated for residential use exceed 60% of the gross floor
area of an occupied building. The square footage of structured parking
facilities shall be excluded for purposes of this calculation.
E.
Impervious coverage. Not more than 85% of the lot
area may be covered by impervious surface.
F.
Front yard. There shall be a front yard on each street
on which the lot abuts, the depth of which shall be at least 25 feet.
G.
Side yards. No side yard shall be required. In any
case where side yards are provided, although they are not required,
each side yard shall be not less than 10 feet in width.
H.
Rear yard. There shall be a rear yard, the depth of
which shall be at least 10 feet when abutting a nonresidential district
or use and at least 25 feet when abutting a residential district or
use.
I.
Building placement. No building shall be closer than
25 feet from any street line or twelve (12) feet from an internal
roadway or common parking area curbline.
(1)
The distance between buildings which are not more
than 42 feet in height shall be not less than 30 feet. However, this
distance may be reduced to not less than 10 feet if the following
conditions are met:
(a)
Not more than one of the buildings has windows,
doors or any other openings facing the area between the buildings.
(b)
The combined length of buildings which do not
meet the 30 feet between buildings required shall not exceed 210 feet
along any single frontage, measured in a straight line from the exterior
points of the buildings.
(2)
The distance between buildings which are more than
42 feet in height shall not be less than 35 feet.
(3)
No portion of any structure shall cross a municipal
boundary.
(4)
No dwelling shall be placed within 75 feet of the
nearest railroad track, nor within 50 feet of a railroad right-of-way
line.
A.
Plan requirement. Development within the Transit District
shall be shown on a master plan as required by this section, which
shall include the location of the multi-modal transportation center
on the site proposed for development.
(1)
Where a master plan encompasses both Willistown and
Tredyffrin Townships, approval of each Township must be received before
construction activity can commence.
(2)
Once the master plan has been approved, permits shall
be issued only pursuant to approved land development or subdivision
plans consistent with the approved master plan.
(3)
The master plan tract may be subdivided for separate
ownership or lease (or as otherwise required by the Municipalities
Planning Code or the Subdivision and Land Development Ordinance),
but only if the subdivision does not interfere with the development
or use of the master plan tract in accordance with the approved master
plan.
B.
Submission requirements. The master plan shall be
prepared by a registered surveyor or engineer, landscape architect,
land planner or similarly qualified person. The master plan shall
be consistent with the Township's Comprehensive Plan and contain the
following:
(1)
Description of how the proposed master plan is consistent
with the Township's Comprehensive Plan and a rationale to justify
any deviation from the Comprehensive Plan. Included shall be provision
for a multi-modal transportation center, and facilities and space
to accommodate all other anticipated modes of transportation, including
commuter parking, bus/shuttle connections and bicycles.
(2)
Proposed general layout including the multi-modal
transportation center, other structures, parking areas and public
spaces.
(3)
Land uses within the proposed development site, with
a table listing the amount of total nonresidential floor area by type
of use (for example, retail or office) and the total number of dwelling
units.
(4)
Proposed pedestrian and vehicular connections from
within the site to the multi-modal transportation center and to adjoining
areas.
(5)
A traffic and circulation study demonstrating that
vehicular and pedestrian access to the proposed development site,
and specifically including the multi-modal transportation center,
will be engineered and constructed to accommodate projected peak hour
circulation. All vehicular access to properties in the development
site shall be by means of collector roadways constructed in accordance
with the circulation system plan of the Paoli Community Master Plan
or by means of new local roadways installed as feeder streets to collector
roadways constructed in accordance with the circulation system plan,
unless an alternative plan achieving similar ends is approved by the
Board of Supervisors. Facilities and road design shall ensure safety
and protection against congestion in the surrounding area from vehicular
traffic resulting from the proposed development plan. Development
of the multi-modal transportation center shall anticipate and accommodate
subsequent development. Roadways shall connect to the existing roadway
network and make feasible construction of roadways to further extend
the network and to lead toward the installation of roadways to effectively
complete the circulation system plan, or a similarly approved plan.
Circulation patterns within the site shall be designed and developed
as an integral part of the total development project with direct access
to the multi-modal transportation center or waiting area from other
parts of the development site.
(6)
A study detailing the required commuter parking that
is acceptable to the public transit providers, as detailed in signed
letters to the applicant from the public transit providers.
(7)
A plan for accommodating space needed for short-term
bus and shuttle stacking within proximity of the multi-modal transportation
center.
(8)
A community impact study which analyzes the potential
effects and impacts of the master plan upon the following community
facilities: emergency services, fire protection, solid waste disposal,
recreation, transportation, school facilities and school district
budgets, public utilities, and Township services and revenues.
(9)
Natural features that may impact development or should
be incorporated into the master plan.
(10)
A concept plan for stormwater management.
(11)
A plan for public sewer and public water.
(12)
The land uses of properties within 300 feet
of any part of the property included in the master plan.
(13)
A plan for reservation, ownership and maintenance
of public spaces and facilities.
(14)
Implementation/construction phasing schedule,
including the timing of construction of the multi-modal transportation
center, parking for the transportation center and other development,
road improvements, and other infrastructure.
(15)
Information about how the remediated Superfund
site will be impacted by implementation of the master plan.
C.
Master plan approval. The master plan shall be approved as a conditional use subject to the requirements of § 208-117 and shall be consistent with the following:
(1)
The intent and purpose of the Township's Comprehensive
Plan and the Transit District.
(2)
The provision of a multi-modal transportation center,
and facilities and space to accommodate all other anticipated modes
of transportation, including commuter parking, bus/shuttle connections
and bicycles.
(3)
Facilities and road design to:
(a)
Carry out the circulation system plan of the
Paoli Community Master Plan as adopted in December 2001, or an alternate
plan approved by the Board of Supervisors;
(b)
Ensure safety and protect against congestion
in the surrounding area from vehicular traffic resulting from the
proposed plan;
(c)
Provide suitable vehicular connections to and
from the surrounding arterial highways and collector roads; and
(d)
Provide suitable pedestrian connections to and
from the surrounding road network.
(4)
Appropriate consideration of the site's natural resources,
including protection against soil erosion, water contamination and
flooding.
(5)
Location of land uses which take into account suitability
with respect to topography and drainage; impact on municipal services,
utilities and public or quasi-public facilities; compatibility with
surrounding land uses; and preservation of environmentally sensitive
areas.
(6)
Inclusion of the multi-modal transportation center
and adequate infrastructure to support the multi-modal transportation
center in the first phase of implementation.
(7)
An adequate program for ownership and maintenance
of any proposed public or quasi-public spaces and facilities.
(8)
Certification on the plan that all subsequent land
development and/or subdivision plans for properties within the Transit
District will be consistent with the approved master plan and comply
with all applicable ordinance requirements.
D.
Amendments. Amendments to the master plan must be submitted by the applicant to the Township for approval. When one or more of the following conditions in the master plan are being considered, amendments will be reviewed and adopted subject to the procedures outlined in Subsection C above. All other amendments will be approved by the Zoning Officer.
(1)
Increasing the amount of nonresidential floor area
or the number of dwelling units by more than 10% from the total amount
approved for the development tract in the master plan;
(2)
Decreasing the amount of public or quasi-public space
by more than 10%;
(3)
Rearranging the land uses in a manner that will increase
the impact of the proposed development by more than 10% on a road
or other public facility or otherwise result in a change in traffic
patterns.
(4)
Changing or upgrading the road infrastructure included
on the master plan.
In order to encourage a safe and attractive pattern of development, each use shall comply with the applicable provisions of § 208-102 and the following additional requirements:
A.
Parking. Each use shall comply with the off-street parking and off-street loading requirements of §§ 208-103 and 208-104, except that a minimum of two parking spaces per dwelling unit shall be provided. Loading spaces serving multifamily uses shall be located as close as possible to entranceways for the purpose of facilitating the efficient handling of household items such as laundry and groceries. When this chapter imposes a different restriction upon the use of buildings or premises than are imposed or required by §§ 208-103 and 208-104, the provisions of this chapter shall prevail. In addition, each use shall also comply with the following standards:
(1)
Surface parking.
(a)
All principal and accessory parking uses that
contain in excess of 150 spaces shall be structured. In no case shall
an accessory parking area or structure occupy more than half the lot
area of the lot containing the principal use that the parking area
or structure serves.
(b)
Surface parking facilities are permissible within
side and rear yards provided where no structure exists between the
street and the surface parking facility such facility shall be enclosed
by a knee-high wall or row of landscaping. In no case shall surface
parking facilities be located within 20 feet of a street line or internal
roadway.
(2)
Structured parking.
(a)
Structured parking facilities may contain retail
or commercial space along the entire length of each first floor facade
which faces a street.
(b)
All or a portion of the nonhandicapped parking
spaces in a structured parking facility may be reduced to a minimum
dimension of 8 1/2 feet by 18 feet at an angle of 75° with
a minimum aisle width of 17 feet (one-way only), provided that at
least 20% more spaces than the required minimum are provided and available
for use by the general public.
(3)
Shared parking. In order to encourage the efficient
use of land and resources, applicants are permitted to share off-street
parking facilities for mixed-use developments or for uses located
sufficiently close to one another that have different peak parking
demands or operating hours. In order to utilize this provision, applicants
must:
(a)
Provide a parking demand analysis for each use
that exceeds 2,400 square feet of gross floor area for review by a
traffic engineer or consultant approved of by the Township Engineer.
The analysis must demonstrate that adequate parking will be provided
for the uses on site during peak hours. The analysis should generally
be consistent with the published recommendations of the Institute
of Traffic Engineers (ITE). Data collected from similar or comparable
uses to the proposed use may also be submitted for review. For any
change of use involving shared parking, a new parking demand analysis
shall be submitted as determined necessary by the Zoning Officer.
(b)
Demonstrate that the shared parking shall be
located no further than 1,000 feet from an entrance to the buildings
and uses it is intended to serve.
(c)
Provide a written, legally-binding agreement
among the owners of record, their tenants, and those with which parking
facilities are shared for review and approval by the Township.
B.
Public spaces. The required public spaces shall comply
with the following standards:
(1)
Public space shall be designed to provide an
area for passive recreation or similar informal activities.
(2)
Public space shall abut and be accessible and
generally visible from a public sidewalk or other public area designed
to facilitate pedestrian circulation or relieve pedestrian congestion.
Such space shall be provided at the same level as the abutting public
sidewalk or pedestrian area.
(3)
Public space shall be accessible to persons
with disabilities throughout the entire area.
(4)
Public space shall contain seating, permanent
landscaping and lighting for nighttime use. There shall be sufficient
natural light to permit the maintenance of plants without artificial
lighting. Such space may contain tables and facilities for food service,
but a majority of the space shall be available for use by the general
public without charge or purchase of any services which may be offered.
(5)
All such space shall be open without restriction
to the general public at least during normal business hours and during
periods of heavy pedestrian movement in the area.
(6)
An interior space which functions as a building
lobby shall not be used as public space unless it also functions as
a through-block passage accessible to the general public and contains
seating available for use by the general public.
(7)
A legally binding agreement shall be executed
providing for the permanent maintenance of the public space by the
owner of the property.
C.
Design standards. Each use shall comply with the following
design standards:
(1)
The street level facade shall be substantially
transparent and shall include windows and door openings that encourage
safe pedestrian circulation.
(2)
Variation in architectural design is strongly
encouraged to avoid facades typical of continuous strip development.
Use of variation in color, texture, height and orientation may be
required to provide architectural diversity and individuality for
various buildings. Buildings must consider the project's setting,
massing, proportions, scale, facade treatment and materials in relationship
to the surrounding architectural context.
(3)
Main entrances should face streets and expanses
of unbroken walls are discouraged.
(4)
Walls and fences shall be uniform and compatible
with regard to architectural style, color and building material. Appropriate
materials include iron gating, stone or brick. No chain link or stockade
fencing is permitted. Walls greater than 40 feet in length shall incorporate
some form of visual relief, including but not limited to pattern breaks,
varying wall construction and materials, vertical features such as
columns, or combinations of the above.
D.
Utilities. All electric and communications lines shall
be underground.
E.
Sidewalks. Sidewalks shall be provided on all streets
and as needed on internal roadways so as to create direct pedestrian
linkages throughout the district and the Paoli area, in particular,
to the multi-modal transportation center.
F.
Streetscape. The streetscape design regulations § 181-46M(11) of the Township Subdivision and Land Development Ordinance shall be provided for all developments.
G.
Green buildings. Applicants whose buildings and/or
site development achieve certification by the U.S. Green Building
Council (USGBC) at or above the "silver" level rating as defined by
the Leadership in Energy and Environmental Design (LEED) Green Building
Rating System are eligible for bonus square footage. The maximum additional
floor area ratio for such certification shall not exceed 0.2 times
the gross tract area. The tract area shall exclude existing utility
rights-of-way and existing road rights-of-way. The standard shall
be LEED-NC Version 2.2 for new construction, LEED-CI Version 2.0 for
interior improvements to existing commercial spaces, and LEED-ND Version
2.0 for neighborhood development, or as such standards are most recently
amended. Applicants are strongly encouraged to achieve the highest
LEED's certification possible in multiple categories.
H.
Stormwater best management practices. Applicants are
strongly encouraged to consider innovative stormwater best management
practices that can accomplish multiple objectives, e.g., contribute
to infiltration and provide water to growing plants and trees. Since
the majority of storm events in this region are small (one inch or
less), applicants are directed to examine bioretention facilities
and rain gardens as complementary to landscape features. In addition,
applicants are encouraged to consider construction of "green roof"
buildings capable of managing small storm events through rooftop landscaping.
Such facilities offer both an attractive amenity to the community
and help manage the small rainfall events common to this geographic
region.
