[Added 10-26-2009 by Ord. No. 2009-28]
A new Article XIA creating provisions for the Garrett Hill Zoning District within Chapter 280, Zoning, of the Township Zoning Code is enabled through provisions of the Pennsylvania Municipalities Code, PL 805, No. 247, as reenacted and amended.
Editor's Note: See 53 P.S. § 10101 et seq.
Article XIA of the Zoning Code is hereby enacted to provide and manage opportunities for development and redevelopment within the Garrett Hill Zoning District (hereinafter "GHZD") as set forth in the Garrett Hill Master Plan adopted by the Board of Commissioners on July 21, 2008, and revised July 20, 2009, as set forth in Exhibit A. These regulations are intended to provide for maintaining and/or improving the character of Garrett Hill, for an appropriate mix of residential and nonresidential uses within the GHZD and provide for enhanced vibrancy through building, site, and streetscape design.
Editor's Note: Exhibit A is on file in the Township offices.
The GHZD shall be all properties within the boundaries designated in the Garrett Hill Zoning District Map as set forth on Exhibit B.
Editor's Note: Exhibit B is on file in the Township offices.
The definitions and regulations set forth in this article shall apply to the GHZD. Wherever there is a conflict or inconsistency between the GHZD regulations and other definitions and regulations of the Zoning Code, those regulations set forth in this article shall govern development and redevelopment within the GHZD.
As used in this article the following terms shall have the meanings indicated:
- ACCESSORY USE
- A use of a building, structure or land that is not a principal permitted use but which is customarily incidental and subordinate to the principal permitted use on the same lot.
- ARCHITECTURAL OFFSETS
- Portions of a building wall along a street which are offset so as to create articulation of the building wall. These offsets shall be 90° perpendicular to the building and shall be a minimum of 12 inches in depth. These offsets shall also be carried throughout the roof planes or shall coincide with a perpendicular change in the direction of the roof slope. (See Figure 1).
- An establishment used for the serving of alcoholic beverages, including liquor, beer and/or wine, by the drink to the general public, whether or not it serves food. It may provide musical or other entertainment as an incidental or accessory function.
- The Board of Commissioners of the Township of Radnor, Delaware County, Pennsylvania.
- Any structure permanently located on land having enclosing walls and a roof. This shall include a parking structure.
- BUILDING LINE
- The line within a lot delineating the front yard setback; a line parallel to the street right-of-way at a distance measured from the centerline of the cartway.
- BUILDING HEIGHT
- The greatest vertical distance between the mean level at existing grade in front of a building or structure along a street right-of-way measured to the top ridge of a sloped roof or the top of a roof parapet. Chimneys and uninhabited spires shall not be included when measuring height; however, elevator penthouses and stair towers shall be included. Roof-mounted HVAC equipment shall be placed in the center interior area of the roof, and shall be screened from visibility from the public cartway.
- BUILDING LENGTH
- The linear distance in feet between the outside exterior walls of a building measured from side to side, perpendicular to the cartway.
- BUILDING, PRINCIPAL or PRINCIPAL STRUCTURE
- The main building on a lot or any building that is not an accessory building. The principal building shall contain the principal use or, in the case of a mixed use district, uses on the lot.
- BUILDING WIDTH
- The linear distance in feet between the outside exterior walls of a building measured from side to side, parallel to the cartway.
- CHILD DAY-CARE CENTER
- A state-licensed and/or registered facility in which care is provided or is intended to be provided for five or more children at any age at any time.
- CHILD DAY-CARE HOME
- A state-licensed and/or registered single-family dwelling in which child care is provided at any time for not more than five children under the age of 16, including any children under the age of 16 who are residents of the dwelling.
- CONCRETE APRON
- An extension of a slab that provides a transition from slab to grade.
- The tearing down or razing of 75% of a structure's external walls down to the foundation. This shall not include structurally integral party walls.
- The Community Development Department of Radnor Township.
- DOMICILIARY CARE UNIT
- An existing building or structure designed for a single-family dwelling unit for one family that provides twenty-four-hour supervised living arrangements by the family residing therein for not more than five unrelated persons 18 years of age or above who are dependent physically, mentally or emotionally.
- An establishment whose business includes serving food to the public for consumption on the premises by order from and service to vehicular passengers outside the structure.
- An establishment that dispenses products or services to patrons who remain in vehicles.
- A building or structure, or part of a building or structure, designed for living quarters for one family.
- DWELLING, SINGLE-FAMILY, ATTACHED
- A building containing one dwelling unit and having two party walls in common with other buildings (such as a rowhouse or townhouse). The end unit for each row of dwelling units shall be a single-family semidetached dwelling unit.
- DWELLING, SINGLE-FAMILY, DETACHED
- A building containing one dwelling unit and having two side yards.
- DWELLING, SINGLE-FAMILY, SEMIDETACHED
- A building containing one dwelling unit, having one side yard and one party wall in common with another building.
- FULL-SERVICE AUTOMOBILE REPAIR
- A business that offers all aspects of mechanical repairs or servicing of automobiles, trucks or similar motor vehicles. Services shall not include the dispensing of fuel, quick-service operations or body shops.
- GARRETT HILL MASTER PLAN
- The Garrett Hill District Master Plan as adopted by the Board of Commissioners on July 21, 2008.
- GARRETT HILL ZONING DISTRICT (GHZD)
- The area defined as such in the Garrett Hill Master Plan.
- HABITABLE AREA
- An interior space within a structure for living or working.
- HABITABLE SQUARE FOOTAGE
- Areas of a building that have a minimum vertical distance of seven feet six inches from finished floor to finished ceiling.
- HEALTH OFFICER
- The Health Officer of Radnor Township.
- HIP ROOF
- A roof with sloped sides and ends or end.
- LANDSCAPED AREA
- An area unoccupied by pavement or structures and open to the sky in either a landscaped, grassed, wooded or otherwise natural condition, which may include recreational fields and lawns.
- LOT AREA
- The area contained within the property lines of an individual parcel of land, excluding any area within a street right-of-way, but including the area of any easement.
- LOT LINE (PROPERTY LINE)
- A line dividing one lot from another.
- LOT WIDTH
- Width of a lot measured at the street right-of-way line for the various zoning districts per this article.
- MIXED-USE BUILDING
- A building that permits more than one use.
- OFFICE, BUSINESS
- The use of space primarily for conducting affairs of a business, profession, service industry or government activity.
- OFFICE, MEDICAL
- A place where medical or dental care is furnished to persons or animals on an outpatient basis by one or more doctors, dentists or veterinarians, without overnight boarding of animals or outside runs.
- OFFICE, PROFESSIONAL
- An office that includes accountants, attorneys, psychologists, insurance agents, real estate agents or other professionals providing direct services to clients.
- OFF-STREET PARKING
- An area other than a street or alley used exclusively for the parking of currently registered and licensed motor vehicles or bicycles.
- ON-STREET PARKING
- The space for the parking of motor vehicles located on the street in front of a building.
- PERSONAL CARE SERVICES
- Establishments primarily engaged in providing services involving the care of a person, such as beauty shops, barbershops, nail salons, shoe repair, salons, and tanning. This definition includes incidental uses and additional related cosmetic and/or beauty services, such as facials, waxing and the retail sale of cosmetic products.
- PRINCIPAL USE
- The main or primary use of property or structure measured in terms of the area occupied by such use.
- An establishment primarily engaged in preparing and serving food and beverages for consumption on or off the premises. Delivery and catering services may also occur. Sales of alcoholic beverages shall be ancillary to the overall establishment.
- The exterior surface on the top of a building.
- SHARED PARKING
- A public or private parking area used jointly by two or more owners or uses regardless of whether they are on separate properties.
- SIGN, PROJECTING
- Any sign which is attached to a building or other structure and extends beyond the line of said building or structure and is perpendicular to the face of the building.
- That part of a building or structure between any floor and the floor or the roof next above.
- STRUCTURED PARKING
- A building, or portion of a building in which vehicles are parked or stored.
- A public or private thoroughfare used in or intended to be used for passage or travel by motor vehicles. Streets are further classified according to the functions they perform.
- An establishment in which fine art or crafts are made or manufactured by visual artists and craftspeople. A studio is characterized by artists engaged in an occupation, vocation or trade requiring special dexterity and artistic skill in the production of a unique art or craft object.
- The Township of Radnor, a home rule municipality in Delaware County, Pennsylvania.
- TOWNSHIP CODE
- The Code of the Township of Radnor, Delaware County, Pennsylvania.
The Garrett Avenue Neighborhood District is composed largely of single-family homes, some containing home occupations. The purpose of this District is to preserve the small-scale single-family residential character while providing for low-impact home based business opportunities.
Building line and setbacks.
Rear (distance from rear lot line): 20 feet.
Building height and rooflines. Note: Flat and hip roofs are prohibited. The habitable square footage of the third story of any building shall not exceed 60% of the square footage of the second story.
The Garrett Avenue Mixed Use District contains a mix of residential and small-scale commercial uses. The purpose of this district is to provide for single-family residential and small-scale commercial development integrated into and compatible with a residential neighborhood.
Building height and rooflines. Note: Cornices shall be incorporated as a design element in buildings with flat roofs and shall be subject to review by the Design Review Board. Hip roofs shall be prohibited. The habitable square footage of the third story of any building shall not exceed 60% of the square footage of the second story.
Maximum building coverage on lot: 70%.
Permitted primary uses.
The Conestoga Road District contains a mix of small-scale commercial uses and residential development. The purpose of this district is to provide for mixed use development that combines retail, office, and residential uses in the corridor or on a single site.
Front building line.
On an arterial street with perpendicular parking: 43 feet.
On an arterial street without perpendicular parking: 30 feet.
On a collector or local street with perpendicular parking: 43 feet.
On a collector or local street without perpendicular parking: 30 feet with parallel parking; 22 feet without parallel parking.
Building height and rooflines. Note: Cornices shall be incorporated as a design element in buildings with flat roofs and shall be subject to review by the Design Review Board. The habitable square footage of the third story of any building shall not exceed 60% of the square footage of the second story.
Maximum building coverage on lot: 80%.
Permitted primary uses.
Personal care service.
Prepared food store or catering establishment.
Small appliance repair shop.
Self-service and/or full-service laundry.
Dry cleaning pickup or wet cleaning.
Place of worship.
Permitted accessory uses and structures.
Nontraffic home occupations.
The Rosemont Business Campus District contains a business park. The purpose of this district is to provide for a high-quality business campus environment that is compatible with surrounding residential and small-scale commercial uses.
Front building line: 90 feet.
Side (distance from side lot lines): 20 feet. Note: Adjacent to any residential district or use, an opaque vegetated buffer at least six feet in height and 10 feet in depth at time of planting shall be provided and maintained.
Rear (distance from rear lot line): 25 feet. Note: Adjacent to any residential district or use, an opaque vegetated buffer at least six feet in height and 10 feet in depth at time of planting shall be provided and maintained.
Lot development standards. Note: Areas designated for refuse disposal shall be screened and maintained in accordance to the following options: six-foot high sight-tight fence; eight-foot high opaque screen of evergreen trees or shrubs, planted in a double staggered row. No products or goods shall be displayed on the exterior of the premises or from show windows in the buildings.
Off-street parking and loading area.
Storage within a completely enclosed building in conjunction with a permitted use. Note: Accessory storage buildings are to be compatible with the architecture and scale of the existing buildings located within the GH-BC District and the overall Garrett Hill Zoning District, subject to review by the Design Review Board.
Accessory structure height and regulation.
Maximum height: One story, not to exceed 20 feet.
Front building line: 90 feet.
Side (distance from side lot line): 20 feet. Note: Adjacent to any residential district or use, an opaque vegetated buffer at least six feet in height and six feet in depth a time of planting shall be provided and maintained.
Rear (distance from rear lot line): three feet. Note: Adjacent to any residential district or use, an opaque vegetated buffer at least six feet in height and six feet in depth a time of planting shall be provided and maintained.
The Parks and Open Space District contains Clem Macrone Park. The purpose of this district is to preserve the GHZD's parks for use as low-intensity recreation and open space.
When the principal building on the property is demolished, and it is not currently located at the front building line for each district, the new building shall be rebuilt to the front building line. All new or relocated buildings shall have at least 75% of the front building width meeting the building line. For the purposes of this requirement, architectural offsets will be considered to be located on the building line. Architectural offsets shall not be closer to the street than the building line. This provision shall not apply to GH-BC.
No permanent storage of merchandise, articles or equipment shall be permitted outside a building. No goods, articles or equipment shall be offered for sale in the minimum front yard setback. All items displayed outside the premises must be stored inside the building after business hours. No kiosks, newspaper stands or similar uses shall be allowed outside of any building. No vending machines shall be located in the front yard setback.
No drive-through or drive-ins shall be permitted within the GHZD.
Every use, other than a motor vehicle or bicycle parking lot shall be completely enclosed within a building. This shall not apply to uses provided in the Parks and Open Space District.
The following standards shall apply to mixed-use structures in the Conestoga Road (GH-CR) District:
Residential uses shall be prohibited on the ground floor of any structure containing both commercial and residential uses.
There shall not be any mix of uses on the same floor. In the event a common area is used for both residential and nonresidential purposes, e.g., elevator lobbies, stairwells, utility areas, etc., such area shall be permitted and not considered a use as long as it is an unoccupiable space. There shall be no nonresidential uses located on floors above a residential use.
The following standards shall apply to mixed-use structures in the Garrett Avenue (GH-GA) District:
Residential uses shall be permitted on the ground floor of any structure containing both commercial and residential uses.
There shall not be any mix of uses above the first floor. In the event a common area is used for both residential and nonresidential purposes, e.g., elevator lobbies, stairwells, utility area, etc., such area shall be permitted and not considered a use as long as it is an unoccupiable space.
There shall be no nonresidential uses located on floors above a residential use.
Attached buildings shall have differentiated building materials and/or architectural offsets so that they are articulated as individual buildings, subject to review by the Design Review Board.
No restaurant or bar or similar use shall be conducted where customers and patrons are served food and/or drinks for the immediate consumption outside of the building in which the restaurant or bar business is conducted. All preparation, serving and consumption of food shall be inside the building at which the business is conducted, except for food or drink taken out for consumption off the restaurant or bar premises.
[Added 8-12-2013 by Ord. No. 2013-07]
Off-street parking. Off-street parking shall comply with the following requirements:
Dwelling unit: two spaces per dwelling unit for up to two bedrooms. All other units shall be required to provide one space per bedroom up to a maximum of four spaces.
Business, professional or medical office use: one space for each 285 square feet of floor area.
Retail use: one space for each 300 square feet of floor area.
Personal services: one space per 300 square feet of floor area.
Place of worship: one space per 150 square feet of floor area.
Restaurant: one space per three seats, plus one space per two employees on the shift of greatest employment.
Bar: one space per 75 gross square feet of floor area.
Bank: one space for each 300 square feet of floor area.
Automobile service: one space per 150 square feet of floor or ground area devoted to service or repair.
Studio: one space per 285 square feet of floor area.
All private garages shall be located to the rear of the principal structure.
Vehicles in structured parking shall not be visible from the street. On the ground floor, structured parking shall be "wrapped" with occupiable commercial space. On upper floors, it shall be screened by an architectural facade or occupiable residential or commercial space.
On-street credit. All commercial properties located adjacent to a public right-of-way where on-street parking is permitted may, at the discretion of the Township Zoning Officer, receive credit for one off-street parking stall for each 22 linear feet of abutting right-of-way for parallel parking, and nine linear feet of abutting right-of-way for perpendicular parking, excluding curb cuts. This provision shall be applied for on-street parking on the same side of the street as the proposed land use. In considering credit for on-street parking, all fractional spaces shall be rounded down.
In the GH-N, GH-GA, and GH-CR districts, where a sidewalk is between the street and an adjacent parking area, the parking area shall be buffered by a masonry wall (subject to review by the Design Review Board) not less than 18 inches high or more than 30 inches high and not less than 12 inches in width or by an opaque vegetative buffer in the form of a hedge or otherwise not less than 24 inches high and not to exceed 48 inches in height.
Shared parking. The use of shared parking shall comply with the following requirements:
Applicants for the shared parking provision shall be required to show shared parking is within walking distance as demonstrated by traveling along the public right-of-way to each use (using the walking distance listed in Subsection G(4) below).
A shared parking agreement (two businesses and/or property owners) or district (more than two businesses and/or property owners), which involves contractual agreement between users, is required. A shared parking agreement allows users an opportunity, if they choose, to redesign parking lots to be more efficient in serving multiple users. This may consist of making new curb cuts between parking lots, eliminating buffer strips between lots, restriping lots, or redesigning internal traffic circulation and pedestrian walkways. The shared parking agreement shall:
The minimum amount of shared parking required shall be calculated according to the following formula (See Table 1.):
Calculate the minimum amount of parking required for each land use as if it were a separate use.
To determine peak parking requirements, multiply the minimum parking required for each proposed land use by the corresponding percentage in the table below for each of the six time periods.
Calculate the column total for each of the six time periods.
The column (time period) with the highest value shall be the minimum parking requirement.
Shared parking calculation example:
Mixed use development with 3,000 square feet of retail; 5,000 square feet of office; 10 apartment dwellings. Use of shared parking reduces required spaces from 48 to 39. (See calculations below.)
Rounding up to the next whole number, a minimum of 39 parking spaces is required in this example.
Mechanical/electrical equipment mounted on the ground and areas for trash disposal shall be located in the rear of buildings and screened from view with materials that are compatible with the architecture of the building. Trash collection areas shall be enclosed by a fence on three sides, with gates to remove containers. Chain link fencing shall not be used as a dumpster screen. The gate and enclosure shall be maintained by the business operator. Where dumpsters are enclosed, the screening shall be at least two feet taller than the dumpster but shall not exceed six feet in height. Where topography may expose interiors of trash collection areas to view, screening shall be correspondingly taller. Trash collection areas shall have a concrete apron.
In addition to the sign requirements of Article XXI of Chapter 280, § 280-121, Signs in residential and similar districts, and § 280-122, Signs in commercial districts, projecting signs attached perpendicular to the facade shall be permitted subject to the following requirements:
Signs may have a backing, or be constructed of shapes, or single letter forms, or a combination hereof.
No projecting sign shall be lower than nine feet above street grade or higher than 12 feet above street grade.
No part of a projecting sign shall extend into vehicular traffic areas, and any part extending over pedestrian areas shall have a minimum clearance of nine feet.
No projecting sign may be larger than six square feet. Only the area of one face of the sign shall be used in determining square footage.
Signs shall not be wider than 36 inches and shall not be less than 12 inches tall.
Only one projecting sign per building face (wall) of a business property shall be permitted.
Projecting signs shall be pinned away from the building wall at least two inches and no more than six inches.
No projecting sign may be closer than 12 feet to any other projecting sign.
Mounting brackets shall be made of nonrusting metal. No wires or cables shall be used to support the projected sign.
Signs shall not be permitted to swing.
Signs shall not be internally illuminated.
A bar shall meet the following requirements: The structure housing the bar shall be located at least 1,000 feet from the nearest property line of land occupied by another bar. Any existing premises used as a bar shall not be deemed a violation of these regulations and shall be regulated as a permitted use until such time as it ceases operation as a bar for a period of 12 months or more.
A full-service auto repair shall meet the following requirements:
The structure housing the full-service auto repair shall be located at least 250 feet from the nearest property line of land occupied by another full-service auto repair.
Hours of operation shall not commence before 8:00 a.m. or extend beyond 8:00 p.m. Hours shall be prohibited on Sundays.
The materials, design and configuration of the building and the operating practices of the business shall minimize and mitigate any sound or noise propagation from the operation of the business into residential areas and adjacent properties.