Paoli Zoning Districts
DOCUMENTS:
The districts are summarized below.
TRANSIT DISTRICT
Purpose: Encourage development that is complimentary to the multi-modal transportation center and tie the streetscape and pedestrian amenities of this district into adjacent business and mixed use areas, further promoting walkability.
Boundary: Amtrak's rail yard property in Tredyffrin and Willistown and Septa's parking lot on the west side of North Valley Road in Tredyffrin.
Uses: Multi-modal transportation center (train station), structured parking, multi-family housing, retail and offices. Surface parking is permitted by conditional use.
Density: Maximum floor area ratio of .8 times the gross tract area, with bonus possible if development includes green buildings.
Maximum building height: 70 feet (5 stories) for buildings close to the tracks, 42 feet (3 stories) for other buildings.
Public space: At least 10% of the development shall be public space for passive recreation or similar informal activities.
Minimum buffer area: 25 feet of landscaping along any property line that abuts a residential property.
Master plan: The developer will be required to show all proposed development within the Transit District on a master plan, to be adopted by conditional use by each Township's Board of Supervisors. The Master Plan shall include, among other things:
- the proposed general layout for the site, including the location of the train station, other structures, parking areas and public spaces;
- proposed streets and pedestrian and vehicular connections to the train station and surrounding areas that are consistent with the Paoli Community Master Plan;
- a plan for short-term bus and shuttle stacking within proximity of the train station;
- a study detailing the required commuter parking for the train station; and
- a study analyzing the impact on community facilities, emergency services, and infrastructure.
After a master plan is approved by Tredyffrin and Willistown, the developer would have to submit detailed development plans for approval before beginning any construction.
TOWN CENTER DISTRICT
Purpose: Improve the aesthetic quality and walkability of the area and streetscape, support the economic viability of the area, and promote opportunities for a mix of residential and commercial uses.
Boundary: Extending back along both sides of Lancaster Avenue, from Plank Avenue in Willistown Township to Chestnut Road in Tredyffrin Township, and from West Central Avenue to Circular Avenue.
Uses: Retail, offices, personal services, restaurants, clubs or lodges, technical schools and libraries; residential uses above or behind a non-residential use, stand-alone if the property does not front on Rt. 30. Structured parking or surface parking is permitted by conditional use, but not as stand alone uses if next to or across from single-family residential zoning districts.
Housing density:
- 2,100 s.f. of lot area per dwelling unit (20 units per acre) for apartments.
- 2,900 s.f. of lot area per dwelling unit (15 units per acre) for townhouses.
- 6,000 s.f. of lot area per dwelling unit (7 units per acre) for duplexes.
Maximum building ground floor area: 10,000 s.f. for single use buildings, 15,000 s.f. for mixed-use buildings, with an increased footprint for mixed-use buildings possible by zoning bonuses (see below)
Building height: Minimum of 28 feet (2 stories), maximum of 42 feet (3 stories), with a 4th story possible by zoning bonuses as long as the building is at least 100' from the property line of any building in single-family residential zoning district(see below).
Streetscape/design: Streetscape regulations and design guidelines apply for new development or redevelopment.
Bonuses: Up to 25,000 s.f. of floor area and/or an additional 14 feet of height (setback at least 15 feet from the front face of the rest of the building) are permitted in return for reciprocal actions such as additional stormwater management or parking.
