zoning ordinance amendments media borough delaware county, … · o. funeral home or mortuary. p....
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Zoning Ordinance Amendments
Media Borough – Delaware County, PA
HBO: East - Highway Business Office District: East
HBO: Central - Highway Business Office District: Central
HBO: West- Highway Business Office District: West
TND-1 Traditional Neighborhood Development
Overlay District: Baltimore Avenue
First Full Draft:
March 27, 2018
i
HBO Districts Along Baltimore Avenue Media Borough – Delaware County, PA
March 27, 2018
Overview
There are two existing HBO – Highway Business Office Districts in Media Borough. One HBO District straddles Baltimore Avenue and Providence Road near its intersection with Baltimore Avenue. The other HBO District straddles Providence Road in the northern corner of Media Borough. Along Baltimore Avenue, variations of the existing HBO District are proposed as shown in the map on the following page, including: + HBO District: East in the area from Edgemont Street to Rt 252 – Providence Road.
+ HBO District: Central in the area from the HBO District: West to Edgemont Street; and + HBO District: West in the western Gateway Area.
In addition to revised Text Amendments for the HBO Districts, the revised Design Standards are proposed to the TND-1 Overlay District along Baltimore Avenue. The overall Purpose and Intent of the Amendments include:
+ to retain the existing HBO District Uses in the HBO District: East, in the eastern portion of Baltimore Avenue;
+ to incorporate the central portion of the existing HBO District into the HBO District: Central,
and remove many automobile oriented uses from the current list of Permitted Uses;
+ to incorporate the western Gateway 1 and Gateway 2 areas, into the HBO District: West; and
+ to strengthen the Design Standards for the TND-1 Overlay District along Baltimore Avenue. These items are addressed in the pages that follow. Note: The HBO District in the northern corner of Media Borough is not yet included with these proposed Amendments. That HBO District may simply stay as HBO, as currently zoned, subject to the recommendations of the Media Borough Council CDC Committee.
HBO: East 1
Chapter 311. Zoning
Article IX. Highway Business-Office District: East 3-27-2018
§ 311-43. Legislative intent.
The purpose of this article is to provide for a range of highway-oriented retail, automotive and
service type business activities which ordinarily require main-highway locations and serve
transient as well as regional and local customers; to provide sufficient space for automobile related
merchandising, including the provision of off-street parking and safe circulation of pedestrian and
motor traffic in the district and adjoining areas; to allow for office uses as well as limited
conversion of residential structures; to conform to the TND-1 Overlay District: Baltimore Avenue
regulations of Article XX; to promote residential development in Gateway Area 1, and to promote
residential and potentially mixed-use development in the Gateway Area 2.
§ 311-44. Uses by right.
In the Highway Business-Office District: East, land, buildings or premises shall be used by right
only for one or more of the following uses listed below. For those portions of the HBO District:
East overlaid by the TND-1 Overlay District: Baltimore Avenue, the provisions of Article XX
shall also apply.
A. All uses permitted by right in the Retail-Office-Apartment District, including vertical
mixed use buildings with retail use on the ground floor, subject to § 311-48D.
B. New or used automobile dealer, including sales, leasing and service facilities, provided that
no such facility shall be located within 500 feet of the property line of any other property
used for such a facility.
C. (Reserved)
D. Auto parts store.
E. Car washing establishment.
F. Gasoline service station, provided that no gasoline service station shall be located within
500 feet of the property line of any other property used for a gasoline service station.
G. Convenience store.
H. Drive-through restaurant, bank, camera film developing establishment or similar drive-
through use.
I. Medical, dental or similar clinic.
HBO: East 2
J. Motel, hotel and related facility, such as restaurant and banquet room.
K. Laundromat, newspaper or printing establishment or similar use.
L. General service, repair or tradesman's shop, including furniture, watch or clock, radio,
television or household appliance repair; carpenter, plumber, electrician or similar use.
M. Church or other place of worship, school, day care or similar use.
N. Club, lodge; nonprofit organization, as defined in Article II of this chapter.
O. Funeral home or mortuary.
P. Multifamily dwelling, (apartments) subject to § 311-27.5F, and § 311-48D.
Q. Conversion, as per § 311-76.
R. Bank or other financial institution.
S. Single-family semi-detached dwelling (twins) in the Gateway Area 1, subject to
§ 311-48C.
T. Single-family attached dwellings (townhouse) in the Gateway Area 1, subject to
§ 311-48C.
§ 311-45. Uses by special exception.
The following uses shall be permitted as a special exception when authorized by the Zoning
Hearing Board. All special exceptions are subject to the provisions of Article XVII of this chapter.
A. Wholesale or storage facility in conjunction with a permitted use.
B. Nursing or convalescent home.
C. Public parking lot or garage.
§ 311-46. Accessory uses.
A. All accessory uses permitted in the Retail-Office-Apartment District subject to the
regulations of § 311-63.
B. Any accessory use on the same lot with and customarily incidental to any of the uses
permitted above and not detrimental to the neighborhood.
HBO: East 3
§ 311-47. Prohibited uses.
As noted in § 311-41, relating to the Retail-Office-Apartment District.
§ 311-48. Area and bulk regulations.
A. Nonresidential uses.
(1) Lot area. A lot area of not less than 3,850 square feet shall be provided for every
principal building hereafter erected.
(2) Lot width. The lot for each principal building hereafter erected shall have a width
at the building line of not less than 35 feet.
(3) Minimum yard requirements.
(a) Front yard. There shall be a front yard the depth of which shall be equal to
the predominant front yards of the existing buildings on the same block.
Where there are no existing buildings in the immediate vicinity of a
proposed building, such proposed building shall have a front yard of not
less than 10 feet.
(b) Side yards.
[1] In the case of detached or semidetached buildings, there shall be two
side yards, each of which shall have a width of not less than six feet.
[2] In the case of three or more attached buildings, there shall be a side
yard at each end of the row of buildings which shall have a width of
not less than 10 feet.
(c) Rear yard.
[1] In the event that no front yard is provided, there shall be a rear yard
which shall be not less than 25 feet in depth.
[2] In the event of a front yard of at least 25 feet, with or without
parking, the rear yard shall not be less than 10 feet.
[3] In the event that there is a front yard which is less than 25 feet in
depth, the rear yard shall not be less than 25 feet, unless reduced as
a special exception by the Zoning Hearing Board. No such rear yard
shall be reduced to less than 10 feet.
(d) Corner lot setbacks.
HBO: East 4
[1] In case of a corner lot where the right-of-way dimension of both
streets is identical, a front yard setback of not less than 10 feet shall
be required from the street line fronted by the shortest lot dimension,
and a front yard setback of not less than 10 feet shall be required
from the street line fronted by the longest dimension. The yard
opposite the shortest lot dimension shall comply with rear yard
setback requirements, and the yard opposite the long lot dimension
shall comply with the minimum side yard setback requirements.
[2] In case of a corner lot where the right-of-way dimension of both
streets is not identical, a front yard setback of 10 feet shall be
required from the street with the widest right-of-way dimension, and
a front yard setback of 10 feet shall be required from the street with
the narrowest right-of-way dimension. The yard opposite the street
with the widest right-of-way shall comply with rear yard setback
requirements, and the yard opposite the street with the narrowest
right-of-way dimension shall comply with the minimum side yard
setback requirements.
[3] In the case of a corner lot where the lot dimensions along the streets
are identical and the right-of-way dimension of both streets is
identical, the property owner shall select one side abutting the street
to be the front yard, consistent with other uses prevailing on the
same block.
(4) Building coverage. The aggregate area of all buildings on a lot shall not exceed
75% of the lot area. However, in cases where underground parking is provided, the
building coverage may be increased to not more than 80% of the lot area.
(5) Height regulation. No building shall have a height exceeding 40 feet with a
maximum of three stories above grade.
(6) Off-street parking. As required by Article XIII of this chapter.
(7) Accessory structures. As required by § 311-63 of this chapter.
(8) Impervious surface requirements. Not more than 85% of any lot area shall be
covered by impervious surfaces; however, in cases where underground parking is
provided, the impervious surfaces may be increased to not more than 90% of the
lot area.
B. Residential uses. Area and bulk regulations as provided in § 311-27.5F, and as provided in
§ 311-48C and D for the Traditional Neighborhood Development-1 (TND-1) Overlay
District, and Gateway Area 1 and Gateway Area 2.
C. Residential uses: single-family attached dwellings (townhouses) in Gateway Area 1.
HBO: East 5
(1) Lot area. A minimum gross lot area of 3,000 square feet per dwelling unit shall be
provided, including unit area, decks, porches, parking areas, common interior
circulation, and lawn/landscape areas. However, condominium ownership or
individual footprint lots may be permitted, provided that the overall density does
not result in less than 3,000 square feet of gross lot are per dwelling unit.
(2) Dwelling unit width. Dwelling units shall have a minimum width of 20 feet.
(3) Dwelling unit frontage. Dwelling units shall have frontage directly onto a street,
except in the case of a Green Court Lot whereby a dwelling unit faces a green that
is used for active recreation or passive recreation, and such dwelling unit is
accessed from an alley.
(4) Attached units. The number of attached dwelling units in any townhouse structure
shall not be less than three or more than six units in a row. Up to 50% of the total
units in a proposed development may be allowed to be two units in a row, in order
to enable a single-family semi-detached structure (twins).
(5) Minimum yard requirements.
(a) Front yard. For dwellings fronting on existing streets, there shall be a front
yard, the depth of which shall be not less than 15 feet from any property
line. For dwellings fronting on new streets, there shall be a front yard of 15
feet from the curb or street edge. However, one-story porches may be within
five feet of a property line with existing street frontage or five feet from a
curb or street edge in the case of a new street. For corner properties, the
front yard setback shall apply to both street frontages. However, the primary
front yard shall be the yard that faces Baltimore Avenue.
(b) Side yards. Each group of townhouse units shall have two side yards, with
a setback of not less than 10 feet to a perimeter property line. The aggregate
side yard distance between buildings shall not be less than 10 feet.
(c) Rear yards. There shall be a rear yard which shall be not less than 10 feet,
except that decks (grade level or elevated) and garages may be within three
feet of the perimeter property line.
(6) Building coverage. The aggregate area of all buildings on a lot shall not exceed
35% of the overall lot area, excluding unenclosed porches.
(7) Variation in design. In order to avoid a flat, monolithic facade, whenever three or
more attached dwelling units are proposed, each dwelling unit shall be
distinguished from the adjacent dwelling unit in some manner such as by varying
unit width, by using different exterior material, by varying arrangements of
entrances or windows, or by using pilasters, bay windows or other like type
architectural features.
HBO: East 6
(8) Height regulation. No building shall have a height exceeding 45 feet with a
maximum of four stories above grade.
(9) Off-street parking. Two parking spaces shall be provided per dwelling unit, and one
guest space shall be provided for every four dwelling units. Guest spaces may be
located in new streets as on-street parking for traffic calming and convenience.
(10) Impervious surface requirements. Not more than 70% of any lot area shall be
covered by impervious surfaces.
(11) Green space. No less than 10% of the total tract area shall be designated for and
maintained as green space to be used for active recreation and/or passive recreation,
as well as courtyards and other pedestrian gathering areas. Such open space shall
be separate and apart from yard setbacks. These green space requirements shall
supercede the requirements of § 311-73.
(12) Special requirements.
(a) The proposed townhouse buildings and development shall be designed so
as to provide a harmonious addition to the general environment of the
neighborhood through the use of front porches, and/or articulated facades.
(b) For any facade that faces a public way, there shall be at least 10% windows,
but not more than 25% windows.
(c) Vertical infrastructure shall be provided in the form of piers at entrances
and at corners of the property, pergolas, arbors, and benches.
(d) All development shall be consistent with the written and graphic design
standards in Article XX of the Zoning Ordinance, and § 257-33 of the
Subdivision and Land Development Ordinance.
(e) All development shall be consistent with the Development Strategy Plan
Baltimore Avenue, and the Development Strategy Plan for Gateway Area
1.
(f) Due to the reduction in cartway widths, increased building density and
reduced setbacks and separation between buildings, all buildings shall
contain fire sprinklers designed to the applicable National Fire Protection
Standard. All Code-approved fire protection and fire suppression systems
shall be operable and in working condition at all times.
D. Residential uses: multifamily dwellings in Gateway 2 Area.
(1) Lot area.
HBO: East 7
(a) A lot area of at least 1,750 square feet shall be provided for each of the first
four units in a multifamily building and development. An additional lot area
of 525 square feet for each additional dwelling unit shall also be provided.
(b) Whenever retail use is proposed on the ground floor area of a multifamily
building, no additional lot area shall be required if the gross leasable area
for the retail use is less than 2,500 square feet.
(c) Whenever 2,500 square feet or more of gross leasable area of retail use is
proposed on the ground floor area of a multifamily building, there shall be
an additional one square foot of lot area for every one square foot of retail
use, beyond that required under § 311-48D(1)(a).
(2) Lot width. No lot shall have a width at the building line of less than 100 feet.
(3) Minimum yard requirements.
(a) Front yard.
[1] For buildings up to three stories in height, there shall be a front yard
setback consistent with the TND-1 Overlay "build to line" of five
feet. For buildings with additional height above three stories, the
front yard setback shall be increased as follows:
[a] Four stories: 20 feet.
[b] Five stories: 25 feet.
[2] For corner properties, the front yard setback shall apply to both
street frontages. However, the primary front yard shall be the yard
that faces Baltimore Avenue.
[3] For buildings three stories or more, up to 20% of the linear footage
of the total facade length on each street may project up to five feet
into the required front yard setback, provided that those projections
are at least one floor shorter in height than total height of the main
building.
(b) Side yards. There shall be two side yards, one on either side of the building,
with a minimum width of 15 feet, and a combined aggregate width of 35
feet.
(c) Rear yard. There shall be a rear yard which shall be not less than 25 feet in
depth.
HBO: East 8
(d) Distance between buildings. In cases where there is more than one
multifamily building on a lot, the distance between buildings shall be at
least 40 feet.
(e) For corner properties, there shall be one side yard and one rear yard, with
the rear yard being opposite Baltimore Avenue.
(4) Building coverage. The aggregate area of all building on a lot shall not exceed 75%
of the lot area.
(5) Impervious surface. Not more than 80% of the lot shall be covered by impervious
surfaces.
(6) Height regulation. No building shall have a height exceeding 45 feet, above grade,
provided that building height may be increased in accordance with, and subject to
the conditions of Subsection D(6)(a) and (b) below. Any building that is greater
than 35 feet in height shall be required to contain fire sprinklers. Fire sprinklers
shall comply with any and all ordinances. All Code-approved fire protection and
fire suppression systems shall be operable and in working condition at all times.
The forty-five-foot height provision is further qualified as follows:
(a) A height not exceeding 55 feet with a maximum of four stories above grade
may be permitted if there is a roof garden with swimming pool that is built
and maintained with a square footage of at least 10% of the building
footprint, and if there are ornamental street lights, hanging baskets, and
pergolas.
(b) A height not exceeding 65 feet with a maximum of five stories above grade
may be permitted if there is a 5% increase of green space, beyond the
minimum of 20% as per § 311-48D(8), for a total of 25% green space, and
the 5% increased green space area shall include benches, planters with
landscaping, arbors, pergolas, a roof garden with swimming pool,
ornamental street lights, hanging baskets, bicycle racks, and decorative
sidewalk materials.
(7) Off-street parking. Parking shall be provided at the rate of: one parking space per
one-bedroom unit; two parking spaces per two-bedroom unit; two parking spaces
per three-bedroom unit; and three parking spaces per four-bedroom unit. All off-
street parking spaces shall be either (a) in a deck parking structure and/or below the
building and not visible from the street, or (b) not visible from public streets, except
that surface parking spaces may be built and maintained for ADA parking spaces,
delivery vehicles, and/or staff, at a ratio of one space per each 25 dwelling units.
(8) Green space. No less than 20% of the total tract area shall be designated for and
maintained as green space to be used for courtyards, plazas, and landscaped areas
between the building and the perimeter property lines.
HBO: East 9
(9) Special requirements.
(a) The proposed multifamily building and development shall be designed so
as to provide a harmonious addition to the general environment of the
neighborhood, and each group of multifamily buildings on a single lot shall
constitute a single architectural scheme.
(b) For any facade that faces a public way, there shall be at least 15% windows,
but not more than 45% windows.
(c) Each multifamily building or group of buildings shall be designed and
operated as a single management and maintenance unit, with common
yards, open spaces and parking areas. In the event multifamily dwellings
are converted or developed as condominiums, such condominiums shall be
owned and operated in accordance with the Pennsylvania Unit Property Act
of 1963, as amended.
(d) All development shall be consistent with the written and graphic design
standards in Article XX of the Zoning Ordinance, and § 257-33 of the
Subdivision and Land Development Ordinance.
(e) All development shall be consistent with the Development Strategy Plan
Baltimore Avenue, and the Development Strategy Plan for Gateway Area
2.
(f) The sign regulations of Article XIV shall apply, and whenever retail use is
proposed on the ground level of a multifamily building, the ROA district
signage regulations of § 311-92E shall apply.
(g) Due to the reduction in cartway widths, increased building density and
reduced setbacks and separation between buildings, all buildings shall
contain fire sprinklers designed to the applicable National Fire Protection
Standard. All Code-approved fire protection and fire suppression systems
shall be operable and in working condition at all times.
HBO: Central 1
Chapter 311. Zoning
Article IX-A. Highway Business-Office District: Central 3-27-2018
§ 311-43-A. Legislative intent.
The purpose of this article is to provide for a range of highway-oriented retail, automotive and
service type business activities which ordinarily require main-highway locations and serve
transient as well as regional and local customers; to provide sufficient space for automobile related
merchandising, including the provision of off-street parking and safe circulation of pedestrian and
motor traffic in the district and adjoining areas; to allow for office uses as well as limited
conversion of residential structures; and to conform to the TND-1 Overlay District: Baltimore
Avenue regulations of Article XX; to promote residential development in Gateway Area 1, and to
promote residential and potentially mixed-use development in the Gateway Area 2.
§ 311-44-A. Uses by right.
In the Highway Business-Office District: Central, land, buildings or premises shall be used by
right only for one or more of the following uses listed below. For those portions of the HBO:
Central overlaid by the TND-1 Overlay District: Baltimore Avenue, the provisions of Article XX
shall also apply.
A. All uses permitted by right in the Retail-Office-Apartment District, including vertical
mixed use buildings with retail use on the ground floor, subject to § 311-48D.
B. New or used automobile dealer, including sales, leasing and service facilities, provided that
no such facility shall be located within 500 feet of the property line of any other property
used for such a facility.
C. (Reserved)
D. Auto parts store.
E. Car washing establishment.
F. Gasoline service station, provided that no gasoline service station shall be located within
500 feet of the property line of any other property used for a gasoline service station.
B. Convenience store.
C. Drive-through restaurant, bank, camera film developing establishment or similar drive-
through use.
D. Medical, dental or similar clinic.
HBO: Central 2
E. Motel, hotel and related facility, such as restaurant and banquet room.
K. Laundromat, newspaper or printing establishment or similar use.
L. General service, repair or tradesman's shop, including furniture, watch or clock, radio,
television or household appliance repair; carpenter, plumber, electrician or similar use.
F. Church or other place of worship, school, day care or similar use.
N. Club, lodge; nonprofit organization, as defined in Article II of this chapter.
O. Funeral home or mortuary.
G. Multifamily dwelling, (apartments) subject to § 311-27.5F, and § 311-48D.
H. Conversion, as per § 311-76.
I. Bank or other financial institution.
S. Single-family semi-detached dwelling (twins) in the Gateway Area 1, subject to
§ 311-48C.
T. Single-family attached dwellings (townhouse) in the Gateway Area 1, subject to
§ 311-48C.
§ 311-45-A. Uses by special exception.
The following uses shall be permitted as a special exception when authorized by the Zoning
Hearing Board. All special exceptions are subject to the provisions of Article XVII of this chapter.
A. Wholesale or storage facility in conjunction with a permitted use.
B. Nursing or convalescent home.
A. Public parking lot or garage.
§ 311-46-A. Accessory uses.
A. All accessory uses permitted in the Retail-Office-Apartment District subject to the
regulations of § 311-63.
B. Any accessory use on the same lot with and customarily incidental to any of the uses
permitted above and not detrimental to the neighborhood.
HBO: Central 3
§ 311-47-A. Prohibited uses.
As noted in § 311-41, relating to the Retail-Office-Apartment District.
§ 311-48-A. Area and bulk regulations.
A. Nonresidential uses.
(1) Lot area. A lot area of not less than 3,850 square feet shall be provided for every
principal building hereafter erected.
(2) Lot width. The lot for each principal building hereafter erected shall have a width
at the building line of not less than 35 feet.
(3) Minimum yard requirements.
(a) Front yard. There shall be a front yard the depth of which shall be equal to
the predominant front yards of the existing buildings on the same block.
Where there are no existing buildings in the immediate vicinity of a
proposed building, such proposed building shall have a front yard of not
less than 10 feet.
(b) Side yards.
[1] In the case of detached or semidetached buildings, there shall be two
side yards, each of which shall have a width of not less than six feet.
[2] In the case of three or more attached buildings, there shall be a side
yard at each end of the row of buildings which shall have a width of
not less than 10 feet.
(c) Rear yard.
[1] In the event that no front yard is provided, there shall be a rear yard
which shall be not less than 25 feet in depth.
[2] In the event of a front yard of at least 25 feet, with or without
parking, the rear yard shall not be less than 10 feet.
[3] In the event that there is a front yard which is less than 25 feet in
depth, the rear yard shall not be less than 25 feet, unless reduced as
a special exception by the Zoning Hearing Board. No such rear yard
shall be reduced to less than 10 feet.
HBO: Central 4
(d) Corner lot setbacks.
[1] In case of a corner lot where the right-of-way dimension of both
streets is identical, a front yard setback of not less than 10 feet shall
be required from the street line fronted by the shortest lot dimension,
and a front yard setback of not less than 10 feet shall be required
from the street line fronted by the longest dimension. The yard
opposite the shortest lot dimension shall comply with rear yard
setback requirements, and the yard opposite the long lot dimension
shall comply with the minimum side yard setback requirements.
[2] In case of a corner lot where the right-of-way dimension of both
streets is not identical, a front yard setback of 10 feet shall be
required from the street with the widest right-of-way dimension, and
a front yard setback of 10 feet shall be required from the street with
the narrowest right-of-way dimension. The yard opposite the street
with the widest right-of-way shall comply with rear yard setback
requirements, and the yard opposite the street with the narrowest
right-of-way dimension shall comply with the minimum side yard
setback requirements.
[3] In the case of a corner lot where the lot dimensions along the streets
are identical and the right-of-way dimension of both streets is
identical, the property owner shall select one side abutting the street
to be the front yard, consistent with other uses prevailing on the
same block.
(4) Building coverage. The aggregate area of all buildings on a lot shall not exceed
75% of the lot area. However, in cases where underground parking is provided, the
building coverage may be increased to not more than 80% of the lot area.
(5) Height regulation. No building shall have a height exceeding 40 feet with a
maximum of three stories above grade.
(6) Off-street parking. As required by Article XIII of this chapter.
(7) Accessory structures. As required by § 311-63 of this chapter.
(8) Impervious surface requirements. Not more than 85% of any lot area shall be
covered by impervious surfaces; however, in cases where underground parking is
provided, the impervious surfaces may be increased to not more than 90% of the
lot area.
B. Residential uses. Area and bulk regulations as provided in § 311-27.5.F, and as provided
in § 311-48-A.C. and D. for the Traditional Neighborhood Development-1 (TND-1)
Overlay District, and Gateway Area 1 and Gateway Area 2.
HBO: Central 5
C. Residential uses: single-family attached dwellings (townhouses) in Gateway Area 1.
(1) Lot area. A minimum gross lot area of 3,000 square feet per dwelling unit shall be
provided, including unit area, decks, porches, parking areas, common interior
circulation, and lawn/landscape areas. However, condominium ownership or
individual footprint lots may be permitted, provided that the overall density does
not result in less than 3,000 square feet of gross lot are per dwelling unit.
(2) Dwelling unit width. Dwelling units shall have a minimum width of 20 feet.
(3) Dwelling unit frontage. Dwelling units shall have frontage directly onto a street,
except in the case of a Green Court Lot whereby a dwelling unit faces a green that
is used for active recreation or passive recreation, and such dwelling unit is
accessed from an alley.
(4) Attached units. The number of attached dwelling units in any townhouse structure
shall not be less than three or more than six units in a row. Up to 50% of the total
units in a proposed development may be allowed to be two units in a row, in order
to enable a single-family semi-detached structure (twins).
(5) Minimum yard requirements.
(a) Front yard. For dwellings fronting on existing streets, there shall be a front
yard, the depth of which shall be not less than 15 feet from any property
line. For dwellings fronting on new streets, there shall be a front yard of 15
feet from the curb or street edge. However, one-story porches may be within
five feet of a property line with existing street frontage or five feet from a
curb or street edge in the case of a new street. For corner properties, the
front yard setback shall apply to both street frontages. However, the primary
front yard shall be the yard that faces Baltimore Avenue.
(b) Side yards. Each group of townhouse units shall have two side yards, with
a setback of not less than 10 feet to a perimeter property line. The aggregate
side yard distance between buildings shall not be less than 10 feet.
(c) Rear yards. There shall be a rear yard which shall be not less than 10 feet,
except that decks (grade level or elevated) and garages may be within three
feet of the perimeter property line.
(6) Building coverage. The aggregate area of all buildings on a lot shall not exceed
35% of the overall lot area, excluding unenclosed porches.
(7) Variation in design. In order to avoid a flat, monolithic facade, whenever three or
more attached dwelling units are proposed, each dwelling unit shall be
distinguished from the adjacent dwelling unit in some manner such as by varying
unit width, by using different exterior material, by varying arrangements of
HBO: Central 6
entrances or windows, or by using pilasters, bay windows or other like type
architectural features.
(8) Height regulation. No building shall have a height exceeding 45 feet with a
maximum of four stories above grade.
(9) Off-street parking. Two parking spaces shall be provided per dwelling unit, and one
guest space shall be provided for every four dwelling units. Guest spaces may be
located in new streets as on-street parking for traffic calming and convenience.
(10) Impervious surface requirements. Not more than 70% of any lot area shall be
covered by impervious surfaces.
(11) Green space. No less than 10% of the total tract area shall be designated for and
maintained as green space to be used for active recreation and/or passive recreation,
as well as courtyards and other pedestrian gathering areas. Such open space shall
be separate and apart from yard setbacks. These green space requirements shall
supercede the requirements of § 311-73.
(12) Special requirements.
(a) The proposed townhouse buildings and development shall be designed so
as to provide a harmonious addition to the general environment of the
neighborhood through the use of front porches, and/or articulated facades.
(b) For any facade that faces a public way, there shall be at least 10% windows,
but not more than 25% windows.
(c) Vertical infrastructure shall be provided in the form of piers at entrances
and at corners of the property, pergolas, arbors, and benches.
(d) All development shall be consistent with the written and graphic design
standards in Article XX of the Zoning Ordinance, and § 257-33 of the
Subdivision and Land Development Ordinance.
(e) All development shall be consistent with the Development Strategy Plan
Baltimore Avenue, and the Development Strategy Plan for Gateway Area
1.
(f) Due to the reduction in cartway widths, increased building density and
reduced setbacks and separation between buildings, all buildings shall
contain fire sprinklers designed to the applicable National Fire Protection
Standard. All Code-approved fire protection and fire suppression systems
shall be operable and in working condition at all times.
D. Residential uses: multifamily dwellings in Gateway 2 Area.
HBO: Central 7
(1) Lot area.
(a) A lot area of at least 1,750 square feet shall be provided for each of the first
four units in a multifamily building and development. An additional lot area
of 525 square feet for each additional dwelling unit shall also be provided.
(b) Whenever retail use is proposed on the ground floor area of a multifamily
building, no additional lot area shall be required if the gross leasable area
for the retail use is less than 2,500 square feet.
(c) Whenever 2,500 square feet or more of gross leasable area of retail use is
proposed on the ground floor area of a multifamily building, there shall be
an additional one square foot of lot area for every one square foot of retail
use, beyond that required under § 311-48-A.D.(1)(a).
(2) Lot width. No lot shall have a width at the building line of less than 100 feet.
(3) Minimum yard requirements.
(a) Front yard.
[1] For buildings up to three stories in height, there shall be a front yard
setback consistent with the TND-1 Overlay "build to line" of five
feet. For buildings with additional height above three stories, the
front yard setback shall be increased as follows:
[a] Four stories: 20 feet.
[b] Five stories: 25 feet.
[2] For corner properties, the front yard setback shall apply to both
street frontages. However, the primary front yard shall be the yard
that faces Baltimore Avenue.
[3] For buildings three stories or more, up to 20% of the linear footage
of the total facade length on each street may project up to five feet
into the required front yard setback, provided that those projections
are at least one floor shorter in height than total height of the main
building.
(b) Side yards. There shall be two side yards, one on either side of the building,
with a minimum width of 15 feet, and a combined aggregate width of 35
feet.
(c) Rear yard. There shall be a rear yard which shall be not less than 25 feet in
depth.
HBO: Central 8
(d) Distance between buildings. In cases where there is more than one
multifamily building on a lot, the distance between buildings shall be at
least 40 feet.
(e) For corner properties, there shall be one side yard and one rear yard, with
the rear yard being opposite Baltimore Avenue.
(4) Building coverage. The aggregate area of all building on a lot shall not exceed 75%
of the lot area.
(5) Impervious surface. Not more than 80% of the lot shall be covered by impervious
surfaces.
(6) Height regulation. No building shall have a height exceeding 45 feet, above grade,
provided that building height may be increased in accordance with, and subject to
the conditions of Subsection A.D.(6)(a) and (b) below. Any building that is greater
than 35 feet in height shall be required to contain fire sprinklers. Fire sprinklers
shall comply with any and all ordinances. All Code-approved fire protection and
fire suppression systems shall be operable and in working condition at all times.
The forty-five-foot height provision is further qualified as follows:
(a) A height not exceeding 55 feet with a maximum of four stories above grade
may be permitted if there is a roof garden with swimming pool that is built
and maintained with a square footage of at least 10% of the building
footprint, and if there are ornamental street lights, hanging baskets, and
pergolas.
(b) A height not exceeding 65 feet with a maximum of five stories above grade
may be permitted if there is a 5% increase of green space, beyond the
minimum of 20% 10% as per § 311-48-A.D.(8), for a total of 25% 15%
green space, and the 5% increased green space area shall include benches,
planters with landscaping, arbors, pergolas, a roof garden with swimming
pool, ornamental street lights, hanging baskets, bicycle racks, and
decorative sidewalk materials.
(7) Off-street parking. Parking shall be provided at the rate of: one parking space per
one-bedroom unit; two parking spaces per two-bedroom unit; two parking spaces
per three-bedroom unit; and three parking spaces per four-bedroom unit. All off-
street parking spaces shall be either (a) in a deck parking structure and/or below the
building and not visible from the street, or (b) not visible from public streets, except
that surface parking spaces may be built and maintained for ADA parking spaces,
delivery vehicles, and/or staff, at a ratio of one space per each 25 dwelling units.
HBO: Central 9
(8) Green space. No less than 20% 10%of the total tract area shall be designated for
and maintained as green space to be used for courtyards, plazas, and landscaped
areas between the building and the perimeter property lines.
(9) Special requirements.
(a) The proposed multifamily building and development shall be designed so
as to provide a harmonious addition to the general environment of the
neighborhood, and each group of multifamily buildings on a single lot shall
constitute a single architectural scheme.
(b) For any facade that faces a public way, there shall be at least 15% windows,
but not more than 45% windows.
(c) Each multifamily building or group of buildings shall be designed and
operated as a single management and maintenance unit, with common
yards, open spaces and parking areas. In the event multifamily dwellings
are converted or developed as condominiums, such condominiums shall be
owned and operated in accordance with the Pennsylvania Unit Property Act
of 1963, as amended.
(d) All development shall be consistent with the written and graphic design
standards in Article XX of the Zoning Ordinance, and § 257-33 of the
Subdivision and Land Development Ordinance.
(e) All development shall be consistent with the Development Strategy Plan
Baltimore Avenue, and the Development Strategy Plan for Gateway Area
2.
(f) The sign regulations of Article XIV shall apply, and whenever retail use is
proposed on the ground level of a multifamily building, the ROA district
signage regulations of § 311-92.E. shall apply.
(g) Due to the reduction in cartway widths, increased building density and
reduced setbacks and separation between buildings, all buildings shall
contain fire sprinklers designed to the applicable National Fire Protection
Standard. All Code-approved fire protection and fire suppression systems
shall be operable and in working condition at all times.
HBO: West 1
Chapter 311. Zoning
Article IX-B. Highway Business-Office District: West 3-27-2018
§ 311-43-B. Legislative intent.
The purpose of this article is to provide for a range of highway-oriented retail, automotive and
service type business activities which ordinarily require main-highway locations and serve
transient as well as regional and local customers; to provide sufficient space for automobile related
merchandising, including the provision of off-street parking and safe circulation of pedestrian and
motor traffic in the district and adjoining areas; to allow for office uses as well as limited
conversion of residential structures; to conform to the TND-1 Overlay District: Baltimore Avenue
regulations of Article XX; to promote residential development in Gateway Area 1, and to promote
residential and potentially mixed-use development in the Gateway Area 2.
§ 311-44-B. Uses by right.
In the Highway Business-Office: District: West, land, buildings or premises shall be used by right
only for one or more of the following uses listed below. For those portions of the HBO: West
overlaid by the TND-1 Overlay District: Baltimore Avenue, the provisions of Article XX shall
also apply.
A. All uses permitted by right in the Retail-Office-Apartment District, including vertical
mixed use buildings with retail use on the ground floor, subject to § 311-48D.
B. New or used automobile dealer, including sales, leasing and service facilities, provided that
no such facility shall be located within 500 feet of the property line of any other property
used for such a facility.
C. (Reserved)
D. Auto parts store.
E. Car washing establishment.
F. Gasoline service station, provided that no gasoline service station shall be located within
500 feet of the property line of any other property used for a gasoline service station.
B. Convenience store.
C. Drive-through restaurant, bank, camera film developing establishment or similar drive-
through use.
I. Medical, dental or similar clinic.
HBO: West 2
D. Motel, hotel and related facility, such as restaurant and banquet room.
K. Laundromat, newspaper or printing establishment or similar use.
L. General service, repair or tradesman's shop, including furniture, watch or clock, radio,
television or household appliance repair; carpenter, plumber, electrician or similar use.
E. Church or other place of worship, school, day care or similar use.
N. Club, lodge; nonprofit organization, as defined in Article II of this chapter.
O. Funeral home or mortuary.
F. Multifamily dwelling, (apartments) subject to § 311-27.5F, and § 311-48D.
G. Conversion, as per § 311-76.
H. Bank or other financial institution.
I. Single-family semi-detached dwelling (twins) in the Gateway Area 1, subject to
§ 311-48C.
J. Single-family attached dwellings (townhouse) in the Gateway Area 1, subject to
§ 311-48C.
§ 311-45-B. Uses by special exception.
The following uses shall be permitted as a special exception when authorized by the Zoning
Hearing Board. All special exceptions are subject to the provisions of Article XVII of this chapter.
A. Wholesale or storage facility in conjunction with a permitted use.
A. Nursing or convalescent home.
B. Public parking lot or garage.
§ 311-46-B. Accessory uses.
A. All accessory uses permitted in the Retail-Office-Apartment District subject to the
regulations of § 311-63.
B. Any accessory use on the same lot with and customarily incidental to any of the uses
permitted above and not detrimental to the neighborhood.
HBO: West 3
§ 311-47-B. Prohibited uses.
As noted in § 311-41, relating to the Retail-Office-Apartment District.
§ 311-48-B. Area and bulk regulations.
A. Nonresidential uses.
(1) Lot area. A lot area of not less than 3,850 square feet shall be provided for every
principal building hereafter erected.
(2) Lot width. The lot for each principal building hereafter erected shall have a width
at the building line of not less than 35 feet.
(3) Minimum yard requirements.
(a) Front yard. There shall be a front yard the depth of which shall be equal to
the predominant front yards of the existing buildings on the same block.
Where there are no existing buildings in the immediate vicinity of a
proposed building, such proposed building shall have a front yard of not
less than 10 feet more than 20 feet.
(b) Side yards.
[1] In the case of detached or semidetached buildings, there shall be two
side yards, each of which shall have a width of not less than six feet.
[2] In the case of three or more attached buildings, there shall be a side
yard at each end of the row of buildings which shall have a width of
not less than 10 feet.
(c) Rear yard.
[1] In the event that no front yard is provided, there shall be a rear yard
which shall be not less than 25 feet in depth.
[2] In the event of a front yard of at least 25 feet, with or without
parking, the rear yard shall not be less than 10 feet.
[3] In the event that there is a front yard which is less than 25 feet in
depth, the rear yard shall not be less than 25 feet, unless reduced as
a special exception by the Zoning Hearing Board. No such rear yard
shall be reduced to less than 10 feet.
HBO: West 4
(d) Corner lot setbacks.
[1] In case of a corner lot where the right-of-way dimension of both
streets is identical, a front yard setback of not less than 10 feet shall
be required from the street line fronted by the shortest lot dimension,
and a front yard setback of not less than 10 feet shall be required
from the street line fronted by the longest dimension. The yard
opposite the shortest lot dimension shall comply with rear yard
setback requirements, and the yard opposite the long lot dimension
shall comply with the minimum side yard setback requirements.
[2] In case of a corner lot where the right-of-way dimension of both
streets is not identical, a front yard setback of 10 feet shall be
required from the street with the widest right-of-way dimension, and
a front yard setback of 10 feet shall be required from the street with
the narrowest right-of-way dimension. The yard opposite the street
with the widest right-of-way shall comply with rear yard setback
requirements, and the yard opposite the street with the narrowest
right-of-way dimension shall comply with the minimum side yard
setback requirements.
[3] In the case of a corner lot where the lot dimensions along the streets
are identical and the right-of-way dimension of both streets is
identical, the property owner shall select one side abutting the street
to be the front yard, consistent with other uses prevailing on the
same block.
(4) Building coverage. The aggregate area of all buildings on a lot shall not exceed
75% of the lot area. However, in cases where underground parking is provided, the
building coverage may be increased to not more than 80% of the lot area.
(5) Height regulation. No building shall have a height exceeding 40 feet with a
maximum of three stories above grade.
(6) Off-street parking. As required by Article XIII of this chapter.
(7) Accessory structures. As required by § 311-63 of this chapter.
(8) Impervious surface requirements. Not more than 85% of any lot area shall be
covered by impervious surfaces; however, in cases where underground parking is
provided, the impervious surfaces may be increased to not more than 90% of the
lot area.
B. Residential uses. Area and bulk regulations as provided in § 311-27.5F, and as provided in
§ 311-48-B.C. and D. for the Traditional Neighborhood Development-1 (TND-1) Overlay
District, and Gateway Area 1 and Gateway Area 2.
HBO: West 5
C. Residential uses: single-family attached dwellings (townhouses) in Gateway Area 1.
(1) Lot area. A minimum gross lot area of 3,000 square feet per dwelling unit shall be
provided, including unit area, decks, porches, parking areas, common interior
circulation, and lawn/landscape areas. However, condominium ownership or
individual footprint lots may be permitted, provided that the overall density does
not result in less than 3,000 square feet of gross lot are per dwelling unit.
(2) Dwelling unit width. Dwelling units shall have a minimum width of 20 feet.
(3) Dwelling unit frontage. Dwelling units shall have frontage directly onto a street,
except in the case of a Green Court Lot whereby a dwelling unit faces a green that
is used for active recreation or passive recreation, and such dwelling unit is
accessed from an alley.
(4) Attached units. The number of attached dwelling units in any townhouse structure
shall not be less than three or more than six units in a row. Up to 50% of the total
units in a proposed development may be allowed to be two units in a row, in order
to enable a single-family semi-detached structure (twins).
(5) Minimum yard requirements.
(a) Front yard. For dwellings fronting on existing streets, there shall be a front
yard, the depth of which shall be not less than 15 feet from any property
line. For dwellings fronting on new streets, there shall be a front yard of 15
feet from the curb or street edge. However, one-story porches may be within
five feet of a property line with existing street frontage or five feet from a
curb or street edge in the case of a new street. For corner properties, the
front yard setback shall apply to both street frontages. However, the primary
front yard shall be the yard that faces Baltimore Avenue.
(b) Side yards. Each group of townhouse units shall have two side yards, with
a setback of not less than 10 feet to a perimeter property line. The aggregate
side yard distance between buildings shall not be less than 10 feet.
(c) Rear yards. There shall be a rear yard which shall be not less than 10 feet,
except that decks (grade level or elevated) and garages may be within three
feet of the perimeter property line.
(6) Building coverage. The aggregate area of all buildings on a lot shall not exceed
35% of the overall lot area, excluding unenclosed porches.
(7) Variation in design. In order to avoid a flat, monolithic facade, whenever three or
more attached dwelling units are proposed, each dwelling unit shall be
distinguished from the adjacent dwelling unit in some manner such as by varying
unit width, by using different exterior material, by varying arrangements of
HBO: West 6
entrances or windows, or by using pilasters, bay windows or other like type
architectural features.
(8) Height regulation. No building shall have a height exceeding 45 feet with a
maximum of four stories above grade.
(9) Off-street parking. Two parking spaces shall be provided per dwelling unit, and one
guest space shall be provided for every four dwelling units. Guest spaces may be
located in new streets as on-street parking for traffic calming and convenience.
(10) Impervious surface requirements. Not more than 70% of any lot area shall be
covered by impervious surfaces.
(11) Green space. No less than 10% of the total tract area shall be designated for and
maintained as green space to be used for active recreation and/or passive recreation,
as well as courtyards and other pedestrian gathering areas. Such open space shall
be separate and apart from yard setbacks. These green space requirements shall
supercede the requirements of § 311-73.
(12) Special requirements.
(a) The proposed townhouse buildings and development shall be designed so
as to provide a harmonious addition to the general environment of the
neighborhood through the use of front porches, and/or articulated facades.
(b) For any facade that faces a public way, there shall be at least 10% windows,
but not more than 25% windows.
(c) Vertical infrastructure shall be provided in the form of piers at entrances
and at corners of the property, pergolas, arbors, and benches.
(d) All development shall be consistent with the written and graphic design
standards in Article XX of the Zoning Ordinance, and § 257-33 of the
Subdivision and Land Development Ordinance.
(e) All development shall be consistent with the Development Strategy Plan
Baltimore Avenue, and the Development Strategy Plan for Gateway Area
1.
(f) Due to the reduction in cartway widths, increased building density and
reduced setbacks and separation between buildings, all buildings shall
contain fire sprinklers designed to the applicable National Fire Protection
Standard. All Code-approved fire protection and fire suppression systems
shall be operable and in working condition at all times.
D. Residential uses: multifamily dwellings in Gateway 2 Area.
HBO: West 7
(1) Lot area.
(a) A lot area of at least 1,750 square feet shall be provided for each of the first
four units in a multifamily building and development. An additional lot area
of 525 square feet for each additional dwelling unit shall also be provided.
(b) Whenever retail use is proposed on the ground floor area of a multifamily
building, no additional lot area shall be required if the gross leasable area
for the retail use is less than 2,500 square feet.
(c) Whenever 2,500 square feet or more of gross leasable area of retail use is
proposed on the ground floor area of a multifamily building, there shall be
an additional one square foot of lot area for every one square foot of retail
use, beyond that required under § 311-48-B.D.(1)(a).
(2) Lot width. No lot shall have a width at the building line of less than 100 feet.
(3) Minimum yard requirements.
(a) Front yard.
[1] For buildings up to three stories in height, there shall be a front yard
setback consistent with the TND-1 Overlay "build to line" of five
feet. For buildings with additional height above three stories, the
front yard setback shall be increased as follows:
[a] Four stories: 20 feet.
[b] Five stories: 25 feet.
[2] For corner properties, the front yard setback shall apply to both
street frontages. However, the primary front yard shall be the yard
that faces Baltimore Avenue.
[3] For buildings three stories or more, up to 20% of the linear footage
of the total facade length on each street may project up to five feet
into the required front yard setback, provided that those projections
are at least one floor shorter in height than total height of the main
building.
(b) Side yards. There shall be two side yards, one on either side of the building,
with a minimum width of 15 feet, and a combined aggregate width of 35
feet.
(c) Rear yard. There shall be a rear yard which shall be not less than 25 feet in
depth.
HBO: West 8
(d) Distance between buildings. In cases where there is more than one
multifamily building on a lot, the distance between buildings shall be at
least 40 feet.
(e) For corner properties, there shall be one side yard and one rear yard, with
the rear yard being opposite Baltimore Avenue.
(4) Building coverage. The aggregate area of all building on a lot shall not exceed 75%
of the lot area.
(5) Impervious surface. Not more than 80% of the lot shall be covered by impervious
surfaces.
(6) Height regulation. No building shall have a height exceeding 45 feet, above grade,
provided that building height may be increased in accordance with, and subject to
the conditions of Subsection B.D.(6)(a) and (b) below. Any building that is greater
than 35 feet in height shall be required to contain fire sprinklers. Fire sprinklers
shall comply with any and all ordinances. All Code-approved fire protection and
fire suppression systems shall be operable and in working condition at all times.
The forty-five-foot height provision is further qualified as follows:
(a) A height not exceeding 55 feet with a maximum of four stories above grade
may be permitted if there is a roof garden with swimming pool that is built
and maintained with a square footage of at least 10% of the building
footprint, and if there are ornamental street lights, hanging baskets, and
pergolas.
(b) A height not exceeding 65 feet with a maximum of five stories above grade
may be permitted if there is a 5% increase of green space, beyond the
minimum of 20% as per § 311-48D(8), for a total of 25% green space, and
the 5% increased green space area shall include benches, planters with
landscaping, arbors, pergolas, a roof garden with swimming pool,
ornamental street lights, hanging baskets, bicycle racks, and decorative
sidewalk materials.
(7) Off-street parking. Parking shall be provided at the rate of: one parking space per
one-bedroom unit; two parking spaces per two-bedroom unit; two parking spaces
per three-bedroom unit; and three parking spaces per four-bedroom unit. All off-
street parking spaces shall be either (a) in a deck parking structure and/or below the
building and not visible from the street, or (b) not visible from public streets, except
that surface parking spaces may be built and maintained for ADA parking spaces,
delivery vehicles, and/or staff, at a ratio of one space per each 25 dwelling units.
HBO: West 9
(8) Green space. No less than 20% of the total tract area shall be designated for and
maintained as green space to be used for courtyards, plazas, and landscaped areas
between the building and the perimeter property lines.
(9) Special requirements.
(a) The proposed multifamily building and development shall be designed so
as to provide a harmonious addition to the general environment of the
neighborhood, and each group of multifamily buildings on a single lot shall
constitute a single architectural scheme.
(b) For any facade that faces a public way, there shall be at least 15% windows,
but not more than 45% windows.
(c) Each multifamily building or group of buildings shall be designed and
operated as a single management and maintenance unit, with common
yards, open spaces and parking areas. In the event multifamily dwellings
are converted or developed as condominiums, such condominiums shall be
owned and operated in accordance with the Pennsylvania Unit Property Act
of 1963, as amended.
(d) All development shall be consistent with the written and graphic design
standards in Article XX of the Zoning Ordinance, and § 257-33 of the
Subdivision and Land Development Ordinance.
(e) All development shall be consistent with the Development Strategy Plan
Baltimore Avenue, and the Development Strategy Plan for Gateway Area
2.
(f) The sign regulations of Article XIV shall apply, and whenever retail use is
proposed on the ground level of a multifamily building, the ROA district
signage regulations of § 311-92E shall apply.
(g) Due to the reduction in cartway widths, increased building density and
reduced setbacks and separation between buildings, all buildings shall
contain fire sprinklers designed to the applicable National Fire Protection
Standard. All Code-approved fire protection and fire suppression systems
shall be operable and in working condition at all times.
HBO Districts
Along Baltimore Avenue
Media Borough - Delaware County, PA
TND-1 Overlay District
HBO District: East
HBO District: Central
HBO District: West
Scale: 1” = 400’
TCA: March 27, 2018 N
Baltimore Pike
Rt 2
52 - P
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Sta
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Source: Google EarthPro 5-24-16
Franklin Street
Jefferson Street
State Street
Baker StreetVete
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So
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Oliv
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Jackso
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Gay
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et
Exhibit ‘B’ of the TND-1 Overlay District
Zoning Ordinance Written and Graphic Design Standards
TRADITIONAL NEIGHBORHOOD DEVELOPMENT -1 (TND-1)
OVERLAY DISTRICT: BALTIMORE AVENUE
ZONING ORDINANCE AMENDMENTS Media Borough – Delaware County, PA
May 30, 2007; December 17, 2014; Revised March 27, 2018 § 311-140
Z.1. Building Location
Z.2. Infill Buildings
Z.3. Street Walls
Z.4. Parking Location
Z.5. Building Height
Z.6. Signage
Z.7. Townhouse Buildings
Z.8. Multi-Family Buildings Notes:
A. See Subdivision and Land Development Ordinance for additional Design Standards.
B. If Borough Council decides to Amend the TND-1 Overlay District and create the 3
distinct HBO Districts along Baltimore Avenue, the items in bold would need to be
revised.
Z1
Legislative Intent:
Z1.1 BuildingsareintendedtobelocatedclosetothestreettohelpformtheStreetscape.
Z1.2 New buildings are intended to be built andmaintainedata“Build-To”Line,inalignmentwithexistingtraditionalbuildingsonablock.
Design Standards:
Z1.3 New buildings shall be located in line withexistingtraditionalbuildingsonablock.
Z1.4 NewbuildingsshallbelocatedataBuild-Tolineattheedgeoftheright-of-wayofBaltimoreAvenue,orwithinfour(4)feetoftheaveragesetbackofexistingbuildingsonablock,asshown on the Development Strategy Plan,provided,however, thatabuildingneednotbe locatedataBuild-To line if astreetwallcomplyingwithsectionZ3hereofisprovided.
Z1.5 A building may have a greater setback if Borough Council approves a Green Space in front of a building, according to Section LD22 - Green Space.
TraditionalbuildingfrontagealongBaltimoreAvenue. LinershopsanddeckparkinggaragealongBaltimoreAvenue,consistentwithtraditionalbuildingfrontage.
New building, sidewalk and landscaping consistent withtraditionalbuildingfrontage.
Infill development consistent with traditional building frontagealongBaltimoreAvenue.
Z1BuildingLocationTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Zoning Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
©ThomasComittaAssociates,Inc.:TownPlanners&LandscapeArchitects 18
Z2
Legislative Intent:
Z2.1 Infilldevelopmentisintendedtobeconsistentwith theexisting traditional buildingson theblock,intermsofadjacencyorproximitytothesidewalk.
Design Standards:
Z2.2 LocatenewbuildingsataBuild-Toline,attheedgeoftheright-of-wayofBaltimoreAvenueorwithinfour(4)feetoftheaveragesetbackofexistingbuildingsonablockasshownontheDevelopmentStrategyPlan.
Z2.3 Size new buildings in proportion withtraditionalbuildingsalongBaltimoreAvenue.
Z2.4 Placeparkingtotherearorsideofbuildings.Z2.5 Anchorstreetcornerswithbuildings,unless
Borough Council approves a Green Space in front of a building, according to Section LD22 - Green Space.
LargerFootprintcommercialbuildingordeckparkinggarageasapossibleinfillopportunity“edged”bylinershops.
Newbuildinganchorscorner,withparkingontheside.
New building along BaltimoreAvenue in appropriate locationadjoiningsidewalk.
Linershopsanddeckparkinggarageasinfilldevelopment.
©ThomasComittaAssociatesInc.:TownPlanners&LandscapeArchitects
Z2InfillBuildingsTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Zoning Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
19
Z3
Legislative Intent:
Z3.1 StreetwallsareintendedtoformandframethestreetscapeandthetraditionalneighborhoodcharacterofMediaBorough.
Z3.2 Street walls are intended to create the“outdoorroom”characteroftheBorough.
Z3.3 Streetwallsareintendedtobufferparking.Z3.4. Street Walls are intended to be the
predominant Street Edge feature in the Borough as either a Building Wall, a low Brick Wall, or as a Pergola.
Design Standards:
Z3.5 Whentheprincipalbuildingisnotlocatedon theBuild-TolineStreetWallsshallbecreated
andmaintainedtopromotethetraditional streetscapecharacteroftheBorough.Z3.6 StreetWallsshallbeontheBuild-Toline.The Build-ToLineshallbelocatedattheedgeof
theright-of-wayofBaltimoreAvenue.Z3.7 WhereabuildingisbuiltattheBuild-To
line,butthebuildingdoesnotextendthe fulllengthoftheBuild-Toline,aStreet Wallshallfillintheremainderofthe
Build-Toline.
FenceandlandscapingcontinueStreetWalleffect. ExampleofStreetWallofcornerparkinglot,WestChester,PA.
BuildingfacadeformsStreetWall. StreetWallinlieuofbuildingwall.
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Z3StreetWallsTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Zoning Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
19 20
Z4
Design Standards (continued):
Z3.8 Masonrywallsshallbeconstructedin accordancewiththeSubdivisionandLand DevelopmentOrdinance,wheneverbuildings cannotbeconstructedtoformtheStreet Wall. A Brick Street Wall, at least 36 inches to 42 inches in height, shall be built to visually screen existing
off-street parking lots.
PergolaasStreetWallatmid-blockGreenSpace StreetTrees(TreeAllee)asStreetWall
BrickStreetWallscreentooff-streetparkinglot BuildingsformingStreetWall
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Z3StreetWallsTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Zoning Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
20.1
Whenever new Buildings do not create a Street Wall, such as in the case of an ap-proved Plaza or Pokcket Park along a Street Line, architectural or landscape architectural features shall be installed and maintained, such as a combination of columns, pergolas, piers-fences-hedges, low walls, street trees, and other pedestrian amenities and public art.
Z3.10
Z3.9
Z5
Legislative Intent:
Z5.1 Two-story buildings are intended to provideopportunitiesfortheverticalmixofusesofabuilding.
Z5.2 Two-story buildings are intended to givestature and structure to the Streetscape,to promote less building coverage, andengenderamorevillage-likescale.
Z5.3 Buildings three tofivestories inheight areintendedtoanchorGatewayAreas.
Design Standards:
Z5.4 Constructandmaintainbuildingsofat leasttwostoriesinheightalongBaltimoreAvenue.
Z5.5 Ifanexistingone-storybuildingisredeveloped,oneadditionalstoryshallbeconstructed,oritshallbeatleast18feetinheightalongtheprimaryfacade.
Z5.6 Buildingsat least three(3)stories inheight,but nomore than five (5) stories in height,shallbebuilttoaddstaturetoGatewayAreas.
Z5.7 Non-residential buildings shall not exceed 40 feet in height.
Z5.8 Multi-family buildings shall not exceed 55 feet in height.
Two-storyMixed-usebuildingalongBaltimoreAvenue.
Newtwo-storyDunkinDonutsinClaymont,Delaware.Exampleofone-storybuildingandlackoftraditionalneighborhoodcharacterandheight.
Existing Three-Story Commercial Building, with Varied RoofLines
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Z5BuildingHeightTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Zoning Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
22
22Z5.1.
Design Standards:
Z5.9 No building shall be more than two (2) stories higher than an adjoining building.
Z5.10 When the topography of the south side of a lot on the south side of Baltimore Avenue steps down more than 10 feet from the sidewalk grade along the south side of Baltimore Avenue, the maximum building height on the south side of the lot shall be reduced by 10 feet.
Adjoiningbuildingheightwithin2storiesofoneanother
Building height responding to topographic conditions on the south side of Baltimore Avenue, adjoining existingresidentialneighborhoods
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Z5BuildingHeightTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Zoning Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
22.1
Bal
timor
e Av
enue
Z7
Legislative Intent:
Z7.1 TownhouseBuildingsinGatewayArea1areintendedtoemulatethecharacterofexistingliketypedwellingunitsinMediaBorough.
Z7.2 TownhouseBuildingsinGatewayArea1areintendedtocomplywiththeBuildingLocationprovisions,andtheStreetWallprovisionsofthisExhibitB.
Design Standards:
Z7.3 Townhouses shall be designed in smallergroups to emulate this traditional buildingtypeinMediaBorough.
Z7.4 Townhousesshall be located inproximity tothestreettoformtheStreetWall.
Z7.5 Townhouse development shall include aPlaza, Neighborhood Green, or similaramenities.
TownhouseBuildingsandNeighborhoodGreen TownhouseBuildingsandNeighborhoodGreen
TraditionalTownhouseBuildingsinMediaBorough TownhomesAlongBaltimoreAvenue
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Z7TownhouseBuildingsTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Zoning Ordinance AmendmentsGateway Area 1 Written and Graphic Design Standards
Media Borough, Delaware County, PA
2423
Z8
Legislative Intent:
Z8.1 Multi-Family Buildings in Gateway Area 2areintendedtoanchorstreetcorners,andtoaccentuatetheentrywaytotheBoroughfromthewest.
Z8.2 Multi-FamilyBuildingsareintendedtocomplywiththeBuildingLocationprovisions,andtheBuildingHeightprovisions,ofthisExhibitB.
Design Standards:
Z8.3 Multi-Family Buildings shall anchor streetcornersintheGatewayArea2.
Z8.4 Multi-FamilyBuildings shall have articulatedfacadesintheGatewayArea2.
Z8.5 Courtyard spaces as Pedestrian GatheringAreasshallbebuiltandmaintained.
Z8.6 Parkingshallbelocatedbeneaththedwellingunits,exceptasotherwiseprovidedundertheHBODistrictregulations.
Multi-FamilyBuildingwithArticulatedFacade,andPlayArea Multi-FamilyBuildingwithParkingBeneaththeDwellingUnits
Multi-FamilyBuildingandGreenSpace
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Z8Multi-FamilyBuildingsTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Zoning Ordinance AmendmentsGateway Area 2 Written and Graphic Design Standards
Media Borough, Delaware County, PA
Multi-FamilyBuildingwithArticulatedFacade
25
Exhibit ‘B’ of the TND-1 Overlay District
Subdivision and Land Development Ordinance Written and Graphic Design Standards
TRADITIONAL NEIGHBHORDHOOD DEVELOPMENT -1 (TND-1)
OVERLAY DISTRICT: BALTIMORE AVENUE
SUBDIVISION & LAND DEVELOPMENT ORDINANCE AMENDMENTS Media Borough – Delaware County, PA
May 30, 2007; Revised: March 27, 2018
§257-21 LD.1. Overview (and Cross-Reference to Zoning Ordinance)
LD.2. Off-Street Parking Lots
LD.3. Deck Parking Structures
LD.4. Building Design
LD.5. Porch, Portico, Stoop
LD.6. Sidewalks
LD.7. Crosswalks
LD.7. Crosswalks
LD.8. Street Edge Strips
LD.9. Street Trees
LD.10. Hedges and Other Landscaping
LD.11. Lighting: Street Lights
LD.12. Lighting: Building Wall Lights
LD.13. Curbing and Curb Cuts
LD.14. Gateways
LD.15. Benches
LD.16. Planters
LD.17. Bicycle Racks
LD.18. Banners
LD.19. Bus Shelter
LD.20. Waste Receptacles
LD.21. Dumpsters
LD.22. Green Space
Notes:
A. See Zoning Ordinance for additional Design Standards.
B. If Borough Council decides to Amend the TND-1 Overlay District, and create the 3
distinct HBO Districts along Baltimore Avenue, the items in bold would need to be
revised.
LD4
Legislative Intent:
LD4.1 The use of traditional materials, such asbrick,stone,stuccooverstone,andwoodsiding, is intended to provide a historicreferencetotheBorough.
LD4.2 Facadearticulation,variation in roof lines,and vertical expression of buildings, isintended to promote consistency with thescale and proportion of traditional Mediabuildings and streetscapes.
Design Standards:
LD4.3 Utilize brick, stone, stucco over stone,or wood siding to the maximum extentpossible.
LD4.4 Create a primarily vertical expression tobuildings through the use of crenalationin the form of windows, doors, pilasters,piers,columns,arches, terraces,porches,porticos, stoops, balconies, colonnades,arcades,andthelike.
LD4.5 Providerecessesorprojectionstobuildings,fromonetofourfeet,wheneverthebuildingexceeds18feetinwidth.
AwningsProvideFacadeArticulation,StateStreet,Media,PA
Articulated Facade with Vertical Bays, and Articulated Roof,UnitedSavingsBank,Media,PA
GoodExampleofFacadeandRoofCrenalation,UnitedSavingsBank,Media,PA
BuildingAccentswithVariedRooflines
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LD4BuildingDesignTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Land Development Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
continuedonpageLD4.1
LD4.1BuildingDesignTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Land Development Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
LD4.1
LD4.6 Extend pilasters to the sidewalk as a fullverticalunit.
LD4.7 Varytherooflinesofbuildingsthroughtheuseofdormers,gables,parapets,andthelike,tothemaximumextentpossible.
LD4.8 Roofshapesshallbegable,hip,gambrel,mansard,or flat.Where the roof shape isgable, the orientation of the gable to thestreetshallbecompatiblewith thatof thepredominant gable orientation of existingbuildings along BaltimoreAvenue.Wherethe roof shape is pitched, the orientationandsteepnessofthepitchshallbewithina
rangeofplusorminus10%oftheorientationandsteepnessofexistingbuildingsonthesameblock.
LD4.9 Stagger the facade wall heights of flat-roofed buildings to create visual interest.The heights of such buildings shall varyby at least 42 inches through the use ofparapetwalls.
LD4.10 Articulatedfacades,rooflines,andbuildingheightsshallbeprovidedalongtheprimaryfacade of a building. On corner lots, allbuildings shall have two primary facades,oneforeachstreetfrontage.
Brickusedfornewbank.NewinfilldevelopmentwitheffectiveVerticalPilasters.
CommercialBuildingsDetailedwithVerticalBays,MainStreetatExton,Exton,PA
CommercialStreetscape,MainStreetatExton,Exton,PA
continuedonpageLD4.2
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LD4.11 Windows, door openings, and otherfenestration shall be primarily vertical inkeepingwiththepredominantproportionofthe fenestration of buildings in theMediabusiness districts, except for first floorretail space which may have horizontallyoriented “picturewindows”, for thedisplayofmerchandiseforsale.
LD4.12 The color white shall be minimized in order to reduce glare, and to promote warmer colors to buildings.
LD4.13 All four (4) sides of buildings shall be in compliance with these Building Design Standards.
LD4.14 Buildingdesignandmaterialsshallemulatethe character of buildings shown in thephotographsofpagesLD4andLD4.1
LD4.15 ArchitecturalPlansandBuildingElevationsshallbesubmittedwithalllanddevelopmentandredevelopmentplansubmissions.
LD4.2BuildingDesignTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Land Development Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
LD4.2©ThomasComittaAssociates,Inc.:TownPlanners&LandscapeArchitects May2007
LD14
Legislative Intent:
LD14.1 Gatewaysare intended toprovidevisitorswithagoodfirstimpression,andwelcomethemintotheBorough.
Design Standards:
LD14.2 Gatewaysshallhaveattractivelandscaping,lighting,andsignage.
LD14.3 Each gateway should have a distinctivemonument,suchasaPier.
LD14.4 Gateways may be anchored by Buildings on the corner of streets.
LD14.5 Gateways should be enhanced throughtheuseofsidewalks,crosswalks,andbusshelters.
GatewayPiers RyanPlace,FortWorth,TX GatewayPiersfromStateCollege,PA.
BuildingAnchoringCornerasGatewayFeature
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LD14GatewaysTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Land Development Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards
GatewayPiers UniversityHeights,St.Louis,MO
31
LD22
Legislative Intent:
LD22.1 Green Spaces are intended to promote a pedestrian -friendly environment.
LD22.2 Green Spaces are intended to provide viable opportunities to celebrate the public realm, and to provide pedestrian orientation.
LD22.3 Green Spaces are intended to consist of Plazas, Courtyards, Pocket Parks, and like-type Pedestrian Gathering Areas.
Design Standards:
LD22.4 Plazas and Courtyards shall be at least 3,000 square feet in area.
LD22.5 Pocket Parks as Pedestrian Gathering Areas shall be in the range of 50 to 500 square feet in area.
LD22.6. Benches, shade trees, plantings, and lighting shall be installed and maintained in Green Spaces to enhance attractiveness and safety.
LimeStreetPlaza
SmallPedestrianGatheringAreaSmallPedestrianGatheringArea
PlazaasGreenSpace
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LD22GreenSpaceTraditional Neighborhood Development-1 (TND-1) Overlay District: Baltimore Avenue Land Development Ordinance AmendmentsMedia Borough, Delaware County, PA Written and Graphic Design Standards