WAYNE GLEN (also known as the Richter Property) A model Low Impact Development (LID) community. Sketch Plan Submission Tredyffrin Planning Commission i Meeting January 17, 2013 114 Forrest Avenue, Suite 201 Narberth, PA 19072 tel (610) 664-0270 / fax (610) 664-0273 Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013
Tredyffrin s 2010 0 Trout Creek Study recommends e Low Impact Development (LID) techniques for the Richter property. Recommendation in Trout Creek Study: Any future development at the site should consider implementing i innovative i stormwater management controls throughout the site to control flooding, prevent streambank erosion, and improve the water quality of the stormwater runoff from the proposed development. BMPs that should be considered as part of the project s stormwater t rmn management mntcontrols ntrl are: green roofs porous paving impervious surface disconnection bioretention riparian buffers floodplain l preservation stormwater volume controls Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 2
What is Low Impact Development (LID)? LID is an approach to land development (or re-development) that works with nature to manage stormwater as close to its source as possible. Source: US EPA website. http://water.epa.gov/polwaste/green/index.cfm Rain gardens Native landscape Bio-swales Bio-retention basins Level spreading Pervious paving Source: USDA National Resource Conservation Service. http://www.ia.nrcs.usda.gov/news/brochures/lid.html html The diagram above is for illustrative purposes to illustrate various aspects of low impact development and is not intended to be a diagram of the subject property. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 3
Proposed master plan Regional Basin Townhomes Carriage Homes Office Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 4
Residential: Wayne Glen. Regional Basin Townhomes Carriage Homes Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 5
Berm and landscaped edge along Walker Road. View from Walker to be improved. Trail connection to Glenhardie Country Club. Emergency access to Walker Road. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 6
Berm / screening for neighbors Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 7
Sample of proposed long term view from Walker Rd. White Horse subdivision Berwyn, PA Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 8
Green emergency access drive to Walker Road. Structural system that will allow grass to grow through it to look like a lawn. Walker Road Emergency Access Regional Basin Parking lot Emergency access drive Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 9
Pedestrian trail to Country Club. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 10
Stream crossing as an amenity. Attractive vehicular crossing. Pedestrian access to view ruins: View of bridge abutments Stone wall / steps Landscape treatment around bridge to create a gateway. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 11
Concept Photos: Vehicular crossing as visual amenity. Location: Saybrook, Easttown Township Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 12
Incorporation of references of the site ss formeruse. Remnants of stone bridge abutments from the old stream crossing. Stone wall next to the site of the demolished former house. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 13
Regional Basin as a natural wetland feature. Villanova University Cathedral Park - Philadelphia Villanova University i Greenwood Village, CO Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 14
Regional Basin as a natural wetland feature. Lb Lebanon Vll Valley Cll College Lb Lebanon County, PA Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 15
Viewing natural land & ruins from bridge sidewalk. Lebanon Valley College Lebanon County, PA Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 16
Townhomes. Buffer / screening along perimeter. Bio-swale at the rear of units. Emergency access connection. One way roads. Sidewalks on one side. Alley loaded internally and front loaded on perimeter. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 17
Landscape buffer at perimeter. Bio-swales behind the homes. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 18
Site plan detail: Townhouse pocket park. Design concept: Pedestrian interaction with wetlands. Gazebo as gathering space / mailbox. Ample landscape at the front of the townhomes to provide a lush streetscape experience. Permeable paving for drives, sidewalks and parking. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 19
Pedestrian interaction with natural storm water features... Lower Mill Creek Garden - Philadelphia Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 20
Park structures with Chester County design influence. Diamond Rock School House Tredyffrin Township School house at Valley Forge National Historic Park Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 21
Townhome landscaping to provide green streets. Alley loaded townhomes have continuous landscaping between building and sidewalk. Possibly new photos without brick townhouses Front entry townhomes to have plantings to buffer driveway views along street. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 22
Carriage homes. Buffer along perimeter. One way roads. Sidewalks on one side. Pedestrian connection to country club. Stormwater best management practices used around the site. Landscaped entry sequence. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 23
Carriage home pocket park. Pedestrian interaction with wetlands. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 24
Rain gardens in planting strip. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 25
Permeable pavement for sidewalks, driveways, alleys and parking spaces. Walkways and plazas Parallel Parking Parking lots and drives PaveDrain cross section Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 26
Landscaped entry. Street trees lining entry with stormwater wetlands behind them. Mail shelter / school bus shelter provides a gathering place along the entry road. Landscape buffering of telephone utility building. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 27
Road Design Standards for a Pedestrian-oriented Community Reduce storm water runoff with less pavement Humanize the scale of streets Narrower road widths On-street parking Slower traffic Streetscape as a pedestrian amenity Sidewalks Pedestrian-friendly landscape Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 28
Proposed Radius Street Intersection Lower curb to allow for adequate large vehicle turning radii. New Daleville Londonderry, Chester Co. Street Design References for Curb Return Radius: Recommended radius for local streets: 10-15 Smart Transportation Guidebook: Planning and Designing Highways and Streets that Support Sustainable and Livable Communities. New Jersey Department of Transportation and Pennsylvania Department of Transportation, March 2008. Recommended radius for local streets: 15 20 Residential Streets Second Edition. American Society of Civil Engineers, National Association of Home Builders, Urban Land Institute. 1990 Alley, Lane and Street maximum corner radius: 15 Dan Burden, et al. Street Design Guidelines for Healthy Neighborhoods. Center for Livable Communities. January 2002. Woodmont Lower Moreland, Montgomery Co. Woodmont Detail Lower Moreland Township, PA Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 29
Proposed Radius Alley at Residential Street Lower curb to allow for adequate large vehicle turning radii. Woodmont Lower Moreland, Montgomery Co. Woodmont Detail Lower Moreland Township, PA New Daleville Londonderry, Chester Co. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 30
Proposed Road Design Standards: ds: Two way: 22 cartway +7 parallel parking bump-outs Street Type Two Way Internal Street One Way Internal Street Alley Street Design References Minimum Paved Cartway 29 total width with parking: 22 cartway 7 parallel parking bump-outs 23 total width with parking: 16 cartway 7 parallel parking bump-outs 12 cartway Parallel Parking bump-out Whitehall in Bryn Mawr, PA Local Road Medium or Narrow residential streets: 26-30 Smart Transportation Guidebook: Planning and Designing Highways and Streets that Support Sustainable and Livable Communities. New Jersey Department of Transportation and Pennsylvania Department of Transportation, March 2008. Street with two-way travel lanes and 2 sided parking: 26 Dan Burden, et al. Street Design Guidelines for Healthy Neighborhoods. Center for Livable Communities. January 2002. Recommended Pavement Width for two-way travel lanes and 1 parking lane: 22-26 Residential Streets Third Edition. American Society of Civil Engineers, National Association of Home Builders, Urban Land Institute. 2002 Residential Streets 3 rd Edition. American Society of Civil Engineers, National Association of Home Builders, Urban Land Institute. 2002. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 31
Proposed Road Design Standards: ds: One way: 16 cartway +7 parallel parking bump-outs One way road with parallel parking bump-out Street Type Two Way Internal Street One Way Internal Street Alley Minimum Paved Cartway 29 total width with parking: 22 cartway 7 parallel parking bump-outs 23 total width with parking: 16 cartway 7 parallel parking bump-outs 12 cartway Talus development outside of Seattle, WA. Street Design References for Recommended Pavement Width for 1 one-way travel lane and 1 parking lane: 18 Residential Streets Third Edition. American Society of Civil Engineers, National Association of Home Builders, Urban Land Institute. 2002 Lane with 1 one-way travel lane and 1 parking lane: 16-18 Dan Burden, et al. Street Design Guidelines for Healthy Neighborhoods. Center for Livable Communities. January 2002. Residential Streets 3 rd Edition. American Society of Civil Engineers, National Association of Home Builders, Urban Land Institute. 2002. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 32
Proposed Road Design Standards: ds: One way alley: 12 cartway Street Type Two Way Internal Street One Way Internal Street Alley Minimum Paved Cartway 29 total width with parking: 22 cartway 7 parallel parking bump-outs 23 total width with parking: 16 cartway 7 parallel parking bump-outs 12 cartway Woodmont & New Daleville: Alleys - 12 cartway Street Design References for Alley with two-way traffic: 12 Residential Streets Third Edition. American Society of Civil Engineers, National Association of Home Builders, Urban Land Institute. 2002 Alley with two-way traffic: 10-12 Dan Burden, et al. Street Design Guidelines for Healthy Neighborhoods. Center for Livable Communities. January 2002. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 33
SALDO waivers required. Section 208-160 for the Trout Creek Overlay Ordinance: Flexibility in granting waivers from Chapter 181, Subdivision and Land Development to reduce impervious coverage and improve stormwater management will be encouraged. SALDO waiver requests will include: 1. Road cartway widths. 2. Driveway dimensions. 3. House setbacks. 4. Various other minor waivers. Arcadia Land Company 114 Forrest Avenue Narberth, PA. 610-664-0270 January 17, 2013 34