In addition to the general purposes and objectives listed in § 455-2, Purposes; community development objectives, of this chapter, the lot averaging design option is established for the following purposes:
A.
Allow qualifying parcels of land to be developed in such manner as
to preserve and protect historic resources and environmentally sensitive
land which contain any one or more of the following natural resources:
steep slopes, wetlands or floodplains, and/or which are comprised
in whole or in part of natural features, such as woodlands, hedgerows,
and stream valleys.
B.
Allow variation in lot sizes to permit the location of buildings
in a manner that is compatible with the undisturbed natural features
and topography of the land proposed to be developed.
C.
Implement the policies of the Easttown Township Comprehensive Plan,
as may be amended or readopted, and the Recreation, Open Space and
Environmental Resources Plan, as may be amended or readopted, to protect
environmentally sensitive areas and to preserve the Township's scenic
character.
[Amended 11-21-2022 by Ord. No. 453-22]
D.
To provide for the location of dwelling units and their accessory
uses where they are least visible and hidden by topography or vegetation.
A.
Applicable districts. Lot averaging is permitted in the following
two zoning districts: AA and R-1.
B.
Conditional use process. Lot averaging is only permitted as a conditional use when approved by the Board of Supervisors, upon recommendation of the Township Planning Commission, in accordance with the procedures and standards specified in Article XIV of this chapter. Approval of each proposed lot averaging proposal shall be evaluated individually as it affects various site features.
C.
Minimum number of lots. A minimum of four lots must be proposed to
be eligible for this design option.
D.
Dwelling type permitted. The lot averaging regulations of this article
are permitted only for the development of single-family detached dwellings.
E.
Maximum yield of residential lots. When an applicant proposes to
develop utilizing the lot averaging regulations of this article, the
maximum yield for development of lots shall be determined in either
of the following ways, after being accepted as sufficient by the Zoning
Officer:
(1)
A plan of conventional (non-lot-averaged) single-family development
subdivision shall be submitted in sufficient engineering detail so
as to afford review and determination of the maximum number of single-family
lots achievable in the zoning district in which the lot or lots is/are
located. The total number of dwelling units permitted under this article
shall not exceed the number of lots which could be created by conventional
single-family lot subdivision; or
(2)
A determination of the maximum yield by taking the net lot area of
the lot or lots proposed for development, subtracting 15% for rights-of-way,
utilities, and similar features, and dividing this figure by the minimum
lot size for the applicable zoning district in Figure 3-2[1] to establish the number of lots that may be developed
under this article. A site plan of sufficient engineering detail shall
be submitted so as to afford review and determination that includes
the location, zoning district, lot sizes, natural resources, minimum
lot size requirements, and calculations described in this subsection.
[1]
Editor's Note: Figure 3-2 is included as an attachment to this chapter.
F.
Ownership. The lot shall be held in single and separate ownership
or, in the case of multiple ownership, shall be developed according
to a single plan with common authority and responsibility.
[Amended 12-15-2014 by Ord. No. 424-14]
A.
The average lot size for all lots within a development using this
design option shall be equal to or greater than the required minimum
lot size based upon net lot area of the applicable zoning district.
[Amended 12-15-2014 by Ord. No. 424-14]
B.
The remainder of the lots shall comply with the lot area and other
dimensional requirements specified in Figure 6-1 below for the district
in which the development lot is located.
[Amended 9-21-2009 by Ord. No. 391-09; 12-15-2014 by Ord. No. 424-14; 2-4-2019 by Ord. No. 437-19]
|
Figure 6-1
Lot Averaging Requirements
| ||||
|---|---|---|---|---|
|
AA District
|
R-1 District
| |||
|
Minimum net lot area (square feet)
|
40,000
|
21,780
| ||
|
Maximum impervious surface
|
13.5%a
|
18.5%a
| ||
|
Minimum frontage (feet)
|
80
|
70
| ||
|
Minimum front yard setback (feet)
|
50
|
40
| ||
|
Minimum side yard setback (aggregate — feet)
|
40
|
30
| ||
|
Minimum side yard setback (feet)
|
20
|
15
| ||
|
Minimum rear yard setback (feet)
|
40
|
35
| ||
|
NOTES:
| |
|
a
|
Represents the total impervious surface allowed based upon the
tract(s) being subdivided, which shall be allocated to the newly created
lots. The sum of the impervious surfaces for all newly created lots
shall not exceed the total impervious surface that would have been
allowed based on the lot area of the tract(s) being subdivided. The
total area of impervious surface allocated to each new lot shall be
noted on the recorded subdivision plan as restrictive covenant that
runs with the land and such restriction shall also be included in
the deed for each lot.
|
C.
Setbacks for yards abutting the perimeter of the lot shall equal
the minimum setbacks otherwise required for standard lots in the district.
[Amended 12-15-2014 by Ord. No. 424-14]
D.
Wherever possible, buildings shall:
(1)
Be situated below ridgeline or tree line elevations to prevent disruption
of existing vistas.
(2)
Be located outside of broad, open vistas.
(3)
Be set back from the parent lot boundaries and road frontage a distance
that is equal to or greater than that of abutting lots.
[Amended 12-15-2014 by Ord. No. 424-14]
E.
Approval by the Board of a conditional use allowing development using the lot averaging regulations of this article shall not determine the number of lots ultimately to be approved. Such number shall be determined only upon the Board's approval of a final subdivision and land development plan when compliance with all applicable regulations of Chapter 400, Subdivision and Land Development, is determined.
F.
No lot of such size as to be capable of further subdivision shall
be included in determining the number of lots within the development
lot to be developed using the lot averaging regulations of this article,
unless its further subdivision is precluded by a deed restriction
or restrictive covenant in form and content acceptable to the Township
Solicitor, filed of record in the office of the Recorder of Deeds
of Chester County, Pennsylvania, contemporaneously with the recording
of the final plan and such preclusion is noted on the face of both
the preliminary plan and the final plan approved by the Board and
filed of record in said office.
[Amended 12-15-2014 by Ord. No. 424-14]
A.
The following materials shall be submitted to provide sufficient
information of site features to effectively evaluate and determine
whether the proposed development should use the lot averaging design
option:
(1)
Identification and mapping of site features of the lot and other required preliminary plan information in accordance with the plan information requirements of § 400-19, Status of approved preliminary and final plans, of Chapter 400, Subdivision and Land Development.
[Amended 12-15-2014 by Ord. No. 424-14]
B.
Analysis. The applicant shall include a review of anticipated impacts
that the proposed development will have on the site and its related
features in terms of both positive and negative impacts. The application
should demonstrate how a creative design approach would promote conservation
and incorporation of local resources over conventional development
approaches.
