[Amended 9-10-2013 by Ord. No. 2013-04; 12-10-2019 by Ord. No. 19-06]
A.
Encourage the continuation of the traditional character and land
use pattern of the Village of Marshallton (the "Village"), as enabled
by Article VII-A of the Pennsylvania Municipalities Planning Code
titled "Traditional Neighborhood Development."
B.
Promote the adaptive reuse of buildings in Marshallton, to the maximum
extent possible.
C.
Discourage the demolition of existing viable buildings.
D.
Promote traditional neighborhood development that is compact and
context-sensitive, pedestrian-oriented, and mixed-use, whenever new
development or redevelopment takes place.
E.
Encourage development and redevelopment to be in keeping with the
density, scale, height, and proportions of the traditional setting
of the Village of Marshallton.
F.
Help to ensure consistency with the goals and objectives of the Comprehensive
Plan of 2009, and any updates thereto, and promote innovative designs
that contribute to the village character, by protecting and complementing
the historic and scenic values of the Village of Marshallton.
G.
Be consistent with "Creating Connections: Country Paths & Village
Sidewalks - A Greenways, Trails, and Gateways Plan for West Bradford
Township," dated June 22, 2004, and any updates thereto.
H.
Be consistent with the Open Space, Recreation, and Environmental
Resources Plan of 1993, and any updates thereto, complementing the
village pattern, promoting pedestrian circulation to reinforce the
community character, and protecting historic resources.
I.
Beautify and enhance the streetscape with sidewalks, street trees,
street lights, and signage consistent with the village setting.
J.
Discourage larger footprint buildings that would be disruptive to
the character and ambience of the village.
K.
Encourage the construction and maintenance of green areas in the
form of village greens, civic plazas and squares, pocket parks, parklets,
and green courts.
The definitions in § 450-8 apply to the Traditional Neighborhood Development-2 (TND-2) District.
Development in the Traditional Neighborhood Development-2 (TND-2)
District shall be conditioned upon the following:
A.
The Traditional Neighborhood Development-2 (TND-2) District shall
apply to lots located within the Village of Marshallton as shown on
the Township Zoning Map, and shall govern the development and redevelopment
of lots, as well as changes to an existing building or buildings,
when it requires a building permit involving features addressed in
the Manual of General Design Guidelines, excluding repairs.
B.
Development shall be served by public sewer service in accordance
with the Township Act 537 Sewage Facilities Plan.
C.
New nonresidential development, substantial additions of 40% or more
to existing nonresidential development, and new two-family and multifamily
dwellings shall be served by an approved public water service in accordance
with the West Bradford Township Subdivision and Land Development Ordinance.[1]
D.
As part of each stage of the preliminary and final subdivision and land development plan application, the applicant shall submit detailed plans/drawings of the proposed dwellings and other buildings demonstrating compatibility with the range of dwelling and other building examples found within the Manual of General Design Guidelines, in accordance with § 450-48A and the other related provisions of this article.
E.
As part of the preliminary/final subdivision and land development
plan application, the applicant shall submit a Manual of Specific
Design Guidelines for the specific project being proposed that shall
be reviewed by the DRC, Design Review Committee.
A.
Residential.
(1)
Any one of the following principal residential uses are permitted on a lot, in accordance with § 450-47B(1), except that a mix of housing types are permitted on a tract of five acres or greater:
(2)
Accessory uses:
(a)
The following uses and structures are permitted as accessory to the above permitted principal uses, provided they meet the definition of an accessory use or structure and do not alter the character of any of the foregoing permitted uses, in accordance with § 450-65 of this chapter:
B.
Commercial.
(1)
Any one of the following principal commercial uses are permitted on a lot, in accordance with § 450-47C, except that a mix of uses are permitted on a tract of five acres or greater:
(a)
Retail store.
(b)
Art gallery or antique shop.
(c)
Eating establishment.
(d)
Ice cream parlor, bakery, and confectionery.
(e)
Village inn.
(f)
Office.
(g)
Financial institution.
(h)
Personal service establishment.
(i)
General retail service or limited repair shop.
(j)
Cottage industry such as blacksmith, tinsmith, cabinet maker
and similar trade.
(k)
Health spa or fitness center.
(l)
Day-care center.
(m)
Live-work unit.
(n)
Brewpub.
(o)
Craft brewery.
(p)
Microbrewery.
(q)
Nanobrewery.
(r)
Winebar/BYOF.
(s)
Craft distillery.
(2)
Accessory uses:
C.
Civic.
(1)
Any one of the following principal civic uses are permitted on a
lot:
(a)
Religious use.
(b)
Cemetery.
(c)
Community center.
(d)
Museum.
(e)
Visual and performing arts facility.
(f)
Library.
(g)
Community utility.
(h)
Educational use.
[Amended 7-11-2023 by Ord. No. 2023-05]
(i)
Green areas and/or open space owned by a village association
or the Township that may consist of the following:
(2)
Accessory uses:
A.
General.
(1)
All lots shall have frontage along a street, except for green court
lots which shall have vehicular access from alleys.
(2)
All buildings, except accessory structures, and except for green
court lots, shall have their main entrance face a street.
(3)
When new buildings are added, structures such as picket fences, walls,
arbors, trellises, and/or pergolas shall be constructed and maintained,
depending on the number of proposed dwelling units, in locations approved
by the Township in order to promote the identity of the Village.
(4)
Garages shall be located along alleys for all green court lots. Garages
shall otherwise be located in the rear or side of each lot (facing
alleys where provided, or in the rear or to the side of a dwelling
served by a driveway on the side of the dwelling). Garages which may
be attached to dwellings shall be limited to a single two-car garage
per dwelling unit, and shall be located no less than 20 feet behind
the front facade of the dwelling in order to reduce their visual impact
upon the streetscape. However, garages may only be attached if there
is no space available to locate a detached garage in the side or rear
yard due to constraints with topography, hydrology, geology, or woodlands.
(5)
In order to promote a streetscape scale and quality of the TND-2
District, the horizontal distance between opposing facades of the
principal buildings on lots on opposite sides of a new street shall
be a minimum of 65 feet and a maximum of 90 feet. The building separation
distance will vary depending upon the width of the street, the landscaped
area between the sidewalk and street, whether or not there is on-street
parking, and whether or not there is a green court lot. On new collector
streets, the maximum horizontal distance between opposing facades
shall be a minimum of 75 feet and a maximum of 105 feet.
(6)
The maximum building height shall not exceed three stories or 35
feet, whichever is less; provided, however, that no more than 50%
of all buildings shall be 35 feet in height, and no more than 50%
of all buildings shall be 30 feet in height.
(7)
The maximum first-floor elevation of buildings above the road centerline,
perpendicular to the front door of the building in the front yard,
shall not exceed five feet.
(8)
Whenever an existing lot fronting directly along Strasburg Road is
subdivided, all new buildings shall be located in alignment with existing
buildings and shall conform to the predominant front and side yard
setbacks of the block hosting the subdivision or land development,
in order to promote consistency in the scale and character of the
Village. The fronts of such buildings, not the backs, shall face Strasburg
Road, and shall have porches.
(9)
Blocks shall be created with a maximum length of 560 feet with a
maximum of seven buildings, and a minimum length of 350 feet with
a maximum of five buildings.
(10)
Blocks shall have a minimum depth of 140 feet and maximum depth
of 250 feet.
B.
Residential.
(1)
Minimum lot area and maximum density for tracts of five acres and
greater:
(a)
A maximum density of four dwelling units per net acre regardless
of the type of dwelling units that are built, provided such dwellings
are served by approved public water and public sewer.
(b)
Eight thousand five hundred square feet for single-family detached
dwellings.
(c)
Five thousand square feet per dwelling unit for single-family
semidetached dwellings.
[Amended 6-9-2020 by Ord. No. 2020-04]
(d)
Three thousand five hundred square feet for single-family attached
dwellings.
(2)
Minimum lot area and maximum density for tracts of less than five
acres:
(a)
A maximum density of three dwelling units per net acre regardless
of the type of dwelling units that are built, provided such dwellings
are served by approved public water and public sewer.
(b)
Nine thousand square feet for single-family detached dwellings.
(c)
Six thousand square feet per dwelling unit for single-family
semidetached dwellings.
[Amended 6-9-2020 by Ord. No. 2020-04]
(d)
Three thousand five hundred square feet for single-family attached
dwellings.
(3)
Minimum lot width at the building line:
(a)
Thirty-six feet for single-family detached dwellings.
(b)
Thirty-six feet for single-family semidetached dwellings.
[Amended 6-9-2020 by Ord. No. 2020-04]
(c)
Twenty feet for single-family attached interior units.
(d)
Twenty-eight feet for single-family attached end units.
(e)
Fifty feet for other multifamily uses.
(5)
Minimum side yards:
(a)
Eight feet for single-family detached dwellings and single-family
semidetached dwellings on one side and 10 feet on the other side.
[Amended 6-9-2020 by Ord. No. 2020-04]
(b)
Ten feet for single-family attached (end lot) and other multifamily
uses on one side.
(c)
To promote variety and diversity, no two adjoining lots shall
have the same side yard setbacks, and no two adjoining lots shall
have the same combination of side yard setbacks. Variations of side
yard setbacks shall be at least three feet in width.
(d)
Accessory structures shall be setback at least five feet from
lot lines.
(e)
Whenever a side yard abuts an R-1 and/or R-2 District, the minimum
side yard setback shall be 25 feet and the twenty-five-foot setback
area shall be landscaped with evergreen trees, unless there is an
existing vegetative buffer that provides year-round screening.
(6)
Minimum rear yard:
(a)
Twenty-five feet for single-family detached and semidetached dwellings, except for accessory structures, which shall be eight feet, and except along the perimeter of the TND-2 District as set forth in Subsection B(6)(c) below.
(b)
Fifteen feet for single-family attached (end lot) and other multifamily uses, except for accessory structures, which shall be eight feet, and except along the perimeter of the TND-2 District as set forth in Subsection B(6)(c) below. Lots shall have their rear lot lines abutting an alley designed per § 450-49B(3).
(c)
Along the perimeter of the TND-2 District, abutting an R-1 and
R-2 District, the minimum rear yard setback shall be 50 feet, and
25 feet of the setback area shall be landscaped with evergreen trees,
unless there is an existing vegetative buffer that provides year-round
screening.
(8)
Dwellings shall be designed, detailed, and built to enhance the village
character. Gabled roofs facing the street and front porches shall
be featured to promote the village setting. Roof lines shall vary
by at least three feet to six feet in height for any two adjoining
buildings. Multifamily buildings shall be designed to emulate traditional
buildings of this nature in historic villages in Chester County, or
shall be designed to resemble large single-family residences, as shown
in the Manual of General Design Guidelines.
C.
Commercial.
(1)
Lot area shall be 20,000 square feet minimum for each use.
(2)
Minimum lot width at the building line of 50 feet.
(3)
Front yards of 15 feet minimum and 22 feet maximum.
(4)
Rear yard of 20 feet minimum, except for accessory structures which
shall be eight feet minimum; provided, however, along the perimeter
of the TND-2 District, abutting an R-1 and/or R-2 District, the minimum
rear yard setback shall be 50 feet, and 25 feet of the setback area
shall be landscaped with evergreen trees unless there is an existing
vegetative buffer that provides year-round screening. Lots shall have
their rear lot lines abutting an alley designed per § 450-48A(3)
or another street.
(5)
Side yard of 10 feet minimum on one side and 15 feet minimum on the
other side, except for accessory structures which shall be five feet
minimum. However, when a side yard abuts an R-1 and/or R-2 District,
the minimum side yard setback shall be 25 feet and the twenty-five-foot
setback area shall be landscaped with evergreen trees, unless there
is an existing vegetative buffer that provides year-round screening.
(7)
New commercial buildings shall be either traditional in their architectural
character, or be a contemporary expression of traditional styles and
forms, replicating the scale, height, proportion, and character of
village shops. Roof lines shall vary by three feet to six feet in
height for any two adjoining buildings.
(8)
Landscaping shall be placed around buildings and their parking lots
emphasizing low-maintenance native species of trees and shrubs.
D.
Civic.
(1)
Lot area shall be 20,000 square feet minimum.
(2)
Minimum lot width at the building line of 50 feet.
(3)
Front yards abutting a new street shall maintain the streetscape setback of § 450-47A(5).
(4)
Rear yard of 20 feet minimum, except for accessory structures which
shall be eight feet minimum; provided, however, along the perimeter
of the TND-2 District, abutting an R-1 and/or R-2 District, the minimum
rear yard setback shall be 50 feet, and 25 feet of the area shall
be landscaped with evergreen trees unless there is an existing vegetative
buffer that provides year-round screening.
(5)
Side yards of eight feet minimum and 12 feet maximum, except for
accessory structures which shall be five feet minimum. However, when
a side yard abuts an R-1 and/or R-2 District, the minimum side yard
setback shall be 25 feet and the twenty-five-foot setback area shall
be landscaped with evergreen trees, unless there is an existing vegetative
buffer that provides year-round screening.
(6)
Maximum lot coverage as per § 450-47B(7).
[Amended 7-11-2023 by Ord. No. 2023-05]
(7)
New civic buildings shall be either traditional in their architectural
character, or be a contemporary expression of traditional styles and
forms, replicating the scale, height, proportion, and character of
the Village.
A.
The Manual of General Design Guidelines (the "Manual") is adopted
herein as if fully set forth and shall apply, as well as the design
guidelines below.
B.
Buildings.
(1)
New buildings in the TND-2 District shall be in scale, height, width
and proportion to the buildings existing in the Village of Marshallton.
The size and form of buildings shall emulate the historic character
of the Village and shall comply with the provisions of this article,
the Manual of General Design Guidelines, and excerpts of the
"Get Your House Right," 2007, set forth in the Appendix starting with
page A.6 of the Manual.
(2)
Buildings should be adaptively reused to extend their lifespan and
utility.
(3)
Any new building that is built on an oversized lot shall be located
close to the sidewalk, in alignment with existing buildings. Any such
building shall conform to the predominant existing front and side
yard setbacks of the block hosting the new construction.
(4)
Whenever a new building cannot be located at the traditional build-to
line, a wall or fence of at least 36 inches in height shall be installed
and maintained. Street trees shall also be installed and maintained.
(5)
New street corners shall be anchored by buildings, not parking lots.
(6)
No new principal building shall have a flat roof. Roof pitches and
variations in roof lines shall be in accordance with the Manual and §§ 450-48.A(25)(e); 450-48.A(25)(f);
450-48.A(31)(o) and 450-48.A(31)(q).
(7)
All new buildings shall be at least 20 feet in height.
(8)
Dwellings shall have a minimum width of 20 feet and a maximum width
of 40 feet in the front yard.
(9)
Blank walls shall not be permitted for new buildings along any exterior
building wall facing a street, public parking area, or sidewalk. Exterior
walls in these locations shall have architectural treatments that
are the same as the front facade, including consistent style, materials,
fenestration, and details.
(10)
Porches, stoops and awnings:
(a)
Existing porches and stoops shall be maintained and remained
unenclosed to continue the pedestrian realm of the Village.
(b)
New buildings should have unenclosed porches or stoops to emulate
the character of existing buildings in the Village.
(c)
Any new porch shall be at least seven feet deep and 14 feet
wide.
(d)
Awnings shall not be permitted along the frontage of a building
on a street.
(e)
Awnings may only be permitted along the rear of a building.
(11)
Exterior wall materials, windows and doors, roofs and roofing
materials, chimneys, and building additions shall be designed and
constructed to be compatible with the architectural character of existing
principal buildings in terms of design, proportion, and materials.
(12)
Accessory buildings shall be designed and constructed to be
compatible with the architectural character of existing principal
buildings in terms of design, proportion, and materials.
(13)
All new mechanical equipment, such as HVAC equipment and aboveground
tanks, shall be screened from public view of a public way.
(14)
If buildings have recesses and projections, the minimum shall
be eight inches, and the maximum shall be five feet.
(15)
Variations in building design and architecture shall be achieved
whenever there are more than two proposed dwellings in a development,
in order to provide a diversity of styles and neighborhood character.
(16)
No more than four townhomes shall be attached as a single building
group, so as to minimize the number of interior units, and to better
emulate the scale and proportion of existing buildings in the Village.
(17)
No more than eight dwelling units shall be under a single roof
for multifamily apartment dwellings, so as to better emulate the scale
and proportion of existing buildings in the Village.
E.
Sidewalks and other pedestrian circulation systems.
(1)
The applicant shall submit plans to depict sidewalks and other pedestrian
circulation systems in accordance with the West Bradford Township
Greenways, Trails and Gateways Plan or other Comprehensive Plan component.
(3)
Sidewalks shall be clay brick or other approved unit pavers and connected
to and integrated with existing sidewalks in the Village.
(4)
Crosswalks shall be provided across new streets at intersections.
Crosswalks shall be at least six feet in width, and constructed of
clay brick or other approved unit pavers.
F.
Street trees, other landscaping and buffers.
(2)
Existing street trees shall be maintained where healthy.
(3)
Whenever buildings are not located at the traditional build-to line,
piers, fences, walls, and street trees shall be built and maintained
along the frontage of new lots to enhance the village settings.
(4)
Street tree species shall be as listed in Appendix E.2, West Bradford Township List of Approved Plants, set forth in Attachment 5 to Chapter 385, Subdivision and Land Development, or as approved by the Township.
(5)
No more than 25% of the same species of street trees shall be used
so as to avoid a monoculture.
(7)
A perimeter buffer of at least 20 feet in width shall be completely
planted and maintained within the subdivision and land development
of a tract of two acres or greater, against any existing residential
lot. The minimum height of shrubs shall be 42 inches, the minimum
height of evergreen trees shall be six feet, and the minimum caliper
for deciduous trees shall be two to 2 1/2 inches.
G.
Street lights.
(2)
Street lights along new streets shall be the "Washington" model,
post and luminaire, by Spring City Electrical Manufacturing, or alternate
approved by the Township, in accordance with the Manual of General Design Guidelines.
(3)
All street light illumination shall be shielded to prevent glare.
(4)
New street lights shall not exceed 16 feet in height.
(5)
Street lights shall be installed on both sides of new streets at
100-foot intervals. The interval between street lights may be modified
based upon recommendations by the Design Review Committee, relative
to spacing considerations pertaining to site conditions.
H.
Gateways.
(1)
All gateway treatments shall be consistent with the West Bradford
Township Greenways, Trails and Gateways Plan, and the Manual of General Design Guidelines.
(2)
Street trees, street lights, piers, and the like are encouraged to
define gateways into the Village from the east and west ends of Strasburg
Road.
I.
Signage.
(1)
All signs for new commercial uses shall be limited to one sign per
street frontage, and shall not exceed eight square feet in total sign
area.
(2)
Any projecting signs shall have a minimum clearance of eight feet
above any sidewalk.
(3)
New signs should emulate the style, materials, mounting and anchoring
of existing signs in the Village.
(4)
No new sign shall be internally illuminated.
(5)
Freestanding signs should be minimized, and no new freestanding sign
shall be located within 100 feet of any existing freestanding sign.
(6)
Signs placed in windows of shops or stores shall not exceed 20% of
the area of any window display.
K.
Loading and unloading areas.
(1)
Any new loading or unloading area shall be off-street, and in the
rear or sides of buildings.
(2)
Any new loading dock shall be screened from any abutting residential
property.
(3)
Loading docks shall not be visible from public streets.
(4)
All loading areas and loading docks shall be set back at least 25
feet from residential areas.
M.
Dumpsters.
(1)
Any new dumpsters shall be enclosed in a wooden fenced area which
shall conceal visibility of the dumpster, and is located to the rear
or sides of buildings.
(2)
Trash disposal areas shall be located within buildings or within
an opaque screened area that completely hides the trash and is located
to the side or rear of the building. Any dumpster area and pad shall
be set back at least 25 feet from residential property lines.
N.
Scenic by-way.
(1)
Strasburg Road through the Village of Marshallton shall be treated
as a scenic road corridor and not subjected to adverse visual impact
through the placement of temporary signs, trash can storage areas,
dead trees, bulk storage of mulch, WiFi towers, cable TV boxes, satellite
dish antennae, roof-mounted HVAC equipment, or other like items that
detract from the scenic quality of the roadside.
O.
Green areas.
(1)
All TND-2 tracts with a gross tract area of two acres or greater
shall have at least one village green of at least 3,500 square feet
in size. Such village green shall be located at the entrance of the
TND adjoining the frontage street.
(2)
All TND-2 tracts proposed as part of a subdivision or land development
of two or more lots, regardless of size, shall have at least one civic
plaza or square of at least 1,000 square feet in size.
(3)
All TND tracts proposed as part of a subdivision or land development
of two or more lots, regardless of size, shall have at least two pocket
parks of at least 500 square feet in size.
(4)
Village greens, civic plazas and squares, pocket parks and parklets
shall have shade trees, benches, lighting, and other landscape and
hardscape features, which shall be subject to design review and approval
of West Bradford Township.
(5)
All green areas shall be designed, built, and maintained in accordance
with the Manual of General Design Guidelines.
A.
General streets and alleys.
(1)
New TND-2 District streets shall be consistent with the Official
Map.
(2)
Streets and alleys shall be interconnected, providing access to all
lots within the TND-2 District.
(3)
Streets shall be supplemented with alleys to the rear of village lots, except as provided in § 450-47A(4).
(4)
New streets may have on-street parking on one side or both sides, as described in this section and § 450-50 of this article.
(5)
Street trees shall be planted at intervals of not more than 35 feet
if considered tall-height street trees, and at intervals of not more
than 20 feet if considered medium-height street trees.
(6)
If development occurs on both sides of new or existing streets, street
trees may be planted opposite each other or in an alternate spacing
alignment.
(7)
Sidewalks shall be at least 4 1/2 feet in width, and shall be
provided on both sides of a street (but are not required in alleys).
(8)
Sidewalks along new streets shall be separated from the edge of the
street by a landscaped strip of at least 18 inches in width.
(9)
Sidewalks shall be constructed of unit pavers such as clay brick
or brick pavers.
(10)
Street lights shall be installed on both sides of new streets
at 100-foot intervals.
(11)
Street light posts, luminaires, color, and brightness shall be governed by § 450-48, Manual of General Design Guidelines.
(12)
Vehicular access to a rear garage shall be used to preserve
the streetscape frontage of a lot to the maximum extent possible,
except for green court lots which shall have alleys. Whenever an alley
is not proposed, the lot width shall be sufficient to permit a driveway
to service a garage in the rear of the lot or to the backside of the
dwelling.
(13)
All new public utility lines and similar facilities servicing
the TND-2 District shall be installed underground within streets,
and/or alleys where constructed. Electric transformers shall be installed
underground or within the walls of a completely enclosed accessory
building.
(14)
Curbs shall be installed and maintained along streets, but need
not be placed along alleys.
(15)
Curb cuts shall be minimized.
B.
Residential.
(1)
Residential uses in new land developments shall front on streets
with a maximum right-of-way width of 50 feet, consisting of at least
two eight-foot-wide travel lanes, seven-foot-wide parallel parking
on one side, and 4 1/2-foot-wide sidewalks on both sides of the
street.
(2)
The curb radius shall not exceed 25 feet for single-family detached
and semidetached dwellings and 15 feet for single-family attached
and other multifamily uses.
(3)
Single-family detached and semidetached dwellings may have their
rear lot lines abutting an alley, except for village green court lots,
which shall have alleys. Single-family attached and other multifamily
uses shall have their rear lot lines abutting an alley. Where constructed,
alleys shall contain a right-of-way and cartway 16 feet wide when
designed for two-way traffic.
C.
Commercial.
(1)
Commercial uses in new land developments shall front on streets with
a maximum right-of-way width of 60 feet, consisting of at least two
eleven-foot-wide travel lanes, eight-foot-wide parallel parking on
at least one side, and six-foot-wide sidewalks on both sides.
(2)
Commercial uses shall have their rear lot lines abutting another
street or an alley with a right-of-way and cartway 18 feet wide for
two-way traffic.
A.
General.
(1)
In order to maintain the character of the Village and the streetscape,
parking may be located on-street, parallel to the curb line. On-street
parking directly fronting a lot may be counted toward fulfilling the
parking requirements.
(2)
Any on-street parking shall be approved by PennDOT or the Township,
as applicable, and such spaces shall measure at least seven feet in
width and 22 feet in length.
(3)
Parking on a lot shall be at the alley or to the rear of the building, as is typical in the village setting, unless otherwise permitted in §§ 450-50B(2), 450-50C(2) or 450-50C(3).
(4)
The applicant may reduce the required number of parking spaces by
demonstrating the possibility of shared parking in accordance with
the publication titled "Shared Parking — Second Edition", 2005,
ULI, or the latest edition thereof.
(5)
Adjacent parking lots shall have internal vehicular connections.
(6)
Whenever new off-street parking areas are provided for five or more
vehicles, they shall be screened by a pier, fence, hedge/landscaping
combination, or wall of at least 36 inches in height.
B.
Residential.
(1)
Parking shall be provided in accordance with § 450-68B in addition to the requirements for permitted accessory uses.
(2)
All off-street parking places shall be in the form of a garage located
to the side or the rear of the building for single-family detached
and semidetached dwellings, except for green court lots which shall
have alleys. Such garage may be detached from or attached to the dwelling
as set forth below. Off-street parking places for single-family attached
dwellings and other multifamily use shall be in the form of a garage
located to the rear of the building.
(3)
Garages shall meet one of the following design options listed in
the order of preference:
(a)
For single-family detached and semidetached dwellings:
[1]
The garage is rear entry and detached from the dwelling, such
that garage doors are on the opposite side of the house from the front
facade, accessed from an alley.
[2]
The garage is located behind the rear facade of the house. Such
garage may be detached from or attached to the dwelling, and the garage
doors may face any direction.
[3]
The garage is front-entry and recessed at least 20 feet from
the front facade (excluding any porches or decks) of the building.
When such garages face the street, the garage shall comprise no more
than 25% of the total area of the front facade elevation of a dwelling,
measured from ground level to the lower edge of the roof. A garage
door facing a street shall not exceed a width of 12 feet.
[4]
The garage is side entry, such that garage doors are perpendicular
or radial to the street that the front facade faces.
[5]
Garages may only be attached if there is no space available
to locate a detached garage in the side or rear yard due to constraints
with topography, hydrology, geology, or woodlands.
(b)
For single-family attached and other multifamily dwellings:
[1]
The garage is rear entry, such that garage doors are on the
opposite side of the house from the front facade, accessed from an
alley.
[2]
The garage is located behind the rear facade of the house. Such
garage may be detached from or attached to the dwelling, and the garage
doors may face any direction.
(4)
Where garages are accessed from an alley and a garage parking apron
is provided perpendicular to the alley, such garage shall be 18 feet
from the edge of the alley. Where garages are accessed from an alley
and a garage parking apron is provided parallel to the alley, such
garage shall be at least eight feet from the edge of the alley.
(5)
Garage doors shall be a non-white color, unless the principal building
is white in color for 90% or more of its siding.
C.
Commercial.
(1)
Parking shall be provided in accordance with § 450-68, in addition to the requirements for permitted accessory uses.
(2)
No less than 75% of the off-street parking places shall be to the
side or rear of the building.
(3)
Parking areas for shops and offices shall be located to the rear
of the building they serve, but may, in some cases, be located to
the side if screened from the street with appropriate walls, fencing
or landscaping.
(4)
Parking areas shall be landscaped consistent with § 450-47C(8) and buffered where they abut adjoining residential lots.
(5)
No more than eight consecutive parking spaces in a new off-street
parking lot may be located side by side without being separated by
a landscaped island or peninsula of at least eight feet in width and
18 feet in depth. Parking lots of more than 20 spaces shall be separated
from other parking areas by a landscaped area at least 20 feet in
width.
D.
Civic.
(1)
The applicant shall demonstrate the provision of adequate parking for the various types of civic buildings in accordance with § 450-68C. Shared parking shall be encouraged for civic uses.
(2)
No less than 75% of the off-street parking spaces for civic buildings
shall be to the side or rear of the building.
(3)
Parking may be located along green areas such as village greens,
civic plazas and squares, pocket parks, and parklets when approved
by West Bradford Township Board of Supervisors.
A.
The applicant is encouraged to submit a sketch plan which reflects compliance with all of the requirements in § 450-46, Uses and structures; § 450-47, Area and bulk requirements; § 450-48, General design guidelines; § 450-49, Streets and alleys; and § 450-50, Parking. The sketch plan shall be in sufficient detail to demonstrate that the design requirements of these sections have been met.
B.
A detailed Manual of Specific Design Guidelines shall be prepared
and submitted by the applicant, in accordance with § 708-A
of the Pennsylvania Municipalities Planning Code, whenever one or
more nonresidential buildings and two or more new residential buildings
are proposed and site specific development is proposed.
A.
The regulations of Article VIII shall take precedence over other provisions of this chapter and Chapter 385, Subdivision and Land Development, to the extent this Article VIII specifies additional or modified requirements. Otherwise, all applicable sections of this chapter and Chapter 385, Subdivision and Land Development, shall apply. The provisions herein may be modified by the Board of Supervisors to allow relief whenever modifications to this article are necessary where the applicant has demonstrated to the satisfaction of the Board that modification from these standards results in a better design and a pattern of development more fully in compliance with the objectives of this article as determined by the Board of Supervisors, based upon the review and recommendation of the DRC.
B.
Design Review Committee.
(1)
The Design Review Committee (DRC) shall be involved throughout the
TND Design and Approvals Process, and shall collaborate with Township
officials and staff as outlined in Attachment 1, "TND-2 District Summary
of Design and Approvals Process," (located as an attachment to this
chapter), whenever a subdivision or land development is proposed,
whenever demolition is proposed, and whenever an existing building
or buildings are altered or enlarged. The Town Planner on the DRC
shall be a certified planner with the American Institute of Certified
Planners (AICP), and shall submit periodic reports on the degree to
which the submissions are in compliance with ordinance requirements.
(2)
The DRC shall review and comment on all submissions by the TND applicant,
particularly during the time when sketch plans and/or preliminary
plans are submitted in order to provide comments early in the design
process.
(3)
The DRC shall assist the applicant with interpretations of the Manual of General Design Guidelines, especially in terms
of the architectural design, neighborhood structure design (streets,
alleys, lots, open spaces), and overall streetscape design.
(4)
The DRC shall meet regularly with the applicant to provide advice
and guidance. The DRC shall mark-up the work products submitted by
the applicant to illustrate alternative design solutions, where needed,
in order to be consistent with the traditional diversity apparent
in the Village of Marshallton relative to:
(a)
The TND-2 District provisions and the Manual of General Design Guidelines;
(b)
Diversity of the massing, proportion, scale, height, color,
texture, and detailing of buildings; and
(c)
Diversity in streetscape and neighborhood design.
(5)
The applicant shall revise plans and drawings to be consistent with
the marked-up documents created by the DRC.
(6)
The DRC shall report to the Township Planning Commission and Board
of Supervisors on progress, issues, ideas, and/or problems.
(7)
The cost for consultants to the DRC shall be borne by the applicant.
(8)
An application may be denied on the basis of its failure to demonstrate consistency with the provisions of Article VIII, and in particular:
(9)
If, during the phasing of the development, the applicant seeks variations
to approved plans, the applicant shall apply for a variance.
(10)
If, during construction of a development the applicant has varied
from an approved plan, the Township may issue a cease and desist order.
A.
The Village of Marshallton is a listed National Register Historic
District and a majority of its buildings and structures are contributing
resources to that designation.
B.
Pursuant to the authority granted in the Pennsylvania Municipalities
Planning Code, West Bradford Township seeks to promote, protect, and
facilitate the preservation of the scenic and historic values by regulating
demolition within the Traditional Neighborhood Development-2 (TND-2)
Zoning District. This section shall provide for the protection of
historic features and resources and promote and preserve areas of
historical significance within the Village.
(1)
The demolition of historic buildings or structures, or components
thereof, shall be permitted within the TND-2 District when approved
by special exception.
(2)
The demolition of nonhistoric buildings or structures shall be governed
under the Township ordinances adopting the Pennsylvania Uniform Construction
Code (Ordinance No. 2004-02), as may be from time to time amended
by the Township.
(3)
Upon the receipt of an application for demolition permit, the Township
Zoning Officer, following consultation with the Design Review Committee,
shall make a determination as to whether the structure or landmark
shall be classified as a historic structure.
(4)
Special exception criteria: The applicant shall establish, by a clear preponderance of the evidence, that the following criteria are satisfied in addition to the provisions of §§ 450-63 and 450-82C. The burden of proof shall be upon the applicant and not the Township or any adversely affected party.
(a)
The structure is not listed on the National Register of Historic
Places, is not eligible for listing on the Register, or is not considered
a contributing resource to any eligible or listed structure or the
district.
(b)
The proposed demolition will not substantially injure or detract
from the use of the neighboring property(ies) or from the historical
character of the Village.
(c)
The circumstances for which the special exception is sought
were neither created by the owner of the property or were not within
his ability to prevent (e.g., benign neglect).
(d)
The structure displays an architectural style, or nonremovable
elements, that are out of character with the surrounding structures
or context of the Village as determined by the DRC.
(e)
The structure(s) will be replaced with a structure(s) that are
in character with the Village and comply with the requirements outlined
in the Manual of General Design Guidelines for the TND-2 District
as determined by the DRC.
(f)
Any salvageable, characteristic elements will be removed from
the structure and reutilized within the Village.
(g)
The demolition is part of an adaptive reuse whereby other portions
of the structure will be rehabilitated and reused.
(h)
The structure will be available for cataloguing and photography
by the Township Historical Commission prior to demolition.
(i)
Explosives will not be used in the demolition, and heavy machinery
will not be used where vibrations or debris may cause an impact upon
neighboring properties. Where the previous conditions exist, the structure
shall be disassembled by hand or by hand-machinery.
(j)
The structure has been deemed an unsafe structure and deemed
an imminent danger.
(k)
The proposed demolition shall follow all rules and regulations
of the West Bradford Township Property Maintenance Code.
(l)
The foregoing shall apply to all structures that are visible
from a public way.
