A.
Permitted uses. Uses are permitted by right, as special exceptions, and as conditional uses in mixed use districts in accordance with § 200-30 and, where applicable, other sections of this article.
B.
Special exception uses. The Zoning Hearing Board is authorized to grant special exceptions for uses specified in § 200-30 for applications meeting the following criteria:
(1)
The use shall not generate high levels of vehicular
traffic, or noise, noxious odors, air pollution, or glare.
(2)
The manner, location, and hours of operations and
of deliveries to the premises shall be compatible with the daily cycle
of active and quiet periods associated with any adjacent or nearby
residential uses.
(3)
The use shall complement other uses in the district,
creating a mixed use character that contributes toward an increased
rate of pedestrian access to local services, minimized auto trip generation,
and additional security for district businesses.
(4)
Additional special exception criteria specified in
sections of this article are met, when appropriate.
E.
Off-street parking and loading. Except as provided for in specific sections of this article, off-street parking and loading shall be provided in accordance with Article XII.
H.
Sewer and water facilities. All development in mixed
use districts shall be served by central water and sanitary sewer
facilities acceptable to the Board of Supervisors and subject to the
approval of the Pennsylvania Department of Environmental Protection
or its successor agency and the appropriate municipal authority providing
water or sewer facilities.
I.
Performance standards. Any activity or use in mixed use districts shall comply with the performance standards of Article II.
J.
Natural and landscaped areas. Except as provided for
in specific sections of this article, all portions of a tract not
occupied by buildings and required improvements shall be maintained
as landscaped areas consisting of natural environmental features and/or
planted vegetation.
K.
Permanent open space: design standards. Permanent open space to be provided in accordance with certain sections of this article shall comply with the design standards and other requirements for permanent open space contained in Article V.[1]
[1]
Editor’s Note: Former Subsection L, regarding retail
firearm sales, which immediately followed, was repealed 5-8-2019 by
Ord. No. 312-2019.
[1]
Editor's Note: The Table of Permitted Uses for Mixed Use Districts is included at the end of this chapter.
[1]
Editor's Note: The Table of Development Standards for Mixed Use Districts is included at the end of this chapter.
A.
Intent. The intent of the VMX Village Mixed Use District
is to provide for the combining of moderate-intensity offices, stores
and shops, residential uses, and civic, public, and semipublic uses
in a closely knit walking precinct at specific locations along the
US Route 30 (Lancaster Pike) corridor as designated by the East Whiteland
Township Comprehensive Plan. It is the purpose of these regulations
to encourage a diversification of uses in each VMX Community Mixed
Use District and to promote close interrelationships among different
uses; high-quality, visually attractive, and environmentally responsible
site design and buildings; efficient circulation systems; conservation
of land and energy resources; reduced rates of auto trip generation;
and increased opportunities for pedestrian circulation. In addition,
the specific intent of the District is to:
(1)
Establish or reinforce moderate-intensity, mixed use
areas, following the precedent of traditional villages, by keeping
a variety of different, reasonably compatible uses together in a closely
knit setting.
(2)
Provide for convenient, local services for Township
residents living in and near to these areas and opportunities for
short-distance trips by automobile or alternate means, such as by
bicycle or on foot.
(3)
Encourage the use and reuse of historic structures
and discourage their demolition.
(4)
Allow for moderate-intensity commercial uses where
more intensive commercial use would have adverse effects on adjacent
and neighboring residential areas.
(5)
Minimize auto trip generation through maximizing opportunities
for pedestrian movement and patronage of multiple facilities in a
development district that emphasizes the interrelationship of uses
and structures.
(6)
Establish a framework for development that anticipates
and encourages the necessary conditions for a high level of pedestrian
circulation.
B.
Permitted uses. Uses are permitted by right, as special exceptions, and as conditional uses in VMX Village Mixed Use Districts in accordance with § 200-30.
D.
Commercial uses. Commercial uses shall be contained
in multistory, mixed use structures with commercial uses on the ground
level and office and/or dwellings on the upper levels. The greatest
dimension of a structure, measured parallel to exterior walls, shall
not exceed 75 feet. The maximum ground level footprint of a commercial
building shall be 5,000 square feet. The minimum distance between
structures shall be 10 feet, except that all structures connected
by a common roofline or effectively connected by means of intervening
covered areas shall be considered as one structure.
E.
Orientation of commercial premises. Patron access
to commercial premises shall be by way of a door or similar opening
giving access directly from the sidewalk along the front of the property
or directly from the street right-of-way.
F.
Pedestrian circulation provisions for natural and landscaped areas. Natural and landscaped areas, as provided for in § 200-29, shall predominantly consist of natural environmental features or planted and maintained vegetation, but up to 20% of the total area may also consist of exterior common use areas, such as pedestrian paths, sidewalks, plazas, courtyards, and recreational amenities. Whenever practicable, ground surfaces in common use areas shall be constructed of pavers in a sand setting bed with permeable joints, or similar partly pervious surface treatments.
A.
Intent. The intent of the FC Frontage Commercial District
is to provide appropriate development standards for the traditional
US Route 30 (Lancaster Pike) commercial area, consisting primarily
of relatively moderately scaled shops, offices, and mixed use structures
along both sides of the roadway. Furthermore, it is the intent to:
(1)
Create a setting for development that ensures compatibility
with adjacent and neighboring uses and that anticipates and accommodates
subsequent development.
(2)
Coordinate access for development alongside US Route
30, and to support the maintenance of a high level of service on this
roadway, especially with respect to traffic safety.
(3)
Enhance the functional values of open space and landscaping
for developed areas, including groundwater recharge, runoff control,
microclimate moderation, noise attenuation, and visual buffering.
A.
Intent. The intent of the ROC Regionally Oriented
Commercial District is to provide appropriate development standards
for commercial uses that are primarily oriented to regional patronage,
or that require large floor areas in their operations, or that are
likely to generate relatively high volumes of automobile traffic in
their trade. For these types of uses, locations alongside the US Route
202 corridor adjacent to either the US Route 30 (Lancaster Pike) or
PA Route 29 (Morehall Road) interchanges are suitable. Furthermore,
it is the intent to:
(1)
Coordinate access for development at the US Route
202 interchanges with US Route 30 and with PA Route 29 so that vehicular
access to uses in ROC Regionally Oriented Commercial Districts occurs
with negligible impacts on roadways other than the aforementioned
numbered highways.
(2)
Support the maintenance of a high level of service
on US Route 30 and PA Route 29, especially with respect to traffic
safety.
(3)
Create a setting for development that ensures compatibility
with adjacent and neighboring uses and that anticipates and accommodates
subsequent development.
(4)
Enhance the functional values of open space and landscaping
for developed areas, including groundwater recharge, runoff control,
microclimate moderation, noise attenuation, and visual buffering.
A.
Intent. The intent of the ROC/R Regionally Oriented
Commercial-Residential District is to provide appropriate development
standards for commercial and residential uses that are primarily oriented
to local and regional patronage and that may require expansive areas
for their operations, or that are likely to generate volumes of automobile
traffic which would best be handled by major transportation corridors
in the Township. For these types of uses, the Route 202 and Route
29 interchange is suitable. Furthermore, it is the intent to:
(1)
Coordinate access for development at the US Route
202 interchange with PA Route 29 so that vehicular access to uses
in the ROC/R District occurs with negligible impact on local roadways.
(2)
Support the maintenance of a high level of service
on PA Route 29 especially with respect to traffic safety.
(3)
Create a setting for development that ensures compatibility
with adjacent and neighboring uses and that anticipates and accommodates
subsequent development.
(4)
Enhance the functional value of open space and landscaping
for developed areas while encouraging the redevelopment and rehabilitation
of land areas previously utilized for development.
B.
Permitted uses. A building may be altered, erected,
or used, and a tract or lot may be used or occupied, for any of the
following purposes and no other in the ROC/R District:
(1)
Retail stores (including but not limited to grocery
stores) and personal service shops dealing directly with customers.
(2)
Restaurants and other similar establishments.
(3)
Banks.
(4)
Exercise and fitness facilities.
(5)
Studios for dance, art, music or photography.
(6)
Nursery schools and day-care centers.
(7)
Business or professional offices, including:
(a)
Operations designed to attract and serve customers
or clients on the premises, such as but not limited to the offices
of physicians, lawyers, other professions, veterinarians, insurance
agents and stockbrokers, travel agents, and the offices of governmental
agencies.
(b)
Operations designed to attract little or no
customer or client traffic other than employees of the entity operating
the principal use.
(8)
Hotels, motels and inns.
(9)
Museums, libraries, and other educational, cultural,
religious, civic, or philanthropic uses of a similar nature, except
that educational uses shall not include trade schools and similar
institutions.
(10)
Open space and recreational uses.
(11)
Multifamily residential dwellings.
(12)
Residences in mixed use commercial-residential
or institutional-residential buildings.
(13)
Research and development facilities.
(14)
Medical offices, medical clinics, and medical
education facilities.
(15)
Theaters.
C.
Development standards. The following development standards
shall apply to all uses in the ROC/R District:
[Amended 8-13-2008 by Ord. No. 207-2008; 11-12-2008 by Ord. No. 213-2008; 9-12-2012 by Ord. No. 241-2012]
|
Development Standard
|
ROC/R District
| |||
|---|---|---|---|---|
|
Minimum tract area (acres).1
|
30
| |||
|
Maximum building coverage of building footprints
(percent of tract1)
|
40%
| |||
|
Maximum impervious coverage (percent of tract1)2
|
65% (55%)
| |||
|
Minimum tract residential1 (units per gross acre of tract area)
|
2.6
| |||
|
Maximum tract residential1 (units per gross acre of tract area)
|
7.8
| |||
|
Minimum tract retail/commercial1 (square feet per gross acre of tract area)
|
4,500
| |||
|
Minimum tract office1 (square feet per gross acre of tract area)
|
400
| |||
|
Maximum tract total retail/commercial/office
(square feet per gross acre of tract area)
|
15,600
| |||
|
Central water and sewer facilities required
|
Yes
| |||
|
Maximum height (feet):
| ||||
|
Principal structure
| ||||
|
For all structures except as set forth below
|
90
| |||
|
For office use only or a combination of retail
use on the first floor and office use on all upper floors in that
portion of the ROC/R District set back a distance of 1,500 feet as
measured perpendicularly from a point in the center line of S.R. 29
to the proposed location of the building(s) and also set back a distance
of 700 feet measured perpendicularly from a point in the center line
of Matthews Road to the proposed location of the building(s)
|
140
| |||
|
Parking structure
|
65
| |||
|
Minimum tract width at right-of-way line (feet)
|
100
| |||
|
Minimum tract width at building setback line
(feet)
Minimum setbacks from streets3 (feet):
|
150
| |||
|
Any building face to exterior arterial street
ultimate right-of-way
|
60
| |||
|
Any building face to exterior collector street
ultimate right-of-way
|
20
| |||
|
Any building face to common parking area or
parking lane
|
10
| |||
|
Minimum principal structure setback from tract
perimeter (feet):
| ||||
|
From any residential boundary line
|
100
| |||
|
From other district boundary lines
|
30
| |||
|
Minimum accessory structure setback from tract
perimeter (feet):
| ||||
|
From any residential district boundary line
|
100
| |||
|
From other district boundary lines
|
30
| |||
|
Minimum surface parking areas, driveways, interior
roadways setback from tract perimeter (feet):
| ||||
|
From any residential district boundary line
|
75
| |||
|
From other East Whiteland Township zoning district
boundary lines
|
20
| |||
|
Minimum principal building spacing (feet):
| ||||
|
Window wall to windowless wall
|
20
| |||
|
Window wall to window wall
| ||||
|
Front to front
|
60
| |||
|
Rear to rear
|
55
| |||
|
End to end
|
45
| |||
|
Front to rear
|
60
| |||
|
Front to end
|
60
| |||
|
Rear to end
|
55
| |||
|
Minimum landscape buffer from tract perimeter
(feet)
|
20
| |||
|
NOTES:
| |
|
1 In the ROC/R District
the term "tract" shall include the total horizontal area of land lying
within the property boundaries of all land submitted as part of a
subdivision or land development application.
| |
|
In order to encourage the recycling and redevelopment
of tracts, all or any portion of which are subject to environmental
remediation, calculations for minimum tract area, building coverage
and tract impervious coverage shall be calculated based on the gross
tract area (i.e., gross area without any net-outs) in tracts that
either will or have undergone remediation pursuant to the Pennsylvania
Land Recycling and Environmental Remediation Standards Act, 35 P.S.
§ 6026.101 et seq., or successor legislation.
| |
|
On all other tracts, calculations for minimum
tract area, building coverage, and tract impervious coverage shall
be based on net tract area, which shall include the total horizontal
area of land lying within the property boundaries of all land submitted
as part of a subdivision or land development application, exclusive
of the area of public rights-of-way and utility easements or rights-of-way;
floodplains; wetlands; 50% of steep slopes greater than 25%; and 25%
of steep slopes between 15% and 25%.
| |
|
The term "commercial" as used in this section
shall mean all uses permitted in the ROC/R District other than residential
and office uses.
| |
|
2 To encourage the
recycling and redevelopment of tracts, all or any portion of which
are subject to environmental remediation, the maximum tract impervious
coverage percentage shall be 65% of the gross tract area for tracts
that either will, or have, undergone remediation pursuant to the Pennsylvania
Land Recycling and Environmental Remediation Standards Act, 35 P.S.
§ 6026.101 et seq., or successor legislation. For all other
tracts, the maximum tract impervious coverage percentage shall be
55% of net tract area.
| |
|
3 "Exterior" or "exterior
street" includes a street not wholly within the tract boundaries and
does not include any street created as part of the tract development
process; "surface parking areas" do not include on-street parking.
|
D.
Additional development standards. Where the Board of Supervisors has approved development plans in the ROC/R District for a tract meeting the requirements stated herein, individual units, buildings, or parcels of land within the approved ROC/R development may be subdivided, leased, purchased, sold, mortgaged, and developed as individual zero lot line units with zero lot setbacks from internal parking and building lines; provided, however, that the development plan for the entire tract at all times shall remain compliant with the tract development standards set forth in Subsection C, above.
[Amended 7-13-2011 by Ord. No. 231-2011]
E.
Deed restrictions. Subdivision of the tract into lots as set forth in Subsection D above may occur only when deed restrictions are executed and recorded that maintain the lots as an integral part of the total tract development.
F.
Development agreement. The development of a tract
carried out in either a single phase or in stages shall be executed
in accordance with a development agreement in which the applicant
and Township shall set forth the terms and parameters for the development
of the entire tract and, where necessary, provide for the recording
of easements and other restrictions to facilitate development in accordance
with the approved master plan.
G.
Application criteria and the subdivision and land
development review process. Applications for development within the
ROC/R District shall include the mandatory submission of a sketch
plan (also referred to as a "master plan") and accompanying support
data for the affected tract, as follows:
(1)
Master plan. The master plan shall be drawn at the
scale required by the Township's Subdivision and Land Development
Ordinance[1] for the submission of a preliminary plan. In addition,
the submission shall contain in plan and textual format the following:
(a)
The location and type of land use proposed within
the tract and the total building area being proposed, represented
by total square footage of buildings and approximate size and location
of residential units.
(b)
The general vehicular and nonvehicular circulation
pattern for the entire tract, including points of access to the tract
and the location, dimensions, and rights-of-way of the major road
networks that will service the tract.
(c)
The source of and general methods by which public
water service and public sewer service shall be supplied and provided
to the development.
(d)
A chart or other tabulation demonstrating compliance
with the applicable development standards of the ROC/R District.
(2)
Accompanying data. The following documentation shall
accompany the plan and be made part of the application:
(a)
An environmental impact assessment containing
all components required by the applicable sections of the East Whiteland
Township Code and a fiscal impact study.
(b)
A narrative generally describing proposed covenants,
restrictions, and development standards for the property proposed
for development.
(c)
A narrative description of existing zoning and
land uses on and adjacent to the tract.
(d)
A narrative description of the tract's natural
and man-made features and any restrictions created thereby.
H.
Procedure. The following procedure shall apply to
the review of applications for development in the ROC/R District:
(1)
Master plan. The master plan shall be submitted to
the Township, reviewed by the Township Planning Commission, and referred
to the Board of Supervisors for a decision thereon;
(b)
Review and decisions on the master plan shall
be in the time and manner as prescribed by Section 508 of the Pennsylvania
Municipalities Planning Code, 53 P.S. § 10508, for preliminary
and final applications, except that the ninety-day period referenced
within which a decision must be rendered shall be extended to 120
days.
(c)
From the time an application for master plan
approval is filed, and while such application is pending approval
or disapproval, no change or amendment of the zoning, subdivision,
or other governing ordinance shall affect the decision on such application
adversely to the applicant, and the applicant shall be entitled to
a decision in accordance with the provisions of the governing ordinances
or plans as they stood at the time the application was filed. In addition,
when a master plan has been approved, the applicant shall be entitled
to preliminary approval in accordance with the terms of the master
plan approval.
(2)
Vested right to proceed following master plan approval.
The applicant or any successor to the applicant for all or any portion
of the development plan shall have a vested right to proceed according
to the approved master plan and no subsequent change or amendment
to the Township Zoning or Subdivision and Land Development Ordinance
nor to any other governing ordinance, regulation, or plan shall be
applied to affect adversely the right of the applicant or any successor
to commence and complete any aspect of the approved master plan for
a period of 10 years from the date of approval of the master plan.
(3)
Preliminary and final plans. Following approval of
the master plan by the Board of Supervisors, the applicant shall be
required to submit both preliminary and final subdivision and land
development plans of the tract (or that portion thereof intended for
development) to the Township pursuant to the Subdivision and Land
Development Ordinance of East Whiteland Township and the Pennsylvania
Municipalities Planning Code.
I.
Building size and spacing. The greatest dimension of a single-tenant, single-use retail structure, measured parallel to exterior walls, shall not exceed 200 feet. Unless a greater distance is required by Subsection C, the minimum distance between structures shall be the minimum distance required by the applicable building code in effect in the Township.
J.
Pedestrian circulation provisions for natural and
landscaped areas. Natural and landscaped areas shall predominantly
consist of natural environmental features or planted and maintained
vegetation, but up to 20% of the total area of natural and landscaped
areas may also consist of exterior common use areas such as pedestrian
paths, sidewalks, plazas, courtyards, and recreational amenities.
Whenever practicable, ground surfaces in common use areas shall be
constructed of pavers in a sand setting bed with permeable joints,
or similar partly pervious surface treatments.
K.
Street design standards and parking. In order to foster
internal traffic circulation design and patterns in an ROC/R development
that will encourage pedestrian traffic and a high level of mobility,
the following regulations and design criteria shall apply to roads
and streets within an ROC/R development (also referred to herein as
"interior streets"):
(1)
Cartways.
(a)
The minimum width of interior streets shall be 22 feet or such greater width as is required by the applicable building code or the other cartway requirements of this Subsection K.
(b)
In areas where high levels of pedestrian traffic
are anticipated, travel lanes of interior streets shall be at least
11 feet but in no case greater than 14 feet.
(c)
In all other areas, travel lanes of interior
streets shall be at least 12 feet, but in no case greater than 14
feet.
(d)
Identification of interior streets to be classified
as "high pedestrian" shall be made during the land development review
process, and shall be subject to the review of the Township Engineer.
(3)
Emergency vehicle circulation. All interior streets
shall incorporate turning radii and/or mountable curbs that allow
for proper circulation of emergency vehicles such as ambulances and
fire trucks.
(4)
Delivery vehicle circulation. All interior streets
that are designated to serve delivery vehicles for commercial operations
shall incorporate turning radii and/or mountable curbs that allow
for proper circulation of trucks and similar vehicles up to and including
WB-50 vehicles. Identification of which interior streets are classified
as "delivery routes" shall be made during the land development review
process, and shall be subject to the review of the Township Engineer.
(5)
Dedication. Unless otherwise agreed by the Board of
Supervisors, interior streets shall not be offered for dedication
to the Township. Unless interior streets are offered for dedication,
right-of-way requirements of the Zoning and Subdivision and Land Development
Ordinances shall not apply to interior streets.
(6)
Parking.
(a)
Parallel and diagonal, or angled, parking shall be permitted on either or both sides of all interior streets in an ROC/R development. All parking space dimensions and parking aisle widths shall conform with § 200-69C, Off Street Parking Dimensions.
[Amended 4-10-2019 by Ord. No. 310-2019]
(b)
In the ROC/R District, parking required for multi-family dwellings shall be two off-street parking spaces per unit, one of which shall be located within 200 feet of the dwelling unit. Otherwise, for all other uses, the applicable regulations of Article XII shall apply.
(c)
If the number of required spaces is substantially
greater than the number of spaces anticipated as needed by the applicant,
the applicant may request that the Board of Supervisors reduce the
required parking by up to 25%. The Board may reduce the required number
of spaces in accordance with the following criteria:
[1]
The applicant shall provide evidence of reduced
parking needs to the Planning Commission and Township Engineer, for
their review and recommendation.
[2]
Sufficient area shall be set aside for construction
of the remainder of the required spaces in dedicated reserve parking
areas, if and when they are deemed necessary by the Board.
[3]
All stormwater engineering shall be designed
based on total parking requirements, including the reserve.
[4]
Parking capacity shall be re-evaluated by the Zoning Officer should any change occur in the use, size of building, or number of residents or employees and, following such re-evaluation, the Board may require the construction of additional parking spaces from the allocated reserve parking, up to the maximum required by Article XII upon the recommendation of the Planning Commission and Township Engineer.
[5]
The applicant shall provide a financial guaranty
approved by the Board to cover the cost of installation of the reserve
parking spaces for a period of two years following complete build-out
of the master plan, in a manner approved by the Board upon the recommendation
of the Township Solicitor and Township Engineer.
(d)
If an applicant proposing development within
the ROC/R District demonstrates to the satisfaction of the Township
traffic consultant that a certain percentage of users will patronize
more than one use in the community during the same visit to the community
and/or that peak parking demands for different uses occur at different
times, then the applicant may, at its sole option, and in lieu of
compliance with the otherwise applicable parking regulations relating
to the number of required parking spaces, apply either: 1) the methodologies
set forth by the Urban Land Institute in its publication Shared Parking,
second edition, copyright 2005, or latest edition, in order to determine
the required number of parking spaces; or 2) such other methodology
as the applicant and the Board of Supervisors agree upon.
[Added 11-14-2007 by Ord. No. 201-2007]
(7)
Loading. No loading facilities shall be located within
the minimum required setbacks from arterial and collector roads adjacent
to a tract.
L.
Site and building design/development guidelines. The
following design/development guidelines shall apply to development
in the ROC/R District with the intent of creating a unique town center
community:
(1)
The developer shall incorporate a street-level architectural
treatment where various mixed uses meet the on-grade streets or the
pedestrian level. Such architectural treatment shall include roof
overhangs, canopies, building recesses, or similar treatments designed
to add architectural interest to the building.
(2)
The developer shall incorporate terraces and patios
into the development for both functional and architectural/aesthetic
purposes.
(3)
Window sizes and architectural treatments of all exterior
walls shall be scaled to reflect town center architecture. The developer
shall utilize earth tone masonry materials and colors in the buildings
in the development (e.g., brick, precast concrete, stucco, stone,
or wood).
(4)
Where possible, exterior walls of all buildings shall
incorporate articulations, setbacks, recesses, various brick patterns,
joints, or similar architectural features to avoid large masses of
unbroken building materials and to add architectural interest.
(5)
The developer shall utilize low parapet walls to hide
and screen all rooftop equipment to the extent feasible.
(6)
Major pedestrian walkways shall incorporate decorative
paving patterns (e.g, concrete block pavers, brick exposed aggregate
concrete, or other similar paving materials, rather than standard
concrete).
(7)
Walkways and pedestrian areas shall include streetlights,
coordinated site furniture (e.g., benches, trash receptacles, tree
grates, bicycle racks, etc.), sign kiosks, banners, gazebos, or similar
features.
(8)
The developer shall provide a coordinated sign program
throughout the entire development, particularly in the retail areas.
(9)
The developer will provide interconnecting paths and
walkways throughout the community. At various locations, the pedestrian
walkways shall join large and small well-landscaped common green areas.
Each green area shall provide benches, trash receptacles, lighting,
and complementary landscaping. The developer shall create an attractive
pedestrian theme throughout the development to encourage pedestrian
movement (walking, strolling, etc.). Bollards shall be placed at all
locations where walkways cross streets.
(10)
All trash disposal areas shall be screened with
masonry enclosures (matching the materials of the buildings) and complementary
landscaping.
(11)
Entrances to all parking structures shall be
clearly marked with attractive signage consistent with other signage
throughout the development. These entrances shall be architecturally
treated to blend with other architectural treatments throughout the
development.
(12)
Connections shall be provided to the county
trail system.
(13)
On-grade parking areas shall be extensively
landscaped (for visual enhancement purposes) at the minimum required
by this chapter, and shall be connected with a pedestrian trail system
within the development.
(14)
The developer will provide a central plaza area
which will include features such as sculpture, gazebos, kiosks, fountains,
or pools.
(15)
The developer shall provide pedestrian and bicycle
pathway connections to adjacent roadway networks.
(16)
All areas of the development shall be landscaped
with varieties of evergreen, deciduous, and flowering ornamental trees
and shrubs.
(17)
Notwithstanding anything in this chapter to
the contrary, all outdoor illumination fixtures, including the mounting
base, located in or around surface parking lots (excluding parking
structures) containing at least 30 parking spaces, shall not exceed
27 feet in height above the finished grade of the surface being illuminated.
Additionally, streetlights throughout a development in the ROC/R District
shall not exceed 18 feet in height above the finished grade. Illumination
for individual sites shall be uniform with the illumination of the
remaining areas of the community.
[Added 11-14-2007 by Ord. No. 201-2007]
[Added 8-13-2008 by Ord. No. 207-2008]
The ROC/R Overlay District shall overlay all existing and hereinafter-created underlying zoning districts for those parcels and/or lots designated ROC/R Overlay District on the Township Zoning Map. The provisions of the ROC/R District shall apply to the ROC/R Overlay District. Parcels and/or lots designated ROC/R Overlay District may be developed in combination with parcels and/or lots designated ROC/R District as part of one tract, as that term is defined in § 200-35C.
A.
Intent. The intent of the O/BP Office/Business Park
District is to provide appropriate locations and development standards
for medium-to-high-intensity business or professional offices. Uses
in this District may expect employees and clients from throughout
the region; suitable locations for these uses are limited to areas
indicated for such uses in the East Whiteland Township Comprehensive
Plan. It is the purpose of these regulations to promote high-quality,
visually attractive, and environmentally responsible site design and
buildings; efficient circulation systems; conservation of land and
energy resources; reduced rates of auto trip generation; and increased
opportunities for use of mass transit. In addition, the specific intent
of the District is to:
(1)
Establish a framework for development that anticipates
and encourages the necessary conditions for attracting employees to
alternate modes of commuting, such as car and van pools, shuttle buses,
and transit.
(2)
Establish a framework for development that anticipates
and encourages the necessary conditions for a high level of pedestrian
circulation internal to office developments and to adjacent and neighboring
developments and commercial services.
(3)
Provide for semipublic uses, including exterior common
use areas, convenient to office concentrations, so as to function
for the general benefit of employees of business or professional offices
as places for relaxation, recreation, and social activity.
(4)
Preserve and enhance the functional values of natural
and landscaped areas for developed areas, including groundwater recharge,
runoff control, and microclimate moderation.
B.
Permitted uses. Uses are permitted by right, as special exceptions, and as conditional uses in O/BP Office/Business Park Districts in accordance with § 200-30.
C.
Development standards. Uses shall occur in accordance with the standards of § 200-31. Where the Board of Supervisors has approved development plans in the O/BP District for a tract meeting the requirements for the O/BP District, individual units, buildings, or parcels of land within the approved O/BP District development may be subdivided, leased, purchased, sold, mortgaged, and developed as individual zero lot line units with zero lot setbacks from internal parking and building lines; provided, however, that the development plan for the entire tract shall at all times remain compliant with the tract development standards applicable to the O/BP District.
[Amended 1-7-2013 by Ord. No. 244-2013]
A.
Intent. The intent of the O/BPS Office/Business Park
Services District is to provide appropriate locations and development
standards for stores, shops, hotels and inns, and commercial services
oriented to concentrations of medium-to-high-intensity business or
professional offices in the community. Patrons of uses in this District
may be expected primarily from adjacent and neighboring office developments
and may be expected to reach businesses in the district on foot, via
mass transit, or in vehicle trips of less than 1/2 mile. In addition,
the specific intent of the District is to:
(1)
Establish a framework for development that anticipates
and encourages the necessary conditions for attracting patrons to
modes of access other than private vehicles, such as on foot, car
and van pools, shuttle buses, and transit.
(2)
Provide for semipublic uses, including exterior common
use areas, convenient to stores, shops, and commercial services concentrations,
so as to function for the general benefit of patrons.
(3)
Preserve and enhance the functional values of natural
and landscaped areas for developed areas, including groundwater recharge,
runoff control, and microclimate moderation.
B.
Permitted uses. Uses are permitted by right, as special exceptions, and as conditional uses in O/BPS Office/Business Park Services Districts in accordance with § 200-30.
D.
Building size and spacing. The greatest dimension
of a structure, measured parallel to exterior walls, shall not exceed
200 feet. The minimum distance between structures shall be 10 feet,
except that all structures connected by a common roofline or effectively
connected by means of intervening covered areas shall be considered
as one structure.
E.
Pedestrian circulation provisions for natural and landscaped areas. Natural and landscaped areas, as provided for in § 200-29, shall predominantly consist of natural environmental features or planted and maintained vegetation, but up to 20% of the total area may also consist of exterior common use areas, such as pedestrian paths, sidewalks, plazas, courtyards, and recreational amenities. Whenever practicable, ground surfaces in common use areas shall be constructed of pavers in a sand setting bed with permeable joints, or similar partly pervious surface treatments.
[Amended 3-11-2015 by Ord. No. 265-2015]
A.
Intent. The Corporate Gateway Overlay District is established to
promote and protect the health, safety and general welfare of the
citizens of East Whiteland Township. The Corporate Gateway Overlay
District shall overlay and supplement all existing and hereinafter
created underlying districts for those tracts, parcels and/or lots
located between Route 202 and Swedesford Road and between the Township
boundary line with Tredyffrin Township and Route 29 and as further
delineated on the attached portion of the Township Zoning Map.[1] These general goals and objectives include, among others,
the following specific purposes:
(1)
To promote the designation of suitable areas within the Township
for appropriate mixed use development and office use which is compatible
with and complementary to the surrounding community;
(2)
To encourage the development of a pattern of vehicular circulation
and to promote reduction of traffic on the public roads during the
day and to remove traffic congestion and hazards;
(3)
To encourage mixed use development and office development along the
Route 202 corridor at the gateway to the Township; and
(4)
To promote and provide economic benefit to the residents of the Township
by developing underutilized land within the existing O/BP lands.
[1]
Editor's Note: The Township Zoning Map is included as an attachment to this chapter.
B.
Overlay district concept. The following provisions shall apply to
the Corporate Gateway Overlay District:
(1)
The provisions of the Corporate Gateway Overlay District shall serve
as a supplement to the underlying district provisions.
(2)
In the case of conflict between the provisions of the Corporate Gateway
Overlay District and those of the underlying district, the Overlay
District shall apply.
(3)
A change in the underlying zoning shall not affect the classification
of any lot zoned in the Corporate Gateway Overlay District.
(4)
If the Corporate Gateway Overlay District is declared inapplicable
to any land by administrative or judicial action or the land is otherwise
deleted from the Corporate Gateway Overlay District, the underlying
zoning classification for the subject land shall apply.
C.
Permitted uses and development standards for office building(s) up
to 70 feet in height. A building or group of buildings may be used
or occupied as an office use if and as permitted in the underlying
zoning district for that parcel or tract, and when authorized by conditional
use, an office building may be built to a height of no greater than
70 feet and no more than five stories subject to demonstrating compliance
with all the following conditions to the satisfaction of the Board
of Supervisors:
(1)
A lot area of no less than 20 acres.
(2)
The maximum habitable floor area for the office building(s) shall
be no greater than legally permitted without the benefit of this conditional
use.
(3)
The maximum building coverage on the lot on which the building(s)
are proposed shall be 25%.
(4)
The maximum impervious coverage on the lot on which the building(s)
is proposed shall be 40%.
(5)
At least 50% of the nonimpervious coverage area shall be contiguous.
(6)
The setback of the building(s) for which the height bonus is proposed
must be increased from the underlying zoning district setback by one
foot for each additional foot of height.
(7)
The applicant shall submit with the conditional use application a
by-right plan, which, as used in this section, shall mean an engineered
plan showing development in full compliance with the area, bulk, and
parking requirements of the applicable underlying district without
the benefit of the regulations of the Corporate Gateway Overlay District.
(8)
The office building(s) shall include amenities in the building(s)
such as food service facility(s), conference facility(s), and/or exercise
facility(s).
(9)
All other requirements of the underlying zoning district, not inconsistent
herewith, shall be applicable.
D.
Permitted uses for mixed use development. Subject to § 209-39E
below (Development standards), building(s) may be altered, erected,
or used and a tract or lot may be used for any combination of the
following uses when authorized by conditional use, provided that at
least two of the following categories of uses are utilized:
(1)
Retail stores (including, but not limited to, grocery stores, personal
service shops, restaurants and other similar establishments, banks,
exercise and/or fitness facilities, studios for dance, art, music
and photography but excluding convenience stores with gas);
(2)
Offices (including, but not limited to, business, professional, physicians,
dentist, lawyer, veterinarians, insurance agents, stockbrokers and
governmental agencies, adult and child day care);
(3)
Multifamily dwellings (as defined by the Zoning Ordinance); and/or
(4)
Educational uses.
E.
Development standards for mixed use development. The following development
standards shall apply to all mixed use development in the Corporate
Gateway Overlay District:
(1)
A lot area of not less than 20 acres.
(2)
All other development standards for the O/BP District as set forth
in 200 Attachment 7 shall apply to mixed use development in the Corporate
Gateway Overlay District except that building separation distances
may be reduced to no less than that required under the applicable
building code regulations and the height of buildings in a mixed use
development may be increased to 60 feet.
(3)
Office use shall not exceed .65 of allowable FAR; multifamily use
shall not exceed .50 of allowable FAR and retail may not exceed .15
of allowable FAR.
(4)
Where the Board of Supervisors has approved development plans for
mixed use development on a tract meeting the requirements stated herein,
individual units, buildings, or parcels of land within the approved
mixed use development may be subdivided, leased, purchased, sold,
mortgaged, and developed as individual zero lot line units or as individual
parcels containing multiple dwelling units without meeting the development
standards of 200 Attachment 7; provided, however, that the development
plan for the entire tract shall at all times remain compliant with
the tract development standards applicable to the O/BP District, and
as modified in this § 209-39E.
(5)
Parking required for residential use(s) within a mixed use development
shall be 1.5 spaces per unit.
[Added 9-14-2011 by Ord. No. 234-2011]
The Turnpike Interchange Overlay District shall overlay all
existing and hereinafter created underlying zoning districts for those
parcels and/or lots designated Turnpike Interchange Overlay District
on the Township Zoning Map. The provisions of the RMH District shall
apply to the area of the Turnpike Interchange Overlay District designated
as "Turnpike Interchange Overlay District – RMH" on the Township
Zoning Map. A minimum tract area of 75 acres in gross area shall be
required for RMH Turnpike Interchange Overlay District development.
The provisions of the O/BPS District shall apply to the area of the
Turnpike Interchange Overlay District designated as "Turnpike Interchange
Overlay District – O/BPS" on the Township Zoning Map. A minimum
tract area of 25 acres in gross area shall be required for O/BPS Turnpike
Interchange Overlay District development.
A.
Where
the Board of Supervisors has approved development plans in the Turnpike
Interchange Overlay District for a tract meeting the requirements
stated herein, individual units, buildings, or parcels of land within
the approved Turnpike Interchange Overlay District development may
be subdivided, leased, purchased, sold, mortgaged, and developed as
individual zero lot line units with zero lot setbacks from internal
parking and building lines; provided, however, that the development
plan for the entire tract shall at all times remain compliant with
the tract development standards applicable to the Turnpike Interchange
Overlay District.
B.
Application
criteria and the subdivision and land development review process.
Applications for development within the Turnpike Interchange Overlay
District shall include mandatory submission of a sketch plan (also
referred to as a "master plan") and accompanying support data for
the affected tract, or any portion thereof, then proposed for development.
Information submitted shall include:
(1)
Master plan. The master plan shall be drawn at the scale required
by the Township's Subdivision and Land Development Ordinance[1] for the submission of a preliminary plan. In addition,
the submission shall contain in plan and textual format the following:
(a)
The location and type of land use proposed within the tract and the
total building area being proposed, represented by total square footage
of buildings and approximate location of residential units.
(b)
The general vehicular and nonvehicular circulation pattern for the
entire tract, including points of access to the tract and the location,
dimensions, and right-of-way of the major road networks that will
service the tract.
(c)
The source of and general methods by which public water service and
public sewer service shall be supplied and provided to the development.
(d)
A chart or other tabulation demonstrating compliance with the applicable
development standards of the Turnpike Interchange Overlay District.
(2)
Accompanying data. The following documentation shall accompany the
plan and be made part of the application:
(a)
An environmental impact study containing all components required
by the applicable sections of the East Whiteland Township Code and
a fiscal impact study.
(b)
Conceptual renderings depicting potential building facades.
(c)
A narrative generally describing proposed covenants, restrictions
and development standards for the property proposed for development.
(d)
A narrative description of existing zoning and land uses on and adjacent
to the tract.
(e)
A narrative description of the tract's natural and man-made features
and any restrictions created thereby.
C.
Procedure.
The following procedure shall apply to the review of applications
for development in the Turnpike Interchange Overlay District:
(1)
Master plan. The master plan shall be submitted to the Township,
reviewed by the Township Planning Commission, and referred to the
Board of Supervisors for a decision thereon.
(b)
Review and decisions on the master plan shall be in the time and
manner prescribed by § 508 of the Pennsylvania Municipalities
Planning Code, 53 P.S. § 10508, for preliminary and final
applications, except that the ninety-day period referenced within
which a decision must be rendered shall be extended to 120 days.
(c)
From the time an application for master plan approval is filed, and
while such application is pending approval or disapproval, no change
or amendment of the zoning, subdivision, or other governing ordinance
shall affect the decision on such application adversely to the applicant,
and the applicant shall be entitled to a decision in accordance with
the provisions of the governing ordinances or plans as they stood
at the time the application was filed. In addition, when a master
plan has been approved, the applicant shall be entitled to preliminary
approval in accordance with the terms of the master plan approval.
(2)
Vested right to proceed following master plan approval. The applicant
or any successor to the applicant for all or any portion of the development
plan shall have a vested right to proceed according to the approved
master plan and no subsequent change or amendment to the Township
Zoning or Subdivision and Land Development Ordinance nor to any other
governing ordinance, regulation, or plan shall be applied to affect
adversely the right of the applicant or any successor to commence
and complete any aspect of the approved master plan for a period of
10 years from the date of approval of the master plan.
(3)
Preliminary and final plans. Following approval of the master plan
by the Board of Supervisors, the applicant shall be required to submit
both preliminary and final subdivision and land development plans
(or at the applicants option, a combined preliminary/final subdivision
and land development plan of the tract, or portion thereof, intended
for development) to the Township pursuant to the Subdivision and Land
Development Ordinance of East Whiteland Township and the Pennsylvania
Municipalities Planning Code.
D.
Street
and Parking design standards. In order to foster internal traffic
circulation design and patterns in the RMH District situated within
the Turnpike Interchange Overlay District, the following regulations
and design criteria shall apply to streets within said district (also
referred therein as "interior streets") unless otherwise indicated:
(1)
Cartways:
(a)
The minimum cartway width of two-way interior streets shall be 22
feet exclusive of parking or such greater width as may be required
by the applicable building code or the other cartway requirements
of this subsection.
(b)
Any street intersecting a major arterial road and providing the primary
means of access/egress to the residential development shall not be
classified as an interior street and shall have a minimum cartway
width of 28 feet.
(c)
Interior streets designated as "one-way" shall have a minimum cartway
width of 12 feet.
(d)
All interior streets shall have sidewalks with a minimum width of
5 feet.
(e)
Unless otherwise agreed by the Board of Supervisors, all streets
within the Turnpike Interchange Overlay District shall not be offered
for dedication to the Township. Unless said streets are offered for
dedication, right of way requirements of the Zoning and Subdivision
Ordinances shall not apply.
[Added 1-14-2015 by Ord. No. 264-2015]
The Multimodal Transportation Overlay District shall overlay
all existing and hereafter created underlying zoning districts for
those parcels and/or lots designated Multimodal Transportation Overlay
District on the Township Zoning Map. The provisions of the O/BP Office/Business
Park District shall apply to Multimodal Transportation Overlay District
except that if an applicant proposes improvements in connection with
a land development application either on the property that is the
subject of the land development application or on property controlled
by the applicant, which the Board of Supervisors in its reasonable
discretion determines are in furtherance of the recommendations and/or
goals of the Great Valley/Route 29 Multimodal Study of the Transportation
Management Association of Chester County dated March 2014:
[Added 11-9-2015 by Ord.
No. 273-2015]
A.
Intent. The intent of the GVR Great Valley Revitalization Overlay
District is to provide for and encourage the revitalization and redevelopment
of existing business parks in the Township as mixed use communities
to enhance and support the office workforce.
B.
Overlay district. The GVR Great Valley Revitalization Overlay District
shall overlay all existing and hereafter created underlying zoning
districts for those parcels and/or lots designated GVR Great Valley
Revitalization Overlay District on the Township Zoning Map.
D.
Development standards. The following development standards shall
apply to all uses in the GVR Great Valley Revitalization Overlay District:
(2)
Minimum tract area (acres): 25.
[Amended 6-21-2021 by Ord. No. 338-2021]
(3)
Maximum building coverage (percentage of tract): 25%, excluding
parking structures.
(4)
Maximum impervious coverage (percentage of tract): 55%. NOTE:
Maximum impervious coverage may be increased to 60% through implementation
of any or a combination of the additional stormwater management controls
set forth herein:
(a)
If the applicant voluntarily utilizes the post-development peak rate control standards for new development rather than a redevelopment standard as set forth in Table 308.1 in § 170-308A of the East Whiteland Township Code, impervious coverage on the tract may be increased to 58%. The analysis of pre-development conditions shall still be pursuant to § 170-309D(2) of the East Whiteland Township Code.
(b)
For every 6,500 cubic feet of stormwater treated through a rain
garden, bioretention area or bioswale, during a two-year storm, an
additional 1% of impervious coverage may be permitted, up to a maximum
bonus of 2%.
(c)
For every square foot of green building rooftop, 0.50 shall
be considered impervious, up to a maximum bonus of 3%.
(d)
For every square foot of porous paving, 0.50 shall be considered
impervious, up to a maximum bonus of 1%.
(5)
Central water and sewer facilities required: yes.
(6)
Maximum structure height (feet): 75.
[Amended 6-21-2021 by Ord. No. 338-2021]
(7)
Minimum tract width at right-of-way line (feet): 150.
(8)
Minimum tract width at building setback line (feet): 200.
(9)
Minimum building setbacks from streets (feet) [except as may be otherwise required pursuant to § 200-39.3D(10)]:
(a)
Any building face to arterial street ultimate right-of-way:
50.
(b)
Any building face to collector or local street ultimate right-of-way:
20.
[Amended 6-21-2021 by Ord. No. 338-2021]
(c)
Any building face to common parking area: 10.
(d)
Surface parking areas and structured parking areas to arterial
street ultimate right-of-way: 20.
(e)
Surface parking areas and structured parking areas to collector
or local street ultimate right-of-way: 20.
[Amended 6-21-2021 by Ord. No. 338-2021]
(10)
Minimum building and structured parking areas (excluding utility
structures) setback from tract perimeter boundary (feet): 20.
[Amended 6-21-2021 by Ord. No. 338-2021]
(11)
Minimum surface parking areas, driveways and interior roadways
setback (excluding street frontages) (feet): 10.
[Amended 6-21-2021 by Ord. No. 338-2021]
(12)
Minimum principal building spacing (feet): 25.
E.
Parking.
[Amended 4-10-2019 by Ord. No. 310-2019; 6-21-2021 by Ord. No. 338-2021]
(1)
All off-street parking space dimensions and parking aisle widths shall conform with § 200-69C, Off-street parking dimensions.
(2)
If an applicant proposing development in the GVR Overlay District
demonstrates to the satisfaction of the Township traffic consultant
that a certain percentage of users will patronize more than one use
in the community during the same visit to the community and/or that
peak parking demands for different uses occur at different times,
then the applicant may, with the approval of the Board of Supervisors,
and in lieu of compliance with the otherwise applicable parking regulations
relating to the number of required parking spaces, apply either:
F.
Residential notification. The GVR Overlay District is located near
an operating quarry situated to the north of the GVR Overlay District.
Until completion of mine reclamation, as may be required by DEP, and
the release of bonds posted with DEP, in conjunction with the mining
activities, the owner of any multifamily residential dwelling situated
in the GVR Overlay District ("residential owner") shall provide notification
in tenant leases of the existence of said quarry operations, including,
but not limited to, the drilling, blasting, truck traffic, reclamation
activities, grading and filling associated with that activity. If
requested by the Township, the residential owner shall provide the
Township with satisfactory evidence of said notification to each residential
tenant.
[Amended 6-21-2021 by Ord. No. 338-2021]
G.
Design guidelines. The design guidelines for the GVR Great Valley Revitalization Overlay District shall be in accordance with § 175-41.1 of Chapter 175, Subdivision and Land Development, and, for purposes of the GVR Great Valley Revitalization Overlay District, shall be considered requirements of Chapter 175, Subdivision and Land Development, and not requirements of this chapter. In the event of any ambiguity or inconsistency between the Design Guidelines and the provisions of the Zoning Ordinance, this Zoning Ordinance shall prevail.
[Amended 6-21-2021 by Ord. No. 338-2021]
H.
Application criteria and the subdivision and land development review
process. Applications for development within the GVR Great Valley
Revitalization Overlay District shall include mandatory submission
of a sketch plan (also referred to as a "master plan") and accompanying
support data for the affected tract, or any portion thereof, then
proposed for development. Information submitted shall include:
(1)
Master plan. The master plan shall be drawn at the scale required
by the Township's Subdivision and Land Development Ordinance for the
submission of a preliminary plan. In addition, the submission shall
contain in plan and textual format the following:
(a)
The location and type of land use proposed within the tract
and the total building area being proposed, represented by total square
footage of buildings and approximate location of residential units.
(b)
The general vehicular and nonvehicular circulations pattern
for the entire tract, including points of access to the tract and
location, dimensions, and right-of-way of the major road networks
that will service the tract.
(c)
The source of and general methods by which public water service
and public sewer service shall be supplied and provided to the development.
(d)
A chart or other tabulation demonstrating compliance with the
applicable development standards of the GVR Great Valley Revitalization
Overlay District.
(2)
Accompanying data. The following documentation shall accompany
the plan and be made part of the application:
(a)
An environmental impact study containing all components required
by the applicable sections of the East Whiteland Township Code and
a fiscal impact study.
(b)
Conceptual renderings depicting potential building facades.
(c)
A narrative generally describing proposed covenants, restrictions
and development standards for the property proposed for development.
(d)
A narrative description of existing zoning and land uses on
and adjacent to the tract.
(e)
A narrative description of the tract's natural and man-made
features and any restrictions created thereby.
(f)
A narrative description of proposed green, open and/or public
spaces.
(3)
Procedure. The following procedure shall apply to the review
of applications for development in the GVR Great Valley Revitalization
Overlay District:
(a)
Master plan. The master plan shall be submitted to the Township,
reviewed by the Township Planning Commission, and referred to the
Board of Supervisors for a decision thereon;
[2]
Review and decisions on the master plan shall be
in the time and manner prescribed by Section 508 of the Pennsylvania
Municipalities Planning Code, 53 P.S. § 10508, for preliminary
and final applications, except that the ninety-day period referenced
within which a decision must be rendered shall be extended to 120
days.
[3]
From the time an application for master plan approval
is filed, and while such application is pending approval or disapproval,
no change or amendment of the zoning, subdivision, or other governing
ordinance shall affect the decision on such application adversely
to the applicant, and the applicant shall be entitled to a decision
in accordance with the provisions of the governing ordinances or plans
as they stood at the time the application was filed. In addition,
when a master plan has been approved, the applicant shall be entitled
to preliminary approval in accordance with the terms of the master
plan approval.
(b)
Vested right to proceed following master plan approval. The
applicant or any successor to the applicant for all or any portion
of the development plan shall have a vested right to proceed according
to the approved master plan and no subsequent change or amendment
to the Township Zoning or Subdivision and Land Development Ordinance
nor to any other governing ordinance, regulation, or plan shall be
applied to affect adversely the right of the applicant or any successor
to commence and complete any aspect of the approved master plan for
a period of 10 years from the date of approval of the master plan.
(c)
Preliminary and final plans. Following approval of the Master
Plan by the Board of Supervisors, the applicant shall be required
to submit both preliminary and final subdivision and land development
plans to the Township pursuant to the Subdivision and Land Development
Ordinance of East Whiteland Township and the Pennsylvania Municipalities
Planning Code,
[Amended 6-21-2021 by Ord. No. 338-2021]
I.
Where the Board of Supervisors has approved development plans in the GVR Great Valley Revitalization Overlay District for a tract meeting the requirements stated herein, individual units, buildings, or parcels of land within the approved GVR Great Valley Revitalization Overlay District development may be subdivided, leased, purchased, sold, mortgaged, and developed as individual zero lot line units or individual parcels containing multiple units without meeting the development standards of § 200-39.3D; provided, however, that the development plan for the entire tract shall at all times remain compliant with the tract development standards applicable to the GVR Great Valley Revitalization Overlay District.
J.
In lieu
of payment of any transportation impact fee that may otherwise be
applicable to a GVR Overlay development, the applicant shall comply
with the following:
[Added 6-2021 by Ord. No. 338-2021]
(1)
The Master Plan shall depict all on-site and off-site traffic improvements
proposed in connection with the development.
(2)
In event that the land development is approved in phases, upon recordation
of the first phase of the land development plan, the applicant shall
post financial security for all on-site and off-site traffic improvements
depicted on the Master Plan. The financial security may be adjusted
based on modifications to the Master Plan that may be approved during
subsequent phases of development.
[Added 5-9-2018 by Ord.
No. 298-2018]
A.
Intent. The intent of the MF Multifamily Route 30 Overlay District
is to provide for and encourage multifamily residential developments
within certain areas bordering U.S. Route 30.
B.
Overlay district. The MF Multifamily Route 30 Overlay District shall
overlay the following parcels within the FC Frontage Commercial and
the VMX Village Mixed Use Districts:
(1)
Within the FC Frontage Commercial District:
(a)
42-3-178
(b)
42-3-179
(c)
42-3-180
(d)
42-3R-7
(e)
42-3R-8
(f)
42-3R-9
(g)
42-3R-10
(h)
42-3R-11
(i)
42-3R-11.1
(j)
42-3R-12
(k)
42-3R-13
(l)
42-3R-20
(m)
42-3R-21
(n)
42-6-23.4
(o)
42-6-23.4A
(p)
42-6-23.1
(q)
42-3-228
(r)
42-3-228.1
(s)
42-3-228.2
(t)
42-3-229
(u)
42-3-230
(v)
42-3-231
(w)
42-3-232
(2)
Within the VMX Village Mixed Use District:
(a)
42-3Q-1
(b)
42-3Q-2
(c)
42-3Q-3
(d)
42-3Q-4
(e)
42-3Q-5
(f)
42-3Q-6
(g)
42-3Q-7
(h)
42-3Q-8
(i)
42-3Q-9
(j)
42-3Q-10
(k)
42-3Q-11
(l)
42-3Q-12
(m)
42-3Q-13
(n)
42-3Q-14
(o)
42-3Q-15
(p)
42-3Q-16
(q)
42-3Q-17
(r)
42-3Q-18
(s)
42-3Q-19
(t)
42-3-176
(u)
42-3-177
(v)
42-3-178
(w)
42-3-181
(x)
42-3-182
C.
Permitted uses. Multifamily residential dwellings are permitted by conditional use as long as all the requirements in this § 200-39.4 are satisfied. The uses permitted in the underlying zoning districts may be used on the first floor of any multifamily residential dwelling building in accordance with the standards outlined in this § 200-39.4. Any property that is not proposed for a conditional use under this section shall be permitted to be developed in accordance with the requirements of the underlying zoning district. All of the uses in the underlying zoning district will not be permitted if a property is proposed for a conditional use under this section, except on the first floor of a multifamily residential dwelling building.
D.
Conditional use criteria: The applicant must prove that the following
items are satisfied at the time of the conditional use hearing.
(1)
The applicant's plan must show a five-foot-wide concrete sidewalk
with a four-foot green space between the sidewalk and the curb.
(2)
The applicant's plan must show a five-foot striped-on road bike
lane.
(3)
The applicant's plan must show streetlights, benches, street
trees and trash receptacles that shall be reviewed and approved by
the Board of Supervisors as part of the conditional use process.
(4)
The applicant shall supply a traffic impact study meeting the requirements of the Subdivision and Land Development Ordinance § 175-23C(5) submitted before the conditional use hearing with improvements agreed to between the applicant and the Township Traffic Engineer. The improvements must be shown on the plan.
(5)
Architectural elevations and proposed exterior building material
descriptions for any facade that is visible from Lancaster Avenue,
Route 30, must be submitted with the conditional use application and
architectural review and approval must be obtained from the Board
of Supervisors as part of the conditional use approval.
(6)
The maximum floor area ratio (FAR) shall be 1.30.
(7)
The minimum tract area shall be 174,240 square feet (four acres)
and the maximum tract area permitted shall be 261,360 square feet
(six acres).
(8)
The maximum tract density (units per developable acre) shall
be 48.
(9)
Central water and sewer facilities are required.
(10)
The maximum building coverage shall be 40% of the tract.
(11)
The maximum impervious coverage shall be 80% of the tract.
(12)
The maximum height of a principal structure, including a parking
structure attached to the principal structure, shall be 50 feet.
(13)
The maximum height of an accessory structure shall be 20 feet.
(14)
The minimum lot width at the right-of-way line shall be 60 feet.
(15)
The minimum lot width at the building setback line shall be
80 feet.
(16)
The minimum setback from U.S. Route 30 shall be 30 feet and
the maximum setback from U.S. Route 30 shall be 60 feet for any building.
For surface parking, the minimum setback is 20 feet.
(17)
The minimum setback from any other streets shall be 40 feet
for any building and 10 feet for any surface parking.
(18)
The minimum principal structure setbacks from tract perimeter
(excluding street frontages) from other like-zoned tracts shall be
15 feet, from any residential district boundary line shall be 25 feet,
and from any other district boundary lines shall be 15 feet.
(19)
The minimum accessory structure setbacks from tract perimeter
(excluding street frontages) from other like-zoned tracts shall be
eight feet, from any residential district boundary line shall be 10
feet, and from any other district boundary lines shall be 10 feet.
(20)
The maximum surface area, driveways, interior driveways, setbacks
from tract perimeter (excluding street frontages) from other like-zoned
tracts shall be five feet, from any residential district boundary
line shall be 10 feet, and from any other district boundary lines
shall be five feet.
(21)
All buildings shall be separated from each other building by
a minimum of 50 feet in all directions.
(22)
Any common parking area shall be separated at least 10 feet
from the face of any building.
(23)
At the time of the conditional use hearing, the applicant must show proof that all of the items outlined in this § 200-39.4 have been satisfied and in addition, the applicant must show that all other sections of the underlying zoning district, as well as all other provisions of the Zoning Ordinance are satisfied in full.
(24)
A minimum of one off-street parking space per bedroom shall
be provided.
