Chadds Ford Township
City Zoning Code
City Zoning Code
ARTICLE XVII
CC District Cultural Campus
§ 135-111 Purpose.
In addition to the general goals listed in § 135-2, Purposes, and § 135-3, Community development objectives, the purposes of this Article are:
A.
To provide for the special needs of educational, cultural, environmental, and institutional uses with extensive and variable facilities and public access requirements;
B.
To preserve, in addition, the character of substantial Green Areas associated with or under Common Ownership with such uses; and
C.
To promote the sensitive development of such uses within and adjacent to the Chadds Ford Village Historic District and the Baltimore Pike Overlay (BPO District) in a manner that is consistent with the Comprehensive Plan for Chadds Ford Township and other relevant planning efforts, and which promotes preservation of the scenic, historical, architectural, cultural, and artistic heritage of the Township.
§ 135-112 Intent.
The CC District is intended to apply to large tracts, or smaller contiguous parcels under Common Ownership or common control (see § 135-116).
§ 135-113 Permitted uses.
Except as set forth in § 135-113D below for National Historic Landmark properties, a Building or group of Buildings may be erected, altered, or used and a Lot or Premises may be used for any of the following purposes or combinations thereof, and no other:
A.
Uses by right.
(1)
Cultural Facilities, such as museums, art galleries, libraries, community centers and related educational and office facilities.
(2)
Environmental and conservation offices.
(3)
Public garden.
(4)
Woodland, preserve, or other conservation purpose.
(5)
Agriculture or agricultural operation.
(6)
Forestry.
(7)
Municipal use.
(8)
Temporary event parking.
B.
Conditional uses. Any of the following uses, separately or in combination thereof with other uses authorized by § 135-113, shall be permitted as a Conditional Use when authorized by the Board of Supervisors, subject to the standards and procedures set forth herein and in Article XXVI.
(1)
Auditoriums, Concert Halls and Performing Arts Centers.
(2)
Single-Family Detached Dwellings in Structures formerly used as a residence.
(4)
Public markets.
(5)
Banquet and/or conference facilities.
(6)
Commercial retail or Professional Office establishments, wholly contained within a Building not greater than 5,000 square feet in gross floor area. Drive-through services and outdoor storage, sales, or display shall be prohibited.
(7)
Restaurants, cafeterias, and outdoor cafes. Drive-through services shall be prohibited.
C.
Accessory uses. Accessory Uses shall be permitted as follows:
(1)
Buildings, Uses or Structures of a nature customarily incidental and subordinate to any permitted principal use or Structure.
(2)
Dwelling Units accessory to a permitted educational institution, Cultural Facility, environmental or conservation center, Public Garden, or an Agricultural Operation, where approved as a Conditional Use subject to the following:
(a)
All individuals living in such Dwelling Units must be employees, academic interns, or students of the principal Use, or temporary guests, such as scholars or artists in residence.
(b)
Facilities for the lodging of overnight visitors or guests for compensation, such as a Hotel or Motel, shall be prohibited in the CC District.
(3)
Facilities for tours associated with visitation of Cultural Facilities or Public Garden uses, including provisions for vehicular accessibility.
(4)
Restaurants, cafeterias, and outdoor cafes may be established as accessory uses to educational institutions, Cultural Facilities, or Public Garden uses, subject to Conditional Use approval. Drive-through services shall be prohibited.
(5)
A gift shop may be established as an accessory use to a Cultural Facility, Public Garden, or environmental or conservation offices.
(6)
Event, banquet, and/or conference space may be established as an accessory use to an educational institution, Cultural Facility or Public Garden. Outdoor events for greater than 225 persons shall require permitting in compliance with Chapter 102, Special Events.
(7)
Non-commercial garages and parking areas accessory to permitted principal and accessory uses on Lots under Common Ownership with the uses to which they are accessory.
(8)
Municipal Use, including parking available for municipal purposes.
D.
Special Use Provisions for tax parcels No. 04-00-00184-00; No. 04-00-00100-01; No. 04-00237-00, 04-00-00186-00; and No. 04-00-00051-00; National Historic Landmark Properties:
(1)
Except in Structures existing at the time of adoption of this section, no permitted use shall occupy more than 3,000 square feet of indoor space.
(2)
Principal Conditional Uses, as provided in § 135-113B above, shall not be permitted on the above named National Historic Landmark properties.
(3)
All uses permitted on the above named National Historic Landmark properties shall be designed to complement the historical integrity of the Landmark.
§ 135-114 Area and bulk regulations.
A.
Area and bulk regulations. The following area and bulk requirements shall apply to all uses permitted by § 135-113 except existing non-conforming uses and Single-Family Detached Dwellings established in former residential Structures. Existing non-conforming uses and Single-Family Detached Dwellings established in former residential Structures shall be consistent with the area and bulk requirements in place prior to becoming non-conforming with the adoption of this section. Where a project consists of Lots in Common Ownership or under common control, the provisions of this section may be applied as if those Lots were a single Lot and without regard to Lot Lines separating them.
CC General Requirements | ||||
|---|---|---|---|---|
Standard | Size/Parameter | |||
Permitted Uses | Conditional Uses or Conditional Approval | Permitted Uses on Less than Two Acres Prior to the Effective Date of This Article | ||
(1) | Lot area | 2 Acres, minimum, for every principal Building erected or used for any Principal Permitted Use | 2 Acres, minimum, for every principal Building erected or used for any Principal Permitted Use | n/a |
(2) | Gross floor area (no requirement unless noted) | n/a | Commercial retail stores or Professional Offices, wholly contained within a Building not greater than 5,000 square feet Residential dwellings including accessory dwelling units not less than 750 square feet | n/a |
(3) | Lot width | 200 feet, minimum, at the Building Line 100 feet, minimum at the Street Line | 200 feet, minimum, at the Building Line 100 feet, minimum, at the Street Line | 85 feet, minimum, at the Building Line 50 feet, minimum, at the Street Line |
(4) | Front yard and corner lot setbacks | 75 feet, minimum, along U.S. Route 1 (Baltimore Pike), and 50 feet for any other Street Line | 75 feet, minimum, along U.S. Route 1, and 50 feet for any other Street Line | 35 feet, minimum, from the Street Line |
(5) | Side yards | 50 feet, minimum, each | 50 feet, minimum, each | 20 feet, minimum, each |
(6) | Rear yard | 50 feet, minimum | 50 feet, minimum | 40 feet, minimum |
(7) | Parking/driveway | Subject to Article XXIV | Subject to Article XXIV | Subject to Article XXIV |
(8) | Building coverage | 25%, maximum | 30%, maximum | 35%, maximum |
(9) | Impervious coverage | 50%, maximum | See § 135-114D | 65%, maximum |
(10) | Building height | See §§ 135-114B | ||
(11) | Green area | 35%, minimum, subject to § 135-114C | 35%, minimum, subject to § 135-114C | 35%, minimum, subject to § 135-114C |
(12) | Landscaping, buffering and setbacks for accessory uses | |||
B.
Additional provisions for building height in the CC District. Within the FEMA designated floodplain, Building height shall be measured a vertical distance from the regulatory flood elevation rather than from the average elevation of the finished grade along the exterior walls of the Structure but shall not exceed 50 feet when measured from the average elevation of the finished grade along the exterior walls of the Structure.
C.
Additional provisions for green areas in the CC District. Any application for building permit, zoning permit, Special Exception, Conditional Use, or Land Development approval shall indicate on the proposed Plan:
D.
Additional provisions for impervious coverage in the CC District:
(1)
Subject to Conditional Use approval, maximum Impervious Coverage may be increased if there is a corresponding increase in Green Area and where the Board of Supervisors is satisfied that the Green Area provided in excess of 35% as provided above shall result in one or more of the following:
(2)
For example, if Green Area were increased by 5% points to 40%, maximum impervious coverage could be permitted to increase by 5% points to 55%.
§ 135-115 Additional standards for all uses.
In addition to the design standards contained in Chapter 110, Subdivision and Land Development, Article V. Design Standards of the Code of Chadds Ford Township, the standards below shall govern design within the CC District.
A.
Tract considerations. The finished topography of the Tract shall adequately facilitate the proposed Development without excessive earth moving, tree clearance or destruction of natural features. Natural features such as streams and wooded slopes shall be preserved and incorporated into the final landscaping of the Development wherever possible and desirable per the Township Engineer. The Applicant shall specify the means whereby trees and other natural features shall be protected during Construction. The location of trees and other natural features shall be considered when planning the locations of Green Areas, locations of Buildings, underground services, walks, paved areas and finished grade levels.
B.
Building sites:
(1)
Every Building and other Structure shall be located and situated to promote pedestrian and visual access to Green Area to the extent practicable.
(2)
The physical design of any Land Development Plan shall make adequate provisions for emergency and public services, and provide safe accommodation for pedestrian and vehicular traffic.
C.
Landscaping. Landscaping shall be regarded as an essential feature of every Development in the CC District. In addition to the preservation of natural features, trees and slopes of the Tract; careful attention shall be given to landscaping of parking areas and provisions for street trees, foundation and buffer plantings as required by this chapter and Chapter 110, specifically § 110-36.
D.
Community facilities and amenities.
(1)
Refuse stations shall be designed with suitable screening and in locations convenient for collection and removal, and shall not be offensive to neighboring Properties or public view.
(2)
Adequate lighting shall be provided in the outdoor areas used after dark in accordance with Chapter 110. Appropriate lighting fixtures shall be provided for walkways and to identify vehicular travel, steps, ramps, directional changes and Signs. All lighting shall be in accordance with the standards of the Illumination Engineering Society (IES) and shall comply with the following:
(a)
All lighting shall be designed, constructed, and arranged to prevent glare. No lighting shall be directed to cause a nuisance or disturbance to adjoining Properties, or to cause any difficulty with visibility from streets;
(b)
Glare control shall be accomplished through proper selection and application of lighting equipment.
(c)
All directional lighting fixtures used for Signs shall be top-mounted and shall be aimed toward the ground;
(d)
Lighting shall be Dark Sky Friendly Lighting based on the International Dark-Sky Association standards;
(e)
Consideration shall be made for blue light or safety station/refuge spots throughout a Development or campus, particularly in parking lot(s), along Trails, and at trailhead(s).
(3)
All permanent electric, telephone, cable, telecommunications and other service lines shall be underground and shall comply with all Township ordinances unless demonstrated to not be practicable.
(4)
Off-street parking and loading. Adequate off-street parking and loading facilities shall be provided as specified in Article XXIV of this chapter. In addition:
(a)
Parking needs shall be independently calculated for each use in the CC District in accordance with Article XXIV.
(b)
For any Development, a portion of proposed parking facilities may be designed as shared parking or Remote Parking served by shuttles within the CC District subject to Conditional Use approval.
(5)
The use of electric vehicle charging stations shall be permitted to serve visitors and/or employees of any use permitted herein.
(6)
Other than parking of private automobiles, all storage shall be structurally enclosed or otherwise permanently screened from view.
(7)
Storm Sewer Systems for the Development shall be designed, constructed and operated in compliance with Chapter 105.
(8)
Sanitary Sewer Systems for the Development shall be designed, constructed and operated in compliance with Chapter 95.
(10)
All mechanical equipment shall be screened from public view unless demonstrated to not be practicable.
§ 135-116 Ownership.
Any Lot or Tract or area, comprising one parcel or more than one parcel, subject to a Land Development plan or building permit, shall be held in Common Ownership and shall be operated under unified control and management.