East Whiteland Township
City Zoning Code
City Zoning Code
ARTICLE VI
Mixed Use Districts
§ 200-29 General regulations.
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Editor’s Note: Former Subsection L, regarding retail firearm sales, which immediately followed, was repealed 5-8-2019 by Ord.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.
§ 200-30 Permitted uses for Mixed Use Districts. [1]
[1]
Editor's Note: The Table of Permitted Uses for Mixed Use Districts is included at the end of this chapter.
§ 200-31 Development standards for Mixed Use Districts. [1]
[1]
Editor's Note: The Table of Development Standards for Mixed Use Districts is included at the end of this chapter.
§ 200-32 VMX Village Mixed Use District.
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.
§ 200-33 FC Frontage Commercial District.
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.
§ 200-34 ROC Regionally Oriented Commercial District.
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.
§ 200-35 ROC/R Regionally Oriented Commercial-Residential District.
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]
§ 200-35.1 ROC/R Regionally Oriented Commercial-Residential Overlay District.
[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.
§ 200-36 O/BP Office/Business Park District.
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]
§ 200-37 O/BPS Office/Business Park Services District.
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.
§ 200-38 PO Professional Office District.
§ 200-39 CGO Corporate Gateway Overlay District.
[Amended 3-11-2015 by Ord. No. 265-2015; 7-10-2024 by Ord. No. 361-2024]
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 (Morehall Road) and as further delineated on the Township Zoning Map.[1] The general goals and objectives include, among others, the following specific purposes:
(1)
To promote the designation of suitable areas within the Township for appropriate office and mixed use development which is compatible with, and complementary to, the surrounding community;
(2)
To promote and provide economic benefit to the residents of the Township by developing and redeveloping underutilized land within the existing O/BP lands;
(3)
To enhance the vitality and viability of the commercial office sector and surrounding community by creating opportunities for additional commercial activity and supporting services; and
(4)
To provide opportunities for residential housing to support surrounding employment centers and commercial areas.
[1]
Editor's Note: The 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. Unless otherwise noted or modified herein, all development standards for the underlying zoning district shall apply.
(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.
(5)
Any property that is not proposed for conditional use under this section shall be permitted to be developed in accordance with the requirements of the underlying zoning district.
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 minimum lot area of no less than 20 contiguous acres within East Whiteland Township.
(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 areas which are not considered impervious coverage area shall be contiguous and interconnected.
(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 § 200-39E and F below, building(s) may be demolished, 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 three of the following use categories of uses are included within the mixed use scenario:
(1)
Retail stores and service establishments (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 drive-in facilities and 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) limited to those containing only studio, one-bedroom, or two-bedroom units, and specifically excluding units with three or more bedrooms;
(4)
Educational uses;
(5)
Self-service storage facility, but specifically excluding warehouse, storage, and outdoor storage as defined and regulated within this chapter;
(6)
Active recreation or passive recreation; and
(7)
Medical office, medical clinic, or specialty hospital.
E.
Development standards for mixed use development. The following development standards shall apply to all mixed use developments in the Corporate Gateway Overlay District:
(1)
A minimum lot area of not less than 20 contiguous acres within East Whiteland Township.
(2)
All other development standards for the O/BP District as set forth in Ch. 200, Attachment 7, shall apply to mixed use development in the Corporate Gateway Overlay District except as follows:
(a)
Building separation distances may be reduced to no less than that required under the applicable building code regulations;
(b)
Height of buildings in a mixed use development may be increased to 55 feet, or 60 feet in the case of a building containing podium parking which is located fully or partially underground, provided that no building shall exceed four stories aboveground; and
(c)
Maximum tract density [or allowable floor-area ratio (FAR)] may be increased to 0.70.
(3)
The following limitations shall be imposed on the FAR of permitted uses within mixed use development:
(a)
Office uses shall not exceed 0.60 of allowable FAR;
(b)
Multifamily uses shall not exceed 0.80 of allowable FAR
(c)
Retail and service uses may not exceed 0.20 of allowable FAR.
(d)
Self-service storage facility uses may not exceed 0.25 of allowable FAR.
(e)
No single use included in the mixed use scenario shall exceed 0.80 of allowable FAR or be less than 0.015 of allowable FAR (and in no event less than 11,000 total square feet).
(f)
Mixed use developments pursuant to this section shall include, at a minimum, three separate and distinct uses, each comprising at least 0.015 of total allowable FAR (and in no event less than 11,000 total square feet).
(g)
For the purposes of calculating the standards above, all clubhouse and amenity spaces shall be considered an accessory use to the multifamily use. Such facilities shall not be included in the FAR calculation for multifamily use and shall not be applicable as a separate and distinct use.
(h)
When multiple lots are involved, FAR requirements shall be based on the combined square footage for all existing or proposed uses on all lots included in the proposed mixed use development, including any subsequent modifications after the initial approval of the mixed use development.
(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 Ch. 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 § 200-39E.
(5)
In addition to the requirements outlined in Article XII, Off-Street Parking and Loading, the following shall apply to required off-street parking in mixed use developments.
(a)
Parking required for residential use(s) within a mixed use development shall be 1.5 spaces per unit, regardless of unit type or number of bedrooms.
(b)
All off-street parking space dimensions and parking aisle widths shall conform with § 200-69C, Off-street parking dimensions.
(c)
If an applicant proposing mixed use development in the Corporate Gateway Overlay District demonstrates to the satisfaction of the Board of Supervisors in consultation with the Township Traffic Engineer 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 of the following:
(1)
The methodologies set forth by the Urban Land Institute in its publication, Shared Parking, copyright 2005, in order to determine the required number of parking spaces; or
(2)
Such alternative methodology as the applicant and the Board of Supervisors may agree upon in consultation with the Township Traffic Engineer.
(6)
The following architectural requirements shall apply to all mixed use developments:
(a)
Architectural review and approval must be obtained from the Board of Supervisors as part of the conditional use approval. In its review and consideration of the proposed architecture, the Board shall consider the consistency and compatibility with surrounding properties, as well as the specific requirements outlined within this subsection.
(b)
Buildings shall incorporate a variety of materials and textures, such as brick, concrete stucco, stone, wood siding, cementitious fiber board, or EFIS, to create an attractive building that is complimentary to surrounding buildings. Earth tone masonry materials and colors shall be integrated into the architectural design of buildings.
(c)
The materials and color palette shall not have more than three dominant materials, not more than two material orientations, and not more than three colors on each side of a building facade (not including window trim color).
(d)
In order to create a campus-like setting within a mixed use development, all multifamily uses must be contained within multiple, standalone buildings. No individual multifamily building shall contain more than 55% of the allowable FAR for multifamily uses (outlined above).
(e)
Buildings shall be designed with projections and recesses along the facade at a minimum of every 120 feet.
(f)
Buildings shall have a primarily vertical expression, which shall be created through the use of windows, doors, pilasters, piers, columns, arches, porches, balconies, and other such features.
(g)
All rooftop equipment, heating ventilation and cooling equipment, trash disposal areas, and other such facilities shall be screened or housed within enclosures that match, or are complementary to, the building materials and color palette.
(h)
Parking structures, if proposed, shall be designed to be compatible with the architecture, materials, and color palette of the primary structure.
(i)
No parking structure shall have frontage on Swedesford Road. Any proposed parking structure shall be setback at least 50 feet from the building line relative to either Swedesford Road or Route 202.
F.
Submission requirements for mixed use development. In addition to the specific criteria and requirements outlined above, the applicant shall submit the following:
(2)
Site plan showing, at a minimum, the proposed building locations, parking areas, points of ingress and egress, planned traffic improvements, conceptual locations for stormwater management facilities, useable open space and pedestrian gathering areas, trails and pedestrian facilities, and conceptual landscaping and buffering areas.
(3)
Community services and facilities assessment (also known as "a fiscal impact study") meeting the requirements of the Subdivision and Land Development Ordinance found within § 175-23C(2).
(4)
Traffic impact study meeting the requirements of the Subdivision and Land Development Ordinance found within § 175-23C(5) (or alternative scope of study deemed acceptable by the Board of Supervisors in consultation with the Township Traffic Engineer).
(5)
Conceptual architectural elevations and building renderings, including proposed exterior building material and color descriptions, shall be provided for all building facades. Such elevations and renderings shall, at a minimum, demonstrate compliance with § 200-39E(6) above.
(7)
Narrative description and copies of any agreements, easements, restrictive covenants, or other restrictions which govern the use, development, or access to the property.
G.
Amendments to approved conditional use applications for mixed use developments. In the event that an owner of a property which has been previously approved for mixed use development proposes to subsequently modify the approved site plan or approved mix of uses, the applicant shall be required to amend the conditional use approval and comply with all applicable standards outlined herein. No lot, tract, or building which is the subject of a conditional use application for an approved mixed use development shall be permitted to be the subject of a subsequent conditional use application for a mixed use development which includes an additional or alternative assemblage of land involving adjacent properties.
§ 200-39.1 Turnpike Interchange Overlay District.
[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.
§ 200-39.2 Multimodal Transportation Overlay District.
[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:
§ 200-39.3 GVR Great Valley Revitalization Overlay District.
[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.
§ 200-39.4 MF Multifamily Route 30 Overlay District.
[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.
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.