The Route 1 Corridor is a key transportation route for both through and local traffic in the Township and the region, while also serving as an important area of historic and natural significance in the Township. The Route 1 Corridor is located within an area designated as the Brandywine Battlefield National Historic Landmark Planning Area. Together, the Route 1 Corridor and the Brandywine Battlefield National Historic Landmark Planning Area include numerous buildings that existed at the time of the Battle of the Brandywine, as well as other more recent historic resources. In addition, the Township has previously identified significant scenic resources within this area as important to preserve, including viewsheds and natural areas that serve as gateways to the Township.

The Route 1 Corridor and Brandywine Battlefield Overlay District is established to encourage the most appropriate use of lands within this important historic and scenic area by preserving historic resources, enhancing the quality and compatibility of new development; establishing consistent architectural and design guidelines; promoting the safe and efficient movement of traffic; providing for preservation of scenic vistas and viewsheds, natural areas and open character; protection of the natural and scenic gateways to the Township; and preserving property values.

The Brandywine Battlefield National Historic Landmark Planning Area not only includes historic resources extant at the time of the Battle, but also retains considerable landscape character reminiscent of the time of the Battle. In addition, the Pennsbury Township Route 1 Corridor Improvement Plan (2000) identifies several distinctive features and characteristics that are important to retain and upon which to base future development. Such features and characteristics include:

New development and redevelopment is encouraged to follow and be compatible with the existing significant features noted above, in order to maintain the historic and scenic qualities that characterize the Overlay District.

The development or erection of any new principal structure or the establishment of any new principal use within the Route 1 Corridor and Brandywine Battlefield Overlay District;

The expansion, alteration, modification, or reconstruction of any existing use or structure for which a building permit, zoning permit, or land development approval is required.

Setbacks shall conform to requirements of the applicable underlying zoning district.

Within the Overlay District, where located within an underlying HC or MU District, the setback area nearest Route 1 and within the ultimate right-of-way, shall provide area for street trees and boulevard lighting. The building setback area shall allow for pedestrian amenities such as signage, bollards, sidewalks, street trees, pedestrian lighting, ornamental fencing, and urban landscaping including vegetative screens or hedges.

Within the Overlay District and outside of an underlying HC or MU District, the setback area nearest to Route 1 and within the ultimate right-of-way (see Map 3 of the Route 1 Corridor Plan) shall provide area for a parklike landscape, to include mixed lawn, trees, and shrubs that are maintained. The building setback area shall allow for maintenance of a natural area, with supplemental planting of trees and shrubs if necessary, or landscaping to create a screen between the roadway and structures.

If deemed necessary and appropriate between the roadway and adjacent residential structures, sound barriers may be required. Such barriers shall be concealed with vegetation.

Map 3 of the Route 1 Corridor Plan should be consulted for illustration of the regulations in this section.

Buildings shall to be designed to be consistent with the historic architecture in the Overlay District, which includes the English Colonial/Georgian or Victorian styles.

Clustering. Buildings shall be clustered together to preserve natural and landscape open areas within the Overlay District. Buildings shall be arranged in a manner that creates well-defined open areas and retains natural areas within the view from the public roads.

Building height. Maximum building height shall be governed by the underlying zoning districts.

General form. New buildings or existing building renovations or expansions should have exterior forms generally compatible with Subsection A above, including design components such as windows, doors, and changes in roof and facade orientation. Large, flat expanses of featureless exterior wall shall not be permitted.

Exterior building materials. Building materials on exterior surfaces should be as named in Subsection A, above. Exterior finishes consisting of standard concrete block and metal and concrete panels shall not be permitted. Split-face concrete masonry designed to resemble stone may be considered.

Mechanical and service equipment. HVAC (heating, ventilation, and air conditioning) and similar types of incidental machinery or equipment shall be screened from view, or located in such a manner as to not be visible from any public street. Trash receptacles, dumpsters, utility meters, aboveground tanks, satellite dishes, and antennas shall be similarly screened.

Roof design. Roof design for new buildings should have a pitched roof with overhanging eaves proportional to the building's size as described in Subsection A. Flat roofs are not permitted. Exceptions may be made for green roofs that provide environmental benefits, but are encouraged to be sloped. Desired materials on pitched roofs include slate (either natural or man-made), shingle (either wood or asphalt composition), and metal formed to resemble "standing seams." Roof color should reflect local traditional use of color, and shall specifically exclude white, tan, blue, green or yellow shingles, red clay tiles, and corrugated metal. The use of fascias, dormers, and gables is encouraged to provide visual interest.

Design. Parking areas should be designed and located so as to appear broken in mass, in proportion to the scale of structural development, and have minimal visual impact within the Overlay District. Parking area location, scale, landscaping, and buffering shall be employed to provide a visual shield between public roads and all parking areas.

Location. All parking areas shall be constructed in the rear or side yards, unless specifically permitted in the front yard by the Township Planning Commission. When permitted in the front yard, additional landscaping and buffering may be required by the Planning Commission to minimize visual impact.

Vehicular connections. Where a land development application covers land located adjacent to an existing parking lot, a vehicular connection between the parking lots shall be provided wherever possible. For development applications adjacent to vacant properties, the site shall be designed and constructed to provide for a future connection.

Vehicular access within the Route 1 Corridor and Brandywine Battlefield Overlay District shall generally be designed to limit the number of new access points to public roads and to limit potential for turning movement conflict. Where practicable, access to adjoining parcels shall be combined so as to limit potential turning movement and pedestrian movement conflicts.

Number of access points. Parcels existing at the time of adoption of this Overlay District and new subdivided parcels shall each be permitted one driveway access to Route 1 where applicable. Such access shall consist of either a single two-way driveway, or a paired driveway system wherein one driveway is designed and marked to accommodate only ingress traffic and the other is designed and marked to accommodate only egress traffic.

Shared access. Wherever possible, the permitted driveway access shall be provided by a shared driveway or service drive.

Additional driveways. Additional driveway access may be allowed when the need for such additional access is demonstrated by way of a supporting Traffic Impact Study, and such study finds that the additional driveway(s) will not create negative impacts on through-traffic flow. The Traffic Impact Study shall review and identify the minimum number of access points necessary to service the proposed development and shall include consideration of traffic generated by shared access from adjacent development. Additional driveways permitted shall comply with the access-spacing standards set forth herein.

A continuous, green, landscaped buffer shall be maintained along public roads within the Route 1 Corridor and Brandywine Battlefield Overlay District consisting of trees, shrubs, meadows, natural areas, and lawns within which no building or structures shall be permitted. Streetscape landscaping and pedestrian amenities shall be provided as necessary to meet overall planning objectives and as reasonably related to the intensity of the proposed development. Along Route 1, landscaping at a minimum shall comply with Map 3 of the Route 1 Corridor Plan (2000) and § 162-1908.

General standards.

Fences and walls are considered to be hardscape landscaping elements with an emphasis strongly encouraged on the use of wood and stone walls or fences. These features can be an important part of landscaping, screening, or buffering when utilized in the appropriate locations and in a size proportional to the landscape.

Existing vegetation that is not invasive and is providing screening along public roads and between adjacent parcels shall be maintained to the greatest extent possible.

Existing scenic viewsheds, as identified in the Pennsbury Township Comprehensive Plan shall be preserved to the greatest extent possible. On parcels proposed for development, such preservation shall be accomplished by retaining existing vegetation to the greatest extent possible, replacing disturbed vegetation with native plantings, siting structures to minimize impact to the viewshed, and following encroachment requirements in Chapter 138, Subdivision and Land Development, and recommendations as outlined on Map 3 and 4 of the Pennsbury Township Route 1 Corridor Improvement Plan (2000).

Given the proximity and topographic location of the Overlay District in relation to the Brandywine Creek, it is crucial to protect surface waters, critical habitats, wetlands, woodlands, and groundwater recharge zones within the Overlay District. New roadways, parking areas, and other development should be located as to avoid, minimize or mitigate any impacts to the above listed resources. Existing roadways, parking areas, and development should be managed to reduce runoff and sedimentation through appropriate use of vegetative buffering, minimization of impervious surfaces, and preservation or restoration of wetlands and native vegetation.