West Brandywine Township
City Zoning Code
City Zoning Code
ARTICLE XV
Design Standards
§ 200-101 Required off-street parking standards.
The following standards shall constitute the minimum space requirements as related to uses hereafter established in any zoning district:
A.
All uses shall be provided with off-street parking facilities in order to prevent traffic congestion and hazards.
B.
To the greatest extent practicable, all off-street parking shall be located within 200 feet of the principal use that it is serving. No parking located within 200 feet of any principal use, that such parking is specifically identified as serving in order to comply with the standards set forth herein, shall also serve any other principal use except where specifically approved by the Board of Supervisors.
[Added 4-3-2008 by Ord. No. 08-01[1]]
C.
Each parking space shall be a minimum of nine feet in width by 18 feet in length.
[Amended 10-3-1991 by Ord. No. 91-02]
D.
Parking spaces shall have an all-weather surface and shall have a safe and convenient access in all seasons.
E.
Single-family and two-family dwellings can substitute driveways and garages for spaces in the calculation of parking spaces.
F.
The minimum number of parking spaces per use shall be determined using the formula listed below:
Activity or Use | Minimum Parking Requirements |
|---|---|
1. Residence [Amended 4-3-2008 by Ord. No. 08-01] | 4 spaces/dwelling unit |
2. Home occupation | 2 spaces in addition to residential needs |
3. Religious use/theater/auditorium | 1 space per 3 seats 1 space per 4 lineal feet of bench |
4. Hospital | 1 space per 2 patient beds |
5. Elementary school | 1 space per 20 students |
6. All other schools | 1 space per 10 students Plus 1 space per 10 fixed seats in an auditorium |
7. Nursing home | 1 space per 2 patient beds |
8. Retirement community | 1 space per dwelling plus 1 space per 3 patient beds |
9. Retail sales/office/ financial institution | 1 space per 200 square feet of floor area |
10. Restaurant, tavern, event space, or similar use, including restaurants with drive-through service [Amended 10-5-2023 by Ord. No. 2023-04] | 1 space for every 4 patrons based on the building's maximum occupancy load, or one space per 2 seats, whichever is greater, plus 1 space per employee on the shift of greatest employment |
11. Drive-in stand | 2 spaces per 50 square feet of floor area |
12. Department/variety store | 1 space per 200 square feet of floor area |
13. Food stores/pharmacies | 1 space per 100 square feet of floor area |
14. Personal service establishments and banquet facilities [Amended 3-5-2015 by Ord. No. 2015-03] | 1 space per 100 square feet of floor area |
15. Gasoline service station | 1 space per 2 pumps |
16. Limited industrial establishment | 1 space per employee plus 1 space per 1,000 square feet of floor area |
17. Health/Exercise/Racquet sports clubs [Added 6-15-2006 by Ord. No. 06-08] | 1 space per 200 square feet of floor area. The Board of Supervisors reserves the right to allocate up to 20% of the required parking requirement to be "reserved parking" which shall not be constructed until such time as the Board of Supervisors deems it necessary to meet the needs of the use. |
18. Brewery, distillery or winery [Added 10-5-2023 by Ord. No. 2023-04] | 1 parking space for each employee on the shift of greatest employment; however, if a retail component (tasting room, restaurant, retail sales) is offered, then additional parking spaces shall be required in accordance with the standards for a retail business or restaurant, as applicable |
§ 200-102 Parking lots.
[Amended 2-5-1987 by Ord. No. 87-01; 8-6-1998 by Ord. No. 98-08]
A.
All parking lots shall be landscaped in accordance with the provisions of § 167-66.1 of the Subdivision and Land Development Ordinance.
[Amended 1-21-2021 by Ord. No. 2021-01]
B.
Parking lots in excess of 20 parking spaces shall comply with the following:
(1)
Parking lots and adjoining landscaped areas shall be designed to clearly define access lanes and control moving traffic.
(2)
Access aisles which separate rows of parking spaces within parking lots shall have a minimum width of 24 feet.
(3)
Two or more establishments may join together and provide a common parking lot, provided that the total number of parking spaces provided equals or exceeds the sum of the individual requirements.
(4)
All parking spaces shall be delineated by printed lines.
(5)
A minimum of one handicapped accessible parking space shall be provided for each 20 parking spaces or fraction of 20 spaces. Such spaces shall be a minimum of 12.5 feet wide by 20.0 feet long, and shall be located so as to provide the safest and most efficient access to the principal building served by the parking lot. For every eight handicapped accessible parking spaces or fraction of eight handicapped accessible spaces, there shall be at least one such space which is van accessible per BOCA Section 1105.B.
§ 200-103 Visibility at intersections.
The following standards shall apply to lots and uses situated adjacent to an intersection:
A.
On any corner lot, no wall, fence or other structure shall be erected, placed or vegetation allowed to grow which obscures the vision of traffic in the following manner:
(1)
Between the height of two feet and eight feet measured from the centerline grades of the intersecting streets, and
(2)
Within a triangular area bounded by the street centerlines of such corner lots and a straight line joining points on these street centerlines 75 feet from their point of intersection (see Appendix[1]).
[Amended 2-5-1987 by Ord. No. 87-01]
[1]
Editor's Note: The Appendixes are located at the end of this chapter.
B.
Where a private accessway intersects a public street, visual obstructions shall not be situated between two and eight feet above street level within the triangular area bounded by the street centerline, the edge of the private accessway, and a straight line drawn between points on both the street centerline and the edge of the accessway 10 feet from the intersection of said lines.
§ 200-104 Vehicular access and traffic control.
The following standards shall apply to access onto public roads:
A.
Every lot shall be provided with the appropriate frontage on a public street for the district in which it is located. Indirect access to a public street via an approved private street may be allowed when approved by the Board of Supervisors and Planning Commission when designed in accordance with the applicable provisions of Chapter 167, Subdivision and Land Development, of the Code of the Township of West Brandywine.
[Amended 2-5-1987 by Ord. No. 87-01]
B.
Where a lot is created between two parallel roads, access from both roads shall be prohibited. In such cases, the double frontage lot shall be designed as a reverse frontage lot. Front yard setback shall be calculated from the local road.
C.
No more than four lots shall access on the turnaround area of a cul-de-sac street. Said turnaround shall be defined as that portion of the cul-de-sac formed by the points of reverse curvature.
[Amended 2-5-1987 by Ord. No. 87-01]
D.
All accessways from lots to a public street shall locate a minimum distance from an intersection, based on the road classification system identified in the Comprehensive Plan[1]:
§ 200-105 Interior circulation.
Interior drives shall be designed so as to prevent blockage and congestion of vehicles entering and leaving a site. Internal drives within a lot shall be clearly marked by signs, curbing or painting. Access drives shall enter a public road at not less than a sixty-degree acute angle to the public road centerline. Entrance and exit drives crossing the street line shall be spaced at least 100 feet apart.
§ 200-106 Required off-street loading standards.
Off-street loading and unloading spaces, sufficient to accommodate the maximum demand generated by the proposed use, shall be provided on the site. All off-street loading and unloading spaces shall have an all-weather surface to provide safe and convenient access and use during all seasons. Loading spaces shall be not less than 12 feet from any lot line or encroach any street line.
§ 200-107 (Reserved) [1]
[1]
Editor's Note: Former § 200-107, Landscape design, installation and maintenance standards, as amended, was repealed 1-21-2021 by Ord. No. 2021-01.
§ 200-108 Screening and buffering.
[Amended 8-6-1998 by Ord. No. 98-08]
A.
Vegetative screening and buffering strips shall be required under the following conditions, except as provided in § 167-66.1C(2)(b):
[Amended 1-21-2021 by Ord. No. 2021-01]
(1)
In all nonresidential districts along the district boundaries which abut any residential district.
(2)
In any district along any lot line where a nonresidential use abuts a residential use.
(3)
In any district along any lot line where a use permitted by special exception abuts any other use.
(4)
In any district along that portion of the perimeter of any parking lot which abuts or is directly visible from any residential use or residential district.
B.
Vegetative screening and buffering shall be designed, installed and maintained in accordance with the provisions of § 167-66.1 of the Subdivision and Land Development Ordinance.
[Added 1-21-2021 by Ord. No. 2021-01[1]]
[1]
Editor's Note: This ordinance also redesignated former Subsection B as Subsection C.
C.
Fencing and buffering utilizing a combination of earthen mounds, vegetation and man-made fencing shall be installed as follows:
[Added 6-16-2005 by Ord. No. 05-01]
(1)
Fencing of all types may be placed on the property line when a certified licensed surveyor has surveyed the property line and there is no other conflict with any other section of this Code. Otherwise, for property maintenance purposes, fences must be kept two feet from the property line to allow the owner of the fence to maintain the fence and any growth of vegetation that occurs.
(2)
Fencing of all types must be placed outside of the road right-of-way, and, in instances where a private drive abuts a public street, private street or common driveway, the appropriate sight triangle, according to Code, must be adhered to to allow for safe ingress and egress.
(3)
Fencing utilized for the purpose of identifying residential boundaries, screening, containing livestock and/or pets and for the aesthetic enhancement of property shall not exceed a height of six feet based on the existing grades of where the fence is placed.
(4)
Fencing defined as open type may be placed in a front yard area, providing the height of the fence does not exceed 54 inches in height above adjacent grades. All other fencing utilized in the front yard may not be continuous in nature and shall incorporate an opening equal to the length of fence placed. If said fence is utilized for aesthetic enhancement of the property, planting mounds may be incorporated with the fencing. In doing this, a maximum height of eight feet, measured from the toe of the berm, may be achieved. The height of plant materials being placed on the berm shall not be counted toward the overall height limit.
[Amended 8-20-2009 by Ord. No. 2009-07]
(5)
Fencing utilized for the purpose of identifying Rural Mixed Use of Limited Industrial boundaries or for the providing of safe barriers shall not exceed a height of 10 feet based from the grade level in the front, rear and side yards and may consist of chain link or similar type fencing use of which shall be approved by the Township's Code/Zoning Officer.
(6)
Fencing shall not be placed in any areas where an easement or right-of-way has been dedicated to or granted for use by the municipality, an individual, utility, business, etc. unless documented proof of permission to fence or restrict access to said easement or right-of-way by grantee of said easement or right-of-way has been provided to the Township's Code/Zoning Officer.
(7)
The supporting structure of a fence must always be placed toward the yard of the owner installing the fence, thus placing the most aesthetic or finished side of the fence toward the neighboring property or street line. Gates installed on fences shall not encroach onto adjacent properties, nor shall any hardware or protrusions from the fence encroach upon said properties.
(8)
At no time shall advertisements, signs, graphics, graffiti or writing be permitted on the side of the fence abutting a neighbor's property or street line.
(9)
Fencing placed on a surveyed property line, along the frontage of a property, or requiring the verification of the Township's Code/Zoning Officer according to this Code shall require a permit, of which permit costs shall be noted on a resolution adopted by the Board of Supervisors.
§ 200-109 Storage.
The following standards shall apply to outdoor storage of man-made materials:
A.
Outdoor storage or materials for periods in excess of 30 days shall be completely screened from view of any public right-of-way and any contiguous residential use. Screening shall consist of evergreen plantings, or include an architectural screen.
B.
No storage shall be permitted within the front yard of any lot.
C.
All organic refuse and garbage shall be stored in tight, verminproof containers. In multiple family, commercial, and industrial developments, garbage storage shall be centralized to expedite collection. Storage containers shall be enclosed on three sides by an architectural screen.
D.
No flammable or explosive liquids, solids or gases shall be stored in bulk above the ground, except for tanks of fuel directly connected to energy or heating devices.
§ 200-110 Lighting.
[Amended 2-7-1985 by Ord. No. 85-01; 4-20-2000 by Ord. No. 00-01]
Outdoor lighting shall be as specified in Chapter 167, Subdivision and Land Development, of the Code of the Township of West Brandywine, as amended.
§ 200-111 Performance standards.
The following standards shall apply Township-wide and are designed to prevent dangerous or objectionable hazards or conditions which would be adverse to the health, safety and welfare of West Brandywine Township residents:
A.
Noise control. Noise levels shall be maintained at a level which is not objectionable due to intermittence, frequency or shrillness. Night time frequency levels at the lot line from which the noise is generated shall not exceed the values given within the American Standards Sound Level Meters for Measurements of Noise, American Standards Association, Inc. (The schedule for these noise levels can be found in the Environmental Management Handbook - Brandywine Conservancy, Inc., Section XI, Article 12).
B.
Odor. No use shall be permitted which emits or produces obnoxious, toxic or corrosive fumes, smoke or gases in any such quantities which can be detected at or beyond any lot line. Specific contaminants shall be regulated by the Pennsylvania Department of Environmental Protection.
C.
Vibration. No vibration shall be produced which is transmitted through the ground and is discernible without the aid of instrumentation at or beyond any lot line.
D.
Public health and safety. No use shall create any objectionable condition to adjacent properties which will endanger public health and safety or be detrimental to the proper use of the surrounding area.[1]
[1]
Editor's Note: The following former sections, amended as noted, which immediately followed this subsection, were repealed 2-15-1996 by Ord. No. 95-08; 1511, Residential Lot Averaging Design Option, amended 9-4-1986 by Ord. No. 86-03; 1512, Residential Cluster Design Option, amended 2-5-1987 by Ord. No. 87-01; and 1513, Multiple-Family Dwelling.
§ 200-112 Pipeline setback.
[Amended 8-11-1986 by Ord. No. 86-02]
All buildings housing a human activity, including a residence, institutional use, commercial or industrial establishment shall be set back a minimum of 20 feet from any pipeline right-of-way which transports a flammable or explosive material, either existing or proposed.
§ 200-113 Interior lots.
The following standards shall apply to interior lots:
A.
No more than two new contiguous interior lots shall be created. Additional new interior lots shall be separated by at least two lots having street frontage equal to or greater than the minimum lot width at building line required for the appropriate district.
[Amended 8-11-1986 by Ord. No. 86-02; 2-5-1987 by Ord. No. 87-01]
B.
The applicable minimum lot width at street line requirement may be reduced to 50 feet for each interior lot when interior lot design complies with all of the provisions under this section. In all cases, the entire length of the access strip of land shall not be less than 50 feet in width.
[Amended 2-7-1985 by Ord. No. 85-01; 2-5-1987 by Ord. No. 87-01]
C.
The front yard measurement shall be taken from the lot line which is closest to parallel with the street line, independent of how the dwelling or other building is to be situated.
D.
The rear yard measurement shall be taken from the rear lot line which is closest to parallel with the front lot line.