West Vincent Township
City Zoning Code
City Zoning Code
ARTICLE XIII
VCR Village Center Residential Overlay District
§ 390-64 Purpose.
A.
In addition to the general goals listed in the statements of § 390-3, Purpose, and § 390-4, Community development objectives, it is the purpose of this district to encourage the continuation of the traditional land use patterns and design of the early village setting of Ludwigs Corner, allowing in-fill development and a reasonable level of new development to occur along the Route 100 bypass, as delineated on the Township Official Map, while preserving those areas which characterize the unique heritage of the area, and to provide and require a unified and organized arrangement of buildings, signs, service and parking areas, together with adequate off-street circulation among neighboring areas and harmoniously landscaped greenway land, planned and designed as an integrated unit and in a manner so as to provide an efficient, safe, convenient and attractive residential village setting in an area of the Township accessible to a regional highway system. Although principally created to provide residential uses, this district may also accommodate a limited amount of nonresidential uses when designed within a village pattern.
B.
This purpose is to be achieved by employing the following techniques, as permitted by Section 605 of Act 247,[1] the Pennsylvania Municipalities Planning Code, to ensure that proposed designs for in-fill development and new development on the fringe of the Village is compatible with the planning goals for this area.
(1)
Encourage a compact form of development by allowing lot design alternatives, as permitted by Sections 503(5) and 603(c)(5) of Act 247,[2] which permit the concentration of land use on certain portions of the tract while leaving other portions open so as to promote designs compatible with the Village.
[2]
Editor's Note: See 53 P.S. §§ 10503(5) and 10603(c)(5).
(2)
To allow for a variety of housing sizes and types appropriate for households with different age and income characteristics in a manner that also reflects the lot and street patterns of traditional rural villages in Chester County.
(3)
Require land use designs which preserve natural, scenic and historic resources, as permitted by Section 604(1) of Act 247.[3]
[3]
Editor's Note: See 53 P.S. § 10604(1).
(4)
Retain the boundaries (or edges) of the Village as essential components that serve as a transition between adjacent uses and distinguish the Village as a unique community, as enabled by Section 605(1) of Act 247.[4]
[4]
Editor's Note: See 53 P.S. § 10605(1).
(5)
Establish a viable network of greenway land areas that complements the land use pattern of the Village and promotes pedestrian circulation to reinforce the community character and decrease reliance on the automobile. These greenway land components should link the Village with surrounding areas, including existing housing, employment, and recreational facilities, and should correspond to the recommendations of the Township Open Space and Recreation Plan.
(6)
Define landscaping, circulation, parking, signage, and community facility/services standards that are unique to the village setting and are compatible with its particular design requirements.
(7)
Ensure that new development is compatible with the availability of essential services or facilities, as required by Section 604(1) of Act 247,[5] and that new demands as required by the project are adequately addressed.
[5]
Editor's Note: See 53 P.S. § 10604(1).
(8)
To encourage the continued agricultural uses in surrounding areas in keeping with the traditional village pattern of land use and the goal to preserve farming as an important land use and economic activity, as provided by Section 604(3) of Act 247.[6]
[6]
Editor's Note: See 53 P.S. § 10604(3).
[1]
Editor's Note: See 53 P.S. § 10605.
C.
In the VCR Village Center Residential District, the following regulations shall apply.
§ 390-65 Zoning Map Overlay.
The provisions of this article are permitted only as an overlay district, as specifically designated and located on the VCR Village Center Residential Overlay District Map, and only upon completion of the Route 100 bypass or execution of a performance guarantee between the Township and affected property owner assuring completion of the Route 100 bypass along or through the subject property.
§ 390-66 Maximum permitted density.
A.
The maximum permitted density shall be calculated on the basis of adjusted tract acreage (ATA), according to the following standards:
(1)
Base density: 0.50 du/ac ATA.
(2)
Built-in bonus for village design with greenway land: additional 0.50 du/ac ATA.
(3)
Incentive for elderly/affordable housing: additional 0.50 du/ac ATA.
B.
Parcels utilizing the TDR and/or Route 100 Overlay District options of this chapter may increase the maximum density requirements of this section correspondingly.
§ 390-67 Land use design standards.
A.
Residential diversity. The percentages listed below should be interpreted as guidelines, which shall generally set the parameters for designing and reviewing development proposals. The Board of Supervisors, upon a recommendation from the Planning Commission, may modify these percentages within the spirit of this section and § 390-72 herein when a compelling case is presented that such modifications would not substantially diminish the traditional character of the proposed development.
(1)
A primary objective of the Village Center Residential District is to provide for a diversity of household types, age groups and income levels in a manner consistent with the traditional village building and site development patterns. Within the overall residential density figures for villages, as established in accordance with § 390-66 above, new construction is to be predominantly single-family residential on a variety of compact village-scale lot sizes, which should range in area from 5,000 square feet to 15,000 square feet, with an average lot size of 6,000 square feet. This component should comprise between 60% and 75% of the residential development within a parcel. However, the concept of large "conservancy lots" of 10 acres or more shall be encouraged along the Village edge, in which part of the required greenway land may be incorporated within lot boundaries as mini farms.
(2)
Up to 25% of the dwellings may be on larger lots, between 15,000 and 25,000 square feet, while up to 10% of the dwelling units may be on "conservancy lots" or "estate lots" of 10 acres or more. Lot sizes between 25,000 square feet and 10 acres shall be strongly discouraged, as this form relates more to suburban-style subdivisions than it does to traditional villages.
(3)
A relatively modest percentage, up to 12% of all new units, may be designed as two-family dwellings and a further 8% may be designed as three- or four-family dwellings. If an applicant elects to pursue the option for two-family and/or multifamily dwellings, which require a conditional use permit, such dwellings shall be designed either to reflect the Township's historic building tradition or shall be designed to resemble large single-family residences, with particular care taken in the arrangement of front doors, driveways and parking areas. When different housing types are proposed, the applicant shall be strongly encouraged to integrate them architecturally and in scale so that they can be mixed within the same streetscape and not isolated from each other in separate areas.
B.
Minimum greenway land requirements.
(1)
Parcels within the Village Center Residential District shall be designed with at least 50% of their gross lot area as permanent greenway land of the following types:
(a)
Civic commons or greens;
(b)
Publicly accessible low- to medium-intensity recreation areas, which may be accessory to other uses; and
(c)
Land belonging to homeowners' associations, land trusts or the Township.
(2)
Of these three types of greenway land, no less than 25% of the greenway land shall be in the form of squares, commons, greens and low- to medium-intensity recreation areas.
(3)
Any such land that is privately owned (either individually, jointly, or by an organization) shall be permanently protected through conservation easements recorded in favor of a private nonprofit organization or the Township.
(4)
The required greenway land shall be located and designed to add to the visual amenities of the Village and to the surrounding area by maximizing the visibility of internal greenway land as terminal vistas at the ends of streets or along the outside edges of street curves and by maximizing the visibility of external greenway land as perimeter greenbelt land. Greenbelt land shall be designated to provide buffers and to protect scenic views as seen from existing roadways and from public parks.
(5)
Greens or commons shall border on the principal street of the development or be located so as to constitute the terminal vista of that street. The type of trees and shrubs used shall be such that vistas through the greenway land are largely unobstructed. Greens shall be landscaped using elements of formal gardens, walkways, monuments, statues, gazebos, fountains, park benches, and pedestrian-scale lampposts. No green or common shall contain more than 10% coverage by impervious surfaces.
(6)
Parcels utilizing the TDR and/or Route 100 Overlay District options of this chapter may reduce the minimum greenway land requirements of this section correspondingly.
§ 390-68 Use regulations.
A.
Uses by right. A building may be erected, altered or used and a lot or premises may be used by right for any one of the following uses and no other:
(1)
Single-family detached dwelling.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(2)
Single-family semidetached dwelling.
(3)
Passive agricultural uses.
B.
Conditional uses. Any one of the following uses may be permitted as a conditional use when authorized by the Board of Supervisors, subject to the standards set forth herein and in § 390-219 of this chapter:
(1)
Two-family dwelling designed to resemble large single-family dwellings from the exterior or designed to resemble traditional 19th century attached housing from rural Chester County.
(2)
Multifamily dwelling with no more than four dwelling units per building and designed to resemble large single-family dwellings from the exterior, or designed to resemble traditional 19th century attached housing from rural Chester County.
(3)
Life-care community, subject to the provisions of § 390-155 of this chapter.
C.
Uses by special exception. Any use substantially similar to the above uses permitted by right or as conditional uses not specifically provided for herein may be granted as a special exception, when authorized by the Zoning Hearing Board, subject to the standards of §§ 390-156 and 390-228 of this chapter. Similarity shall be evaluated in terms of traffic generation, operating characteristics, exterior appearance, environmental and community impact.
D.
Accessory uses. The following accessory uses shall be permitted, provided that they are customary and incidental to any of the foregoing permitted uses:
(1)
Customary residential accessory uses.
(2)
Customary commercial accessory uses.
(3)
Communications antennas mounted on an existing public utility transmission tower, existing building or other existing structure, and communications equipment buildings, subject to the provisions of § 390-167 of this chapter
§ 390-69 Dimensional standards.
A.
General dimensional requirements.*
(1)
Minimum lot size (residential): 5,000 square feet.
(2)
Average lot size (residential): 6,000 square feet.
(3)
Minimum additional land per accessory dwelling unit (maximum of two units): 4,000 square feet.
(4)
Maximum building coverage.
(a)
Residential: 25%.
(b)
Nonresidential: 50%.
(5)
Maximum lot coverage.
(a)
Residential: 50%.
(b)
Nonresidential: 75%.
(6)
Minimum setback for driveway, parking space or pavement (unless shared with adjacent property).
(a)
From side property line: five feet.
(b)
From rear property line (except for driveway entering from rear property line): 10 feet.
(7)
Minimum front-yard setbacks.
(a)
Local access streets: 20 feet.
(b)
Collector streets: 35 feet.
(c)
Arterial streets: 50 feet.
(8)
Average minimum front-yard setbacks.
(a)
Local access streets: 25 feet.
(b)
Collector streets: 40 feet.
(c)
Arterial streets: 55 feet.
(9)
Minimum side-yard setbacks.
(a)
Individual: five feet.
(b)
Aggregate: 20 feet.
(c)
Accessory structures: five feet.
(10)
Minimum rear-yard setbacks.
(a)
Principal buildings: 15 feet.
(b)
Accessory structures along an alley: five feet.
(11)
Minimum setback from existing roads: 50 feet.
(12)
Maximum building height.
(a)
Principal buildings: 35 feet.
(b)
Except for libraries, churches and civic buildings: none.
(c)
Accessory buildings: 25 feet.
(13)
Minimum lot width: 40 feet.
(14)
Minimum average lot width: 50 feet.
* All percentages shall be measured as a percentage of adjusted tract acreage. |
B.
Other requirements.
(1)
The minimum lot size for nonresidential uses shall be determined by the area of land necessary to meet the requirements of this chapter for setbacks, maximum coverage, parking, circulation, landscaping, greenway land, stormwater management, and other applicable county and state laws or regulations.
(2)
Stoops, porticos, open colonnades, and open porches may encroach up to 10 feet into front-yard setbacks.
§ 390-70 Special parking standards.
A.
The front edge of required parking areas for all uses, except one- and two-family dwellings, shall be set back at least as far as the foremost facade of the principal building facing the front property line (porticos, open colonnades, and open porches excluded).
B.
Off-street parking shall be to the side or rear or located within internal parking areas.
C.
On-street parking spaces shall be designed to be parallel to the curb.
§ 390-71 Design standards.
A.
Parking: as required by § 390-135 of this chapter.
B.
Access and highway frontage: as required by § 390-136 of this chapter.
C.
Interior circulation and emergency access: as required by § 390-137 of this chapter.
D.
Loading and unloading: as required by § 390-138 of this chapter.
E.
Landscaping and screening: as required by § 390-139 of this chapter.
F.
Storage: as required by § 390-140 of this chapter, except that all storage shall be within a completely enclosed building in conjunction with a permitted use.
G.
Lighting: as required by § 390-141 of this chapter.
H.
Performance standards: as required by § 390-156 of this chapter.
I.
Signs: as required by Article XXI of this chapter.
J.
Outdoor display of merchandise: as required by § 390-162 of this chapter.
K.
Village design standards: as required by § 390-142 of this chapter.
§ 390-72 Modifications.
A.
The Board of Supervisors may, by conditional use approval, permit the modification of the provisions of this article in order to encourage a well-planned traditional Township village center.
B.
Any conditional use to permit such a modification shall be subject to the following criteria in addition to the requirements of § 390-219 of this chapter:
(1)
The design and modifications shall be consistent with the purposes and the land use standards contained in this article.
(2)
The design and modifications shall generally enhance the development plan, the central village area, the streetscapes, and the surrounding village neighborhoods, or at least not be any less desirable than the plan that could be created in conformance with this article.
(3)
The design and modifications shall not produce lots or street systems that would be impractical or detract from the appearance of the district and shall not adversely affect emergency vehicle access.
(4)
Increased intensity of nonresidential uses shall be offset by corresponding special efforts by the applicant to improve the appearance of the development through enhanced architectural and landscaping efforts.
(5)
The applicant shall demonstrate that the proposed modifications will produce equal or better results, from the Township's perspective, and represent the minimum modification necessary.
C.
If the Board of Supervisors determines that the applicant has met his/her burden, it may grant a modification of the requirements of this article. In granting modifications, the Board may impose such conditions as will, in its judgment, secure the objectives and purposes of this article.
