West Vincent Township
City Zoning Code
City Zoning Code
ARTICLE XXII
Design Standards
§ 390-134 Applicability.
The following standards shall apply to uses as indicated within the various zoning districts created by this chapter or amendments thereto.
§ 390-135 Parking.
No building or structure shall hereafter be constructed, enlarged or modified and no use or activity shall be conducted or expanded unless provision is made on the same or adjacent lot for off-street parking facilities, either within a structure or in the open and with proper and safe access from a street, to adequately serve the uses within the district according to the provisions of this section.
A.
Location.
(1)
All parking spaces shall be on the same lot as the principal buildings except when permitted by the Board of Supervisors.
(2)
The parking spaces required in Subsection F may be located elsewhere than on the same lot when authorized by the Board, subject to the following conditions:
(a)
The owners of two or more establishments shall submit with their application for special exception a site plan showing joint-use agreement and location of a common off-street parking area;
(b)
Some portion of the common off-street parking area shall lie within 200 feet of an entrance regularly used by patrons into the buildings served thereby; and
(c)
The total number of parking spaces provided equals or exceeds the sum of the individual requirements.
(3)
In any commercial or industrial district, no parking, loading or service area shall be located within required front-yard setback areas (i.e., between street right-of-way and building setback line). Any parking, loading or service area located between the required building setback line and any principal building shall be screened by a vegetative buffer or berm per § 390-139B of this chapter.
(4)
For lots two acres or less in size and in cases where site topography and conditions permit, garages should be oriented toward the garage on the adjacent lot.
B.
Size.
(1)
Parking spaces for each vehicle associated with commercial uses and spaces delineated for visitor use shall be at least 10 feet by 20 feet in size unless they comply with the dimensions included in the diagram depicted at Chart P-1, which follows. Parking spaces for each vehicle associated with office or employee use, and all other uses, shall be at least the dimensions included in the diagram depicted at Chart P-1, which follows. Parking spaces shall have a paved surface, except for parking spaces serving single-family detached dwellings, which may have an improved all-weather surface, providing safe and convenient access in all seasons.
(2)
The required parking area shall be measured exclusive of interior drives or maneuvering areas.
(3)
In the design of parking lots, the minimum required stall depth, stall width, and aisle width shall be as shown on the parking lot dimensions diagram depicted at Chart P-1, which follows.
CHART P-1: PARKING LOT DIMENSIONS | ||||||
|---|---|---|---|---|---|---|
I. Single-Unit Layout | ||||||
 | A. Angle | B. Stall Length | C. Aisle | D. Stall Width | E. Total Width | |
90° | 19 feet | 24 feet | 9 feet | 62 feet | ||
60° | 20 feet | 18 feet | 10 feet | 58 feet | ||
45° | 21 feet | 13 feet | 11 feet | 55 feet | ||
II. Overlapping Units | ||||||
 | A. Angle | B. Stall Length | C. Aisle | D. Stall Width | E. Total Width | |
90° | 19 feet | 24 feet | 9 feet | 62 feet | ||
60° | 18 1/2 feet | 18 feet | 10 feet | 55 feet | ||
45° | 16 1/2 feet | 13 feet | 11 feet | 46 feet | ||
C.
Access.
(1)
Interior drives shall be clearly marked by adequate painting, marking, curbing and signs so that operators of vehicles intending to patronize such parking areas shall not impede traffic as a result of any confusion as to location of entrances and exits and manner of reaching them.
(2)
Parking lots of over 20 vehicles shall be divided by permanent raised curbing and/or planting strips so that access lanes are clearly defined, and so that moving traffic will be confined to designated access lanes.
(3)
Driveways shall be so constructed as to permit vehicles to turn around on the lot, so as to eliminate the necessity of backing either on or off the lot.
(4)
Outdoor parking or service areas for uses open to the public and the approaches thereto shall be paved according to Township specifications and shall be graded, properly drained and maintained in a good condition.
D.
Design.
(1)
Any parking for nonresidential uses consisting of five or more vehicles on a lot which abuts a residential district or a lot for residential purposes, whether single-family or multifamily, shall be screened from the adjacent property by an effective screen the entire length of the parking lot, according to the requirements of § 390-139B.
(3)
Parking spaces shall be clearly delineated by suitable markings. Short-term visitors' parking spaces shall be differentiated from long-term employee spaces by suitable markings.
(4)
Handicapped parking. The following shall apply to commercial and industrial districts and other applicable uses, unless superseded or preempted by the Americans with Disabilities Act of 1990, as amended:
(a)
If the total required number of parking spaces exceeds 20, a minimum of 1% of the total number of parking spaces, but not less than two parking spaces, shall be designated for physically handicapped persons. Said spaces shall be most accessible and approximate to the building or buildings which the parking spaces shall serve.
(b)
Each space or group of spaces shall be identified with a clearly visible sign displaying the international symbol of access.
(c)
Each space shall be 12 feet wide to allow room for persons in wheelchairs or on braces or crutches to get in and out of either side of an automobile onto level, paved surface suitable for wheeling and walking.
(d)
Where possible, such spaces shall be located so that persons in wheelchairs or using braces or crutches are not compelled to wheel or walk behind parked cars.
(e)
Where applicable, curb ramps shall be provided to permit handicapped people access from the parking lot to the sidewalk or building entrance.
(5)
Shopping cart return centers. Uses which make available shopping carts for customers, including but not limited to supermarkets, hardware stores, toy stores, and office supply stores, shall designate and reserve areas for the return and collection of carts at the rate of one center per every 20 parking spaces. Centers shall be at least 200 square feet in size.
E.
Use. Required off-street parking facilities shall be reserved and used for automobile parking only, with no sales, storage, repair work, dismantling or servicing of any kind other than emergency service. In residential districts, the parking of one commercial vehicle, if less than 30 feet in length or 26,000 pounds gross vehicle weight, is permitted if needed by the property owner or tenant for his livelihood for a business not conducted on the premises; and one motor home, travel trailer or recreational vehicle is permitted to be stored or parked outside only and is not to be used for sleeping, recreational or living purposes at any time or in any form.
F.
Requirements. There shall be sufficient parking spaces provided for each use so that there is a minimum of one space for each employee working on the largest shift plus additional parking spaces to be provided by the application of the appropriate formula for each use as listed in this subsection. The Board of Supervisors may authorize a reduction in the number of off-street parking spaces or permit areas to be designated as reserve parking or ride-sharing areas in cases where the applicant can justify or demonstrate the reduction and still provide adequate facilities. The number of required parking spaces may be increased based on the intensity of the use, with the burden of proof on the applicant. In the case of mixed uses, the total number of required parking spaces shall be the sum of the required spaces for the various uses computed separately, unless through a shared parking analysis approved by the Township it is shown that a reduction in the number of parking spaces is warranted. Minimum off-street parking requirements shall be as follows:
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(1)
Dwelling: three parking spaces for each dwelling unit. The number of parking spaces may be reduced for multifamily units and residential units when accessory to commercial uses, as follows:
Dwelling Unit Size | Number of Parking Spaces |
|---|---|
1 bedroom | 1.0 |
2 bedrooms | 2.0 |
3 or more bedrooms | 3.0 |
(2)
Golf course: six parking spaces for each tee.
(3)
Golf driving range: one parking space per tee.
(4)
Miniature golf: two parking spaces per hole.
(5)
Public park/recreation area; private club for hunting, horseback riding, tennis or other racquet sports; or other outdoor recreational use. Variable, depending upon proposed intensity of use and subject to approval of the Board of Supervisors.
(6)
Private clubs and lodges: one parking space for each 100 square feet of floor area available to members or patrons.
(7)
Private swimming clubs: one parking space for every four persons of total capacity.
(8)
Elementary school: one parking space for every 20 students.
(9)
High schools: one space per five students and one space per employee.
(10)
All other schools: one parking space for each 10 students, plus one parking space for each 10 fixed seats or 100 square feet of floor area in the auditorium or gymnasium, whichever is greater.
(11)
Private preschool, child nursery, day care, or kindergarten: one parking space for each 10 students, plus one parking space for each employee.
(12)
Business, professional, governmental, financial and/or institutional offices: one parking space for each 300 square feet of floor area.
(13)
Medical and dental offices and clinics: six parking spaces per practitioner.
(14)
Research, engineering, or testing laboratories or facilities: sufficient parking to accommodate visitors and salespersons, subject to approval of the Board of Supervisors.
(15)
Wholesale sales, storage or distribution: one parking space for each 1,000 square feet of sales and storage area.
(16)
Retail stores, art and antique shops: one parking space for each 500 square feet of customer service and sales area.
(17)
Convenience stores, food stores and pharmacies: one parking space for every 200 square feet of floor area devoted to sales.
(18)
Eating/drinking establishment: one parking space for every two seats.
(19)
Drive-in stand: two parking spaces for every 50 square feet of floor area.
(20)
Department/variety stores: one parking space for every 500 square feet of floor area devoted to sales.
(21)
Personal service establishment: one parking space for every 100 square feet of service area.
(22)
Hotels and motels: one parking space for each guest room or unit.
(23)
Gasoline service station: one parking space for every two pumps, in addition to storage spaces. In no case shall the spaces for permitted motor vehicles be less than five.
(24)
Automobile sales and service or automobile repair shop: two parking spaces for each 200 square feet of floor area devoted to sales, repairs or service facilities, in addition to display and storage spaces.
(25)
Church, theater, entertainment and high-intensity recreational establishments: one parking space for each four seats or one parking space for each 500 square feet devoted to a theater, entertainment or recreational use, whichever is greater.
(26)
Mortuaries, funeral homes, and undertaking establishments: one parking space for each 100 square feet of floor area devoted to assembly room purposes.
(27)
Hospital, nursing or convalescent home: one parking space for each three beds for patient use, plus an additional parking space for each employee and service provider working the largest shift, with additional parking spaces as required for shift changes.
(28)
Life-care community: one parking space for each dwelling unit, plus an additional parking space for each three beds for patient use, plus an additional parking space for each employee and service provider working the primary shift, with additional parking spaces as required for shift changes.
(29)
Bowling alley: three parking spaces for each alley.
(30)
Manufacturing, printing or publishing, and other industrial establishments: one parking space for each 500 square feet of floor area.
(31)
Self-service laundry: one parking space for each three washing machines.
(32)
Group homes: one parking space per supervisor or employee and one space per five residents.
G.
Special exception or conditional use. For any use permitted by special exception or conditional use, it shall be the burden of the applicant to present evidence of the parking needs of the proposed use. The Zoning Hearing Board, in granting a special exception, or the Board of Supervisors, in granting conditional use approval, may attach specific parking requirements, which may be equivalent to, greater than, or less than the requirements set forth in this section.
H.
Shared parking. A shared parking study shall be supplied by an applicant when an application is made for subdivision or land development in the PC/LI, LVCC, BV, RM and VCR Zoning Districts.
(1)
Application of shared parking.
(a)
Applicants for a subdivision or for land development approval of a parcel as set forth above shall examine the feasibility of using shared parking arrangements.
(b)
The applicant shall have a shared parking study prepared by a competent traffic engineering firm and shall submit the study to the Township for review.
(c)
Factors to be considered in evaluating the desirability of implementing parking arrangements should include operating hours, seasonal/daily peaks in parking demand, the site's orientation, location of access driveways, transit service, accessibility to other nearby parking areas, pedestrian connections, distance to parking area, availability of parking spaces, and cooperation of adjacent owners.
(2)
Calculation of parking spaces required with shared parking. The minimum number of shared parking spaces for a mixed-use development or where shared parking strategies are proposed shall be determined by a study prepared by the applicant following the procedures of the Urban Land Institute Shared Parking Report, ITE Shared Parking Guidelines, or other professionally recognized procedures. A formal shared parking study may be waived by the Board of Supervisors for small developments, where the applicant has established to the Board's satisfaction that its impact is expected to be minimal.
(3)
Easement agreements between sharing property owners. If a privately owned parking facility is to serve two or more separate properties, a legal agreement between property owners guaranteeing access to, use, maintenance and management of designated spaces is required. Such agreement shall be submitted to the Township for review and approval. The Board of Supervisors may require that the property owners record the agreement as an easement with the Chester County Recorder of Deeds.
(4)
Shared parking plan. A shared parking plan shall be submitted when the shared parking study determines that the number of parking spaces which would otherwise be required under the applicable ordinances can be reduced by 10% or more by the application of shared parking to the parcel or parcels. Where a shared parking plan is submitted, it shall include:
(a)
Site plan of parking spaces intended for shared parking and their proximity to land uses that they serve.
(b)
A signage plan that directs drivers to the most convenient parking areas for each particular use or group of uses (if such distinctions can be made).
(c)
A pedestrian circulation plan that shows connections and walkways between parking area and land uses. These paths should be as direct and short as possible, consistent with pedestrian safety.
(d)
A safety and security plan that addresses lighting and maintenance of the parking areas.
(e)
A drawing identifying a location which shall be held in reserve and treated as greenway lands for future parking needs on the parcel should changes in the tenant/occupant mix on the parcel or other circumstances reduce the effectiveness of shared parking among the parcels. This area shall not be counted toward any required greenway land.
(5)
Adoption of a shared parking plan. The Board of Supervisors may condition the grant of subdivision or land development approval upon compliance by the applicant with a shared parking plan acceptable to the Board of Supervisors.
(6)
Modification of a shared parking plan. The owner of a property where parking has been provided pursuant to a shared parking plan may request the Board of Supervisors to approve a revision to that shared parking plan if the tenants/occupants of buildings on the involved parcels change such that a new shared parking study shows an increase by 10% or more for parking spaces on the parcel. The Board may, at its sole discretion, grant or deny such request based upon its analysis of the parking needs of the site, the availability of parking on neighboring parcels or on the streets, and such other factors as it deems relevant. The request may only be granted if the affected parcel(s) have a reserved parking location as set forth in Subsection H(4)(e) above and only to the extent that the additional required parking spaces can be placed in that reserve area.
(7)
Reserve area. The number of parking spaces to be constructed pursuant to a shared parking plan may be less than the number required under this chapter pursuant to a shared parking plan only where the following conditions are met:
(a)
The land development plan submitted by the applicant shall identify an area which, if necessary, could be used to meeting the parking requirements of this chapter without the use of shared parking (the "parking reserve area"). That area shall be set aside for possible future use as parking, if necessary. The Board of Supervisors may, upon application of the property owner and for good cause shown, allow such area to be converted to parking;
(b)
In no event shall the authorized portion of the required parking area that is not to be constructed but reserved for possible future use be counted towards satisfying any greenway requirements which must be met under the terms of this chapter;
(c)
The parking reserve area shall be designed so that, if required, it will be easy to convert the area into parking;
(d)
Stormwater management plans proposed for the affected land development shall be prepared on the assumption that the parking reserve areas will be part of the impervious coverage; and
§ 390-136 Access and highway frontage.
In order to minimize traffic congestion and control street access in the interest of public safety, and encourage the appropriate development of street or highway frontage, the following shall apply:
A.
No parking lot or area for off-street parking or for the storage or movement of motor vehicles shall abut directly on a public street or highway right-of-way unless separated from the street or highway by a raised curb, barrier planting strip, wall or other effective barrier against unrestricted traffic flow, except for necessary driveways or accessways. Each parking lot or area shall have not more than two access points to any one public street or highway for each 400 feet of frontage. Where practical, access to parking areas shall be provided by a common service driveway or local access road onto a collector or arterial street or highway.
B.
Location.
(1)
Accessways or driveways which open upon any Township right-of-way shall be located and maintained and street intersections maintained in such a manner that a clear sight distance is obtained in both directions, according to the following standards:
Posted Speed of Through or Uncontrolled Street or Public Road (mph) | Minimum Sight Distance* (feet) |
|---|---|
20 | 200 |
25 | 250 |
30 | 300 |
35 | 350 |
40 | 400 |
45 | 450 |
50 | 500 |
55 | 550 |
* | Measured 10 feet from the edge of the cartway of the public street or, in the case of an intersection, the through or uncontrolled street. |
(2)
Accessways or driveways which open upon any state right-of-way shall be located and maintained in such a manner to comply with the Pennsylvania Department of Transportation standards and regulations.
C.
Every building and lot shall have access to a public street or an approved private street. Unless clearly impractical, all residential lots shall have direct access only to a local access street.
D.
Where lots are created having frontage on existing collector or arterial roads within the Township, as identified in the West Vincent Township Comprehensive Plan, any proposed street pattern shall provide direct access or reverse frontage access to local access streets within the subdivision or development rather than direct access onto the collector or arterial road. All such lots shall be provided with a minimum yard area of 100 feet from the street line of any arterial road and 50 feet from the street line of any collector road.
E.
Where a lot is created between two parallel roads, access from both roads shall be prohibited, unless it can be demonstrated that two accesses are desirable for safety or circulation purposes.
F.
No more than four lots shall front on the turnaround area of a cul-de-sac street. Unless clearly impractical, all lot lines shall radiate from the center of the turnaround.
G.
No driveway shall be situated less than 10 feet from a side or rear property line, except: 1) on lots where common driveways are constructed; or 2) for multiple-family-dwelling unit types as set forth herein below. For multiple-family-dwelling unit types, this setback may be reduced or eliminated at the discretion of the Board of Supervisors. For all other dwelling unit types, this setback may be reduced, at the discretion of the Board of Supervisors, up to zero feet, if it can be demonstrated that:
(1)
All grading for the driveway will occur on the same lot;
(2)
Existing trees, tree lines, hedgerows, or tree masses will be preserved;
(3)
Adequate width does not exist within the accessway to accommodate the required setbacks and minimum driveway width; and
(4)
Minimal or no effect will occur to neighboring properties.
H.
All driveways, aisles, maneuvering spaces, vehicular service areas or spaces between or about buildings, other than those relating to a dwelling, shall be adequately illuminated according to § 390-141 of this chapter.
I.
In the case of a shopping center, industrial park, professional office park or similar groupings of buildings constructed as part of an integrated plan, and in any other use where practicable, the following additional requirements shall apply:
(1)
All parking, loading or service areas used by motor vehicles shall be located entirely within the lot lines of the property.
(2)
All accessways shall be designed to conform to Township specifications for local access roads.
(3)
All buildings shall front upon a marginal access street, common parking lot or similar access, and not directly upon a public street or highway.
J.
Distance from intersection.
(1)
All accessways or driveways from lots to a Township street shall be located a minimum distance from an intersection, based on the road classification system of the intersecting street as identified in the Comprehensive Plan:
(2)
Distances shall be measured from the edge of the cartway, not from the turning radius or center line.
(3)
Accessways from lots to a state road or street shall be located a minimum distance from an intersection, based on standards and regulations of the Pennsylvania Department of Transportation.
§ 390-137 Interior circulation and emergency access.
A.
Interior drives shall be designed to prevent blockage of vehicles entering or leaving the site and shall be clearly marked by signs, curbing or lines. Drives may be one-way or two-way. Areas designed for loading and unloading, refuse collection, fuel delivery, and other service vehicles shall be separate and arranged so as to prevent blocking or interfering with accessways, the use of automobile parking facilities or pedestrianways, and shall have adequate turnaround surface so egress to the street is in a forward direction.
B.
No part of any multifamily residential (including PRD), institutional, commercial or industrial building shall be located more than 150 feet from a duly dedicated, improved and accessible fire lane easement, as defined herein, nor more than 600 feet from a duly dedicated, accessible and improved public or private street.
C.
Fire lane easements shall have minimum unobstructed right-of-way width of 40 feet, and there shall be constructed within this right-of-way an all-weather and well-drained surfaced cartway with a minimum width of 20 feet. The extension of fire lane easements shall begin from one or more existing and improved public streets.
D.
Fire lane easements which curve, turn or change directions shall have a minimum radius of 55 feet of pavement. Fire lane easements containing reverse curves shall have a minimum center line tangent length of 50 feet between curves.
E.
Dead-end fire lane easements shall be terminated with an unobstructed vehicular turnaround or cul-de-sac with a right-of-way radius of 45 feet and shall have a minimum surfaced radius of 35 feet. Dead-end fire lane easements shall have a maximum length of 500 feet. The location of fire lane easements shall conform to plans for extension of streets, sanitary sewers, water mains, storm sewers and other drainage facilities, and public utilities as contained in this and other ordinances of the Township and shall provide adequate access to buildings by firefighters or other emergency services.
F.
Fire lane easements may be paved or constructed of a stabilized base with sod cover, porous pavement, or other alternate material. Construction details shall be subject to the approval of the Board of Supervisors, upon consultation with the Township Engineer.
G.
The Board of Supervisors, upon written application from an applicant, may grant a waiver from the requirements of this section where the applicant establishes to the satisfaction of the Board of Supervisors that:
(1)
The property is of such a size, configuration or character (i.e., considering the topography, slopes, soils or other protected natural features of the property) that strict compliance with this section would be difficult or impossible; and
(2)
The application has been reviewed by the fire chief of the fire department with jurisdiction over the property, who has determined that the applicant has proposed a fire lane and other fire protection measures that is as least as protective of the public health, welfare and safety as would have been the case with strict compliance with this section.
§ 390-138 Loading and unloading.
In connection with any building or structure which is erected or substantially altered and which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles, there shall be provided a sufficient number of off-street loading and unloading berths not less than the minimum requirements specified in this section.
A.
Location.
(1)
All required loading areas shall be located on the same lot as the use to be served, and no portion of the vehicle shall project into any traffic lane. No loading area for vehicles of more than two-ton capacity shall be located closer than 100 feet from any residential district. No permitted or required loading area shall be located within 50 feet of a property line unless the lot is less than 200 feet wide; in which case, such setback may be reduced to not less than 25 feet, at the discretion of the Board of Supervisors.
(2)
No loading facilities shall be constructed within any required yard areas. Loading facilities shall be located either on the side or rear of the building and properly screened.
B.
Size. A required off-street loading area shall be at least 15 feet in width by at least 60 feet in length, exclusive of the aisle and maneuvering space, and shall have vertical clearance of at least 16 feet.
C.
Access. Each required off-street loading area shall be designed with appropriate means of vehicular access to an interior drive in a manner which will least interfere with traffic movements and shall be subject to the approval of the Township. Such access shall have paved surfaces to provide safe and convenient access during all seasons.
D.
Surfacing. All outside off-street loading areas shall be improved according to the standards of Chapter 315, Subdivision and Land Development, of the Township's Code.
E.
Repair and service. No storage of any kind, nor motor vehicle repair work of any kind, except emergency work, shall be permitted within any required loading area.
F.
Space allowed. Space allowed to any off-street loading berth shall not, while so allocated, be used to satisfy the space requirements of any off-street parking facilities or portions thereof. Required off-street parking spaces shall not be used for loading and unloading purposes except during hours when business operations are suspended.
G.
Hours of operation. Where the use requiring loading and unloading activities is located adjacent to a residential use or district, the hours of operation for loading or unloading activities shall be prohibited between the hours of 9:00 p.m. and 6:00 a.m.
H.
Number. At least one loading space shall be required for each use or building involving the receipt or distribution of materials or merchandise by trucks or similar vehicles. There shall be at least one loading space for each three trucks serving the facility on an average day or a suitable alternative applicable to the proposed use so long as no vehicles are parked on any streets and the alternative is approved by the Board of Supervisors. For the uses here listed, loading spaces shall be provided as specified:
Use | Floor Area | Required Spaces |
|---|---|---|
Business and professional office | First 10,000 square feet | 1 |
Next 40,000 square feet | 1 | |
Each additional 50,000 square feet or fraction thereof | 1 | |
Food stores and department stores | First 5,000 square feet | 1 |
Next 5,000 square feet | 1 | |
Each additional 20,000 square feet or fraction thereof | 1 | |
Manufacturing | First 3,000 square feet | 1 |
Next 7,000 square feet | 1 | |
Each additional 20,000 square feet or fraction thereof | 1 | |
Wholesale | First 2,000 square feet | 1 |
Next 8,000 square feet | 1 | |
Each additional 10,000 square feet or fraction thereof | 1 |
§ 390-139 Landscaping and screening.
A.
Landscaping.
(1)
Any part or portion of a site which is not used for buildings or other structures, loading and parking spaces and aisles, sidewalks and designated storage areas shall be planted and maintained with landscaping. The applicant is encouraged to select native plant species and water-conserving plants (see Appendix C), and to limit turf lawn areas.[1]
[1]
Editor's Note: Appendix C, Native Plant Species, is included as an attachment to this chapter.
(2)
Except for single-family and two-family dwellings, any part or portion of a site, which is not used for buildings or other structures, loading and parking spaces and aisles, sidewalks and designated storage areas, shall be landscaped according to an overall plan prepared and approved as part of the development plan. A replacement program for nonsurviving plants should be included.
(3)
All mechanical equipment not enclosed in a structure shall be fully and completely screened in a manner compatible with the architectural and landscaping style of the remainder of the lot. Such screening shall be subject to site plan and architectural review by the Township.
(4)
Landscaping within any parking area which provides more than 10 parking spaces shall be subject to the following provisions:
(a)
Off-street parking areas shall be landscaped to reduce wind and air turbulence, heat and noise, and the glare of automobile lights; to reduce the level of carbon dioxide; to provide shade; to improve stormwater drainage problems; to replenish the groundwater table; and to provide for a more attractive setting.
(b)
The interior of each parking lot shall have at least two two-inch-caliper deciduous shade tree for every five parking spaces, if there are no existing shade trees to satisfy this requirement. Shrubs and other plant materials shall be used to complement the trees at a ratio of two shrubs for each tree. Shrubs shall be a minimum of 24 inches in height. These requirements shall be in addition to those required as an effective screen per § 390-139B of this chapter.
(c)
The landscaping and planting areas shall be reasonably dispersed throughout the parking lot, except where there are more than 20 spaces, in which the following shall apply:
[1]
Landscaped areas at least 10 feet wide shall be provided around the periphery of parking areas. Such areas shall, at a minimum, extend the full length and width of the parking areas, except for necessary accessways, to prevent the encroachment of moving vehicles into parking areas.
[2]
Landscaped islands between every 10 parking spaces or at the end of each parking row, whichever is less, shall be provided and shall be the length of the parking spaces in the row and at least 10 feet in width.
[3]
There shall be a planting strip incorporated for every four rows of parking spaces. Such planting strip shall run parallel to parking rows and shall have a minimum width of 10 feet if double-loaded or seven feet if single-loaded.
(5)
Existing plant material and trees with a caliper of six inches or more shall be preserved wherever possible during construction. Such existing plants may be credited toward the amount of required plantings.
(6)
Any development proposing the creation of a public or private road(s) shall provide shade trees along its entire length. The design of such landscaping shall be as follows:
(a)
All shade trees shall be a minimum caliper of two inches, from good nursery stock, when planted. Species selected shall be indigenous to the area and shall have deep root systems.
(b)
Shade trees shall be selected and planted so that at maturity they will provide adequate shade during the summer along the public or private road.
(c)
Shade trees shall be planted between the cartway edge and the right-of-way line, as long as clear sight distances at intersections are not obstructed. Existing trees with a caliper of six inches or more and located between the cartway and the right-of-way line shall be preserved wherever possible and used in the shade tree calculation.
(d)
Shade trees shall be planted with their centers a maximum of 50 feet apart along each side of the street. This requirement may be modified or the separation distance increased if, at the discretion of the Board of Supervisors, an alternate layout or design, such as clustering of the street trees, achieves a more desirable landscaping plan and is consistent with the total number of trees required herein.
(f)
In developments where sidewalks or walking paths are proposed to be constructed between the cartway and right-of-way line, shade trees shall be planted within a median or grass planning strip at least six feet wide.
B.
Screening.
(1)
General applicability. All persons undertaking any of the following activities shall comply with the standards and procedures established herein.
(a)
Building construction:
[1]
All nonresidential buildings, excluding agricultural buildings and buildings accessory to single-family residential uses.
[2]
All residential subdivisions or developments containing average lot sizes of one acre or less.
[3]
All multifamily residential buildings.
[4]
All buildings, including residential buildings and buildings accessory to residential uses, if located within the French Creek Scenic River Corridor as identified in § 390-149 of this chapter.
[5]
Any accessory building or structure located in the front yard.
(b)
Any loading or storage area, for equipment and materials, which exceeds 8,000 square feet.
(c)
Construction of any of the following structures or facilities when it exceeds 4,000 square feet in ground coverage:
(d)
Earthmoving and grading areas exceeding one acre, excluding those areas associated with on-lot site preparation for single-family and two-family residential lots, and further excluding agricultural operations.
(2)
Mitigation of visual impacts.
(a)
Consistent with the landscaping and screening plan developed under § 390-139C below, the applicant shall plant trees and shrubs and make other landscape improvements (e.g., berms, fences), as necessary, to mitigate the visual impacts which his proposed actions will have on his property, adjoining properties, and the Township in general.
(b)
In demonstrating compliance with this section, the applicant shall follow Subsection B(3), Minimum planting guidelines, and Subsection B(4), Landscaping design guidelines, set forth below. Where the proposed landscape improvements do not conform to these guidelines, the applicant shall undertake other design measures (site planning, architectural, landscape architectural, or visual resource protection, per § 390-143 of this chapter) or demonstrate that existing conditions are present, which, in the judgment of the Board of Supervisors, achieve comparable results or which render the guidelines unnecessary or inappropriate.
(3)
Minimum planting guidelines.
Improvement Conditions | Deciduous | Evergreen | |||
|---|---|---|---|---|---|
Trees | Shrubs | Trees | Shrubs | ||
Per 1,000 square feet gross building area | 1 | 2 | 1 | 2 | |
Per 100 linear feet of existing road frontage, with: | |||||
Hidden view | * | * | * | * | |
Filtered view | * | * | * | 5 | |
Unobstructed view | 1 | 5 | 1 | 5 | |
Per 100 linear feet of property boundary along adjoining residential or institutional properties or districts, with: | |||||
Hidden view | * | * | * | * | |
Filtered view | * | * | 2 | 5 | |
Unobstructed view | * | * | 3 | 10 | |
(a)
Asterisk (*) indicates additional plantings at the applicant's discretion.
(c)
Views from public road frontages and property boundaries refers to views of the proposed improvements as they would exist without any additional plantings. The proposed additional plantings for road frontages would achieve a more highly filtered view; those for property boundaries would achieve a hidden view.
(d)
In the case of public roads with existing filtered views of the proposed improvements, plants are indicated to be evergreen shrubs; deciduous shrubs may be substituted by the applicant if acceptable to the Township.
(e)
Fractions of plants calculated from the guidelines should be rounded up to the nearest whole number.
(f)
The number of plants required is the total of all columns.
(g)
Because of the many benefits of native plants (price, longevity, wildlife habitat, etc.), the applicant is urged to conform to the minimum planting guidelines through the use of native trees and shrubs, as listed in Appendix C[2] and in the West Vincent Township Greenway Lands Stewardship Guide, dated December 2005, as amended from time to time.
[2]
Editor's Note: Appendix C, Native Plant Species, is included as an attachment to this chapter.
(h)
Species selected by the applicant should reflect the following considerations:
[1]
Existing site conditions and their suitabilities for the plant materials based upon the site's geology, hydrology, soils and microclimate.
[2]
Specific functional objectives of the plantings, which may include but not necessarily be limited to visual screening, noise abatement, energy conservation, wildlife habitats, and aesthetic values.
[3]
Maintenance and replacement considerations such as hardiness, resistance to insects and disease, longevity, and availability and cost of plant materials.
[4]
Water conservation.
(i)
For the purposes of promoting disease resistance, water conservation, minimum maintenance, diverse natural plant associations, and long-term stability of plantings, the applicant is encouraged to choose those combination of species which may be expected to be found together under more or less natural conditions on sites comparable to those where the trees and shrubs are to be planted. Native tree and shrub associations found in this area (different landscapes) are presented in Appendix C.[3]
[3]
Editor's Note: Appendix C, Native Plant Species, is included as an attachment to this chapter.
(4)
Landscaping design guidelines.
(a)
Based on the total number of plantings required in Subsection B(3), Minimum planting guidelines, plantings should be provided in arrangements and locations which best mitigate the adverse impacts of the applicant's proposed site disturbance actions.
(b)
Planting areas should be selected and designed to reflect natural landscape characteristics existing prior to site disturbances, as well as those environmental conditions to be created following site disturbance by the applicant.
(c)
The locations, dimensions and spacing of required plantings should be adequate for their proper growth and maintenance, taking into account the sizes of such plantings at maturity and their present and future environmental requirements, such as moisture and sunlight.
(d)
Vegetative screening shall incorporate earthen mounds or berms, wherever possible, to improve sound as well as visual buffering, and shall be broken at points of vehicular or pedestrian access.
(e)
No plantings shall be placed with their center closer than five feet from the side or rear property lines of the tract.
(f)
All existing trees within the required planting strip above three inches in caliper and/or eight feet in height shall be preserved wherever possible.
(g)
Screening shall be designed so as to not obstruct sight distances at intersections.
(h)
No plantings, except required street trees, shall be placed within the rights-of-way of any roads or streets.
(i)
To promote water conservation and groundwater recharge, lawn turf areas should be limited.
C.
Landscaping and screening plan. In accordance with Subsection A and B above, the applicant shall submit a plan that includes provisions for landscaping and screening, visual impact mitigation, and long-term maintenance, as follows:
(1)
Depiction on the property base maps of mitigation measures proposed by the applicant, including number and placement of plantings, and of other landscape or design improvements as specified in this section.
(2)
Delineation of view of the applicant's property as it would be developed, as seen from adjoining properties used or zoned for residential or institutional purposes and from existing adjoining public roads. Such views shall be classified according to whether views of the applicant's proposed improvements would be hidden, filtered or unobstructed. With respect to adjoining roads, such views shall be based upon the viewer's location at the far edge of the road cartway the opposite edge of which directly abuts the property. With respect to adjoining properties, the viewer's location shall be along the lines established by the minimum front, side and rear yard distances as required by existing zoning for those properties.
(3)
A delineation of views of the applicant's property as they would be seen at the time the applicant's mitigation improvements are in place.
(4)
Documentation showing the extent to which the landscape planting and screening design measures conform to the guidelines of this section and the visual resource protection provisions contained in § 390-143 of this chapter. Where they do not conform, the applicant shall demonstrate one or more of the following:
(a)
That the other mitigation measures chosen will produce comparable or superior results;
(b)
That, through design excellence in site planning, landscape architecture, and/or architecture, the guidelines are unnecessary or inappropriate;
(c)
That the need to mitigate in accordance with the guidelines constitutes an unreasonable or unnecessary financial burden.
(5)
Sufficient information to demonstrate that maintenance standards in Subsection D of this section will be complied with.
(6)
The plan shall be subject to review and approval by the Board of Supervisors upon the recommendation of the Planning Commission.
(7)
The plan shall be prepared by a landscape architect certified by the American Society of Landscape Architects or a related profession.
D.
Site maintenance.
(1)
All landscape improvements to be provided in accordance with this section shall be installed and maintained by accepted practices as recognized by the American Society of Landscape Architects. Planting and maintenance of vegetation shall include, as appropriate, but not necessarily be limited to, provisions for surface mulch, guy-wires and stakes, irrigation, fertilization, insect and disease control, and pruning.
(2)
Landscaping and vegetative screens shall be perpetually maintained by the landowner. Any plant material which does not survive shall be replaced within six months.
E.
Additional screening requirements.
(1)
Water towers, storage tanks, processing equipment, fans, skylights, cooling towers, vents and any other structures or equipment which rise above the roofline shall be architecturally compatible or effectively shielded from view from any public or private dedicated street by an architecturally sound method, which shall be approved, in writing, by the Township before construction or erection of said structures or equipment.
(2)
In addition to meeting applicable standards of this section, certain uses permitted under terms of this chapter shall be required to comply with specific screening requirements necessitated by the nature of the use, as shall be reasonably imposed by the Board of Supervisors. In such cases, compliance with those standards shall be in addition to meeting the applicable standards of this section; where standards appear to be in conflict, compliance shall be with the more stringent requirement.
F.
Fences.
(1)
All fences shall be located within the property being fenced, except for those fences owned and maintained jointly by adjacent property owners; in which case, the fence(s) may be located on the shared property line.
(2)
No fence shall be located within any public road right-of-way or obstruct the clear sight distance at street or driveway intersections.
(3)
Any fence over six feet in height will require a zoning/building permit per § 390-212 of this chapter.
(4)
Fences should be constructed of natural materials and be compatible with neighboring properties, existing vegetation and screening, and historic features.
§ 390-140 Storage.
A.
Outdoor storage shall be completely screened from view of any adjacent residential use. Screening shall consist of evergreen plantings, architectural screen, or approved safety fence.
B.
No storage shall be permitted within the front yard of any lot.
C.
Outside storage of raw materials and/or finished products shall be permitted only within the buildable area of the lot behind the front building setback line of the principal building and shall not exceed 20 feet in height.
D.
All organic refuse, unless composted, or garbage shall be stored in tight, vermin-proof containers. In multiple-family, commercial and industrial developments, garbage storage shall be centralized to expedite collection and enclosed on three sides by an architectural screen or plantings.
E.
Flammable or explosive liquids, solids or gases stored in bulk above the ground shall be stored in compliance with all applicable federal and state laws and regulations. A list of such liquids, solids or gases stored on site shall be supplied to the appropriate fire companies serving the Township.
F.
In all residential districts, no unregistered or uninspected vehicle, machinery, trailer, mobile home, boat or other similar items shall be stored outside within any required yard or setback area. In addition, no more than two such items shall be stored outside at any one time on a single property.
G.
No structure, land or water shall be used or developed, and no structure shall be located, extended, converted or structurally altered unless the applicant takes all reasonable measures to minimize the impacts of the underground storage of heating oil, gasoline, chemical solutions or other substances, which, if released, would constitute pollutants to groundwater. If warranted, as determined by the Township, the applicant may be required to place tank(s) in a concrete vault, install other impervious liners, and/or install monitoring devices. The applicant shall also demonstrate compliance with all applicable regulations of the United States Environmental Protection Agency, Pennsylvania Department of Environmental Protection, and the Pennsylvania State Police, Fire Marshal Division, including notification and registration requirements.
§ 390-141 Lighting.
A.
Applicability. Lighting facilities shall be required for uses proposed to operate during hours of darkness where there is public assembly and traverse, including, but not limited to, the following: commercial, industrial, recreational and institutional uses, and sign, architectural and landscape lighting applications. The Board of Supervisors may require lighting to be incorporated for other uses, applications and locations or may restrict lighting in any of the above uses or applications when there are health, safety and/or welfare issues. All lighting facilities shall have underground wiring. The glare-control requirements herein contained shall apply to lighting in all uses, applications and locations.
B.
Lighting plan.
(1)
For subdivision and land development applications, conditional use, special exception and building permit applications where site lighting is required by this chapter or are otherwise required by the Township or is proposed by the applicant, a lighting plan shall be submitted to the Township with the relevant application. The lighting plan shall contain the following:
(a)
A plan or plans of the site, complete with all structures, parking spaces, building entrances, traffic areas (both vehicular and pedestrian), vegetation (both existing and proposed) that might interfere with lighting, and adjacent uses and parcels that might be adversely impacted by the lighting. The lighting plan shall contain a layout of all proposed fixtures by location, orientating, aiming direction, mounting height and type. The plan shall include, in addition to existing and proposed lighting area lighting, all other exterior lighting, including, but not limited to, architectural, building entrance, landscape, flag and sign lighting.
(b)
A ten-foot by ten-foot illuminance grid (point-by-point) plot of maintained horizontal footcandles overlaid on the site plan, plotted out to 0.0 footcandle, that demonstrates compliance with the light trespass, illuminance and uniformity requirements as set forth in this chapter or otherwise required by the Township. If the scale of the plan makes the ten-foot by ten-foot grid plot illegible, in the sole discretion of the Township, a larger grid spacing may be permitted by the Township.
(c)
The maintenance (light-loss) factors, IES candela file nomenclature, lamp-lumen ratings and specific lamp manufacturer's lamp ordering nomenclature used in calculating the presented illuminance levels.
(d)
Description of the proposed equipment, including fixture catalog cuts, photometrics, glare-reduction devices, lamps, on/off control devices, mounting heights, pole foundation details and mounting methods.
(e)
When landscaping plans are involved, they shall contain the lighting fixture locations and shall demonstrate that the site lighting and landscaping have been coordinated to minimize conflict between vegetation and intended light distribution, both initially and at vegetation maturity.
(f)
When requested by the Township, the applicant shall also submit a visual impact plan that demonstrates that appropriate steps have been taken to mitigate the potential consequences of on-site and off-site glare and to retain the intended character of the Township. The plan may require the inclusion of initial vertical footcandle values at specific off-site venues, such as the bedroom windows of adjacent residential uses.
(2)
All plans shall contain the following notes:
1. | Post-approval alterations to lighting plans or intended substitutions for approved lighting equipment shall be submitted to the Township for review and approval prior to installation. |
2. | The Township reserves the right to conduct post-installation inspections to verify compliance with the approved lighting plan and, if applicable, to require remedial action by the applicant. |
C.
Illumination levels.
(1)
Outdoor lighting facilities listed below, where lighting is required by the Township or proposed by the applicant, shall have illumination levels within the following range of footcandle values and average-to-minimum uniformity ratios (U. ratio):
Maintained Horizontal Illuminance Recommendations (footcandles) | ||||
|---|---|---|---|---|
Minimum | Average | U. Ratio | ||
Community shopping parking areas | 0.6 | 2.4 | 4:1 | |
Fast-food facilities parking | 0.9 | 3.6 | 4:1 | |
Office parking | 0.6 | 2.4 | 4:1 | |
Hospital parking | 0.6 | 2.4 | 4:1 | |
Multiple-family parking | 0.6 | 2.4 | 4:1 | |
Institutional parking | 0.6 | 1.2 | 2:1 | |
Street intersections | ||||
Arterial | 0.4 | 1.2 | 3:1 | |
Collector | 0.3 | 1.2 | 4:1 | |
Local | 0.2 | 0.8 | 4:1 | |
Neighborhood shopping parking | 0.2 | 0.8 | 4:1 | |
Multiple-family common areas | 0.2 | 0.8 | 4:1 | |
Educational facility parking | 0.2 | 0.8 | 4:1 | |
Church parking | 0.2 | 0.8 | 4:1 | |
Industrial parking | 0.2 | 0.8 | 4:1 | |
Pedestrian walkways | 0.2 | 0.4 | 2:1 | |
Building entrances | ||||
Public and employee | 0.5 | |||
(3)
Illumination levels for uses or activities not listed above may be established at the discretion of the Board of Supervisors upon recommendation of the Township Engineer.
D.
Design standards.
(1)
All exterior lights and illuminated signs shall be designed, located, installed and directed in such a manner so as to prevent objectionable light at and glare across the property lines and disability glare at any location on or off the property. The "maintained horizontal illuminance recommendations" established in Subsection C above shall be observed.
(2)
All parking area lighting shall be "full cutoff" type fixtures and shall be installed in a horizontal position (aimed straight down), as designed.
(3)
Adjacent to residential property or districts, no light source shall result in a measurement of more than 0.1 footcandle at the property line.
(4)
All lighting sources, except streetlights, shall be completely shielded from any public right-of-way.
(6)
Lights mounted on poles shall be a maximum of 16 feet in height for residential or decorative lighting. For commercial, industrial, institutional lighting, when full cutoff fixtures are used, the mounting height shall not exceed 20 feet.
(7)
For canopies, where they are permitted, and soffits, lighting shall be recessed entirely within the canopy or soffit or entirely shielded or hooded to the full extent such lighting protrudes below the canopy or soffit.
(8)
Uplighting is prohibited. Externally lit signs, display, building and aesthetic lighting must be lit from the top and shine downward. The lighting must be shielded to prevent direct glare and/or light trespass. The lighting must also be, as much as physically possible, contained to the target area.
(9)
All building lighting for security or aesthetics shall be full cutoff or a fully-shielded type, not allowing any upward distribution of light. Floodlighting is not permitted, except at the sole discretion of the Board of Supervisors. Wall-pack-type fixtures shall be fully shielded.
(10)
All lighting, except lighting required for safety/security, but including display, aesthetic, parking and sign lighting, shall be required to be turned off by 11:00 p.m. or 1/2 hour after the close of business, whichever is later, leaving only the necessary lighting for site security. When applicant proposes safety/security lighting after such time, it shall not be in excess of either 25% of the light fixtures or 25% of the light levels during normal business hours, whichever is less.
(11)
Temporary lighting, except for short-term seasonal lighting installed for 30 days or less, shall comply with the provisions of this chapter. Temporary lighting that does not comply with the provisions of this chapter shall be permitted by conditional use only in accordance with the standards contained in § 390-219 of this chapter.
E.
Installation responsibilities.
(1)
Where required by this chapter, the applicant shall install or cause to be installed all lighting fixtures. Fixtures shall be at the expense of the applicant and shall be in accordance with a lighting plan prepared by the applicant and approved by the Board of Supervisors.
(2)
For streetlighting within residential developments that is to be dedicated to the Township, the applicant shall be responsible for all costs involved in the lighting of streets and street intersections, where required, from the date the first dwelling is occupied until the date the street is accepted for dedication.
F.
Residential and agricultural lighting. Lighting facilities on agricultural properties shall be permitted under the following conditions:
(1)
No lighting shall be permitted which shines directly onto adjacent properties or any public right-of-way.
(2)
Where post-top lighting is used along walkways or driveways, the cumulative wattage shall not exceed 50 incandescent watts cumulative per fixture.
(3)
No lighting shall be installed which is higher than 35 feet or equal to the building height of the principal dwelling located on the lot, whichever is less.
(4)
Security lighting designed to illuminate yard areas or any lighting higher than six feet in height should be installed so as not to operate between the hours of 10:00 p.m. and 7:00 a.m. or should be installed with motion detectors.
G.
Residential lighting. Lighting facilities on individual single-family and other residential lots to illuminate private walkways, driveways, parking areas, patios, tennis courts, swimming pools, or other areas shall be permitted under the following conditions:
(1)
No lighting shall be permitted which shines directly onto adjacent properties or any public right-of-way.
(2)
Indirect lighting and short-post lighting along walkways or driveways shall not exceed 50 incandescent watts cumulative per fixture.
(3)
Any lamp of 500 lumens or less shall not be subject to the full cutoff requirements so long as it is not operated between the hours of 10:00 p.m. and 7:00 a.m.
(4)
Security lighting designed to illuminate yard areas or any lighting higher than six feet in height should be installed so as not to operate between the hours of 10:00 p.m. and 7:00 a.m. unless controlled be motion detectors.
H.
Lighting of outdoor recreational facilities. Where outdoor recreational facilities are permitted in this chapter, lighting of these facilities to allow their use during hours of darkness shall be permitted only as a conditional use. Where lighting is permitted by the Board, the lighting facilities shall comply with the following requirements:
(1)
Lighting shall be accomplished only through the use of "cutoff" fixtures or as otherwise approved by the Board, when sufficient evidence has been provided in the form of a visual impact study that demonstrates satisfactory compliance with the glare, light trespass and light pollution control requirements of this chapter.
(2)
Except as otherwise permitted by the Board, sporting events shall be timed so that all area lighting in the sports facility, exclusive of that required for spectator safety, is extinguished by 10:00 p.m., regardless of such occurrences as extra innings or overtimes.
(3)
Golf driving ranges, golf courses, motor speedways and trap shooting facilities, or similar uses shall not be artificially illuminated and shall not be permitted to operate in the Township during hours of darkness.
(4)
The illumination levels shall not exceed the applicable IESNA recommended practices.
I.
Installation. Poles supporting lighting fixtures for the illumination of parking areas and located directly behind parking spaces, where they could be hit by snowplows, shall be placed a minimum of five feet outside paved area, or protected on concrete pedestals at least 30 inches high above the pavement, or suitably protected by other Township-approved means.
J.
Nonconforming lighting. Any lighting fixture or lighting installation existing on the effective date of this chapter, or subsequent amendment thereto, that does not conform with the requirements of this chapter, shall be considered as a lawful nonconformity. A nonconforming lighting fixture or lighting installation shall be made to conform with the applicable requirements of this chapter when:
(1)
It is deemed by the Township, at its sole discretion, to create a safety hazard;
(2)
It is replaced, abandoned or relocated; or
(3)
There is a change in use; or
(4)
Minor corrective action is deemed appropriate by the Township, in its sole discretion, to bring the fixture or installation into conformance with the requirements of this chapter. Minor corrective action shall be defined as having a cost not to exceed 25% of the cost of the replacement of the fixture or installation.
§ 390-142 Village design standards.
A.
General development standards. Site planning and design for all developments in the RM Residential Mix, BV Birchrunville Village, VCR Village Center Residential, and LVCC Ludwigs Village Center Commercial Districts in the Township shall comply with the following general standards and requirements. Compliance shall be demonstrated through the use of narrative text and visual aids, including but not limited to photographs and architectural renderings.
(1)
All development shall be designed in accordance with the site planning criteria contained in § 390-143 of this chapter.
(2)
The landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal. Any grade changes shall be in keeping with the general appearance of neighboring developed areas. The orientation of individual building sites shall be such as to maintain maximum natural topography and vegetative cover. Topography, tree cover, and natural drainageways shall be treated as fixed determinations of road and lot configuration, rather than as elements that can be changed to follow a preferred development scheme.
(3)
Streets and paved areas shall be designed and located in such a manner as to maintain and preserve natural topography, cover, significant landmarks, and trees; to minimize cut and fill; and to preserve and enhance views and vistas on or off the subject parcel.
(4)
Proposed development shall be related harmoniously to the terrain and to the use, scale and architecture of existing buildings in the vicinity that have functional or visual relationship to the proposed buildings. Proposed buildings shall be related to their surroundings.
(5)
The color, size, height, lighting and landscaping of appurtenant signs and structures shall be evaluated for compatibility with the local architecture and the maintenance of views and vistas of natural landscapes, recognized historic sites, parks and landscaping.
(6)
The removal or disruption of architectural elements, historic structures or settings shall be minimized insofar as practicable, whether these exist on the site or on adjacent properties.
(7)
Principal buildings, accessory buildings, parking areas, landscaped spaces, and pedestrian circulation shall be designed to reflect the physical characteristics and relationships found in traditional villages in Chester County, such as Birchrunville and Kimberton. Buildings should front or parallel the road, with parking visually screened at the rear, side or interior of the lot. In commercial districts, display windows and signs may face the street as well as the interior parking areas.
(8)
When multiple uses are allowed and are being planned on the same parcel, opportunities to design semi-enclosed spaces such as courtyards shall be encouraged. Relationships among proposed buildings shall be carefully considered (as well as those with nearby existing buildings) so as to harmonize together in small groupings. A landscaped sidewalk system shall connect all buildings with each other and with the parking areas.
(9)
Water and sewer service. All developments shall submit information as required by the Board of Supervisors, verifying that adequate and safe water and sewer disposal facilities are available to service the proposed development without causing adverse environmental damage or negatively affecting adjacent property owners.
B.
Design elements.
(1)
New developments shall be an extension of the overall village development pattern, rather than stand in contrast to it.
(2)
New designs shall consist of small, functional neighborhood segments, rather than a single, large suburban theme.
(3)
New developments shall reflect the unordered, historical growth of the village and avoid the cookie-cutter sameness of many new residential subdivisions.
(4)
Any opportunities for a strong central focus should be studied and developed. These central places are generally a key to establishing community identity.
(5)
Provisions shall be made for walking as opposed to vehicular connections. Pedestrian walkways shall connect with adjacent parcels, uses or walkway systems.
(6)
The streetscape of new developments shall be designed in detail to avoid repetitious setbacks, driveways, elevations and landscaping.
(7)
New developments shall reflect careful study of the physical diversity of the existing village in regard to the mixture of housing types, mixture of housing styles, and mixture of lot sizes and shapes.
C.
Architectural standards. Although architectural style is not specifically restricted, building design should observe the following minimum design criteria and those illustrated in Appendix B in order to blend new development with its surroundings and to ensure compatibility with the traditional rural character of the Township.[1]
(1)
New construction throughout the village shall be compatible with surrounding properties in terms of formal characteristics such as height, massing, roof shapes, directional expression, proportion and scale, sense of entry, placement on the lot, and window proportions.
(2)
New construction surrounded by existing historic buildings shall be harmonious in building height and exterior materials with those of adjacent properties.
(3)
Rhythms of building spacing should be maintained.
(4)
Fronts of buildings shall face the street. Where this is not achievable due to other constraints, architectural treatments shall be employed to achieve the same effect.
(5)
Porches shall be linear in appearance.
(6)
Windows and doors are to be symmetrical and proportional to wall space.
(7)
Window type and materials are to be compatible with the front facade and the historic and architectural character of the buildings.
(8)
Larger buildings shall avoid long uninterrupted surfaces on walls and roofs.
(9)
All exterior materials should be consistent with the range of traditional materials of historic buildings in the Township and are generally to be natural in appearance. Preference is to be given to wood, wood siding, stone and stucco.
(10)
Exterior colors shall be compatible with the village character and/or typical of the period from which the architectural style was developed. In a development consisting of multiple buildings, colors and exterior surfaces shall be varied, while still meeting the requirements of this section.
(11)
Mechanical systems shall be installed in locations where they will be visually unobtrusive.
(12)
Trash receptacles and dumpsters should be located at the rear or side of the site or building and must be screened.
(13)
Small trash receptacles, benches, and other park and street furniture shall be of materials and design compatible with the architecture of the village.
(14)
Where feasible, roof pitches should have slopes of 10/12 to 12/12. Hipped roofs are also encouraged, with pitches of at least 6/12. Both gable and hipped roofs should provide overhanging eaves on all sides that extend a minimum of 12 inches beyond the building wall.
(15)
Principal facades of wood-framed buildings should be emphasized through special features and details such as cornices, framing boards around windows and doors, and corner-boards. Stylistic trim using cornices, scroll work, and similar architectural features is encouraged if compatible with surrounding architecture.
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
D.
Street standards and access.
(1)
Street widths and alignments should be carefully scaled to neighborhood size and be patterned after the character of existing village streets.
(2)
Road and street patterns shall be designed in a hierarchical, generally rectilinear pattern, with geometrical variation, as required by traffic safety, environmental considerations, and design limitations. The hierarchy of village roads may include, as appropriate, collector roads, local streets, and alleys. Village streets should terminate at other roads and streets; culs-de-sac are discouraged.
(3)
Streets shall be designed to:
(a)
Parallel and preserve existing fence lines, tree lines, hedgerows, and stone walls;
(b)
Minimize alteration to natural site features;
(c)
Secure the view to prominent natural views and vistas;
(d)
Minimize the area devoted to motor vehicle travel;
(e)
Promote pedestrian movement so that it is generally more convenient and pleasant to walk short distances than to drive; and
(f)
Promote the creation of vista terminations.
(4)
Village roads/streets and parking areas are to be designed as the main "public rooms" of the development and should be designed to accommodate pedestrian, bicycle and vehicular movement and parking, entryway into private residences, and social space. Consequently, these roads and streets should be designed as a set of parallel zones:
(5)
To define the road and street space, buildings facing each other across the right-of-way should generally be placed no more than three or four times their height apart, and should usually be placed much closer, while spatial definition should be reinforced with the regular planting of street trees chosen to develop an overhead leaf canopy.
E.
Parking and access.
(1)
Parking should generally be located along the side or rear of buildings or within interior courts. No off-street parking shall be permitted in front yards.
(2)
Curb cuts and driveways off streets fronting developments may be designed as the primary form of parking access, but otherwise access for off-street parking shall be achieved by means of alleys, off-street vehicular connections between adjacent parking areas and side streets, where feasible. Access for commercial off-street parking shall also be achieved by common/shared parking facilities.
(3)
Off-street parking areas and garages shall not be located at the vista termination of roads and streets and should be designed to have a low visibility. The visual dominance of large garage doors should be minimized by being offset from direct view and/or architectural means whenever possible.
(4)
Where on-street parking is provided, the following standards shall apply:
(a)
Minimum cartway widths shall be at least 36 feet.
(b)
Street trees shall be planted in accordance with § 390-139A(6) of this chapter.
(c)
All parking spaces shall be parallel to the street or curbline. No diagonal or perpendicular parking shall be permitted.
(5)
Access road and street widths and alignments should be carefully scaled to neighborhood size and be patterned after the character of the existing village.
(6)
Access roads and streets should terminate at parking areas or at other roads and streets, culs-de-sac are discouraged.
§ 390-143 Visual resource protection standards.
Site planning for all development in the Township, including layout of lots and streets and location of greenway land, where applicable, shall be made in order to protect visual resources as identified on the Visual Resources Map in the Township Open Space and Recreation Plan and on the site analysis plan required as part of the plan submission by Chapter 315, Subdivision and Land Development, of the Township's Code.
A.
Lots shall be laid out, adhering to the guidelines contained herein to the greatest extent possible, to achieve the following objectives (listed in order of priority, recognizing that some may conflict with others on any given site):
(1)
On the most suitable soils for subsurface wastewater disposal systems where individual on-lot systems are to be used;
(2)
On the least fertile soils for agricultural uses (soils other than Class I and II) and in a manner which maximizes the usable area remaining for such agricultural use;
(3)
Within any woodland contained on the parcel (insofar as the maximum amount of clearing is limited to the house site and any paved areas), or along the far edges of the open fields adjacent to any woodland; and
(4)
Existing structures shall be subject to an architectural and structural review to determine the feasibility of converting or reusing the structures within the design of the proposed development.
B.
Through the use of narrative text and visual aids, including but not limited to photographs and architectural renderings, the applicant shall demonstrate the ability to comply with the following visual characteristics when viewed from adjacent preexisting streets as identified on the Visual Resources Map in the Township Open Space and Recreation Plan:
(1)
Structures shall be grouped or clustered so that they are viewed as singular objects in the context of an overall landscape;
(2)
Structures located near preexisting public streets shall address or face the street where practical, unless another orientation is more desirable due to topographic features, solar access, or visual resources;
(3)
Building placement shall appear to be irregular, with varying setbacks and spacing;
(4)
Prominent aspects of the historical landscape, such as ridgelines, stone walls, large trees, tree masses, historic structures, and other significant visual resources, shall be maintained;
(5)
Newly introduced landscape elements, including streets, structures, fences and landscaping, shall be placed so as not to conflict or contradict the topography or lay of the land and shall minimize the prominence of new features;
(6)
Placement of newly introduced elements identified above shall avoid prominent ridgelines and vista points located on the site; and
(7)
Proposed structures shall consider the following architectural considerations based on the historical context of surrounding structures to comply with the above requirements for visual resource protection:
(8)
Newly introduced elements within visually significant landscapes shall be screened in accordance with § 390-139B of this chapter.
(9)
New buildings and structures shall be set back a minimum of 50 feet from the crest of any ridge area, as depicted on the Visual Resources Map of the Township Open Space and Recreation Plan, unless vegetation or other natural features exist to visually screen the proposed building or structure. Such vegetation or other natural features shall not be removed or destroyed.