The Woodbine Overlay District is intended to provide for the
orderly development of business and commercial uses along with a transition
from lower density land uses to existing commercial uses in the Borough
through flexibility and variety in housing types, including complementary
higher density residential uses.
The Woodbine Overlay District shall be deemed an overlay district on the otherwise applicable zoning districts as delineated on the Downingtown Borough Zoning Map. The uses set forth in §
287-69.32A(1) through
(8) shall be permitted only in the area designated as Commercial Subdistrict of the Woodbine Overlay District as depicted on the Zoning Map. The uses set forth in §
287-69.32A(9) through
(16) shall be permitted in both the Commercial Subdistrict of the Woodbine Overlay District and the remainder of the Woodbine Overlay District.
The following design guidelines of this chapter shall, as applicable,
govern all uses within the Woodbine Overlay District:
A. Signs: as required by Article
XIX for the C-3 District shall apply to all uses in the Commercial Subdistrict. Residential uses, including apartment dwellings, shall comply with the signage requirements of Article
XIX applicable to residential districts.
B. Parking: in accordance with Article
XVIII except as follows:
(1)
For apartments/condominiums, 1.75 off-street parking spaces
for each dwelling unit shall be provided.
(2)
For medical or dental offices, 1.5 off-street parking spaces
per 250 square feet of gross floor area, including associated storage
areas for files, equipment or medical supplies shall be provided.
C. The design guidelines for the Woodbine Overlay District shall be in accordance with Article
VI, §
256-56.2, of Chapter
256, Subdivision of Land, of the Code of the Borough of Downingtown, and for purposes of the Woodbine Overlay District shall be considered requirements of Chapter
256, Subdivision of Land, of the Code of the Borough of Downingtown, and not requirements of this chapter.
Applications for development within the Woodbine Overlay District
shall include mandatory submission of a Master Plan and accompanying
support data for the affected tract, or any portion thereof, then
proposed for development. Information submitted shall include:
A. Master Plan. The Master Plan shall be drawn at the scale required for the submission of a preliminary plan by Chapter
256, Subdivision of Land, of the Code of the Borough of Downingtown. In addition, the submission shall contain, in plan and textual format, the following:
(1)
The location and type of land use proposed within the tract
and the total building area being proposed, represented by total square
footage of buildings and approximate location of residential units.
(2)
The general vehicular and nonvehicular circulation pattern for
the entire tract, including points of access to the tract and the
location, dimensions, and right-of-way of the major road networks
that will service the tract.
(3)
The source of and general methods by which public water service
and public sewer service shall be supplied and provided to the development.
(4)
A chart or other tabulation demonstrating compliance with the
applicable development guidelines of the Woodbine Overlay District.
B. Accompanying data. The following documentation shall accompany the
plan and be made part of the application:
(1)
Traffic study meeting the requirements of §
256-39 of the Code of the Borough of Downingtown.
(2)
Conceptual renderings depicting potential building facades.
(3)
A narrative generally describing proposed covenants and restrictions
for the property proposed for development.
(4)
A narrative description of existing zoning and land uses on
and adjacent to the tract.
(5)
A narrative description of the tract's natural and man-made
features and any restrictions created thereby.
The following procedure shall apply to the review of applications
for development in the Woodbine Overlay District:
A. Master Plan. The Master Plan shall be submitted to the Borough, reviewed
by the Borough Planning Commission, and referred to Borough Council
for a decision thereon;
(1)
Borough Council may:
(a)
Grant approval of the Master Plan as submitted.
(b)
Grant approval of the Master Plan subject to specified conditions
not included in the plan as submitted.
(c)
Deny approval of the Master Plan with citation to the statute
or ordinance relied upon to deny the Master Plan.
(2)
Review and decisions on the Master Plan shall be in the time
and manner prescribed by Section 508 of the Pennsylvania Municipalities
Planning Code, 53 P.S. § 10508, for preliminary and final
applications, except that the ninety-day period referenced within
which a decision must be rendered shall be extended to 120 days.
(3)
From the time an application for Master Plan approval is filed,
and while such application is pending approval or disapproval, no
change or amendment of the zoning, subdivision, or other governing
ordinance shall affect the decision on such application adversely
to the applicant, and the applicant shall be entitled to a decision
in accordance with the provisions of the governing ordinances or plans
as they stood at the time the application was filed. In addition,
when a Master Plan has been approved, the applicant shall be entitled
to preliminary approval in accordance with the terms of the Master
Plan approval.
B. Vested right to proceed following Master Plan approval. The applicant or any successor to the applicant for all or any portion of the development plan shall have a vested right to proceed according to the approved Master Plan, and no subsequent change or amendment to this chapter or to Chapter
256, Subdivision of Land, of the Code of the Borough of Downingtown, nor to any other governing ordinance, regulation, or plan shall be applied to affect adversely the right of the applicant or any successor to commence and complete any aspect of the approved Master Plan for a period of 10 years from the date of approval of the Master Plan.
C. Preliminary and final plans. Following approval of the Master Plan by Borough Council, the applicant shall be required to submit both preliminary and final subdivision and land development plans (or at the applicant's option, a combined preliminary/final subdivision and land development plan of the tract, or portion thereof, intended for development) to the Borough pursuant to Chapter
256, Subdivision of Land, of the Code of the Borough of Downingtown, and the Pennsylvania Municipalities Planning Code.