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.
(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.
[1]
Editor's Note: See 53 P.S. § 10605.
C.
In the VCR Village Center Residential District, the following regulations
shall apply.
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.
A.
The maximum permitted density shall be calculated on the basis of
adjusted tract acreage (ATA), according to the following standards:
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.
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:
(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.
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:
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.
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.
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.
(11)
Minimum setback from existing roads: 50 feet.
(13)
Minimum lot width: 40 feet.
(14)
Minimum average lot width: 50 feet.
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* All percentages shall be measured as a percentage of adjusted
tract acreage.
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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.
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.
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.
