[Added 10-5-2023 by Ord. No. 2023-04]
[1]
Editor’s Note: Former Article XII, FP Flood Plain District, as amended, was repealed 11-16-2017 by Ord. No. 2017-08. See now Ch. 89, Flood Damage Prevention.
The General Commercial Overlay District is established to provide additional opportunities for a broad mix of retail and service commercial uses without reducing the function of the underlying base zoning districts. In addition to the purpose and the community development objectives stated in the preamble to this chapter (§§ 200-2 and 200-3), the purposes of this article are to:
A. 
Recognize a need to provide for a variety of uses which will be an asset to the West Brandywine community, both from the standpoint of local service and in terms of diversification of the local tax base;
B. 
Accommodate larger-scale uses in locations which can be feasibly served by public water and sewer systems, and with convenient access to the arterial street of the Township;
C. 
Allow existing businesses to grow and new businesses to establish, consistent with chapter standards;
D. 
Assure that nonresidential activities will be conducted in a manner which respects the surrounding residents and landowners; and
E. 
Establish transitional provisions that create flexibility within existing zoning and planning scheme to promote commercial development opportunities along the Horseshoe Pike (S.R. 322) corridor without unduly disturbing the underlying base zoning districts.
The General Commercial Overlay District is an overlay district to be applied to the specifically mapped base zoning districts, as defined by the approved West Brandywine Township Zoning Map.[1]
[1]
Editor's Note: The Zoning Map is on file in the Township offices.
[Amended 8-7-2025 by Ord. No. 2025-04]
A. 
Permitted uses. The following uses are permitted by right within the General Commercial Overlay District:
(1) 
Retail stores, including grocery, involving the sale of goods or services to the general public, excluding drive-through services, automobile service stations, or fuel-dispensing stations.
(2) 
Restaurant, excluding those with drive-through service.
(3) 
Tavern.
(4) 
Personal service establishments.
(5) 
Business, professional, medical, dental, or government office building, including medical clinics, and multiple offices if contained in a single building.
(6) 
Financial service establishment, including bank, brokerage, and savings and loan institution, with walk-up ATMs, but excluding drive-through services.
(7) 
Live-work units and upper level apartments, as a secondary use to any principal use permitted herein.
(8) 
Recreational use, indoor.
(9) 
Funeral home, including crematorium as an accessory use associated with the operation of the funeral home.
(10) 
Veterinary office or clinic, or animal hospital.
(11) 
Auto service or repair garage facility.
(12) 
Sale or rental of automobiles and other vehicles.
(13) 
Hotel or motel.
(14) 
Adult or child day-care facility.
B. 
Permitted special exception. The following uses may be permitted by the Zoning Hearing Board as a special exception in accordance with the provisions set forth in § 200-146 of the Zoning Ordinance. Special exception uses shall be compatible with the surrounding neighborhood and shall not be detrimental to public health, safety, or welfare:
(1) 
Outdoor farmers' market.
C. 
Conditional uses. The following uses may be permitted when approved by the Board of Supervisors as a conditional use in accordance with Article XXI of the Zoning Ordinance:
(1) 
Planned commercial development consisting of any combination of two or more principal uses permitted by right in § 200-55A on a single lot or tract, and including shopping center, live-work units, commercial or office uses with apartment dwellings, but excluding mobile home park. Planned commercial development shall be subject to the special provisions of § 200-58, in addition to all other applicable standards and regulations contained in the Zoning Ordinance.
(2) 
Planned commercial/institutional development in accordance with the special provisions of § 200-46.1.
(3) 
Auto service station, fuel-dispensing facility.
(4) 
Car wash facility.
(5) 
Food stand or restaurant with drive-through service, in accordance with the general standards of Article XIV, § 200-100.4.
(6) 
Convenience store.
(7) 
Drive-thru services when proposed as part of a pharmacy or financial institution, in accordance with the general standards of Article XIV, § 200-100.4.
(8) 
Miniature golf courses; chip-and-putt course.
(9) 
Outdoor commercial recreation facilities, including tennis courts, skateboard parks, swimming pools, go-cart track, rock climbing and similar operations.
(10) 
Event space, provided that the maximum number of attendees for any outdoor events may be set as a condition of approval, based on the size, configuration, or other limitations of the property or other property-specific concerns related to noise, traffic, or other matters affecting public health, safety, and welfare.
(11) 
Senior independent living facility.
[Amended 4-3-2025 by Ord. No. 2025-02]
All uses permitted in this district shall comply with the following requirements:
A. 
Area and bulk regulations for any single principal use, not part of a planned commercial development.
(1) 
Minimum lot area: one acre.
(2) 
Minimum lot width at street line: 100 feet.
(3) 
Minimum lot width at building line: 150 feet.
(4) 
Minimum front yard:
(a) 
Fifty feet, measured from the ultimate right-of-way of PA Route 322, where applicable;
(b) 
Thirty feet, measured from the ultimate right-of-way of any other public road, where applicable.
(5) 
Minimum side yard (each): 20 feet, except where abutting a district boundary.
(6) 
Minimum side yard (each) where abutting a district boundary: 40 feet.
(7) 
Minimum rear yard: 40 feet.
(8) 
Maximum lot coverage: 50%.
(9) 
Maximum building height: 35 feet.
B. 
Area and bulk regulations for planned commercial development.
(1) 
Minimum tract size.
(a) 
Tract: five acres; provided, however, that the minimum tract size for any tract with frontage on two or more public streets shall be three acres.
(b) 
Individual lots when created as part of a planned commercial development: 10,000 square feet.
(2) 
Minimum tract width at street line.
(a) 
Two hundred feet.
(3) 
Minimum lot width at building line.
(a) 
Tract: 150 feet.
(b) 
Individual lots when created as part of a planned commercial development: 50 feet.
(4) 
Minimum setback from ultimate right-of-way of PA Route 322: 80 feet.
(5) 
Minimum setback from ultimate right-of-way of any other public road: 50 feet.
(6) 
Minimum building setbacks from outside curb or edge of cartway of any internal roadway, provided that emergency access is not hindered: 10 feet.
(7) 
Minimum setback from any adjacent property boundary (as existed prior to subdivision of planned commercial development, if any): 30 feet.
(8) 
Maximum impervious lot coverage: 60%.
(9) 
Maximum building height for all uses: 35 feet.
[Amended 8-7-2025 by Ord. No. 2025-04]
The following design standards under Article XV of the Zoning Ordinance shall apply to all development and land uses, and no use under the General Commercial Overlay District shall be approved unless the applicant demonstrates compliance with the following requirements:
A. 
Prohibited uses. Section 200-92 shall apply.
B. 
Conservation of woodlands and riparian buffers: § 200-100.
C. 
Required off-street parking requirements: § 200-101.
D. 
The parking lot standards of § 200-102 shall apply.
E. 
Visibility at intersections: § 200-103.
F. 
The access and traffic control standards of § 200-104 shall apply. Access lanes shall be paved. In addition, the following requirements shall be met:
(1) 
Vehicular access within the General Commercial Overlay District shall be designed to limit the number of new access points to public roads and to limit potential for turning movement conflict.
(2) 
Direct access to an arterial street shall be limited to no more than one point of ingress or egress for every 300 linear feet of roadway on any lot, tract, or parcel. Direct access to a collector street shall be limited to no more than one point of ingress or egress for every 150 linear feet of roadway on any lot, tract, or parcel.
(3) 
Any parcel with frontage on more than one arterial or collector street or highway may provide for access to each of such streets or highways. Access to adjoining parcels with frontage along arterial and collector streets and highways shall be combined so as to limit potential turning movement and pedestrian movement conflicts, unless determined by the Board of Supervisors to be an unreasonable requirement.
G. 
Interior circulation standards: § 200-105.
H. 
Off-street loading standards: § 200-106.
I. 
Landscaping standards: § 200-107.[1]
[1]
Editor's Note: Said section was repealed 1-21-2021 by Ord. No. 2021-01.
J. 
Screening and buffering standards: § 200-108.
K. 
Storage standards: § 200-109.
L. 
Lighting standards: § 200-110.
M. 
Performance standards: § 200-111.
N. 
Pipeline setback standards: § 200-112.
O. 
Signage provisions: see Article XVII.
In addition to the design standards of § 200-57, as applicable, the following provisions shall apply to planned commercial development, where approved by the Board of Supervisors as a conditional use:
A. 
As part of the conditional use application prepared in accordance with § 200-174 of the Zoning Ordinance, the applicant shall submit a plan for the overall design and improvement of the planned development which links access, buildings, structures, and open areas in a comprehensive manner. The development plan shall also identify specific ownership and maintenance responsibilities of the lot or tract, including buildings, structures, access, and parking areas, landscaped open space, and other improvements.
B. 
Any conditional use application for planned commercial development shall be accompanied by submission of architectural drawings and/or plans of sufficient detail to illustrate the character of the intended exterior design of all structures, including:
(1) 
Massing, scale, proportion, roofline, relationship among facade elements.
(2) 
Relationship to the streetscape.
C. 
A plan shall be provided at the time of conditional use application, which shall demonstrate compliance with the screening and buffering requirements of § 200-108 of the Zoning Ordinance.
D. 
Conditional use approval shall be contingent upon agreement by the applicant or applicants that the tract shall be developed under single direction in accordance with the terms of approval granted by the Board of Supervisors.
E. 
The following uses shall only be permitted as accessory to any planned office or planned commercial development: child day-care facility; restaurant for use by employees or guests of the principal use; and recreational uses designed for use for employees of the principal use.
F. 
The combined uses, buildings, structures and other improvements shall comply with the bulk regulations under § 200-56B above.
G. 
Curbs and sidewalks shall be provided along all public rights-of-way. Sidewalks abutting a public right-of-way shall be coordinated with the internal pedestrian circulation system which allows for safe and convenient movement of pedestrians. Sidewalk and trail improvements shall reflect their continuation through any adjoining neighborhood, tract, or parcel.
H. 
Parking needs shall be independently calculated for each use in accordance with Article XV of the Zoning Ordinance. Parking facilities may be designed as a common parking lot, provided that the required number of parking spaces are provided for each use. As a condition of approval, the Board of Supervisors may reduce collective parking requirements, provided that the applicant demonstrates to the satisfaction of the Board that the intended uses and parking lot design promote shared parking.
I. 
No parking or loading facilities, excluding sidewalks and paths, and necessary access ways to a public street, shall be located closer than 25 feet from any lot line, and less than 10 feet from any street line.
J. 
To the extent that parking areas are visible from public streets, visual impacts shall be mitigated through introduction of landscape screening, architectural block walls, landscaping combined with pedestrian paving materials, or other design means acceptable to the Township.
K. 
Where any individual commercial building facade is visible from any public right-of-way and exceeds 40 feet in length, there shall be both a clear dimensional differentiation of roofline, and an offset in facade of at least five feet to create effective facades that are no longer than 40 feet. Street trees with tree wells, or other streetscape and pedestrian amenities, shall be used to balance facade offsets. The Township may allow a commercial building with a facade longer than 40 feet if the proposed design emulates characteristic historical building forms such as barns, stables, churches, meeting houses, or other public buildings. Building arrangements which rely on repeated use of the same long facade element shall not be approved. Where an individual commercial building facade exceeds 40 feet in length, the building design or use layout shall limit the length of the streetscape frontage occupied by any one use to the greatest extent practicable by providing for inviting, interior accessory or independent business uses with the streetscape-fronting portion of the building (e.g., the cafe and/or floral operations within a grocery store, or a small, independent service or retail use). In all cases, blank walls, facades, and windows shall be kept to a minimum.
L. 
Signs. See the provisions of Article XVII.
M. 
The application shall be accompanied by a working plan for the cleanup and disposal of litter, and trash receptacles shall be provided outside any establishment with take-out service or convenience shopping.
N. 
Establishments storing outdoor shopping carts or having other outdoor storage shall provide defined areas on the site for storage which shall be clearly marked and defined for storage. Other than shopping carts, no permanent storage of merchandise, articles or equipment shall be permitted outside a building, unless screened in accordance with § 200-108.