Ridge Road Elverson, PA

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1 2578 Ridge Road Elverson, PA Partnership. Performance. PERFECT OPPORTUNITY FOR COMMERCIAL OWNER OCCUPIER > 8.26 acre development site in Warwick Township > VPD > Zoning: R2/B2 - Residential/Business > Sale price: $475,000 > Less than ten minutes from PA Turnpike and Route 100 Scott Williams, Principal D C

2 LOCATION MAP

3 Zoning: ARTICLE 6 - R-2, RESIDENTIAL DISTRICT SECTION PURPOSE A. The R-2 District is designed primarily to: 1. Implement the provisions of the Pennsylvania Municipalities Planning Code, especially: a. Section 603.(b)(5) relating to the Protection and preservation of natural and historic resources and prime agricultural land and activities. b. Section 603.(c)(7) relating to the Provisions to promote and preserve prime agricultural land, environmentally sensitive areas and areas of historic significance. c. Section 603.(g)(1) relating to the fact that Zoning ordinances shall protect prime agricultural land and may promote the establishment of agricultural security areas. d. Section 603.(g)(2) relating to the fact that Zoning ordinances shall provide for protection of natural and historic features and resources. e. Section 604.(3) in order to preserve prime agriculture and farmland considering topography, soil type and classification, and present use. f. Section 605.(2)(vii) whereby additional Classifications may be made within any district for the regulation, restriction or prohibition of uses and structures at along or near flood plain areas, agricultural areas, and other places having a special character or use affecting and affected by their surroundings. g. Section 604.(1) relating to the preservation of the natural, scenic and historic values in the environment 2. Implement the findings and recommendations of the Warwick Township Open Space, Recreation, and Environmental Resources Plan, adopted October 14, Implement the findings and recommendations of the Warwick Township Comprehensive Plan Update, adopted November 1, 1993, and the Warwick Township Comprehensive Plan Addendum, adopted December 2, Encourage Open Space Development, whereby natural and historic resources, prime farmland soils, and other environmental amenities are conserved. 5. Discourage Conventional Lot Development, whereby lots consume and degrade the landscape. SECTION USE REGULATIONS A building may be erected, altered or used, and land may be used or occupied, subject to the provisions of Article 15, 16, 24 and 25 for any one (1) of the following uses and no other: A. Permitted Principal Uses 1. Single-family detached dwellings involving Open Space Development in accordance with Section Open space for recreation, historic interpretation, and conservation purposes, subject to Article Single-family detached dwellings subject to the provisions of Section 603.A. 4. Open Space Development in accordance with Section Village/Hamlet development in accordance with Article Governmental use for recreation, historic interpretation and conservation purposes.

4 B. Permitted Accessory Uses 1. Accessory uses on the same lot and customarily incidental to the principal residential uses permitted in Section 601.A., subject to the provisions of Section The keeping of no more than one (1) horse, or one (1) pony for recreational purposes or for pleasure on lots of two (2) acres in size, subject to the provisions of Section 1911 provided that, no more than one (1) additional horse, or one (1) additional pony, is kept for each additional acre in excess of two (2) acres. 3. Parking in accordance with Article Signs in accordance with Article No-impact home-based business. C. Uses by Special Exception 1. Cultural, religious or charitable use. 2. Private and public educational institution. 3. Quarters for guests and for servants on lots of ten(10) acres or greater in accordance with Section 1908.B Home occupation and home professional office in accordance with Article Bed and Breakfast Inn, in accordance with Article 19. SECTION HEIGHT REGULATIONS The maximum height of dwellings and other structures erected, enlarged or used shall be thirty-five (35) feet, except as provided in Section SECTION AREA AND BULK REGULATIONS A. Residential Uses Involving Conventional Lot Development 1. Minimum Lot Area - four (4) acres. For minor subdivisions in accordance with Section 301.A.2(a) of the subdivision and Land Development Ordinance, the minimum lot area shall be two (2) acres. 2. All of the other bulk regulations for a conventional lot as set forth in Section 403.B. shall apply. B. Uses by Special Exception 1. Except as provided under Section 603.B.2., the area and bulk regulations for uses by special exception shall be established after analyzing the particular use which is proposed. In determining such regulations, the following shall be considered: a. The nature of the use and related activities conducted therewith, and in particular, the space needs or requirements of such uses and activities. b. The area and bulk regulations set forth within this Ordinance for any uses or activities which are similar to those which are proposed. However, in no case shall the minimum area and dimensional requirements be less than those as set forth in Section 603.A. c. The area required for off-street parking for the proposed uses or activities. 2. Cultural, Religious, Charitable and Educational Uses a. Minimum Lot Area - 5 acres b. Minimum Lot Width at Building Line feet

5 c. Minimum Lot Width at Street Line feet d. Maximum Total Impervious Surface Area - 35% e. Maximum Building Coverage - 15% f. Minimum Depth of each Front and Rear Yard feet. g. Minimum Width of Each Side Yard - 50 feet. SECTION OPEN SPACE DEVELOPMENT A. A landowner or developer is encouraged to conserve open space, provided the following criteria are met: 1. A minimum of forty (40) percent of the net lot area shall be designated as and devoted to open space, subject to the provisions of Article Designated open space shall be owned and maintained in accordance with the provisions of Section Within the development area, the applicant shall demonstrate that on-lot or community sewage disposal systems, and individual or community water supply systems can operate and function in a safe and efficient manner. In so doing, such systems shall operate and be maintained to serve the needs of the residents of the development area and safeguard adjoining neighborhood properties and residents. 4. The maximum number of dwelling units that may be permitted shall be determined on the basis of one (1) dwelling unit for every 87,120 square feet of net lot area. B. When the Open Space Development is proposed, subject to the feasibility of proposals for water supply and sewage disposal, the area and bulk regulations for single-family detached dwellings shall be as follows: 1. Minimum Lot Area - 30,000 square feet. 2. Minimum Lot Width at the Building Line- one hundred(100) feet. 3. Minimum Lot Depth - one hundred fifty (150) feet. 4. Minimum Lot Width at the Street Line - fifty (50) feet. 5. Maximum Impervious Surface Coverage - thirty (30) percent. 6. Maximum Building Coverage - twenty(20) percent. 7. Minimum Depth of Front Yard - twenty-five (25) feet. 8. Minimum Depth of Rear Yard - forty (40) feet. 9. Minimum Aggregate Side Yards - forty-five (45) feet. 10. Minimum Width of Each Individual Side Yard - fifteen(15) feet. ARTICLE 11 - B-2, Planned Business District SECTION PURPOSE The B-2 District is designed primarily for commercial development with a view toward: serving the shopping or service needs of the public, and providing additional local and regional services with facilities for offices; and, establishing regulations to help ensure compatibility between uses within the district and with adjacent uses and properties. SECTION USE REGULATIONS

6 A building or combination of buildings may be erected, altered or used, and land may be used or occupied, subject to the provisions of Article 15 and Article 16, for any of the following uses and no other: A. Permitted Principal Uses. 1. Planned Business development where common elements are planned, designed, developed, built and maintained in a uniform and unified manner subject to Section 1103 with one or more of the following uses: a. Offices; Bank, including drive-in bank. b. Hotel, Motel. c. Indoor theatre. d. Garden Center. e. Restaurant and fast-food restaurant. f. Health club and fitness club. g. All permitted principal uses set forth in Article 10, Section 1001.A., pertaining to the B-1, Business District. h. Multiple tenant occupancy, as related to the uses above, shall be permitted on a single lot of the minimum acreage as set forth in Section 1103.A, subject to all other area and bulk regulations of Section i. All uses set forth in Section 601. B. Permitted Accessory Uses 1. Accessory uses on the same lot and customarily incidental to the principal uses permitted in Section 1101.A. 2. Sidewalk sale, provided that such sale shall not take place more than four (4) times per year for a period not to exceed four (4) days per sale. 3. Parking in accordance with Article Signs in accordance with Article 18. C. Conditional Use 1. New automobile sales and service for cars, vans, trucks, boats and recreational vehicles with used automotive sales and service accessory to and on the same lot as new automotive sales agency. SECTION HEIGHT REGULATIONS The maximum height of buildings or other structures erected, enlarged or used in this district shall be thirty-five (35) feet, except as provided in Section SECTION AREA AND BULK REGULATIONS Except for R-2 uses which are governed by Sections 603 and 604, the following shall apply: A. Lot Area - The minimum lot area shall be one hundred sixty thousand (160,000) square feet and the maximum lot area shall be three hundred fifty thousand (350,000) square feet. B. Minimum Lot Width at the Street Line - three hundred (300) feet.

7 C. Minimum Lot Depth - three (300) hundred feet. D. Minimum Lot Width at the Building Line - one hundred fifty(150) feet. E. Maximum Impervious Surface Coverage - fifty (50) percent. F. Maximum Building Coverage - thirty (30) percent. G. Minimum Depth of Front Yard - one hundred twenty-five (125) feet. H. Minimum Depth of Rear Yard - one hundred (100) feet. I. Minimum Aggregate Width of Side Yards - one hundred sixty(160) feet. J. Minimum Width of Each Individual Side Yard - seventy-five(75) feet. SECTION SCREENING AND LANDSCAPING REQUIREMENTS In addition to the provisions of Section 1706 and Section 1917, the following shall apply: A. Wherever a lot abuts a residential district, screen planting shall be provided of sufficient height and density to constitute a continuous visual buffer at least ten (10) feet in width. If natural vegetation already exists, it may be retained and utilized to partially satisfy this requirement. B. If fencing is employed, the effective height of the continuous visual buffer shall be no less than six (6) feet, subject to the provisions of Section C. A landscaped planting strip at least twenty (20) feet in width shall be provided along the street lines of all streets and driveways within a planned business development. D. All required screening and landscaping shall be shown on a preliminary and final landscaping plan which shall be submitted to and approved by the Board of Supervisors. SECTION APPROVAL PROCEDURE A. Development pursuant to this Article shall be considered to be a land development and shall be subject to the regulations of the Warwick Township Subdivision and Land Development Ordinance, as amended. Proposed amendments to an approved plan shall be acted upon in the same manner as the original plan. B. Whenever development is by stages, plans for each successive stage shall require preliminary and final plan review pursuant to the Warwick Township Subdivision and Land Development Ordinance, as amended, and shall comply with the original plan and Developer s Agreement. C. Completion and maintenance of improvements: 1. All improvements within a particular stage shall be completed contemporaneously with the completion of the construction of the buildings in such stage, together with all site improvements essential to the function of the improvements in the said stage. 2. Provisions for the completion and maintenance of all private streets, parking lots, sidewalks, curbs, street trees, storm sewers, sanitary sewers and all other improvements pursuant to the approved plan in forms satisfactory to the Township shall be a condition precedent to approval by the Township. 3. Within ninety (90) days of the completion of any stage or phase of development, as As Built plan of the buildings, structures and other improvements, related to the stage or phase, shall be submitted to the Township. Such plan shall be prepared at a scale of 1 inch equals 50 feet. D. To insure that the development will continue in a unified and harmonious manner, the Applicant shall submit to the Board of Supervisors for approval plan or plans at all stages and phases with a view toward the compatibil-

8 ity of the character of buildings, signs, lighting and other site structures and improvements. SECTION SPECIFIC DESIGN AND DEVELOPMENT REQUIREMENTS In addition to all other applicable provisions of the Warwick Township Zoning Ordinance and Subdivision & Land Development Ordinance, the following specific design and development requirements shall be met for any and all development in the Planned Business District. In the event of any conflict, the most stringent regulation shall apply: A. The Applicant shall prepare a coordinated plan of the development for the lot. This coordinated plan shall be in accordance with the provisions set forth in this Section and all other regulations and ordinances and shall contain the following elements: 1. A plan for land use including the distribution of the various permitted uses, and circulation. 2. A plan for traffic and circulation within the lot, with estimates of traffic flows, turning movements and capacity, including connections to the existing road network. Such a plan shall include related appurtenant structures such as curbs, crosswalks, traffic signals, driveways and the like. 3. A Landscape Plan including street trees, buffer planting strips and other required landscaping. 4. A plan for sewage disposal, water supply, erosion and sedimentation control, storm water management, solid waste disposal, electrical and power supply, fire protection, and any other common elements. 5. An overall plan for street lighting of the major circulation elements. 6. An overall plan for any other common elements such as: benches, trash receptacles, bus stops, signs, parking and line stripping, fencing, storage areas, refuse collection areas, and the like. 7. A plan or plans depicting basic site data, such as topography, soils, steep and very steep slopes, flood hazard and flood fringe and flood prone areas, woodland resources, surface water resources and other related features. 8. An illustrative site plan depicting all buildings, parking, plantings, signs and other proposed improvements. B. Ownership 1. Any tract of land proposed for development shall be in one (1) ownership and shall be operated under unified control and management. In the event of multiple businesses, each individual business shall enter into a written agreement with the owner to ensure that all development and management will be in accordance with a single plan with common authority and common responsibility. 2. In order to insure that the common elements shall be properly maintained, the developer shall provide the Township with a description of a property owner organization, including by-laws and method for maintaining common elements which shall be acceptable to the Township. Said organization is to be organized by the landowner or developer and operated with financial subsidization by the landowner or developer, if necessary, before the lease of any property within the development. Membership in the organization shall be mandatory for all tenants. Members of the organization shall be responsible for maintenance of and insurance and taxes on all common elements and shall share equitably the cost of said maintenance in accordance with procedures established by them. In the event a member fails to pay his pro rata share, then a lien against an individual leasehold may be made in accordance with provisions for the same in the by-laws of the organization. 3. In the event that the organization established to own and maintain the common elements or any suc-

9 cessor organization shall at any time after designation fail to maintain the common elements in reasonable order and condition in accordance with any and all approved plans, the Township may serve written notice upon such organization or upon the owner, setting forth the manner in which the organization has failed to maintain the common elements in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be cured within thirty (30) days thereof, and shall state the date and place of a hearing thereon which shall be held within fourteen (14) days of the notice. a. At such hearing the Township may modify the terms of the original notice as to the deficiencies and may give an extension of the time within which they shall be cured. If the deficiencies set forth in the original notice or in the modifications thereof shall not be cured within said thirty (30) days or any extension thereof, the Township, in order to preserve the taxable values of the properties and to prevent the common elements from becoming a public nuisance, may enter upon said common elements and maintain the same for a period of one (1) year, at the expense of the organization. The cost of any such maintenance shall be borne by the owner and tenants within the development from which the common elements was derived. Said entry and maintenance shall not vest in the common elements except when the same is voluntarily dedicated to the public by the owners. b. Before the expiration of said year, the Township may upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the common elements, call a public hearing upon notice to such organization, or to the owner of the project, to show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year. If the Township shall determine that such organization is ready and able to maintain said common elements in reasonable condition, the Township shall cease to maintain said common elements at the end of said year. If the Township shall determine such organization is not ready and able to maintain said common elements in reasonable condition, the Township may, in its discretion, continue to maintain said common elements during the next succeeding year and subject to a similar hearing and determination in each year thereafter. The decision of the Township in any such case shall constitute a full administrative decision subject to judicial review at the expense of the property owners organization or association. c. The cost of such maintenance by the Township shall be assessed ratably against the properties within the project that have a right of enjoyment of the common elements and shall become a municipal lien on said properties. The Township, at the time of entering upon said common elements for the purpose of maintenance, shall file a notice of such lien in the Office of the Prothonotary of Chester County, upon the properties affected. C. General Design Guidelines 1. All utility lines servicing any planned business use shall be placed underground. 2. All materials, including trash, supplies, rubbish, refuse, and the like, shall be stored either inside the building or in specially constructed buildings or screened enclosures. They shall not be handled so as to give rise to smoke, odor or litter. 3. The development shall consist of a harmonious selection of uses and groupings of buildings, service and parking areas, circulation and open spaces, planned and designed as an integrated unit, in such a manner as to constitute a safe, efficient and convenient Planned Business development. D. Lighting 1. All streets, off-street parking areas, and areas of intensive pedestrian use shall be adequately lighted. All such lighting shall be designed and located so as to direct light away from any adjoining residential development and areas zoned for residential development.

10 2. Appropriate lighting fixtures shall be provided for walkways, sitting areas, bus stops and the like, and to identify steps, ramps and directional signs. Such lighting shall be designed, located and shielded so as to direct light away from any adjoining residential development and areas zoned for residential development. E. Circulation and Traffic 1. The overall layout of planned business facilities shall reflect a hierarchy of streets and service roads in order to develop a major through road system from various ingress/ egress points along Ridge Road - Route 23, internal streets and/or drives and aisles within parking areas. Such a system of streets shall be designed, built and maintained to provide for safe and convenient traffic flow. 2. Traffic signals and signs, acceleration and deceleration lanes, and traffic islands, curbing, striping and the like shall be designed, built and maintained in accordance with the requirements of the Pennsylvania Department of Transportation, the Township Engineer, and the Warwick Township Subdivision and Land Development Ordinance. 3. Vehicular circulation systems shall be designed, built and maintained to minimize any conflict with pedestrian circulation. All cross-walks shall be located and striped to promote safe and convenient crossings of streets and access drives. 4. No more than one (1) access to a major frontage street (Route 23 or 345) shall be permitted for every five hundred (500) feet of frontage. 5. All requirements for traffic controls set forth in Section 1913.H. shall apply, as well as regulations for highway frontage development in Section F. Off-Street Parking and Loading 1. All off-street parking and loading standards in Article 17 and in the Warwick Township Subdivision and Land Development Ordinance shall apply. 2. Any establishments which furnish carts or mobile baskets as an adjunct to shopping, shall provide designated areas within off-street parking areas for storage of such carts. 3. Adequate areas at each individual commercial building shall be provided for: loading and unloading of delivery trucks and other vehicles; servicing of (buildings) by refuse collection, fuel, fire and other service vehicles; automobile accessways; and pedestrian walks, all of which shall be constructed in accordance with Township standards. Loading areas shall be screened from view from any abutting public highways or defined parking area. No loading area shall be located closer than thirty-five (35) feet to a property line. 4. Loading areas shall not be located forward of the front building line, shall not be located in the public right-of-way or defined parking areas, and shall occupy a minimum space of not less than twelve (12) by fifty(50) feet by fourteen (14) feet high. The use of said loading areas should not block or interfere with the use of the buildings, accessory buildings or parking areas. G. Curbs and Sidewalks 1. All curbs and sidewalks shall be designed, built and maintained in accordance with the Design Standards in the Warwick Township Subdivision and Land Development Ordinance. 2. All curbs shall be designed to promote handicapped access through curb cuts and ramps. 3. Sidewalks shall be planned, designed, built and maintained to promote pedestrian circulation within any shopping center. All such sidewalks shall have a minimum aggregate width of eight (8) feet, and no individual sidewalk shall be less than four (4) feet in width. H. Landscaping and Screening Notwithstanding the provisions referenced in Section 1104, the following shall apply:

11 1. Any and all storage areas and/or refuse collection areas shall be fenced and landscaped. Such areas shall be located in areas of least visibility on the property. 2. All buildings shall be enhanced through the use of landscaping such as foundation plantings, planting beds or other landscaping erected for various functional and aesthetic purposes. 3. All areas of high visibility and pedestrian access shall be landscaped subject to the approval of the Township. I. Sewerage and Water Supply 1. In addition to the standards and provisions of the Warwick Township Subdivision and Land Development Ordinance, the following shall apply: a. An effective water supply system shall be constructed and operational at the time of occupancy of any permitted uses. b. An effective system of sewerage shall be constructed and operational at the time of occupancy of any permitted uses. J. Fire Protection In addition to the standards and provisions of the Warwick Township Subdivision and Land Development Ordinance, the following shall apply: 1. Fire protection measures and devices shall be provided and installed, as approved by the Fire Marshal for such items as: a. Fire lanes and/or no parking zones. b. Accessibility to the rear of all buildings. c. Early detection systems. avisonyoung.com 2017 Avison Young - Philadelphia LLC. All rights reserved. The information contained herein is believed to be true; it has not been verified and as such, cannot be warranted nor form any part of any future contract.

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