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Commission reviews conservation‑design/open‑space model; considers 10‑acre trigger and density bonuses
Summary
Planning staff presented a Chester County model conservation‑design ordinance and asked commissioners to weigh qualifying‑acreage thresholds (staff proposed 10 acres), whether to include stormwater basins in open‑space calculations and whether conservation design should be permitted by right or by conditional use.
At the July 22 meeting planning staff introduced a model ordinance for conservation‑design (flexible development) drawn from Chester County examples and asked the commission for policy direction.
Miss Carter explained that conservation‑design provisions cover purpose, qualifying conditions, permitted uses, open‑space calculation and dimensional standards. She said the planning staff considered a 10‑acre trigger as a starting point but noted the trigger should reflect local lot sizes and community goals: "If you're the township that we have a lot of 30‑plus acres, so 30 plus acres might be a starting point," she said, later adding that smaller tracts could be combined when appropriate.
Commission discussion focused on whether conservation design should encourage mixed housing types (townhomes, twins, single‑family) to improve housing variety and achieve open‑space goals; staff noted density bonuses are commonly used to incentivize greater preserved open space. The commission considered whether stormwater basins, wetlands or steep slopes should count toward required open space or be excluded from that calculation.
Miss Carter said the flexible‑development approach requires clarity about the policy goal (preserve rural character versus encourage denser, mixed housing) because that decision drives qualifying acreage, permitted uses and whether the tool is allowed by right or via conditional use.
Next steps: staff asked commissioners to review the model documents (including East Vincent and Chester County examples) and return suggestions on qualifying conditions, permitted uses, and open‑space calculations so staff can assemble a draft ordinance aligned with the township's comprehensive‑plan goals.
