The purpose of this article is to supplement, or supersede if expressly indicated herein, Article
III, with additional requirements applicable to specific uses regardless if these uses are permitted by right or special exception.
All land development plans shall be submitted in accordance
with Ordinance No. 2004-03, "Parks and Recreation Plan," and Ordinance
No. 2004-04, "The provision of land in certain subdivisions and land
developments for park and/or recreation purposes, and providing for
fees in lieu of such provision."
A. Age-qualified housing; purpose. The purpose of any age-qualified
housing development is to encourage the development of affordable
and market-rate housing for individuals aged 55 and over by allowing
for the greater variety of building types at a higher density than
would normally be allowed; by allowing greater flexibility in site
planning so as to promote the sound development of land which reduces
residents' burdens of property maintenance and which reduces demands
on municipal services; and to promote flexibility in land use planning
in order to improve site layouts, protect natural features and environmental
values and utilize land in harmony with neighboring properties.
(1) The standards, requirements and provisions of Subsection
A apply to age-qualified housing developments. Where these provisions conflict with those of the underlying zoning district, these standards shall supersede; otherwise, provisions of the underlying district shall apply. Minimum dimensional and parking regulations shall be as follows:
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Table 140-15-1
Age-Qualified Housing Area, Coverage and Dimensional Requirements
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Type
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Minimum Standard
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Minimum lot width:
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Residential:
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|
|
|
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Single-family detached lots
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45 feet
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|
|
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Single-family attached lots
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25 feet for interior units and 45 feet for end units
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|
|
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Lots for all other dwelling types
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30 feet
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Nonresidential lots
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25 feet
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Maximum impervious coverage
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50% of the base site area dedicated to age-qualified housing
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Maximum density
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10 dwelling units per acre
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Maximum building height
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40 feet in R-2 and MU-2
60 feet in MU-1 District
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Minimum setback for residential buildings:
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Front
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12 feet
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Side
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5 feet each (except end units of single-family attached/townhouse
dwellings shall have a minimum side yard of 7.5 feet)
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|
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Rear
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12 feet (except that such building setback for a lot with an
access alley at the rear shall have a setback of 6 feet)
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Minimum setback for nonresidential and mixed-use buildings
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|
|
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Front
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12 feet measured from the street curb
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Side
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10 feet between unattached buildings; 20 feet when abutting
residential units
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|
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Rear
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12 feet
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Minimum open space
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See Article III district requirements
|
(2) Other requirements.
(a)
All utilities serving the proposed development shall be public
centralized or community systems, and all utility lines shall be underground.
(b)
Open space design shall be in accordance with Subsection
B(9).
(c)
Streets or portions thereof that are proposed to be constructed
within an age-qualified housing development shall be privately owned
and maintained.
(d)
Parking requirements. For residential uses, 1.5 parking spaces
(including garage spaces) for each dwelling unit shall be provided.
The total number of parking spaces that are required to serve the
nonresidential uses of an age-qualified housing development shall
be a total of one parking space for each six dwelling units of such
development, unless:
[1]
A reduced number is deemed sufficient by the Board of Supervisors
as part of the approval of a land development plan; and
[2]
If required by the Board of Supervisors, land of sufficient
area to construct the number of spaces by which the required parking
was reduced is set aside for such parking spaces in the event that
the initially reduced number of spaces is deemed by the Board of Supervisors
to be insufficient to satisfy parking demands. Each such parking space
shall be conveniently located to the nonresidential use that is intended
to serve. If the age-qualified housing development is to be constructed
in phases, the total number of parking spaces required to serve all
nonresidential uses of the overall development also may be constructed
in phases, provided that:
[a] A sufficient number of parking spaces is installed
with each phase to serve the nonresidential uses of such phase and
any prior phases; and
[b] Upon completion of the final phase of such development,
the total number of parking spaces for nonresidential uses required
under this section is satisfied (as reduced by the Board of Supervisors,
if applicable).
(e)
The following uses shall be permitted as part of age-qualified housing developments and shall be subject to the dimensional requirements set forth in Subsection
A(1) above:
[1]
Residential dwelling types in accordance with the underlying
district and Table 140-15-1.
[2]
Recreational and cultural facilities for the sole use of the
residents of the age-qualified housing development and their guests,
including but not limited to clubhouses, community centers, lounges,
bars, ballrooms, libraries, places of worship, swimming pools, tennis
courts, shuffleboard courts, bocce courts, fitness centers, walking
paths, golf putting greens and driving areas.
[3]
Commercial uses primarily for the use of the residents of the
age-qualified housing development and their guests, including but
not limited to cafes, restaurants and dining facilities; retail stores
and businesses; personal service businesses; spas, medical and health
and wellness facilities; concierge, hospitality facilities and travel
services; and professional offices.
[4]
Accessory buildings and uses that are located within the age-qualified
housing development and are customarily incidental to any of the above
permitted uses.
[5]
Public utilities, water facilities and public sewer facilities.
Such utilities and facilities may serve areas outside of the age-qualified
housing development.
B. Cluster residential design.
(1) Purpose.
(a)
To preserve unique and sensitive natural features, such as water
bodies, floodplains, wetlands, wet soil conditions, steep slope areas
(20% or greater), ridgelines, rock outcroppings and woodland areas
of the Township;
(b)
To protect scenic vistas from encroachment by development;
(c)
To retain and protect open space areas within residential development;
(d)
To minimize potential adverse impacts resulting from the location
of new residential development adjacent to nonresidential uses; and
(e)
To provide a means to attain the goals and objectives of the
Straban Township Comprehensive Plan (2005), or as amended.
(2) Location on the parent lot.
(a)
Every developer, subject to this Subsection
B, Cluster residential design, shall utilize Growing Greener Conservation Subdivision Design: A Four-Step Process, prepared by Natural Lands Trust.
(b)
Open space. Required open space shall be calculated, designed, owned and maintained in accordance with Subsection
B(9), §
140-38 and §
140-39.
(c)
Natural resources. The following protected resources shall be
delineated on the plan and incorporated into the open space:
[1]
One-hundred-year floodplains
[3]
Steep slopes in excess of 20%.
(d)
Disturbance to existing woodland, hedgerows and mature tree
stands shall be minimized. All trees and forest stands to be removed
shall be noted on the plan.
(e)
The base site area remaining after open space has been subtracted
shall be deemed the buildable site area.
(3) Maximum density. Maximum density shall be calculated in accordance
with the underlying district regulations.
(4) Design standards.
(a)
Access to the lots. Access to buildings or dwelling units shall
be provided from interior roads and/or private, shared access drives
rather than from any existing road on the periphery of the site being
subdivided.
(b)
Perimeter buffer area. A buffer of 100 feet shall be installed
around the perimeter of the site.
(c)
Sidewalks. Sidewalks shall be installed on both sides of all
streets to enhance pedestrian circulation. All sidewalks shall be
five feet in width with a two-foot planting strip between the curb
and edge of sidewalk. All sidewalks shall be constructed of durable
materials such as decorative concrete or brick pavers.
(d)
Pedestrian-scale lighting. All cluster residential subdivisions
shall include a pedestrian-scale lighting plan. Each light fixture,
including the pole and glass bulb, shall be no taller than 15 feet
and shall be decorative and/or ornamental in style.
(e) Street name signage shall be provided to resemble the lighting fixtures
in color and style.
(f) For corner lots within a cluster residential design a rear setback is required along the rear lot line and a side setback is required along the side lot line (as defined in Chapter
117) in accordance with the setback standards for the applicable zoning district.
[Added 1-3-2023 by Ord. No. 2023-01]
(5) Wastewater management. The cluster subdivision shall be served by
public sewer, an approved community sewage system or an approved alternative
in accordance with rules and regulations of the Pennsylvania Department
of Environmental Protection and the Straban Township Sewage Enforcement
Officer. Along with its special exception application, the applicant
shall provide:
(a)
A written statement from the Gettysburg Municipal Authority
(GMA) that clearly indicates that adequate capacity for sewer services
is presently available, and provides the timeline and requirements
for securing such capacity; or
(b)
The applicant must submit a completed sewage planning module
for the sewage collection and treatment system that will service the
project. The module is to be prepared in accordance with the regulations
and standards imposed by the PA DEP for such documents applicable
at the time of the application submission. The design and installation
of any community sewage system shall be subject to the approval of
the Township and PADEP, and shall satisfy all PADEP standards relating
to construction, installation and maintenance.
(6) Public water supply. As part of the special exception application,
the applicant shall provide a letter from the Gettysburg Municipal
Authority stating that adequate water capacity is available to support
the proposed development or the applicant must submit detailed plans
for a community water system that will service the project. The plans
are to be prepared in accordance with the regulations and standards
imposed by the DEP for such documents applicable at the time of the
submission of the application.
(7) Building design. A building design concept shall be considered when
planning a new residential neighborhood. The design shall relate to
the scale and design of the housing and streetscape features and shall
contain the following elements:
(a)
Diversity in roof types and roofline offsets.
(b)
Variety of building heights not to exceed the maximum height
denoted in each zoning district.
(c)
Diversity in the expanse of a building through the introduction
of vertical expression at irregular intervals along the facade of
buildings, through the use of pilasters, piers, columns, recessed
or projecting panels, parapet walls, pent eaves, balconies or other
like type vertical articulation.
(8) Buffers and screening.
(a)
A planted buffer in accordance with Article
VI, §
140-32, of this chapter and the Straban Township Subdivision and Land Development Ordinance shall be provided at the following locations and to separate
the following uses:
[1]
A perimeter buffer with a minimum width of 100 feet is required.
[2]
Off-street parking areas.
(b)
The buffer areas may be calculated as part of the common open
space areas.
(9) Open space and recreation areas. Open space and recreation shall
be provided in accordance with the requirements below and designed
in accordance with the Straban Township Subdivision and Land Development
Ordinance.
(a)
Open space preservation. Open space preservation shall be provided
in accordance with the open space preservation percentage calculation
provided in each district. Where a plan proposes a cluster residential
development in more than one zoning district, the more restrictive
(greater) open space preservation percentage shall be applied to the
entire development. In such a case, the open space may be located
within the development without regard to the boundaries of the zoning
districts involved.
(b)
All designated open space areas, whether in open space or recreation, buffer or resource protection areas shall be considered common open space and shall meet the maintenance and management requirements of Article
VI, §
140-39, Ownership and maintenance of common open space. Golf courses may be privately owned and maintained.
(c)
A minimum of 50% of the lands designated for open space preservation
shall be contiguous and shall not be bisected by streets, utilities
or utility easements, or residential lots. Where common open space
is designated on separate, noncontiguous parcels, no single parcel
shall be less than one acre, except where designed as a green or square,
as defined by this chapter. No single area or portion of an area counted
toward the required open space shall be less than 60 feet in width.
(d)
Over 50% of the planned dwelling units within the entire development
shall have a direct, unobstructed front or rear view of the planned
common open spaces. This percentage should be stated on the plan.
Such view shall be unobstructed along the entire width of a front
or rear lot line. Dwelling units with the following characteristics
shall count towards the minimum requirement:
[1]
Units located directly adjacent to common open space;
[2]
Units separated from common open space by an internal right-of-way
(proposed as part of the development plan); or
[3]
Units separated from common open space by an easement that is
no greater than 50 feet in width and that has no aboveground structures
located within the line of view.
(e)
A minimum of one green, square, mini-park or neighborhood park
shall be provided.
(f)
Within the required open space, active recreation shall be provided
at a rate of 0.1 acre per dwelling unit, but in no case shall the
active recreation area be less than one acre. Such areas shall have
a maximum grade of 5%. Active recreation may be included as part of
a mini-park or neighborhood park.
(g)
A trail system shall be provided within the common open space.
Such trails shall be a minimum of five feet in width and shall connect
to any existing or planned sidewalk and trail networks on adjacent
parcels. All pedestrian trails shall be shown on a sketch to be included
with the special exception application and shown on the subdivision
and land development plan(s).
(h)
The recreation area requirement may be met in the form of hiker/biker trails, usable open space in accordance with Subsection
B(9)(g) above, active recreation areas for playgrounds or tot lots, or a combination thereof, as defined and described in the Straban Township Subdivision and Land Development Ordinance, §
117-48. Golf courses may fulfill up to 70% of the maximum recreation and open space requirement; however, any resource protection areas within the golf course shall be counted toward the seventy-percent maximum.
(10)
Parking. Overflow parking lots shall be provided in accordance with §
140-46, Table 140-46-1, and designated on the plan. Overflow parking shall be located on-site and within 150 feet of residential units. Where more than 10 spaces are required, such spaces may be divided between at least two locations to maximize access for all residents and guests. A landscaping and screening plan is required around the perimeter of any parking lot.
C. Dwelling unit requirements.
[Amended 10-4-2021 by Ord. No. 2021-04]
(1) Two-family/duplex units shall meet the following requirements:
(a)
Units shall be designed to appear as one large house. Separate
entrances shall be provided for each unit.
(b)
Integral garages shall not face the street.
(c)
There shall be a minimum yard requirement between the main building
and any detached garage of 20 feet.
(2) Single-family attached (townhouse) shall meet the following requirements:
(a)
A row of attached townhouses shall not exceed six dwelling units.
(b)
There shall be a minimum yard requirement between the main building
and any detached garage of 20 feet.
(c)
Integral garages shall be accessed from the rear of the structure.
(d) Shall exhibit diversity in roof types, roofline offsets, and height.
(e)
Shall exhibit diversity in the horizontal length of each unit
and building through the introduction of vertical expression at intervals
of no more than 35 feet along the front facade of buildings, through
pilasters, piers, columns, recessed or projecting panels, parapet
wall, pent eaves, balconies or other like type vertical articulation.
(f)
Minimum lot width is 25 feet for interior units and 30 feet
for end units. If the townhouse structure will be commonly owned and
fee-simple lots are not proposed, the minimum unit width shall be
25 feet.
(g)
The minimum building separation between strings of townhouses
shall be 10 feet, unless otherwise stated in the underlying zoning
district regulations.
(3) Multifamily dwelling.
(a)
There shall be a minimum building separation of 20 feet unobstructed
to provide access for emergency vehicles, unless otherwise stated
in the underlying zoning district regulations.
(b)
Multiple multifamily dwelling structures shall have or share common green space, which shall conform to the requirements of §§
140-38 and
140-39.
[1]
For multifamily dwellings containing 18 or less dwelling units
per structure, such area shall be a minimum of 300 square feet of
open space per dwelling unit exclusive of any required setbacks or
buffer yards.
[2]
For multifamily dwellings containing 19 or more dwelling units
per structure, such area shall be a minimum of 400 square feet of
open space per dwelling unit, exclusive of any required setbacks or
buffer yards.
[3]
All open space required under this section shall be located
adjacent to the multifamily dwelling units and in a configuration
that is accessible to and usable by the residents of the dwellings.
(c)
Unless otherwise specified in this chapter, each unit shall
be a minimum of 750 square feet or larger. No multifamily building
footprint shall have a linear face longer than 200 feet without an
architectural break.
(d)
No story shall contain more than 12 multifamily dwelling units.
(e)
Off-street parking shall be located behind the plane of any
primary facade.
(4) Mixed-use buildings/live work units.
(a)
Commercial space shall be located on the first floor; residential
or office space shall be located on the upper stories.
(b)
Commercial and residential entries shall be separate, but shall
each face the street.
(c)
No nonresidential use shall be located on a floor above any
residential use.
(d)
Each nonresidential use shall have a maximum floor area of 5,000
square feet.
D. Halfway house.
(1) A halfway house shall be licensed where required by an appropriate
government agency(ies) and shall be in compliance with all applicable
rules and regulations of the licensing body(ies). A copy of any required
license shall be delivered to the Township prior to beginning the
use.
(2) A halfway house shall be directly affiliated with a parent institution
or organization that shall provide full-time supervision and administration
to the residents of the house.
(3) A common cooking and eating area shall be provided; no cooking or
dining facilities shall be provided in individual rooms or suites.
(4) The residents of the halfway house shall reside on premises.
(5) A minimum of one off-street parking space shall be provided for every
three residents of the halfway house and one parking space for each
staff person on the largest shift.
(6) Each special exception application shall be accompanied by a report
describing the following:
(a)
The character of the halfway house;
(b)
The policies and goals of the halfway house, and the means proposed
to accomplish those goals;
(c)
The characteristics of the residents and number of residents
to be served;
(d)
The operating methods and procedures to be used; and
(e)
Any other facts relevant to the proposed operation of the halfway
house.
(7) No such use shall be established within 1,000 feet of a similar use.
(8) Any special exception granted for the halfway house shall specify
the type and number of offenders listed on the application. Any change
in the type or number of residents being housed shall require a new
special exception.
E. Mobile home parks.
(1) Mobile home park developments shall meet all applicable provisions
of the Straban Township Subdivision and Land Development Ordinance.
(2) Area and dimensional requirements.
(a)
The minimum site area shall be 10 acres.
(b)
The total park density shall not exceed six units per acre.
(c)
Minimum lot width at the front setback line shall be 70 feet.
(d)
Minimum setbacks. The following minimum building setback (feet)
requirements shall be met:
[1]
Mobile homes in parks shall be located at least 70 feet from
the center line of any abutting public local street and 80 feet from
the center line of any abutting public arterial or collector street.
[2]
A minimum distance of 25 feet shall be required between an individual
mobile home, including accessory structures attached thereto, and
adjoining pavement of a park street or common parking area or other
common areas and structures.
[3]
Mobile homes shall be located at least 50 feet from any park
property line and at least 10 feet from any side or rear mobile home
lot line.
[4]
Mobile homes, including any additions or accessory structures
attached thereto, shall be separated from each other and from other
buildings by at least 20 feet on all sides.
[5]
Mobile home parks or mobile home units shall not be located
within a floodplain, flood fringe or floodway zone.
(3) All mobile home parks shall be served by public or community water
and sanitary sewer system.
(4) All mobile home units within a mobile home park shall have direct
access to an interior roadway system. No unit shall front on an exterior
roadway.
(5) A traffic study shall be required for a mobile home park if 50 or
more units are proposed.
(6) Permitted uses:
(a)
Single or double-wide mobile home units.
(b)
Convenience businesses, including grocery, deli, ice cream shop,
lottery, laundry, dry cleaning (pickup, but not processing), newsstand,
mail service and/or video rental businesses.
(d)
Private recreational playground.
(e)
Mail distribution area/building.
F. Residential conversions.
(1) For
existing residential buildings, no structural alteration of the building
exterior shall be made which would alter the residential appearance
of the building, except as necessary for purposes of safety. Fire
escapes shall not be located on a primary facade.
(2) Conversions to dwelling units shall be allowed in accordance with
the following:
(a)
In the R-R and R-1 Districts, nonresidential buildings may be
converted to a maximum of two dwelling units. Such conversion shall
only be permitted on lots with a minimum area of two acres.
(b)
In the R-2, MU-1, MU-2 and EC-1 Districts, single-family detached
residential dwellings and nonresidential buildings may be converted
to a maximum of three dwelling units.
(3) Such conversion shall be authorized generally for large buildings
that have little economic usefulness as a single-family detached dwelling
or for other conforming uses erected prior to the effective date of
this chapter.
G. Small planned community.
(1) Purpose. The purpose of permitting smaller planned residential communities
is to establish new, uniquely planned neighborhoods that are designed
to link to existing recreational spaces, preserved open spaces, neighborhood
commercial centers, community centers and any other common public
spaces within or adjacent to the proposed neighborhood.
(2) Small planned community shall be permitted by special exception in
the R-2, MU-1 and MU-2 districts. Where the provisions herein conflict
with those of the underlying zoning district, these standards shall
supersede; otherwise provisions of the underlying district shall apply.
(3) Development size: 25 units or greater.
(4) Use distribution. The following land use percentages refer to the
development area:
(b)
Maximum nonresidential: 15%.
(5) Design standards.
(a)
Nonresidential uses.
[1]
Nonresidential uses shall be limited to properties located on
a corner at an intersection location with four corner lots.
[2]
Parking areas shall be located in the rear or side yards [see Article
III, §
140-12E(1) and
(2)], with no spaces located between the plane of the building's primary facade and the street right-of-way(s).
[3]
Approved on-street parking located immediately adjacent to the
nonresidential use may be used as part of the parking space calculations.
[4]
Nonresidential structures shall have the following dimensional
requirements:
[a] Minimum front setback: 15 feet;
[b] Minimum rear setback: 30 feet;
[c] Minimum side yard setback: 15 feet;
[d] Minimum height of 20 feet or two stories;
[e] Maximum height regulations per the underlying zoning
district; and
[f] Maximum permitted impervious coverage for a nonresidential/mixed-use
lot shall be 60%.
[5]
Architectural concepts for street and building design of the
commercial storefronts shall be provided to the Township Planning
Commission and Board of Supervisors. Design concepts shall comply
with the following:
[a] Primary entrances must be located on a primary
facade. Service entrances shall be located to the rear of the building.
[b] Buildings located on a corner and having two primary
facades shall be designed with architectural elements, including bays,
windows, door(s) and cornice, on each facade.
[c] Adjacent buildings shall have diversity in roof
types and roofline offsets, within the maximum permitted height of
the underlying district.
[d] Adjacent nonresidential buildings shall be designed
to appear as different buildings built over time. The maximum building
length permitted to look like one building is 24 feet.
[e] Buildings shall display vertical elements at irregular
intervals along the facade of buildings, through the use of pilasters,
piers, columns, recessed or projecting panels, parapet walls, pent
eaves, balconies or other like type elements.
[f] Buildings shall be designed with a first floor
commercial storefront where a minimum of 60% of the primary facade
is comprised of window area. A clear distinction between the first
floor storefront and the upper stories shall be provided through architectural
details such as a cornice.
[6]
Nonresidential structure shall not exceed 10,000 square feet
in floor area.
[7]
Nonresidential uses are strongly encouraged to be located within
live-work units and mixed-use buildings.
(6) Permitted uses.
(a)
Residential. All residential types defined in this chapter are
permitted within a small planned community, except multiplex structures.
(b)
Mixed-use buildings shall be in accordance with Subsection C(5).
(c)
Nonresidential. Permitted nonresidential uses are:
[1]
Personal service business, including but not limited to bakery,
pharmacy, dry cleaners, jeweler, retail specialty shop or coffee shop.
[3]
Convenience grocery store.
(7) Open space. The open space requirement for the total land area of
the plan shall follow appropriate district requirements.
(8) All small planned community developments shall follow Subsection
B, Cluster residential design.
H. Town center use.
(1) Purpose. The purpose and intent of the town center use is to:
(a)
Encourage innovative, residential/mixed-use development so that
the growing demand for housing may be met by greater variety in type,
design and layout of dwellings and by the conservation and more efficient
use of open space.
(b)
Provide for densely linked uses and the preservation of Straban
Township's outlying open spaces.
(c)
Create design solutions that address natural resource conservation,
traffic circulation, attractive buildings and common green spaces,
that will ultimately protect the public health, safety and property
values.
(d)
Preserve the remaining rural, historic and agricultural character
of the community by directing new development to appropriate locations.
(e)
Promote land development practices which are an alternative
to conventional modern use-segregated developments, such as large-lot
suburban subdivisions and strip commercial centers.
(f)
Encourage developments with a mix of residential dwelling types,
a range of lot areas, mixed-use structures with offices and/or apartments
(above ground level) and retail and/or commercial uses.
(2) Applicability of section.
(a)
Town center use developments shall be permitted by special exception.
(b)
The standards, requirements and provisions of this Subsection
H shall supersede all other requirements, standards and provisions of this chapter and all provisions of the Subdivision and Land Development Ordinance that are inconsistent with the standards, requirements
and provisions set forth in this section.
(c)
The Zoning Hearing Board shall review any application for special exception in accordance with the provisions of this section and §
140-61E. A developer desiring to obtain such special exception approval shall submit an application pursuant to §
140-61E of this chapter.
(3) Town center development location. A minimum of 15% of the gross site
area that is to be developed as a town center development shall be
located adjacent to or within 1,500 feet of an intersection of U.S.
Route 30 and/or U.S. Route 15. A town center development is prohibited
on or adjacent to the Old Harrisburg Road/Business Route 15.
(4) Minimum gross site area. The gross site area of a town center development
shall be no less than 75 acres.
(5) Permitted uses.
(a)
Permitted dwelling types. A town center development shall include
one or more types of residential dwelling types, including but not
limited to apartments, single-family detached dwellings, single-family
semidetached dwellings, single-family attached (townhouse) dwellings,
two-family dwellings, stacked townhouse dwellings, and multiplex buildings.
(b)
Mixed-use buildings/live-work units.
(c)
Permitted nonresidential uses. The following nonresidential uses in accordance with all provisions of this Article
IV, Use Regulations, shall be permitted in a town center development:
[1]
Personal service businesses.
[2]
Retail stores and businesses.
[4]
Medical or dental offices.
[6]
Restaurants, except drive-through facilities.
[7]
Public and semipublic uses, including parks, playgrounds, common
areas, government centers, community centers and facilities, and libraries.
[8]
Educational institutions.
[9]
Hotel, motel and other transient lodging places.
[14] Other commercial uses permitted in the underlying
district, except for vehicle fueling stations, sales or repair/wash.
(6) Mix of uses, density and dimensional standards.
(a)
Nonresidential uses.
[1]
The maximum floor area of the ground floor of any commercial building shall be 20,000 square feet, except that a grocery store shall comply with §
140-19J.
[2]
Nonresidential uses in a town center shall include at least
three of the following uses: school or municipal use (other than open
space), retail/personal service business, restaurant or office.
(b)
Setbacks and building separation.
[2]
Minimum separation of buildings: 20 feet.
(c)
Design standards.
[1]
Nonresidential buildings shall front a street or square and provide for a nonresidential use on the ground floor. Nonresidential and residential uses in such buildings shall comply with the regulations for a mixed-use building in Subsection
C.
[2]
Nonresidential buildings shall be oriented towards the street
or public realm.
[3]
Vehicle storage areas and service areas for garbage and mechanical
equipment shall be located away from the street.
[4]
Off-street parking areas for nonresidential buildings shall
be located away from the street and shall be shared by multiple uses.
[5]
For nonresidential and mixed (i.e., residential and nonresidential)
use blocks, all commercial or mixed-use buildings on such blocks shall
be constructed a maximum of 15 feet from the adjoining street curb
for at least 60% of the street frontage of such block. Buildings located
at corners are exempt from this requirement if a pedestrian-oriented
corner treatment is provided, such as a square or green with landscaping
and pedestrian amenities.
[6]
The maximum length for nonresidential and mixed (i.e., residential
and nonresidential) use blocks shall be 600 feet.
[7]
Exterior lighting of the front facades of nonresidential and
mixed (i.e., residential and nonresidential) use buildings shall be
mounted between six and 14 feet above grade.
[8]
All lots with alleys shall have a lighting fixture within five
feet of the alley right-of-way. This fixture shall illuminate the
alley, shall be between eight and 14 feet in height above grade and
shall not cause glare on adjacent lots.
(d)
Architectural standards.
[1]
Primary facades greater than 24 feet in length shall be designed
with discernible architectural elements, such as bay windows, recessed
entrances, windows, arcades, balconies, cornices, piers, pilasters,
columns or other architectural details or articulation combined with
changes in materials to provide visual interest and pedestrian scale.
A variety of building designs, rooflines or facade treatments shall
be provided.
[2]
Exterior wall materials shall be consistent horizontally (i.e.,
joints between different materials shall be horizontal and continue
around corners) except for chimneys and piers.
[3]
Primary entrances must be located on a primary facade. Service
entrances shall be located to the rear of the building.
[4]
Buildings located on a corner and having two primary facades
shall be designed with architectural elements, including bays, windows,
door(s) and cornice, on each facade. Elevation views of the primary
facades shall be submitted in the land development plan set.
[5]
Adjacent buildings shall have diversity in roof types and roofline
offsets, within the maximum permitted height of the underlying district.
[6]
Buildings shall display vertical elements at irregular intervals
along the facade of buildings, through the use of pilasters, piers,
columns, recessed or projecting panels, parapet walls, pent eaves,
balconies or other like type elements.
[7]
Retail buildings shall be designed with a first floor commercial
storefront where a minimum of 60% of the primary facade is comprised
of window area. A clear distinction between the first floor storefront
and the upper stories shall be provided through architectural details
such as a cornice.
(7) Open space.
(a)
Common open space shall be provided in accordance with §§
140-38 and
140-39.
(b)
A minimum of 50% of the required open space shall not be sloping
greater than 5%, shall be designated and maintained to include at
least two of the following types:
(c)
At least one green or square shall be located at a major street
intersection in the predominantly nonresidential area and shall be
bound by buildings on at least two sides.
(d)
Active recreation as required in Subsection
B(9) shall be provided in a town center use. Such active recreation shall count toward the usable open space requirement.
(e)
A continuous pedestrian system consisting of trails and/or sidewalks
shall be provided to connect required open spaces and connect to any
existing or planned sidewalks and/or trail networks on adjacent parcels.
(8) Streetscape standards.
(a)
Street trees shall be provided along all streets to enhance
and soften building facades, create street character and provide shade
for pedestrian street-level activity. Street trees shall be spaced
between 30 and 40 feet apart on center, but no more than 60 feet apart
where spacing allowances are needed to accommodate fire hydrants,
utility vaults and other infrastructure. Street trees along commercial
portions of streets shall be a minimum of three-inch caliper in size,
planted in tree grates, limbed up to seven feet above finished grade
and shall be large, broad, spreading, open-canopy trees at maturity.
Street trees along residential streets shall be a minimum of three-inch
caliper in size, planted in a minimum six-foot-wide landscape strip,
limbed up to six feet above finished grade and shall be large, canopy
trees at maturity.
(b)
Streetlights shall be installed on both sides of streets approximately
parallel with the street trees along the sidewalk and at no more than
one-hundred-foot intervals measured parallel to the street. At the
time of development, the developer shall be responsible for installing
streetlights only on the side of the street that is being developed.
Streetlights shall consist of metal halide or mercury vapor lights.
All streetlights shall have a minimum height of 14 feet and a maximum
height of 16 feet.
(c)
All sidewalks located along portions of streets that predominantly
contain nonresidential uses shall be installed using decorative paving
materials such as brick, precast pavers, Belgian block, granite pavers
or other decorative material. Samples of proposed paving materials
shall be submitted with the land development plan for review and approval
by the Board of Supervisors. Such sidewalks shall be a minimum of
eight feet in width from the street curb along nonresidential and
mixed-use blocks and five feet in width for residential blocks.
(d)
Streetscape elements, such as paving, street furniture, street
trees and streetlighting, shall be consistent along portions of streets
that predominantly contain nonresidential uses. Adjacent residential
streets shall be designed utilizing the similar streetscape elements.
(e)
It is recommended that the primary facades of nonresidential
and mixed (i.e., residential and nonresidential) use buildings display
planters or window boxes with seasonal flowering plants along the
streetscape.
(9) Perimeter buffer and landscaping.
(a)
Town center development shall provide a perimeter buffer with
a minimum of 25 feet in width.
(b)
Landscaping shall be provided in accordance with §
140-32 of this chapter and Article
XI of the Straban Township Subdivision and Land Development Ordinance.
(11)
Signs. Signs shall be permitted in accordance with Article
VIII of this chapter.
(12)
Off-street parking and loading.
(a)
Off-street parking and loading shall be in accordance with Article
VII. The minimum number of off-street parking spaces that are required shall be the number of spaces set forth in Table 140-46-1 of this chapter. Handicap accessible parking spaces shall be provided in accordance with §
140-49A(6) of this chapter. Joint parking facilities may be utilized in accordance with §
140-48 of this chapter.
(b)
Off-street loading spaces shall be provided in accordance with §
140-52. In connection with submission of a land development plan for a town center development, the developer shall demonstrate how trucks or other delivery vehicles will enter and leave loading areas.
(c)
Such off-street parking and loading requirements may be modified by special exception in accordance with Subsection
H(2)(c) of this section. In connection with such a request, the applicant shall provide a parking study or other satisfactory documentation that demonstrates the reduced need for parking or loading.
(d)
All parking areas shall be landscaped and screened from public
view by using masonry walls or decorative fencing in combination with
appropriate landscaping. Such walls shall be between 30 inches and
48 inches in height.
(13)
Plan requirements. As part of the submission of a special exception
application to the Zoning Hearing Board for a town center development,
the applicant shall provide the following development planning information:
(a)
A description of the materials, color and texture of the major
building materials that are proposed to be utilized for nonresidential
uses in the town center development.
(b)
Exterior wall elevations of the proposed nonresidential structures.
(c)
Drawings showing the location, size and species of all plantings,
fences and walls, and identification of existing and proposed vegetation.
(d)
Drawings showing the location of all underground infrastructure
and utilities and easements.
(e)
Description of uses and calculation of parking requirements,
including on-street, off-street and shared parking solutions.
(f)
Phasing schedule. When a town center development is to be submitted,
a plan must be submitted showing the locations and proposed development
for each phase. These plans shall be submitted in adherence to the
Subdivision and Land Development Ordinance.
(14)
Pedestrian and vehicular circulation. Nonresidential and residential
areas of the town center development shall be linked through sidewalks
or other pedestrian walkways. Direct pedestrian access shall be provided
to the principal entrance of each principal building. Vehicular and
pedestrian points of connection shall be planned with adjacent neighborhoods.
[Amended 10-4-2021 by Ord. No. 2021-04]
A. Airport and/or landing strip.
(1) A minimum lot area of 50 acres is required.
(2) No portion of the land area designated or utilized for aircraft takeoff
or landing shall be within 2,500 feet of any residential or mixed-use
district, including those within adjacent municipalities, nor within
300 feet of any property line.
B. Heliport.
(1) A minimum lot area of 10 acres is required.
(2) No portion of the land area designated or utilized for aircraft takeoff
or landing shall be within 500 feet of any residential or mixed-use
district or residential or such use, including those within adjacent
municipalities, nor within 250 feet of any property line.
(3) Except for rooftop landing areas, a minimum landing area of 100 feet
by 100 feet shall be provided.
(4) Screens. Heliports will impair and change the character of the surrounding
countryside; trees or shrubs shall be planted and a fence or earth
barrier a minimum of eight feet in height erected to screen the ground
operation and structures from normal view.
C. Helistop/helipad.
(1) No portion of the land area designated for aircraft takeoff or landing
shall be within 500 feet of any residential or mixed-use district
or such use, including those within adjacent municipalities, nor within
150 feet of any property line.
(2) Any proposed helistop shall be permitted only as an accessory use
to, in conjunction with, and an integral part of an existing and permitted
principal use.
(3) No sales, fuel service, maintenance or overhaul activities shall
be conducted on the premises.
(4) Screens. Helistop/helipad landing areas will impair and change the
character of the surrounding countryside; trees or shrubs shall be
planted and a fence or earth barrier a minimum of eight feet in height
erected to screen the ground operation and structures from normal
view.
D. Parking garage, transit, or rail station.
(1) Access shall not be located within 75 feet of any intersection.
(2) A parking garage shall be located behind the plane of the primary
facade of any principal building on the same lot.