Developments consisting of the following housing types are subject
to the regulations of this section:
A.
In compliance with the requirements of Chapter 600, Zoning, the size, shape, and orientation of tracts/lots shall be appropriate for the type of development and use contemplated.
B.
The site design shall be such that there will be no foreseeable difficulties, for reasons of topography or other conditions, in locating the various types of dwelling units and providing common pedestrian and motor vehicle ways, usable open space, parking areas, and service facilities. Such site configuration and building locations shall be reviewed in accordance with Article III of this chapter.
C.
The overall development plan shall be laid out as, or as part of,
a single architectural and landscaping scheme having the following
characteristics:
(1)
An efficient and visually coherent arrangement of structures and
improvements.
(2)
A relationship appropriate to the size and shape of the tract developed
and the adjacent uses.
(3)
A relationship appropriate to the natural setting of the tract; the
topography, vegetative cover, view, water bodies, sunlight, prevailing
winds, and adjoining public spaces.
(4)
An efficient layout of pedestrian and motor vehicle ways to provide
for the occupants' safety and convenience in routing access and internal
circulation activities and for efficient performance of such auxiliary
operations as solid waste collection, snow removal, repairs and deliveries,
and firefighting.
A.
The location of buildings in general, and more specifically the distance
at the closest point between two buildings or groups of buildings,
shall be sufficient to guarantee adequate sunlight, outdoor functional
areas, and privacy for the occupants of these buildings.
B.
Buildings should be placed so that one window does not directly face
another.
C.
Buildings should vary in length and placement to avoid monotony.
D.
Any building erected on the same frontage as other buildings shall
be visibly offset from the adjoining buildings.
E.
No more than two consecutive townhouse units shall have the same
front yard setback.
F.
Townhouses shall be designed in groups of four to six attached units.
G.
Where the rear yards of a group of townhouses do not abut common
open space, there shall be a pedestrian access easement of five feet
along the full width of each yard.
H.
Townhouses shall not have direct, individual driveway access to a
collector or arterial street.
I.
When possible, for energy conservation, buildings should be oriented
toward the southwest.
A.
Street sidewalks and on-site walkways shall be provided for convenient
and safe access to all living units from streets, driveways, parking
areas, or garages and for convenient circulation and access to all
project facilities.
B.
A circulation plan for sidewalks and walkways shall be included in
the preliminary subdivision and land development plan for any newly
proposed developments.
C.
Design standards.
(1)
Sidewalks and on-site walkways should be functionally organized and
follow the natural path of circulation.
(2)
Walking distance from car parking areas to dwelling units should
not exceed 100 feet. Any exception to this standard should be reasonable
justified by compensating advantages, such as desirable views and
site preservation through adaption to topography.
(3)
Walkways shall be wide enough to accommodate two-way traffic. The
minimum width shall be four feet.
(4)
Sidewalks adjacent to angle parking areas shall be set back so as
to prevent car overhang from restricting pedestrian movement along
the sidewalk.
(5)
Sidewalks shall not exceed eight-percent grade. Steps or a combination
of steps and ramps shall be utilized to maintain the maximum grades,
where necessary. Where sidewalk grades exceed 5%, a nonslip surface
texture shall be used.
(6)
Pedestrian ramps will be required from parking areas to sidewalk
ways to ensure adequate circulation in development design to accommodate
the handicapped and elderly.
A.
General. The overall circulation system should be designed to create
a functional circulation pattern for safe and convenient access not
only for pedestrians but for vehicles as well. The primary concern
should be as follows:
B.
The access to townhouse and multifamily developments may be a hierarchy
of roads or a single point of access. The hierarchical classification
system may consist of the following types:
(1)
Driveway: The primary purpose of the driveway is to conduct traffic
to and from parking areas and local or collector streets; the driveway
is usually a dead end with no through traffic.
(2)
Local road: a short street or cul-de-sac. The primary purpose of
the local street is to conduct traffic to other streets within the
Township hierarchy of streets.
C.
Street intersections and driveways.
(1)
Driveways onto local or collector streets should be located a minimum
of 50 feet and 70 feet, respectively, from the closest intersecting
street.
(2)
Driveways entering opposite sides of any street should be laid our
either directly opposite one another or with a minimum offset of 150
feet between their center line.
(3)
Driveways shall be a minimum of 24 feet in width and provide an adequate
turnaround for emergency vehicles.
(4)
Driveways shall not intersect any street opposite a through street.
(5)
For driveway intersections, at a point 15 feet from the curbline
there shall be a clear sight distance in both directions of 75 feet
for local streets and 200 feet for collector streets measured from
the point of intersection. No object greater than 2 1/2 feet
in height and no other object that would obscure the vision of the
motorist shall be permitted within this sight triangle.
(6)
Multiple intersections involving the junction of more than two streets
or driveways shall be avoided.
(7)
Driveways and streets shall be laid out to intersect as nearly as
possible at right angles.
D.
Right-of-way and cartway widths.
(1)
Right-of-way widths for streets serving townhouse and multifamily
developments should be adequate to provide required street pavements.
As needed, additional width may be provided to accommodate sidewalks,
utilities, landscaping, street furniture, and grading.
(2)
Where street rights-of-way are required, their design shall conform to the standards in § 505-35.
(3)
All townhouse and multifamily developments with more than 30 units
shall provide two points of access.
E.
Parking area.
(2)
Parking areas shall be designed with careful regard to orderly arrangement,
topography, amenity of view, ease of access, and as an integral part
of the overall site design.
(3)
Parking areas shall be varied in width and direction to fit unusual
spaces, to match the arrangement of clusters, and to improve their
visual image.
(4)
The parking spaces provided for the various types of residential
development may be, but need not be, limited to the form of a garage,
carport, or parking area.
(5)
When parking spaces are provided in front of buildings there shall
be no more than 16 spaces in a row without a landscape interruption.
(7)
The design standards listed in Table 3 below shall be required for
all off-street parking facilities. The minimum dimensions of stalls
and aisles shall be as follows:
|
Table 3
| |||||
|---|---|---|---|---|---|
|
Maneuvering Aisle
| |||||
|
Position
|
Stall Width
(feet)
|
Stall Depth
(feet)
|
One-Way
(feet)
|
Two-Way
(feet)
| |
|
90°
|
9
|
18
|
20
|
24
| |
|
60°
|
9
|
18
|
18
|
20
| |
|
45°
|
9
|
18
|
16
|
20
| |
|
30°
|
9
|
18
|
14
|
20
| |
|
Parallel
|
8
|
18
|
12
|
18
| |
(8)
Parking areas shall be designed to permit each motor vehicle to proceed
to and from the parking space provided for it without requiring the
moving of any other motor vehicles.
(9)
All parking spaces shall be marked so as to provide for orderly and
safe parking.
(10)
All dead-end parking areas shall be designed to provide sufficient
backup area for the end stalls of the parking area.
(11)
No less than a five-foot radius of curvature should be permitted
for all curblines in parking areas.
(12)
The maximum grade of parking areas shall not exceed 6%.
(13)
All parking areas shall have a minimum of six-inch faced concrete
curb in locations approved by the Township Engineer.
B.
Open space areas should include both active recreation areas for
all age groups and passive recreation areas, particularly where the
site includes a watercourse, steep slopes, or wooded areas.
C.
Areas set aside for recreational purposes shall be contiguous and
accessible by the entire development from a public street or driveway.
D.
The Board of Commissioners shall determine whether the open space
or recreational areas shall be conveyed to the Township or remain
privately owned. If they are to remain privately owned, provisions
shall be made by the owner for their maintenance.
A.
All refuse shall be placed in closed, rigid, verminproof containers.
B.
All refuse collection stations shall be effectively screened for
the view of the residents and from public streets and sidewalks by
means of a fence, wall, or planting.
C.
Receptacles shall be located so as to separate them adequately from
habitable buildings but at the same time be convenient for both collectors
and residents.
