A.
Purpose. The primary purpose of the Hamlet and Village Option is
to provide for a diversity of housing types, age groups and income
levels in a manner consistent with the variety of existing homes in
the municipality and with traditional village building and site development
patterns. Additionally, it is the purpose of this chapter to:
(1)
Encourage creation of a functionally diverse, but visually unified,
community focused on a central square.
(2)
Promote use of common greens, landscaped streets, boulevards, parkways,
and "single-loaded" streets woven into street and block patterns that
provide neighborhood identity and space for social activity, recreation,
and visual enjoyment.
(3)
Provide buildings for common or institutional purposes, such as civic
or religious assembly, that act as visual landmarks and symbols of
identity.
(4)
Promote pedestrian movement by locating new village housing, services,
jobs and public places within convenient walking distance of each
other, wherever practicable.
(5)
Reduce traffic congestion and dependence on the automobile by creating
a hierarchy of streets and ways that effectively serve pedestrians,
cyclists and drivers.
(6)
Provide for a hierarchy of conservation open space from public greens
or parks to farmland and woodland conserved as greenbelt areas protected
under permanent conservation easements.
B.
Applicability and location criteria. Hamlet and village development
is a conditional use in all WC, R-1 and R-2 Districts.
(1)
Hamlets and villages should be sited and designed to avoid or minimize
negative impacts on existing woodlands and hedgerows, wetlands, stream
valleys, cultural landscapes and scenic views from municipal roads.
(2)
The use of special site design techniques is encouraged as a way
of conserving the municipality's rural character in situations where
topography, hedgerows or other vegetation would not provide naturalistic
screening opportunities.
(3)
Villages proposed to contain more than 50 dwelling units shall be
located with direct access to at least one primary arterial or collector
road identified in the Coolbaugh Township, Borough of Mount Pocono,
Tobyhanna Township, Tunkhannock Township Regional Comprehensive Plan.
(4)
Hamlets and villages shall be served by community sewage disposal
and community water supply.
D.
Village areas. All villages shall contain both a village residential
area and village conservation open space. Villages may also contain
a village commercial area. These areas are intended to provide for
the diversity necessary for traditional village life while maximizing
the interactions among related uses and minimizing the adverse impacts
of different uses upon each other.
(1)
The village residential area is intended to contain dwelling units
and related accessory uses.
(2)
The village commercial area is intended primarily to provide uses
that meet the retail and service needs of a traditional village center
and its vicinity, and may contain other compatible uses such as civic
and institutional uses of community-wide importance and second-floor
residential uses. The village commercial area may be located either
at the approximate center of the village, or at the edge, near an
existing municipal collector or arterial street.
(3)
The village conservation open space is intended to provide a greenbelt
surrounding the village residential area and common greens within
the village residential and village commercial area.
A.
Hamlets. Uses permitted in hamlets are:
(1)
Residential uses.
(a)
Single-family detached dwellings.
(b)
Two-family dwellings.
(c)
Townhouses with three or four dwelling units per building designed
to resemble traditional multifamily homes built in the boroughs and
villages of the county prior to 1930, and sited so they front directly
onto streets, not parking areas.
B.
Villages. Village uses may be located within village residential,
village commercial and village conservation open space.
(1)
Village residential area. The village residential area shall be located
outside the village commercial area and shall contain primarily single-family
detached dwelling units, but may include some two-family and townhouse
units. Permitted uses are:
(2)
Village commercial area. Permitted uses are:
(b)
Retail uses, professional offices and personal or professional
services occupying 6,000 square feet or less in 1 1/2 story buildings,
and up to 8,000 square feet in buildings of two or more stories. Uses
with drive-in windows are prohibited.
(c)
Civic and institutional uses such as schools, libraries, and
places of worship.
(d)
Governmental or public uses, excluding storage of materials,
trucking or repair facilities, private or municipal sanitary landfills,
recycling facilities, Township garages and sand/salt storage facilities.
(e)
Bed-and-breakfast establishments.
(f)
Day-care centers.
(g)
Elderly congregate housing, senior citizen/disabled housing,
and nursing homes.
(h)
Second-story dwelling units are specifically encouraged and
shall be permitted in addition to the maximum number of units otherwise
permitted, provided the total number of dwelling units in a development
shall not be increased by more than 10 dwelling units or 10% whichever
is greater. Shared parking arrangements shall be permitted.
(i)
Live/work units for artisans, professionals and service providers.
(j)
Gasoline stations only along major arterial roads.
(k)
Active recreation.
A.
Number of dwelling units. The maximum number of dwelling units shall be determined as set forth in § 400-25.
B.
Density bonus. The discretionary density bonuses in § 400-27 shall apply to village and hamlet development.
C.
Commercial intensity. Village commercial development, including associated
parking areas, may occupy up to 5% of the adjusted tract area of the
entire village. This maximum may be increased:
(1)
Up to 10% if the new buildings include second-story non-retail commercial
uses above at least 10% of the new commercial building coverage.
(2)
Up to 15% if they include second-story residential uses and at least
1/2 the new building coverage shall be of two-story construction and
at least 25% of the second-story shall be designed for residential
use.
D.
Conservation open space.
(1)
The minimum required conservation open space shall be as set forth in the Density and Conservation Open Space Table in § 400-25.
(3)
At least 20% of the required conservation open space shall be in
a form accessible to the residents, such as a central green, neighborhood
squares or commons, recreational playing fields, walking trails, other
kinds of footpaths, a community park, or any combination thereof.
In addition, no more than 50% of the required conservation open space
may be comprised of active recreation facilities such as playing fields,
golf courses, tennis courts, etc. Conservation open space shall not
be used for residential lots.
A.
Residential uses.
(1)
Residential uses shall meet the lot area and width standards in the
Dimensional Standards for Two-Family Dwellings and Townhouses Table.
(2)
Dimensional Standards for Two-Family Dwellings and Townhouses Table.
|
Dimensional Standards for Two-Family Dwellings and Townhouses
| |||
|---|---|---|---|
|
Minimum Lot Area
(square feet)
|
Minimum Lot Width at Required Setback
(feet)
| ||
|
Single-family detached dwelling
|
5,500
|
40
| |
|
Two-family dwellings
|
2,750
|
30
| |
|
Townhouses
|
1,950
|
18
| |
(3)
Residential uses shall meet the setback requirements in the Setback Requirements Table. Side setbacks may be modified in accordance with § 400-38.
|
Setback Requirements
| |||||
|---|---|---|---|---|---|
|
Minimum Front Yard
(from street line unless otherwise indicated)
(feet)
|
Minimum Rear Yard
(feet)
|
Minimum Side Yard
(feet)
| |||
|
Principal dwelling:
| |||||
|
Single-family detached
|
12
|
30
|
Note 1
| ||
|
Two-family
|
12
|
20
|
Note 1
| ||
|
Townhouses
|
12
|
20
|
Note 1
| ||
|
Front porch, open, with steps
|
6
|
NA
|
Note 1
| ||
|
Front porch, enclosed by windows or screens
|
10
|
NA
|
Note 1
| ||
|
Garage, detached front-loading
|
40
|
7
|
5
| ||
|
Garage, attached side-loading
|
10
|
10
|
Note 1
| ||
|
Garage, attached front-loading
|
10 behind the plane of the front facade of the principal dwelling
|
10
|
Note 1
| ||
|
Garage, rear-loading
|
NA
|
10 from rear service lane or alley
|
52
| ||
|
NOTES:
| ||
|---|---|---|
|
1
|
Minimum twenty-foot separation between principal dwellings on
adjacent lots.
| |
|
2
|
May be reduced to zero feet for twins and townhouses, i.e.,
they may be attached.
| |
(4)
Front facades of dwellings on opposite sides of the street shall
be located a minimum of 70 feet and a maximum of 90 feet apart, excluding
porches. This requirement shall not apply to dwellings which front
on boulevards, common greens or other conservation open space.
B.
Setbacks.
(1)
The applicant is encouraged to consider variations in the principal
building position and orientation, but shall meet the minimum standards
in the Setback Requirements Table.
(2)
Residential side yards may be reduced to zero ("zero lot line") in
the village residential area, when a dwelling has either no side windows,
or when the side windowsills are located at least 64 inches above
the finished grade.
C.
Nonresidential uses. Nonresidential uses in the village commercial
area shall be contained on a lot for which the minimum lot area is
determined by adding 20% to the land area needed for the building,
on-site parking, ingress/egress, and any on-site infrastructure that
is required, including septic systems and stormwater management facilities.
The additional 20% shall serve as setback areas and landscaped buffers.
Each lot shall meet the following standards:
(1)
Minimum street frontage: 50 feet.
(2)
Maximum building coverage: 50%.
(3)
Maximum impervious surface coverage: 75%.
(4)
Minimum front yard setback: zero feet.
(5)
Maximum front yard setback ("build-to" line): 15 feet; at least 60%
of the buildings shall be located at the "build-to" line.
(6)
Minimum side yard setback: five feet.
(7)
Minimum rear yard: 20 feet.
(8)
Maximum building height: 35 feet; except for schools, libraries,
and churches: none.
D.
Maximum impervious cover.
E.
Street frontage. Lots must have frontage either on a street or on
a rear service lane or shared driveway, except that dwellings served
by rear lanes may front directly onto parks or greens, which shall
be designed with perimeter sidewalks.
F.
Building height.
(1)
Hamlets. The maximum building height shall be 35 feet.
(2)
Villages. Building height shall be between 1.5 and 2.5 stories above
grade at the front elevation, with a maximum height of 35 feet.
(3)
Exceptions. The height limitations of this chapter shall not apply
to chimneys, spires, steeples, gables, cupolas, standpipes, flagpoles,
monuments, transmission towers, radio or television antennas, cables,
water tanks and similar structures and necessary mechanical appurtenances,
provided that no such exception shall cover, at any level, more than
10% of the area of the building's roof or the ground on which it is
located. Such architectural features on institutional or civic buildings
may equal the height of the building.
A.
Lot area. Area contained within a lot shall be exclusive of one-hundred-year
floodplains, wetlands and slopes exceeding 25%.
B.
Flag lots. Flag lots are permitted in limited applications in conservation
subdivisions to locate dwellings at the ends of culs-de-sac and between
"fingers" of conservation open space in order to avoid extending streets
further than necessary. The following standards shall apply:
(1)
No more than two contiguous flag lots shall be created. Shared driveways
are encouraged between adjacent flag lots.
(2)
Flag lots shall comprise no more than 10% of all lots in the development.
(3)
The access strip of a flag lot shall be owned by the owner of the
main portion of the flag lot and shall extend to an existing public
or private street. The access strip shall serve as the primary access
for the lot.
(4)
The access strip shall have a minimum width of 20 feet. The width
shall be increased as necessary to contain all grading for the driveway
within the access strip.
(5)
The access strip shall have a maximum length of 200 feet.
(6)
The minimum lot width of the lot at the building line shall be the
minimum lot width required at the street line. Minimum lot width shall
be measured parallel to the street at the point of the proposed building
closest to the street and shall extend the full depth of the building,
plus an additional 20 feet.
(7)
The minimum lot area of the flag lot shall be calculated exclusive
of the access strip.
C.
Open space. At least 50% of the lots in hamlets and villages shall
directly abut conservation open space or face conservation open space
across a street.
D.
Integrating mixed dwelling types. When two-family dwellings or townhouses
are proposed, such dwellings shall be designed to reflect the county's
vernacular building tradition for such building types. When attached
dwelling types are proposed, they shall be integrated architecturally
and in scale so that they are physically incorporated within the same
streetscape as single-family dwellings and nonresidential buildings,
and not isolated in separate areas.
E.
Parking.
(1)
Minimum off-street parking requirements. The minimum number of parking spaces required in Article V shall be provided unless different standards are stated below:
(2)
Other provisions.
(a)
On-street parking spaces along the front property line of a
lot shall be counted toward the minimum number of parking spaces required
for the use on that lot.
(b)
Nonresidential off-street parking shall be to the side or rear
of buildings, or located within internal parking areas not visible
from the street.
(c)
On-street parking spaces shall always be parallel to the curb.
(d)
Off-street parking may be located on a lot within 600 feet (measured
along a publicly accessible route) from the use to which the parking
is accessory. Said lot containing the parking shall be owned or leased
to the owner of the principal use, or the lot containing the parking
shall be dedicated to parking for as long as the use to which it is
accessory continues and it is owned by an entity capable of assuring
its maintenance as accessory parking.
A.
Delineation. Conservation open space shall be delineated in accord with the standards in Chapter 355, Subdivision and Land Development.
B.
Location and design. Conservation open space shall be located and
designed to add to the visual amenities of villages and hamlets and
to the surrounding area, by maximizing the visibility of conservation
open space as terminal vistas at the ends of streets or along the
outside edges of street curves, and as perimeter greenbelts. Greenbelts
shall be designed to provide buffers and to protect scenic views as
seen from existing roadways and from public parks.
C.
Type. Conservation open space shall consist of two types: natural
and formal.
(1)
Natural. Natural conservation open space shall consist of, but not
be limited to: meadows, woodlands, specimen trees, hedgerows, wetlands,
floodplain and steep slopes.
(2)
Formal. Formal conservation open space shall consist of: greens,
commons, squares and parks that are defined by building walls, streets
and street trees.
D.
Greens, commons, squares and parks.
(1)
Leisure and assembly. Greens, commons, squares, and parks shall serve
a variety of outdoor leisure and assembly needs of village residents
and enhance the form and appearance of the village.
(2)
Distribution. Greens, commons, squares and parks shall be distributed
throughout hamlets and, in villages, the village residential area
and, when included, the village commercial area.
(3)
Common greens in village commercial areas. When a village commercial
area is proposed, a central village green shall be required. The central
green shall be designed as an attractive gathering place for village
residents in both day and evening and:
(a)
Shall be located within 200 feet of the outer perimeter of the
village commercial area. These location requirements may be adjusted
by reason of topography or natural resources to be preserved, at the
discretion of the Board of Supervisors;
(b)
Shall border on the principal street running through the village
commercial area, or be located so as to constitute the "terminal vista"
of that street;
(c)
Should be surrounded by buildings on all sides, and shall be
surrounded by streets on at least three sides;
(d)
Shall be located within 1500 feet of 80% of all dwelling units
in the village. Alternatively, two smaller common greens at least
6,000 square feet in area may be substituted for the central green,
in order to meet this proximity standard;
(e)
Shall be of pedestrian scale, between 20,000 and 40,000 square
feet in area, and shall be no longer or wider than 300 feet;
(f)
Should ideally be surrounded by two-story development that may
include residential, civic and institutional uses in addition to commercial
uses;
(g)
Shall be landscaped using elements of formal gardens including
walkways, monuments, statues, gazebos, fountains, park benches and
pedestrian-scale lampposts.
(4)
Locations for civic or institutional uses. Lots with front lot lines
along at least 20% of the circumference of a central green (either
facing the green across a street or directly fronting on to a green)
shall be reserved for civic or institutional uses and be so designated
on the final plan. However, after two years subsequent to approval
of a final plan for a village commercial area, other uses may be permitted
in these locations by majority vote of the Board of Supervisors as
an amendment to the conditional use approval.
(5)
Smaller greens, commons and squares. Smaller greens, commons and
squares, at least 5,000 square feet and no larger than 30,000 square
feet, shall be dispersed throughout the hamlet or village in such
a way that no lot is more than 1,250 feet from a green, common or
square.
(6)
Shade trees. All greens, commons and squares shall be planted with
shade trees along their edges, at intervals not greater than 40 feet.
(7)
Visibility. The visibility of greens, commons, and squares shall
be maximized by locating conservation open space in "terminal vista"
locations as often as possible, such as the ends of streets at three-way
intersections or occupying a corner of a four-way intersection.
(8)
Impervious coverage. Greens, commons and squares shall contain no
more than 10% impervious coverage.
E.
Protection, ownership and management of conservation open space. The required conservation open space shall be subject to permanent conservation easements prohibiting future development, prohibiting its use to meet open space requirements for any other development, and defining the range of permitted activities. The conservation open space shall be owned and maintained in accord with Chapter 355, Subdivision and Land Development.
A.
Overall form.
(1)
Well-defined edge. New village development shall be compact with
a well-defined edge between new developed areas of the village and
adjacent rural, undeveloped lands. This shall not apply in the case
of infill parcels within an existing village.
(2)
Continuation of streets. New streets shall connect with existing
streets when possible and shall continue the settlement pattern of
existing villages and boroughs.
B.
Block design.
(1)
Rectilinear pattern. Villages shall be designed in a generally rectilinear
pattern of blocks and interconnecting streets and rear lanes, defined
by buildings, landscaping, pedestrianways, sidewalks and street furniture.
To avoid the monotony of a rigid grid layout and to better conform
to the natural terrain, streets may include frequent gentle curves.
(2)
Block length. The maximum block length shall be 800 feet, with midblock
footpaths connecting to sidewalks or other paths when block length
exceeds 500 feet.
(3)
Modification. Rectilinear blocks of the dimensions required above
may be reshaped at the discretion of the Board of Supervisors when
topography, existing vegetation, or hydrology considerations influence
block shape and size.
(4)
Pedestrian pathways. In the village commercial area, at least one
pedestrian pathway, a minimum of eight feet wide, shall be provided
for every 250 feet of street frontage, connecting with rear parking
lots.
(5)
Rear alleys. Each block that includes storefronts and/or residential
lots less than 40 feet wide shall be designed to include a rear alley
serving parking areas or garages in the rear.
(6)
Design speed. Local access streets shall be configured using a design
speed of 25 mph.
(7)
Traffic calming. Traffic calming techniques shall include "T" intersections, traffic islands, circles, loops or crescents, and roundabouts. Speed bumps, humps and tables shall be avoided. At least 25% of local access streets shall terminate in "T" intersections. The distance between "T" intersections shall not exceed three blocks or 1,500 linear feet, whichever is less. "T" intersections shall meet the offset requirements from other intersections set forth in Chapter 355, Subdivision and Land Development.
C.
Location considerations for village uses.
(1)
Residential uses. Residential uses, excluding upper-story dwelling
units in the village commercial area, shall not be located within
500 feet of an arterial highway having four or more lanes, nor within
300 feet of a two-lane arterial road, unless effectively screened
from public view by topography, dense vegetation or other physical
or visual barriers.
(2)
Village commercial areas.
(a)
Village commercial areas may be located either at the approximate
center of the village, or at the edge, near an existing major or minor
collector (including all state highways). If the village commercial
area is located along a collector road, parking areas shall be screened
from view, preferably by locating them behind the commercial buildings,
as seen from the collector.
(b)
Village commercial areas shall be located within 1/4 mile (about
a five-minute walk) from as much of the residential areas as possible.
Nonresidential uses that are intended to serve an area beyond the
village shall be located to permit vehicular access from outside the
village without passing through village residential streets. Village
commercial areas may be located close to state highways.
(4)
Commercial access. At least 80% of dwelling units shall be within
1,500 feet of the village commercial area.
(5)
High-traffic uses. Nonresidential uses projected to generate 150
or more trip-ends per project peak hour or 750 trip-ends or more per
day based on the latest edition of Trip Generation published by the
Institute of Transportation Engineers shall be located to permit vehicular
access from outside the village without passing through residential
streets. This part of the village shall be located close to streets
having a functional class designation of collector or higher.
D.
Design standards for village commercial area.
(1)
Design considerations along an existing major arterial street. When
the village commercial area is located along an existing major arterial
street, the following provisions shall apply:
(a)
The buildings shall be designed with display windows and signage
facing the major arterial street.
(b)
Canopy trees shall be planted at intervals not greater than
40 feet along the major arterial street.
(c)
The village commercial area shall not parallel the major arterial
street for a distance greater than 600 feet, unless the storefronts
are located behind a landscaped buffer area providing visual screening
in all seasons of the year, or on the opposite side of a village green
extending the full length of the village commercial Area as it parallels
the major arterial street. If berms are used within the buffer, they
shall be no taller than two feet and shall taper gradually into the
landscape with slopes not exceeding 1:5.
(2)
Landscaping of commercial buildings. In addition to the requirements of Chapter 355, Subdivision and Land Development, the following regulations shall apply:
(a)
To reduce maintenance, ensure longevity, and reinforce the indigenous
plant materials of the area, landscaping around commercial buildings
and their parking lots shall emphasize native plant species. Species
shall be selected to provide visual interest at different times of
the year, with low-maintenance needs.
(b)
The facades of commercial buildings may be separated from the
sidewalk by a landscaped strip no greater in depth than three feet,
except as necessary to accommodate outdoor eating establishments,
or in courtyard designs.
(3)
Street furniture.
(a)
At least one public trash receptacle of a design and color approved
by the Board of Supervisors shall be provided in each block on each
side of the street.
(b)
Public benches of a design and color approved by the Board of
Supervisors shall be provided at bus stops and at intervals no greater
than 100 feet on each block, and in greens, commons, squares and parks
at a rate of one bench per 5,000 square feet.
(c)
At least one bicycle rack adjacent to the sidewalk shall be
provided on each block, with a paved pad.
(4)
Signs. In addition to the requirements in Article XIII, signs shall conform to the following regulations:
(a)
Signs shall not be freestanding pole signs and shall be affixed
to a building facade, canopy, or arcade.
(b)
The top of signs (except window signs) shall be located no higher
than the sills of second-story windows.
(c)
Signs shall be constructed of wood, metal or synthetic material,
provided that the typeface and logos have a dimensional rather than
flat quality.
(d)
Sign colors shall preferably be dark background colors with
light-colored lettering.
(e)
Signs may be illuminated from external light sources only; lighting shall conform to the regulations contained in Article IX. Flashing and moving lighting, or signs with color changes are prohibited.
(f)
Animated signs that use actual motion or the illusion of motion
or change of lighting are prohibited.
(g)
External neon signs are prohibited. Nonflashing neon signs may
be displayed inside windows provided they occupy no more than 15%
of the glass area of the window in which they are displayed.
E.
Architecture for village residential areas. Housing styles, shapes
and materials shall be varied within the overall theme of traditional
village dwellings as shown in Monroe County's Historic Legacy: A Survey
of Historic Sites and Structures in Monroe County, April 1980, prepared
by the Monroe County Planning Commission. Buildings may be either
traditional in their architectural character or a contemporary expression
of historically traditional styles and forms. Regardless of which
architectural style is utilized, it shall be applied consistently
to residential, commercial and institutional uses throughout the village,
in order to create an architecturally cohesive community.
(2)
Two-family dwellings and townhouses shall be designed to emulate
traditional buildings of this nature in Monroe County's historic settlements
or to resemble large single-family residences as shown in Monroe County's
Historic Legacy: A Survey of Historic Sites and Structures in Monroe
County, April 1980, prepared by the Monroe County Planning Commission.
(3)
Pitched roofs with slopes between 8:12 and 12:12 shall be encouraged.
A.
Modifications permitted. With the exception of dwelling unit density,
the Board of Supervisors may, at its sole discretion, as part of the
conditional use process, permit the modification of the provisions
of this article, including, but not limited to, provisions relating
to the percentages of dwelling types and the amount of nonresidential
development, in order to encourage a well-planned traditional Township
center.
B.
Criteria. Any such modification shall be subject to the following
criteria:
(1)
The design and modifications shall be in harmony with the purposes
and the land use standards contained in this article.
(2)
The design and modifications shall generally enhance the development
plan, the central core area, the streetscapes, and the neighborhoods,
or at least not be any less desirable than the plan that could be
created in conformance with this article.
(3)
The design and modifications shall not produce lots or street systems
that would be impractical or detract from the appearance of the district,
and shall not adversely affect emergency vehicle access or deprive
adjoining noncommercial properties of adequate light and air.
(4)
Intensification of nonresidential uses shall be offset by corresponding
special efforts by the applicant to improve the appearance of the
development through enhanced architectural and landscaping efforts.
(5)
The applicant shall demonstrate that the proposed modifications will
produce equal or better results, from the Township's perspective,
and represent the minimum modification necessary.
C.
Burden. If the Board of Supervisors determines that the applicant
has met his/her burden, it may grant a modification of the requirements
of this article.
D.
Conditions. In granting modifications, the Board of Supervisors may
impose such conditions as will, in its judgment, secure the objectives
and purposes of this article.
