The intent of the TND Overlay District is to permit a variety
of development to occur in a traditional neighborhood form that is
compact, pedestrian-oriented, and designed with an interconnected
grid pattern of streets, with buildings oriented toward and defining
the streetscape. Architectural design and the protection of important
environmental resources are also key objectives of this district.
The Town Center (TC-R and TC-B) Districts are for mixed office, governmental,
commercial and residential uses. They are the primary districts for
adding to the multifamily housing stock in the Township. Located in
Northpointe, these districts will provide identity as well as functional
coherence to Greensburg. The districts will potentially benefit from
provision of central water and sewer facilities and from pedestrian
linkages. Therefore, certain incentives are designed to encourage
such development.
A.
The Town Center Business District (TC-B) and the Town Center Residential
District (TC-R) are intended to implement the goals and objectives
of the Comprehensive Plan. The plan is not a mandatory design plan;
rather it is intended to serve as a template for the application of
specified design principles in order to achieve a desired form and
appearance of development.
B.
The general design pattern for the Town Center is to create walkable,
highly integrated, multifunctional public and private spaces, through
a network of connected streets, sidewalks, and uses. Structures in
the TC-B District are generally to have two to three stories, with
retail on the ground floor and office or residential uses above. The
TC-R District provides for higher-density residential development
and selected uses compatible with residential streets in the immediate
area surrounding the TC-B District.
The following terms, as used in this article, shall have the
meanings indicated:
A narrow service access at least 20 feet in width, providing
service to the rear of more-urban buildings, providing service areas,
parking access and utility easements. (Alleys, as they are used by
trucks, must accommodate dumpsters and should be paved from building
face to building face, with drainage by inverted crown at the center.)
The definition of "alley" as set forth herein shall apply in the traditional
neighborhood development; alleys shall not be dedicated to the Township
as public streets and shall be the responsibility of a homeowners'
or business owners' association.
The vertical distance measured from the average elevation
of the proposed finished grade at the front of the building to the
highest point of the roof for flat roofs, to the deckline of mansard
roofs and to the mean height between eaves and ridge for gable, hip
and gambrel roofs or the maximum heights of any part of the structure,
including signage.
Any building or portion thereof which is designed for or
used for permanent residential occupancy, including single-family
dwellings, two-family dwellings and multifamily dwellings, but not
including hotels or boardinghouses, as defined by this chapter.
A dwelling or building designed for or occupied by three
or more families living independently of each other, divided by party
walls into distinct and noncommunicating units. Buildings shall not
exceed three stories in height, each dwelling unit of which has direct
access to the outdoors.
One or more rooms which are used as living quarters for one
family and which contain separate sleeping, cooking and sanitary facilities.
A combination of a dwelling unit and business space, such
as an artisan shop or office, that is open to the public for retail
trade or personal or professional services. Work activities are conducted
by one or more occupants of the dwelling unit, and the dwelling unit
is their principal residence. The dwelling shall have the appearance
of a townhouse or row dwelling.
A two- or three-story building which houses nonresidential
uses, including retail shops and offices, on the ground floor and
apartments and/or professional offices on the upper floor(s). The
street-level facade has individual expression by creating a very regular
pattern of large storefront openings (to include windows and glass
doors).
An area of the Township subject to the requirements set forth in Article XIV of this chapter.
A cloth or other nonstructural covering that either is permanently
attached to a building or can be raised or retracted to a position
against the building when not in use.
An area of land developed for a compatible mixture of residential
units for various income levels and nonresidential commercial and
workplace uses, including some structures that provide for a mix of
uses within the same building. Residences, shops, offices, workplaces,
public buildings and parks are interwoven within the neighborhood
so that all are within relatively close proximity to each other. Traditional
neighborhood development is relatively compact, limited in size and
oriented toward pedestrian activity. It has an identifiable center
and a discernible edge. The center of the neighborhood is in the form
of a public park, commons, plaza, square or prominent intersection
of two or more major streets. Generally, there is a hierarchy of streets
laid out in a rectilinear or grid pattern of interconnecting streets
and blocks that provides multiple routes from origins to destinations
and is appropriately designed to serve the needs of pedestrians and
vehicles equally.
Design principles for this district are shown in the Illustrative
Plan. The primary objective of the TC-B District is to create a traditional
main street area. New buildings should relate to a traditional main
street design as well as enhance the positive qualities that currently
exist. Specifically, the design principles for the TC-B District are
to:
A.
Establish a coordinated image for the Town Center.
B.
Bring buildings up toward the sidewalk and street edge.
C.
Promote a mix of commercial and residential uses in multistory buildings.
D.
Promote the prominent positioning of civic buildings and central
green spaces in order to enhance community identity and public interaction.
E.
Promote pedestrian activity through a safe and walkable environment.
F.
Create narrow, tree-lined streets to slow traffic.
G.
Minimize the visual impact of the automobile by managing the placement
and screening/landscaping of parking areas.
H.
Create an interconnected street system for both pedestrian and vehicular
traffic.
I.
Encourage the development of both on-street parking and shared parking
areas between nearby uses.
J.
Provide multiple housing options.
K.
Protect important natural and historic features.
Design principles for this district are shown in the Illustrative
Plan. The primary objective of the TC-R District is to create a traditional
neighborhood development. New buildings and street layouts should
relate to a traditional neighborhood design as well as enhance the
positive qualities that currently exist. Specifically, the design
principles for the TC-R District are to:
A.
Establish a coordinated image for the Town Center.
B.
Provide a variety of housing options.
C.
Promote pedestrian activity through a safe and walkable environment.
D.
Create narrow, tree-lined streets to slow traffic.
E.
Promote the prominent positioning of civic buildings and central
green spaces in order to enhance community identity and public interaction.
F.
Create an interconnected street system for both pedestrian and vehicular
traffic.
G.
Protect important natural and historic features.
The Traditional Neighborhood Development encompasses properties
described as Tax Map numbers as set forth on TND Exhibit A, attached
hereto and made a part hereof.[1]
[1]
Editor's Note: TND Exhibit A is included as an attachment to this chapter.
The Schedule of Permitted Uses and Uses by Special Exception for the TC-B and TC-R Districts is found in § 87-15, Principal uses.[1]
[1]
Editor's Note: The Table of Uses is included as an attachment to this chapter.
The bulk requirements for the TC-B and TC-R Districts are found
in TND Schedule A, entitled "Bulk and Area Requirements TND Schedule
A."[1]
[1]
Editor's Note: TND Schedule A is included as an attachment to this chapter.
A.
The design standards of this article are intended to provide guidance
to the Township Planning Commission and the Board of Supervisors in
their review of projects within the TC-B and TC-R Districts. It is
the intent of these standards to provide the Township Planning Commission,
Board of Supervisors and applicants with guidance as to favored forms
and principles of site design.
C.
The Board of Supervisors may require a mix of uses in any development
project. Further, the Board of Supervisors may require that a development
be phased to ensure the required mix of uses is implemented. Applicants
are encouraged to meet with the Township Planner prior to an application
to discuss concepts, clarify procedures, and coordinate all applicable
zoning in this chapter. The final determination with respect to the
mix of uses and/or the phasing of said plan is within the sole discretion
of the Board of Supervisors.
D.
The Township Planning Commission may recommend to the Board of Supervisors
modifications of those standards that are mandatory upon written finding
that such modification is warranted. Circumstances which may warrant
modification of any mandatory standard include, but are not limited
to, physical constraints, such as the location of existing buildings
or changes in grade between adjacent properties.
The TC-B District encourages a mixture of retail uses, restaurants,
services, workplaces, entertainment and civic facilities, and moderate-
to high-density housing in a compact pattern that balances automobile
access with strong pedestrian elements to create a walkable environment.
The TC-R District encourages complete traditional neighborhoods with
a diverse range of dwelling types, such as single- and two-family
houses, attached townhouses, and condominiums or apartments mixed
together for a moderate- to high-density compact pattern of development
that balances automobile access with strong pedestrian elements to
create a walkable environment. The following are the specified standards
for the TC-B and TC-R Districts:
A.
Streetscape standards.
(1)
Street standards.
(a)
The design and construction of streets within the TC-B District
should be consistent with the TC-B street standards as shown in TND
Street Standards Figure 1.[1]
[1]
"Commercial Town Center street" is defined as a street within
the TC-B District, which shall be dedicated as a public street.
[1]
Editor's Note: The TND Street Standards Figures are included as an attachment to this chapter.
(b)
The design of streets within the TC-R District should be consistent
with the TC-R street standards as shown in TND Street Standards Figure
1.[2]
[1]
"Residential collector streets" are defined as streets within
the TC-R District providing access between the TC-B District and connecting
streets, which shall be dedicated as public streets.
[2]
"Residential access streets" are defined as streets within the
TC-R District providing primarily residential access to a residential
collector street, which shall not be dedicated to the public.
[3]
"Residential rear alley" is defined as a secondary means of
access to the rear of residences generally to the property abutting
along its length. The residential rear lane will provide access to
garages and accessory structures.
[2]
Editor's Note: The TND Street Standards Figures are included as an attachment to this chapter.
(c)
Intersections shall be at right angles whenever possible.
(2)
Blocks and lots.
(a)
Street layouts should provide for a variety of block and lot
sizes. Blocks should be generally in the range of 200 to 400 feet
deep by 400 to 800 feet long, to create shorter walking distances
and help diffuse traffic on multiple access routes. Blocks exceeding
600 feet should have a rear lane access or pedestrian right-of-way
for midblock access.
(b)
Multiple buildings and uses are permitted on a lot in the TC-B
District.
(c)
Multiple-family residences are permitted on a lot in the TC-R
District.
(d)
In order to facilitate fewer curb cuts, shared driveways shall
be used for access to parking lots behind buildings.
(e)
Residential rear alleys shall be used for access to garages
and parking lots behind buildings.
(3)
Sidewalks.
(a)
Sidewalks in the TC-B District shall be consistent with the
TC-B street standards as shown in TND Street Standards Figure 1. All
sidewalks should be ADA compliant.
(b)
Sidewalks in the TC-R District shall be consistent with the
TC-R street standards as shown in TND Street Standards Figure 1. All
sidewalks should be ADA compliant.
(c)
Restaurants may be permitted to operate outdoor cafes in front
of and on public sidewalks as long as at least seven feet are maintained
free for sidewalk passage.
(d)
A retail business may be permitted to have a temporary sidewalk
display of store merchandise on up to 25% of its sidewalk frontage.
(4)
Landscaping.
(a)
A landscaped area shall be provided along both sides of all
streets within the TC-B District. The landscaped area shall be consistent
with the TC-B street standards shown in TND Street Standards Figure
1. Within the landscaped area, one shade tree (minimum of three-inch
caliper diameter at four feet in height) should be provided per every
25 to 30 linear feet.
(b)
Landscaped areas shall be provided along both sides of streets
as shown in the TC-R street standards. The landscaped area shall be
consistent with the TC-R street standards as shown in TND Street Standards
Figure 1. Within the landscaped area, one shade tree (minimum of three-inch
caliper at four feet in height) should be provided per every 30 to
40 linear feet.
(c)
Street trees should be tolerant of urban conditions, especially
salt and sand deposited with snow removal. Mulched tree wells should
be placed around the base of each tree for protection and moisture
retention.
(d)
Shrubbery shall be no higher than four feet above existing street
grades, nor shall any tree with foliage extend below 10 feet above
the established street grades. All landscaping (trees, shrubs, planted
beds) shall be maintained within 20 feet of any street intersection
or 10 feet of driveway street intersections. This restriction is for
purposes of maintaining visibility at all times.
(e)
Where parking lots and drives abut the landscaped strip along
the street right-of-way, evergreen shrubs and/or a three-foot stone
wall, as approved by the Board of Supervisors, should be provided
for screening. The screening should be a plant species that is a minimum
of three feet high and a maximum of six feet high and that extends
along the entire street frontage of the parking lot, exclusive of
driveways and visibility lines.
(f)
Visibility. Street-level landscaping shall not interfere with
visibility and safety.
(g)
Street trees are a major means of providing a pedestrian amenity
as well as visual coherence. Property owners shall have responsibility
for planting and maintaining trees along street frontage(s) within
the Town Center right-of-way.
(h)
Maintenance of landscaping within the Town Center right-of-way
shall be the responsibility of the property owner.
(5)
Lighting. Streetlights and other lighting shall be 10 to 15 feet
in height, except whole lights in parking lots, which shall not exceed
20 feet in height. Lighting shall be metal halide or other full-spectrum
fixture and should avoid illumination above the horizontal level into
the night sky. All exterior lights shall be designed and located in
such a manner as to prevent objectionable light and glare to spill
across lot lines. Maintenance of all lighting shall be the responsibility
of the developer or its assignee. Exterior lighting shall be architecturally
compatible with the building style, material, and colors. Cutoff fixtures
are preferred over cobra-type light fixtures and directional floodlights.
(6)
Street furniture and waste receptacles. Street furniture and waste
receptacles approved by the Board of Supervisors should be provided
along street frontages.
(7)
On-street parking.
(a)
On-street parking arrangements within 500 feet of each building
are strongly encouraged along TC-B commercial streets, as illustrated
in the TC-B street standards.
(b)
No on-street parking shall be permitted along residential collector
and access streets.
(c)
On-street parking along and adjacent to the property frontage
may apply toward the minimum parking requirements.
(d)
The Township reserves the right to establish metered parking
in the TC-B District.
(8)
Off-street parking, loading and driveway standards.
(a)
General provisions.
[1]
All structures and land uses hereafter erected, enlarged, moved,
created, changed in intensity or substantially altered shall be provided
with the amount of off-street parking and loading space required by
the terms of this chapter to meet the needs of persons using or occupying
such structures or land.
[2]
The plans for any new building or any expansion of an existing
building or use, when submitted for a land development plan approval,
special use permit or construction permit, shall show specifically
the location, size and type of improvements of the off-street parking
and loading space required to comply with this chapter and the means
of access to such space from the public streets or highways. Except
for a one-family residence, no building permit shall be issued until
such plan for parking and loading space and access to it and improvement
is approved by the Board of Supervisors, which shall determine that
traffic access, traffic circulation and general layout of the parking
facility are planned with regard to pedestrians using the parking
facility as part of its land development plan study and review. No
certificate of occupancy shall be issued for any building or land
use until the required off-street parking space has been constructed
in accordance with the land development plan approval of the Board
of Supervisors.
(9)
Location. Required parking and loading spaces shall be provided upon
the same lot as the use or structure to which they are accessory,
except that off-street parking spaces required for structures or land
uses on two or more adjacent lots may be provided in a single common
facility on one or more of said lots, provided that a legal instrument,
satisfactory to the Township, assures the continued existence of the
parking facility to serve said structures or land uses as long as
they may exist. Such agreements shall also guarantee that, upon the
termination of such joint use, each subsequent use of the premises
will provide off-street parking facilities for its own use in accordance
with all requirements of this chapter. Also, the Board of Supervisors
may permit all or part of the required off-street parking spaces to
be located on any lot within 500 feet of the building if the Board
determines it is impractical to provide parking on the same lot with
the building. In no event shall such parking and loading spaces for
a nonresidential use be located in any residential district. In any
residential district, no required off-street parking shall be developed
within the required front yard, apart from a driveway of no more than
20 feet in width, nor shall it be developed within 15 feet of a side
or rear lot line.
(10)
Size of parking spaces.
(a)
Each parking space shall be at least 91/2 feet wide and 20 feet
long. Where parking spaces are defined by curbs providing spaces for
overhang of vehicles, such spaces may be reduced in depth to 18 feet.
Backup and maneuvering aisles between rows of parking spaces shall
be at least 25 feet wide, except where the approving authority approves
a lesser dimension as adequate to serve parking spaces arranged at
less than a ninety-degree angle. The front or rear overhang shall
not encroach on any sidewalk or landscaped areas.
(b)
The Board of Supervisors may consider, in the land development
plan approval process and upon the request of the applicant, a reduction
in the size of the parking spaces for up to 15% of the total number
of parking spaces. In no event shall any parking space be less than
8 1/2 feet wide and 18 feet long.
(11)
Parking landscaping. Except for parking spaces accessory to
a single-family dwelling, all off-street parking areas shall be curbed
and landscaped with appropriate trees, shrubs and other plant materials
and ground cover, as approved by the Board of Supervisors. At least
one tree with a minimum diameter of two inches at a height of five
feet above ground level shall be provided within such parking area
for each six parking spaces.
(a)
Wherever possible, raised planting islands, at least six feet
in width, except that the planting island between the parking area
and the street shall be a minimum of 10 feet, shall be provided to
guide vehicle movement and to separate opposing rows of parking spaces
so as to provide adequate space for plant growth, pedestrian circulation
and vehicle overhang. Such raised planting islands and the landscaping
within them shall be designed and arranged in such a way as to provide
vertical definition to major traffic circulation aisles, entrances
and exits, to channel internal traffic flow and prevent indiscriminate
diagonal movement of vehicles, and to provide relief from the visual
monotony and shadeless expanse of a large parking area. Curbs of such
islands should be designed so as to facilitate surface drainage, when
necessary, and prevent vehicles from overlapping sidewalks and damaging
landscaping materials, and front or rear overhang shall not encroach
on any sidewalk.
(b)
In all off-street parking areas containing 25 or more parking
spaces, at least 15% of the area within the inside perimeter of the
parking surface of the parking area shall be curbed and landscaped
with appropriate trees, shrubs and other plant materials as determined
necessary by the Board of Supervisors to assure the establishment
of a safe, convenient and attractive parking facility.
(12)
Grades, drainage, paving and marking. All required parking facilities
shall be graded, surfaced, drained and maintained throughout the duration
of their use to the extent necessary to avoid nuisances of dust, erosion
or excessive water flow across public ways or adjacent lands. The
maximum slope within a parking area shall not exceed 3%. The Board
of Supervisors may, in special cases, allow a portion of the lot to
have a slope of 5%. The Board of Supervisors shall require the provision
of suitable markings to indicate individual parking spaces, maneuvering
area, entrances and exits.
(13)
Traffic circulation.
(a)
In order to encourage safe and convenient traffic circulations,
the Board of Supervisors may require the interconnection of parking
areas via access drives within and between adjacent lots. The Board
shall require written assurance and/or deed restrictions, enforceable
by the Township, binding the owner and his heirs and assignees to
permit and maintain such internal access and circulation and interuse
of parking facilities.
(b)
Adequate access to buildings by use of fire lanes shall be provided
and maintained in all off-street parking and loading zones.
(14)
Waiver of improvement.
(a)
The Planning Commission may, at its sole discretion, recommend
to the Board of Supervisors approval of the joint use of a parking
facility and allow a reduction in the parking requirement for two
or more principal buildings or uses, either on the same, adjacent,
or nearby parcels, where it is clearly demonstrated that the reduction
in spaces and shared use of the parking facility will substantially
meet the intent of the parking requirements by reason of variation
in time of use by patrons or employees among such establishments (offset
peak parking demand). Where the Board of Supervisors determines that
less than the required number of parking spaces will satisfy the intent
of this chapter, said Board may waive the requirement in part, but
not in excess of 30% of the number required according to this section.
(b)
In all cases, it shall be expressly demonstrated in the land
development plan that sufficient space remains for the provision of
the total amount of off-street parking otherwise required, and the
land development plan shall bear such designation. All such undeveloped
parking space shall be used and maintained as additional landscaped
grounds until required for parking. Written guarantees shall be submitted
by the applicant for the eventual improvement of any such spaces which
may have been waived; these spaces must be constructed by the property
owner within six months of the date of written notice to the property
owner by the Board of Supervisors that such spaces have been determined
as necessary and must be constructed. Written guarantees and proposed
designs of future parking shall be shown on the land development plan.
(c)
There shall be a covenant on the separate parcel or lot guaranteeing
the maintenance of the required off-street parking facilities during
the existence of the principal use. Such covenant shall be:
[1]
Executed by the owner of said lot or parcel of land and by all
other parties having beneficial use of, or some other legal interest
in, the property, such as, but not limited to, a collateral or security
interest;
[2]
Enforceable by any of the parties having shared beneficial use
of the facility; and
[3]
Enforceable against the owner, the parties having beneficial
use, and their heirs, successors and assigns.
(15)
Operation and maintenance of off-street parking facilities.
Required off-street parking facilities shall be maintained as long
as the use of the structure exists which the facilities are designed
to serve. Required parking areas developed for specific structures
and uses shall be reserved at all times to those persons who are employed
at or make use of such structures and land uses.
(16)
Off-street parking requirements.
(a)
Off-street motor vehicle parking facilities shall be provided
as follows, except as may be modified in other provisions of this
article or where additional parking requirements may be made as a
condition of the issuance of approval, in which case provisions of
the appropriate section shall apply:
|
Table 5
| ||
|---|---|---|
|
Off-Street Parking Requirements for the TND
| ||
|
Use
|
Minimum Number of Spaces
| |
|
Single-family dwellings
|
2 for each dwelling unit (garages excluded)
| |
|
Multifamily dwelling
|
1 plus 1/2 for each bedroom for each dwelling unit (1 1/4
for elderly housing)
| |
|
Professional office or home occupation permitted in a residential
district as an accessory use
|
2 in addition to spaces required for the residential and allowable
employees' use, and additional home occupation spaces may be required
on a case-by-case basis
| |
|
Place of worship, theater, auditorium, athletic field or other
place of assembly
|
1 for each 4 seats or pew spaces or, in places without seats,
1 for each 100 square feet of floor space used for public assembly
(a pew space shall be 20 inches wide); 1 per 3 theater seats
| |
|
Residential health care facilities and adult homes
|
1 for each 3 patient beds and 1 for each employee, including
medical, nursing and service staff
| |
|
Golf and country club
|
1 for each 2 memberships
| |
|
Centers of public amusement
|
1 per 100 square feet of floor space used for public amusement
| |
|
Research and development lab
|
1 per employee, but not less than 1 per 600 square feet
| |
|
Bowling alley
|
5 for each alley
| |
|
Retail or service business
|
1 for each 200 square feet of gross floor area plus 1 for each
employee
| |
|
Restaurant
|
1 for each 3 seats or 1 for each 100 square feet of gross floor
area, whichever is greater
| |
|
Office for business or professional use (other than accessory
to residential uses)
|
1 for each 175 square feet of ground floor area and 1 for each
300 square feet of other floor, except accessory storage
| |
|
Banking office
|
8, plus 1 for each employee, plus 4 additional for each person
in excess of 2 acting as tellers, including waiting spaces for a drive-in
window
| |
|
Inn/bed-and-breakfast
|
1 for each guest sleeping room, plus 1 for each 1.5 employees
| |
|
Industrial
|
1 for each employee, but not less than 1 per 400 square feet
| |
|
Funeral home
|
1 per employee, plus 1 per 25 square feet of gross floor space
in assembly rooms
| |
|
Kennel or animal hospital or veterinary office
|
4 per examining room, plus 1 per employee, but in no case less
than 1 per 400 square feet of gross floor area
| |
|
Gasoline filling stations and motor vehicle repair establishments
|
10, or 5 for each garage bay, whichever is greater
| |
|
Uses not specified
|
As determined by the Board of Supervisors
| |
(b)
Reasonable and appropriate off-street parking requirements for
structures and land uses which do not fall within the categories listed
above shall be determined in each case by the Board of Supervisors,
which shall consider all factors entering into the parking needs of
each such use, as part of its land development plan review process.
(c)
Where two or more different uses occur on a single lot, the
total amount of parking facilities to be provided shall be the sum
of the requirements for each individual use on the lot, except that
the Board of Supervisors may approve the joint use of parking space
by two or more establishments on the same or on contiguous lots, the
total capacity of which space is less than the sum of the spaces required
for each, provided that said Board finds that the capacity to be provided
will substantially meet the intent of the requirements by reason of
variation in the probable time of maximum use by patrons or employees
among such establishments, and provided that such approval of such
joint use shall be automatically terminated upon the termination of
the operation of any such establishments.
(d)
Parking spaces shall not exceed minimum requirements unless
clearly justified by parking generation data submitted by the applicant.
(17)
Off-street loading requirements. Off-street loading and unloading
facilities shall be located on the same site with the use to be served
and shall be provided as follows:
(a)
Size. Each off-street loading space shall be at least 15 feet
in width, at least 40 feet in length and at least 14 feet in height,
exclusive of access and turning areas, except that adjacent loading
spaces may be each 12 feet in width, except where delivery service
will be by tractor trailer, in which case the minimum length shall
be 60 feet and the minimum width shall be 14 feet.
(b)
Required number of spaces.
[1]
For retail and/or service business establishments: a minimum
of one space for the first 6,000 square feet, plus one space for each
additional 8,000 square feet of gross floor area or major part thereof,
except that no berths shall be required for buildings with a gross
floor area of less than 5,000 square feet.
[2]
For office establishments: a minimum of one space for the first
10,000 square feet of gross floor area, plus one space for each additional
15,000 square feet of gross floor area or major part thereof, except
that no berths are required for buildings of less than 5,000 square
feet of gross floor area.
[3]
For office research establishments: a minimum of one space for
the first 8,000 square feet of gross floor area of building, plus
one space for each additional 10,000 square feet of gross floor area,
or major part thereof.
[4]
For wholesale business, industry, storage, warehouses, and other
commercial establishments: a minimum of one space for each establishment,
plus one space for each 8,000 square feet of gross floor area or major
part thereof.
(c)
Any loading dock facing a street frontage shall be sufficiently
far back from the street to permit the largest permitted tractor trailer
to maneuver into said loading dock without encroaching on the required
front yard. Any such dock shall be screened so it is not visible from
the street.
(18)
Driveways.
(a)
For reasons of traffic and pedestrian safety, both on and off
the street, as well as to provide for possible future street widening
or other improvements, all new driveways and sidewalk crossings entering
onto any street shall comply with all requirements of this chapter
and shall be subject to the approval of the Board of Supervisors.
(b)
No driveway center line shall intersect a street line less than
70 feet from the intersection of any two street center lines.
(c)
Driveway grades.
[1]
The maximum grade for any new driveway accessory to a single-family
dwelling and connecting its off-street parking area to a street shall
not exceed 10%, as measured between any two-foot contour interval;
except that where it can be demonstrated to the satisfaction of the
approving authority that, because of practical difficulty or unreasonable
hardship affecting a particular property, the construction of a driveway
shall be permitted, provided that the increase in driveway grade is
the minimum increase required, and further provided that in no case
shall such driveway grade be permitted to exceed 15%.
[2]
The maximum grade for new driveways accessory to uses other
than single-family dwellings and connecting the required off-street
parking area to the street shall not exceed 7%, except that the approving
authority shall have the same power to permit increased grades here
as above, provided that such grades shall in no case exceed 10%.
[3]
Notwithstanding the maximum permitted grades specified above,
no driveway shall have a grade in excess of 1 1/2% within 30
feet of the edge of the pavement, within 30 feet of the traveled way
of the street, or within 25 feet of the property line of the street,
whichever distance is greater. The Board of Supervisors may require
increased platform areas of this type in situations where, because
of the nature of the proposed use, substantial traffic volumes are
anticipated.
[4]
Clear visibility shall be provided and maintained in both directions
at all exit points so that the driver of an automobile stopped on
the platform portion of any new driveway will have an unobstructed
view of the highway for a reasonable distance (commensurate with the
speed and volume of traffic on such highway, but not less than 300
feet) and so that there is a similar view of the automobile in the
driveway.
(d)
Shared driveways may be permitted to serve up to three residences,
providing the minimum street frontage for the specific zoning district
is physically available.
(e)
Additional driveway design details shall conform to current
Township driveway standards, which may be obtained in accordance with
the applicable ordinances of the Township.
(19)
Additional requirements.
(a)
Parking lots and garages shall be located to the rear of a building
wherever possible, and access to parking and garages should be from
a rear alley.
(b)
Shared driveways should be used to access parking lots behind
buildings and facilitate fewer curb cuts. Shared driveways and/or
entrances for ingress and egress access between neighboring buildings
and parking lots is strongly encouraged for the TC-B District.
B.
Site standards.
(1)
TC-B site development.
(a)
Connections between the parking lots to the rear and the main
retail frontage are desirable. Wherever practical, through-store passages
should be provided.
(b)
The frequency of store entrances along commercial Town Center
streets is important in maintaining retail continuity and viability.
In new buildings, a maximum distance of 60 feet between individual
store entrances is encouraged.
(c)
Two- or three-story buildings are required for the entire frontage
of the TC-B District street. Larger-scale, single-use facilities (conference
spaces, theaters, supermarkets or department stores, for example)
shall occur behind smaller-scale buildings or storefronts with pedestrian
orientation and may be one story with a two-story facade.
(d)
The ground floor should reinforce retail continuity along specified
street frontages within the TC-B District. (See the Illustrative Plan.)
Second stories and above may be used for a mix of residential, commercial,
and/or office space.
(e)
Buildings should be brought up toward the right-of-way line,
consistent with the TC-B street standards as shown in TND Street Standards
Figure 1 for the TC-B District.
(f)
Balconies, bay windows and cornice features, open porches, canvas-type
awnings, and projecting signs may encroach up to six feet into the
front setback or up to six feet over the sidewalk area above seven
feet six inches.
(g)
The Board of Supervisors may waive height and setback requirements
for landmark civic buildings, including government buildings, churches,
schools, or libraries, and for pedestrian-oriented places such as
plazas or outdoor eating areas.
(h)
Drive-through facilities or lanes shall be prohibited.
(i)
Gas station pump canopies shall be located to the rear of the
building.
(2)
TC-R site development.
(a)
A variety of housing types from single-family houses on lots
of 6,000 square feet to 10,000 square feet to attached townhouses
and apartments are permitted, with an overall density of up to six
to 12 dwelling units per acre.
(b)
Side yard and rear yard setbacks for garages or accessory structures
shall be a minimum of six feet.
(c)
Access to driveways and garages should be from the rear alley.
Any lot with a front driveway shall recess the garage 20 feet from
the front building line of the main structure.
(d)
Balconies, bay windows, cornice features, and/or open porches
may encroach up to six feet into the front setback for the TC-R District.
(3)
Mixed-use ratio requirements.
(a)
The arrangement of uses in a Traditional Neighborhood District
shall create a distinctive place with integration of scale and a continuous
sense of neighborhood form.
(b)
A Traditional Neighborhood District shall be designed so that
different housing types are well integrated, similar to patterns found
in traditional villages. A Traditional Neighborhood District shall
be particularly sensitive to mixing uses or types of residential products
along the edges of the proposed development. Accordingly, a Traditional
Neighborhood District shall meet the following requirements:
[1]
[2]
Additional ratio requirements are as follows:
[a]
A minimum of 30% of all dwelling units shall be
single-family detached units.
[b]
A maximum of 35% of all dwelling units shall be
two-family semidetached units.
[c]
A maximum of 35% of all dwelling units may be townhouse
or row dwellings.
[d]
A maximum of 50% of all dwelling units may be multifamily
dwellings.
[e]
Accessory dwelling units shall not be considered
as dwelling units for the purposes of the above percentages or calculation
of total density when the accessory dwelling unit meets the following:
[3]
Nonresidential use ratios:
[a]
No more than 10% of the site area may consist of
nonresidential buildings/uses. Any mixed-use or live/work buildings
shall be counted as nonresidential space. For purposes of calculating
this ratio, community center buildings are not considered nonresidential
buildings/uses.
(4)
Site standards.
(a)
Maximum impervious surface standards:
[1]
Impervious surface shall not exceed 30% of the gross land area
for the tentative plan.
[2]
Impervious surface shall not exceed 75% of the lot area of a
single-family detached lot.
[3]
Impervious surface shall not exceed 95% for two-family semidetached
dwelling, townhouse or row dwelling, and multiple-family dwelling
and nonresidential lots (including mixed-use, live/work, and community
center buildings).
A.
Mechanical equipment, garbage containers, and electrical transformers.
Mechanical equipment, garbage containers, and electrical transformers
should be concealed from public view on all sides by architectural
elements and/or landscaping satisfactory to the Board of Supervisors
approval.
B.
Fencing and walls.
(1)
The design of fences and walls should be compatible with the architecture
of the principal building(s) and should use similar materials.
(2)
All fences or walls 50 feet in length or longer, and four feet in
height or taller, should be designed to minimize visual monotony by
changing plane, height, material, or material texture, or significant
landscape massing.
(3)
Chain-link fencing is prohibited.
D.
Open space. Where appropriate and practical, new development should
create public open spaces and should maintain existing public open
space.
A.
The architectural standards are intended for buildings that are compatible
with the design standards set by an Architectural Review Board comprised
of representatives from the Planning Commission, the Township, owners,
planners, architects and engineers. Design compatibility includes
complementary building style, form, size, color, materials, and detailing.
In reviewing projects, the Planning Commission shall consider each
of the following principal features contributing to the identity of
buildings within the TC-B and TC-R Districts:
(1)
Size: the relationship of the project to the site.
(2)
Scale: the relationship of the building to those around it.
(3)
Massing: the relationship of the building's various parts to each
other.
(4)
Fenestration: the placement of windows and doors.
(5)
Rhythm: the relationship of fenestration, recesses, and projections.
(6)
Setback: the relation of a setback to its immediate surroundings.
(7)
Materials: their compatibility with other buildings constructed under
the Town Center standards in the Town Center District.
(8)
Context: the overall relationship of the project to its surroundings.
B.
The following architectural design concepts are encouraged:
(1)
Street-level continuity of shop fronts.
(2)
Street-level expression line, visually tying together the retail
base and separating the upper stories.
(3)
Diversity of architectural design should be encouraged.
(4)
Multiple buildings on the same lot should be designed to create a
cohesive visual relationship between the buildings.
(5)
Blank wall areas and long, uninterrupted rooflines shall be avoided,
and buildings should exhibit more detail and elements appropriate
for close-range pedestrian view. Building surfaces over 50 feet in
length should be relieved with changes of wall plane (i.e., recesses
and projections) that provide strong visual interest.
(6)
All sides of a building may have an impact on its surroundings and
should be considered for treatment with an architectural finish. Architectural
features, materials, windows, and articulation of a facade of a building
should be continued on all sides visible from a street or public parking
areas.
(7)
Exterior building materials on the primary structure should not include
smooth-faced concrete block, tilt-up concrete panels, or prefabricated
steel panels, highly reflective, shiny, or mirror-like materials,
mill-finish (noncolored) aluminum metal windows or door frames, exposed,
unfinished foundation walls; exposed plywood or particle board, and
unplastered, exposed concrete masonry blocks.
(8)
Facade colors should be low-reflectance colors. High-intensity colors,
metallic colors, black, or fluorescent colors should not be used.
Building trim and accent areas may feature brighter colors.
(9)
Building colors should be carefully chosen so that each building
color complements that of its neighbors.
(10)
The scale of a building should be compatible with the surrounding
buildings.
(11)
Pitched roofs with gables/dormers or symmetrically shaped parapet
roofs are encouraged.
(12)
Consideration should be given to the height of the cornice line
or other expression lines.
(13)
The use of canvas-type awnings on buildings is recommended to
provide protection from sun, wind, and rain and to improve the aesthetics
of the building exterior.
(14)
Existing structures, if deemed historic or architecturally significant,
should be protected from demolition or incompatible adjacent development.
D.
Signage standards.
(1)
The purpose of this subsection is to provide standards for signage.
The standards are in addition to, but override in the event of inconsistency,
the regulations for signs found elsewhere in the chapter. The following
standards are intended to assist the Board of Supervisors in approving
the quality of signage in the TC-B and TC-R Districts. In general:
(a)
Signs should be compatible with surroundings and appropriate
to the architectural character of the buildings on which they are
placed.
(b)
Signs should be appropriate to the business they advertise but
not out of character with the community.
(c)
Signs should be clearly visible and legible.
(d)
Layout and graphics should be orderly and should utilize simple
shapes, such as rectangles, circles, or ovals.
(e)
Lettering should be in proportion to the sign panel and the
surrounding building.
(f)
The variety of colors should be held to a minimum and should
relate to the building to which they are related.
(g)
Illumination should be appropriate to the character of the sign
and surroundings and should avoid glare or unnecessary brightness.
E.
Number and type of signs.
(1)
A maximum of three signs shall be permitted for each business or
civic establishment:
(a)
One wall sign, generally, over the storefront windows, of one
square foot in area for every two linear feet of ground-floor street
frontage, but not exceeding a total of 30 square feet.
(b)
One projecting sign, hanging by a metal bracket perpendicular
to the storefront or printed on a canvas-type awning, not exceeding
10 square feet.
(c)
Storefront window signs or lettering, attached to the glass
or within two feet of the inside of the window, shall not exceed a
total of six square feet.
(2)
The Board of Supervisors may allow public purpose directional signs.
The Board of Supervisors may also allow a freestanding, monument-style
sign for a large single-use facility which is located behind other
stores. The monument-style sign shall be under six feet in height
and shall not exceed 30 square feet.
(3)
All illuminated signs shall be lit by exterior fixtures focused downward
on the sign surfaces. There shall be no internally lit signs, or internally
lit architectural features, such as, but not limited to, neon tubing
used to highlight facades. No animated signs shall be permitted.
A.
Multifamily dwellings. Multifamily dwellings shall meet the following
requirements:
(1)
Land development plan approval. Land development plan approval shall
be required by the Township.
(2)
Standards shall be as follows:
(a)
Gross site area. In order to provide sufficient area for a traditional
neighborhood development, the proposed site shall have a minimum gross
site area of not less than 500 acres.
(b)
Density. The number of bedrooms per acre shall not exceed 120
and the number of units per acre shall not exceed 48 in a Town Center
District if it is served by public water and sewage.
(c)
Parking. No parking lot should be closer than 25 feet to the
front of any building nor 10 feet to the side or rear of any building.
(d)
Lot specifications. Setbacks, building area coverage, building
height and frontage requirements appear in the Schedule of Bulk Regulations.[1]
[1]
Editor's Note: TND Schedule A is included as an attachment to this chapter.
(e)
Gross floor area. Each apartment must have a minimum gross floor
area of 500 square feet.
(f)
Water and sewer facilities. Where connections to the existing
central water and sewer facilities are feasible, such connections
shall be required. Where connections are not feasible, the developer
shall provide central water and sewer facilities and shall provide
assurance of adequate long-term management and maintenance satisfactory
to the Town.
(g)
Design. The architectural design of multifamily dwellings shall
be harmonious with the character of immediately surrounding areas.
(h)
Buffer areas. When necessary to ensure compatibility with the
surroundings, buffers shall be provided. Consisting of trees, hedges,
dense plantings, earth berms, and changes in grade, these buffers
shall be used, in particular, to separate the more-dense character
of multifamily housing from less intensely developed land uses and
to maintain a natural interlude between multifamily structures.
(i)
Parking lots must not be located closer than five feet to any
residential lot line.
(j)
The front or rear of any building shall be no closer to the
front or rear of any other building than 50 feet. The side of any
building shall be no closer than 20 feet to the side, front or rear
of any other building.
(k)
No structure shall exceed 220 feet in length.
B.
Subdivision. After the above site approval for two-family or multifamily
uses, where permitted, then the following regulations shall apply.
(1)
The purpose of such subdivision shall be to facilitate the sale of
dwelling units on individual lots, or to facilitate the development
of the site with two or more condominium or property owners' associations,
or to facilitate financing or construction in appropriate phases.
The configuration of lots shall be consistent with the intent of the
approved site development plan.
(2)
The approval of any such subdivision shall not constitute an amendment
to or be contrary to the approved site development plan with respect
to the physical layout of the site or other aspects of construction.
Further, no development within any of the approved lots shall be permitted
except as shown on the approved site development plan, as such plan
may thereafter be amended.
(3)
The subdivision may establish separate lots for each of the dwelling
units shown on the approved site development plan, or separate lots
for clusters of such dwelling units, and may establish one or more
separate lots encompassing open space or other common facilities shown
on the approved site development plan, without regard to otherwise
prevailing lot size, yard, building height and coverage requirements.
However, all such requirements shall apply to the overall site development.
(4)
Provisions satisfactory to the Board of Supervisors shall be made
with respect to the ownership, use, preservation, maintenance and
operation of all open space, streets and other common facilities on
the overall site. Responsibility for all private common facilities
shall be lodged with one or more condominium or property owners' associations
or similar entities, which shall be empowered to levy assessments
against property owners to defray the cost of preservation, maintenance
and operation, and to acquire liens, where necessary, against property
owners for unpaid charges or assessments. The Board of Supervisors
may require the establishment of a single umbrella entity for the
overall site if there are open spaces, streets or other common facilities
that are intended for the shared use of the entire site. If the Board
of Supervisors determines that such shared facilities are not significant,
or that an umbrella entity is not required for proper administration,
the Board of Supervisors may instead make appropriate requirements,
in the form of easements or otherwise, to ensure proper administration.
(5)
Lots containing one or more dwelling units shall not be required
to have frontage on a public street, provided that appropriate easements
are provided, to the satisfaction of the Board of Supervisors, for
access between such lots and public streets over common internal streets
and driveways to be constructed in accordance with the approved site
development plan.
(6)
Appropriate cross easements shall also be provided, to the satisfaction
of the Board of Supervisors, to allow the use and enjoyment of common
off-street parking spaces (other than those exclusively serving respective
dwelling units), and the use and enjoyment of other common facilities
in accordance with the approved site development plan.
(7)
The Board of Supervisors may consider an application for the subdivision
of a site, in accordance with this subsection, concurrently with the
application for site development plan approval for the overall site.
(8)
The boundaries between lots may be intended to coincide with common
walls separating attached dwelling units, and it may be desirable
to finalize these boundaries after the foundations of the dwelling
units have been constructed and the actual locations of the dwelling
units are thereby known. In such cases, the Board of Supervisors may
approve a final subdivision plat on which a single lot is shown to
encompass an entire building or cluster of attached dwelling units,
with a notation as to how many such dwelling units are to be constructed
within such single lot. The Board of Supervisors may treat the subdivision
of the single lots, in order to provide separate lots for each dwelling
unit in the building or cluster, as a subsequent section of the plat,
and may simultaneously approve a preliminary subdivision plat showing
the tentative boundary lines coincident with the common walls of the
dwelling units. Upon determination of the actual locations of the
foundations of the dwelling units, and after any necessary revision
of the preliminary subdivision plat, the Board of Supervisors may
proceed with the approval of a final subdivision plat showing the
final lot lines of the building or cluster.
A.
Special exception. A special exception is required to create a single
apartment within a single-family dwelling, subject to the following
provisions:
(1)
Only one apartment is allowed and it shall be clearly subordinate
to the single-family dwelling.
(2)
The number of bedrooms in the apartment shall not be more than one.
(3)
The gross floor area of the apartment shall be greater than 400 square
feet.
(4)
The gross floor area devoted to the apartment shall not exceed 35%
of the entire livable gross floor area of the single-family dwelling.
(5)
The apartment and single-family dwelling must have safe and proper
means of entrance.
(6)
If the water supply is from a private source, the applicant shall
certify that the water supply is potable and of adequate flow. Failure
to correct promptly any water quality problems shall result in the
revocation of the special permit.
(7)
The applicant's engineer shall certify that the sewage disposal system
is adequate for the two units. Failure to correct promptly any sewage
system problem shall result in revocation of the special permit.
(8)
No special exception for an apartment shall be granted in any case
where the Township Municipal Authority has determined that the sewage
system serving the dwelling or dwellings in question is for any reason
not capable of handling the additional demand that would be imposed
upon it.
(9)
Stairways leading to any floor or story above the first floor shall
be located within the walls of the building wherever practicable.
Stairways and fire escapes shall be located on the rear wall in preference
to either side wall. In no instance shall an exterior stairway or
fire escape be located on any wall fronting on a street.
(10)
Off-street parking shall be on the parcel on which the accessory
apartment is located.
(11)
Owner occupancy required. The owner(s) of a property on which
there is an accessory apartment must occupy one of the two residential
units on the property.
(12)
The residential unit not occupied by the owner(s)-resident(s)
on a property on which there is an accessory apartment may only be
occupied by a person who is related by blood or marriage to such owner(s).
Overnight facilities may include inns or bed-and-breakfast facilities.
The following regulations apply to each form of accommodation:
A.
Inns are overnight accommodations similar to a small hotel. They
must meet the following conditions:
(1)
They must be limited to 60 rooms.
(2)
They must meet all parking, signage and other applicable requirements.
(3)
If converted from an existing structure, inns must meet all requirements
of the special permit process.
(4)
Dining facilities and bar, if open to the general public, will be
treated as separate uses and thereby conform to additional restrictions
for restaurants and bars.
(5)
An inn will be permitted only if it is compatible in character with
its immediate neighborhood.
(6)
Dining facilities shall not exceed 50 square feet per overnight room
(exclusive of the kitchen facilities).
B.
Bed-and-breakfast establishments are owner-occupied.
(1)
They must be limited to 10 guest rooms.
(2)
They must meet all applicable zoning requirements.
(3)
The proprietor may serve meals to guests. A public dining room and
bar is expressly prohibited.
(4)
Parking lots shall not be located closer than 15 feet to any residential
lot line.
(5)
A bed-and-breakfast will be permitted only if it is compatible with
its immediate neighborhood.
A.
A planned senior citizen residential community on a parcel of over
50 acres. A senior citizen residential community must include a combination
of housing for persons 55 years of age and over, including the following:
independent senior housing, which may be single-family houses or multifamily
dwellings or a combination thereof, and assisted living facility with
provision for enhanced assisted living certificate as regulated by
the Commonwealth of Pennsylvania. In addition to residential facilities,
the community must provide for the following:
(1)
A community center, which shall include meeting rooms, multipurpose
rooms, lounges, and lobby areas with similar common spaces.
(2)
Game rooms, arts and craft rooms, workshops, exercise rooms, libraries
or similar indoor recreation or leisure facilities.
(3)
Outdoor sitting areas, game areas, walking trails or other similar
outdoor recreation or leisure facilities.
B.
Within the community center, the following accessory uses may be
permitted, provided that such facilities are managed as part of the
building or complex of buildings and restricted in their use to residents
of the building or building complex and their guests, and, further,
provided that there are no external advertising signs for such facilities.
(1)
A common kitchen and dining room.
(2)
A beauty and/or barbershop, provided that the maximum gross floor
area devoted to such use is no more than 500 square feet.
(3)
A self-service laundry.
(4)
A convenience shop for daily needs, such as food items, prescription
and nonprescription drugs, newspapers and small household items and
similar items, provided that the maximum gross floor area devoted
to such use is no more than 800 square feet.
(5)
A coin-operated vending machine room, provided that the maximum gross
floor area devoted to such use is no more than 250 square feet.
(6)
Office space for a facility manager and/or program coordinators.
C.
The density for such planned development district will be set by
the Board of Supervisors not to exceed that density provided in the
TC-R Zone. In establishing such density, the Board of Supervisors
may take into consideration preservation of agriculture/farmlands,
historic structures, stream corridor zones, and clustered development.
After creation of a unit count for density purposes, the unit count
will be converted into a bedroom count based on four bedrooms per
unit, the application will be allowed to adjust the types of housing
to fit market demands, not to exceed the total number of bedrooms
per acre as would be allowed if the property were located in a TC-R
Zone. Lot size and front/rear/side line setbacks shall be as if the
property were located in a TC-R Zone.
In addition to the requirements set forth in §§ 76-6, 76-6.1, 76-7, 76-7.1, and 76-9 of the Subdivision and Land Development Ordinance, the following are also required:
A.
Additional application content requirements for a Traditional Neighborhood
District:
(2)
Total gross acreage of site area (entire area included in the preliminary
plan).
(3)
Acreage of open space and its percentage of the total gross land
area listed by type of open space.
(4)
Total number of lots for each type of residential use.
(5)
Gross residential density.
(6)
The total number of dwelling units, and for each type of residential
use, the percentage in relation to the total number of residential
dwelling units.
(7)
Gross land area percentage for nonresidential uses; the acreage of
each type of nonresidential use, square footage proposed, and location
of areas proposed for nonresidential uses.
(8)
General vehicular and nonvehicular patterns, including all points
of access to the site for the entire Traditional Neighborhood District,
including a map designating street types and identifying those proposed
for public dedication.
(9)
Location and dimensions of streets and rights-of-way of the proposed
street network. A street specification document shall be provided
as part of the tentative plan. This document shall include an illustration
and specifications for all proposed streets and shall depict the travel
lanes, parking lanes, planting areas and sidewalks.
(10)
A discussion of the proposed uses of open space, including identification
of types of parks, general standards for such parks, active recreational
areas and natural or agricultural preservation areas. A land development
plan for each park shall be provided.
(11)
Lot lines, typical lot and building layouts and landscape features
for each category of dwelling unit or use, including, without limitation,
build-to-lines, setback lines, driveway approaches, building heights
and accessory buildings.
(12)
When proposing special condition lots, guidelines shall be established
and provided as part of the tentative plan when recommended by the
Planning Commission and approved by the Board of Supervisors. Special
condition lots may include: corner and multiple-frontage buildings,
buildings terminating views, wide-shallow lots, courtyard entry lots,
lots backing to open space, lots facing open space, lots fronting
on a pedestrian courtyard, lots facing toward a square or park, and
accessory dwellings.
(13)
Boundaries and conceptual depiction of the location and proposed
use in each area of the development, which includes depictions of
residential and nonresidential uses.
(14)
Architectural and community design guideline documents in the
form of a pattern book that establishes graphic design, scale and
character of all proposed structures. The pattern book shall, at a
minimum, define the pattern of lots for neighborhoods, establish the
architectural styles for the community, illustrate neighborhood character,
define standard elements, and set the paint palettes and minimum landscape
standards for the community.
(15)
A narrative that describes the proposed covenants, restrictions
and development standards and the proposed community association documents
or a draft of such documents.
(16)
Location of proposed public utilities, including a narrative
and plan designating which improvements will be dedicated to and maintained
by the public, where improvements will be owned, operated and maintained
by a property owners' association and where easements and restrictive
covenants will be imposed for third-party beneficiaries to preclude
future development.
(17)
A plan for providing stormwater control, including curb and
gutter where appropriate. The plan for stormwater management facilities
shall be accompanied by a written analysis and discussion of anticipated
stormwater management methods.
(18)
A plan for providing streetlighting, street trees, sidewalks,
and pedestrian or bicycle trails.
(19)
Street trees shall be identified in terms of location and type
as well as the method for installation.
(20)
Streetlights shall be identified in terms of the location and
type as well as plans for the regulation of lighting in commercial
areas and residential areas. Photometric drawings shall be provided.
(21)
Such other data as reasonably found necessary by the Planning
Commission and/or the Board of Supervisors.
(22)
There is attached hereto and marked TND Figure 2 suggested layouts
for various types of residential construction permitted in the TND
District. Developers are encouraged to use these suggestions in the
development of the TND.[1]
[1]
Editor's Note: TND Figure 2 is included as an attachment to this chapter.
A Traditional Neighborhood District may be developed in phases
if the following standards are met:
A.
Submission of application. The application for final approval of
a traditional neighborhood development shall be submitted within six
months after tentative approval, unless the Board of Supervisors grants
an extension upon written request of the developer to a date not to
exceed 18 months from the date of tentative approval. Traditional
neighborhood developments, however, shall have applications for final
approval made pursuant to the phasing schedule set forth in the official
written communication of the findings of the Board of Supervisors
with respect to tentative approval.
