No planned residential development of any tract or parcel of
land shall be made, no street, sanitary sewer, storm sewer, water
main or other improvements in connection therewith shall be laid out,
constructed, opened or dedicated for public use or travel, or for
the common use of the occupants of buildings abutting thereon, except
in accordance with the provisions of these regulations.
These regulations shall apply to all planned residential developments
located within the limits of Pocono Township, which are submitted
after the effective date of these regulations and also to all planned
residential developments approved by and/or pending approval before
the Township in full accordance with the following:
A. Effect of regulation amendments. No amendments to this chapter, the
Pocono Township Planned Residential Regulations or any other governing
ordinance or plan shall affect the decision on previously submitted
applications.
(1) When an application has been duly tentatively approved, the applicant
shall be entitled to a final review and approval or denial in accordance
with the terms of the tentative approval.
(2) If an application is properly and finally rejected or denied, any
subsequent application shall be subject to these amended regulations
and to any intervening change in any governing regulation, ordinance,
or plan.
In the case of a development plan calling for the installation
of improvements beyond the five-year period, a schedule shall be filed
by the landowner with the development plan delineating all proposed
sections as well as deadlines within which applications for final
approval of each section are intended to be filed. Yearly updating
of the schedule shall be completed by the landowner on or before the
anniversary of the tentative plan approval until final approval of
the final section has been granted. Any modifications in the aforesaid
schedule shall be subject to approval of the Board of Commissioners
of Pocono Township.
Provided the landowner has not defaulted with regard to or violated
any of the conditions of the tentative plan approval, including compliance
with the landowner's aforesaid schedule of submission of final plans,
then the protections afforded by substantially completing the improvements
depicted upon the final development plan within said five years shall
apply. For any section or sections, in which the required improvements
have not been substantially completed within the five-year period,
the aforesaid protections shall apply for an additional term or terms
of three years from the date of final plan approval for each section.
A. Failure to meet schedule. Failure of the landowner to adhere to the
aforesaid schedule of submission of final plans for the various sections
shall subject any such sections to any and all changes in these regulations,
this chapter, Planned Residential Regulations, and any other ordinances
or plans enacted by the Township subsequent to the date of the initial
planned residential development plan submission and no development
or further development shall take place on the property included in
the development plan until after the property is reclassified by enactment
of an amendment to this chapter.
Development plans for a planned residential development may
be submitted in phases in accordance with the following:
A. Tentative approval. The locations and approximate submittal dates
for each phase shall be clearly set forth on the plan submitted for
tentative approval.
(1) The phasing plan may be changed at any time prior to the date of
any phase by submitting and receiving an approval from the Board of
Commissioners on a plan setting forth a new phasing schedule.
B. First phase minimum. A minimum of 20% of the total number of residential
lots and/or dwelling units in the planned residential development
shall be included in the first phase.
(1) A lesser percentage may be allowed by the Township upon submission
of a modification request setting forth proof that the requested percentage
will not affect the development as a whole.
(2) The Township may set additional specified conditions if it deems
them necessary or advisable.
C. Phase completion. The second and subsequent phases must be completed
consistent with the development phasing plan and must be of such size
and location that they constitute economically sound units of development.
(1) In no instance shall the second and subsequent phases, except for
the last phase, contain less than 15% of the dwelling units of the
total development plan.
(2) Gross residential density may be varied from phase to phase, provided
that the average gross residential densities of all phases do not
exceed the permitted average gross residential density for the entire
planned residential development as set forth by Pocono Township.
No plan which will require driveway access to a highway under
the jurisdiction of the Pennsylvania Department of Transportation
shall be finally approved unless the plan contains a notice stating
such.
A. Highway occupancy permit. The following notice shall be on the plan:
"A highway occupancy permit is required pursuant to Section 420 of
the Act of June 1, 1945 (P. L. 1242, No. 428), known as the "State
Highway Law," before driveway access to a state highway is permitted."
(1) When a development will require a highway occupancy permit, the developer
shall submit evidence to the Township that such permit has been obtained.
B. Township liability. Pocono Township shall not be held liable for
damages to persons or property arising out of the issuance or denial
of a highway occupancy permit by the Pennsylvania Department of Transportation.
C. Landowner's signature. The landowner's signature on the plan review
application shall be deemed an acknowledgment and acceptance of this
section.
The standards, regulations and/or requirements of these regulations
may be modified, either increasing or decreasing said standards, regulations
and/or requirements, by the Board of Commissioners, where such modifications
achieve substantially the objectives of this section of this chapter,
provided that said modifications will not unduly tax the fiscal service
obligations of the future residents and which are further protected
by such covenants or other legal provisions as will assure conformity
to and achievement of the planned residential development plan in
the following cases:
A. Energy. When the use of renewable energy systems and energy conserving
building design are proposed.
B. Environment. When unusual topography or other environmentally sensitive
areas are involved.
C. Planning. When in the opinion of the Board of Commissioners said
modification will encourage and promote flexibility, economy and ingenuity
in the layout and design of said planned residential development in
accordance with modern and evolving principles of site planning and
design.
D. Conformation. When modifications have been permitted, the planned
residential development shall still conform fully with all of the
remaining regulations and requirements of this section.
The following procedural steps outline the process for approval
of a PRD application. Requirements for the content of the application
documents are described in subsequent sections of this chapter.
A. Sketch plan procedure.
(1) The landowner may submit a sketch plan to the Township Board of Commissioners
for preliminary discussion of intent.
(2) The Board of Commissioners will discuss the sketch plan at a public
meeting with the landowner.
(3) The submission of a sketch plan is optional only, does not constitute
a formal submission, shall not be deemed the beginning of the time
period for review as prescribed by law or these regulations, and the
review of the sketch plan by the Board of Commissioners shall not
bind the Township to approve or accept any aspect of the complete
application for tentative or final approval when and if submitted.
B. Application procedure for tentative approval.
(1) Fifteen complete copies of an application for tentative approval
for a planned residential development shall be submitted by the landowner
to the Township. The landowner shall also submit a filing fee to the
Township in an amount specified on the fee schedule of the Township.
No plan shall be considered as properly filed until such time as the
filing fee is submitted to the Township.
(2) The complete application for tentative approval shall consist of
the following:
(b)
Site plans, architectural plans, site data.
(c)
Draft of covenants, easement agreements, conditions and restrictions.
(3) The complete copies of the application for tentative approval will
be distributed by the Township to the appropriate agencies and individuals.
(4) Within 60 days after the Township receives both a complete application
for tentative approval of a planned residential development and the
required filing fee, a public hearing shall be held by the Board of
Commissioners, which shall be advertised and conducted in the manner
prescribed herein.
(5) Public notice shall be published once each week for two successive
weeks in a newspaper of general circulation in Pocono Township.
(a)
The first publication shall be not more than 30 days and the
second publication shall not be less than seven days prior to the
date of the public hearing.
(b)
Such notice shall state the time, date and place of the hearing
and the particular location and nature of the proposed development.
(6) A letter from the Township with the date of the public hearing along
with a copy of the "public notice" and a cover letter shall be forwarded
to the applicant by United States Certified Mail, return receipt requested,
within 30 days of the official submission.
(7) The Zoning Officer shall conspicuously post notice of said public
hearing at points deemed sufficient by the municipality along the
tract to notify potentially interested citizens. Such public notice
shall be posted at least seven days prior to the date of said public
hearing.
(8) The public hearing shall be conducted in accordance with Article
IX of the MPC.
(a)
The Board of Commissioners may continue the public hearings
from time to time; provided, however, that in any event the public
hearing or hearings shall be concluded within 60 days after the date
of the first public hearing.
(9) Tentative approval.
(a)
The Board of Commissioners shall, within 60 days following the
conclusion of the public hearing as provided above or within 180 days
after the filing of the application, whichever first occurs, by official
written communication to the applicant either:
[1]
Grant tentative approval of the development plan as submitted;
[2]
Grant tentative approval subject to specified conditions not
included in the development plan as submitted; or
[3]
Deny tentative approval of the development plan.
(b)
Failure to so act within said period shall be deemed to be a
grant of tentative approval of the development plan as submitted.
(10)
The grant or denial of tentative approval by official written
communication shall include not only conclusions but also findings
of fact related to the specific proposal and shall set forth the reasons
for the grant, with or without conditions, or for the denial. The
written communication shall set forth with particularity in what respects
the development plan would or would not be in the public interest
including but not limited to findings of fact and conclusions on the
following:
(a)
The extent to which the development plan departs from zoning
and subdivision regulations otherwise applicable to the property including
but not limited to density, bulk and use, and the reasons why such
departures are, or are not deemed to be in the public interest;
(b)
The respects in which the development plan is or is not consistent
with the Comprehensive Plan for the development of the Township;
(c)
The purpose, location and amount of the common open space, the
reliability of the proposals for maintenance and conservation of common
open space, and the adequacy or inadequacy of the amount and purpose
of the common open space as related to the proposed density and type
of residential development;
(d)
The physical design of the development plan and the manner in
which the design does, or does not, make adequate provisions for public
services, provide adequate control over vehicular traffic, and further
the amenities of light and air, recreation and visual enjoyment;
(e)
The relationship, beneficial or adverse, of the proposed planned
residential development to the neighborhood in which it is proposed
to be established; and
(f)
In the case of a development plan which proposes development
over a period of years, the sufficiency of terms and conditions intended
to protect the interests of the public and of the residents of the
planned residential development in the integrity of the development
plan.
(11)
In the event a development plan is granted tentative approval
with or without conditions, the Board of Commissioners may set forth
in the official written communication the time within which an application
for final approval of the development plan shall be filed, or, in
the case of a development plan which provided for development over
a period of years, the periods of time within which applications for
final approval of each part thereof shall be filed. Except upon the
consent of the landowner, the time so established between grant of
tentative approval and application for final approval shall not be
less than three months and in the case of developments over a period
of years, the time between applications for final approval of each
part of the plan shall not be less than 12 months.
(12)
The official written communication shall be mailed to the landowner.
Where tentative approval has been granted, it shall be deemed an amendment
to the Zoning Map, effective upon final approval, and shall be noted
on the Zoning Map.
(13)
In the event the planned residential development is granted
tentative plan approval subject to conditions, the landowner may,
within 30 days after receiving a copy of the official written communication
from the Township Board of Commissioners notify the Township Board
of Commissioners of his refusal to accept all required conditions,
in which case the Township Board of Commissioners shall be deemed
to have denied tentative approval of the development plan. In the
event the landowner does not, within 30 days, notify the Board of
Commissioners of his refusal to accept all said conditions, tentative
approval of the development plan along with any conditions shall stand
as granted.
(14)
Tentative approval of a development plan shall not qualify a
plan of the planned residential development for recording nor authorize
construction or the issuance of any zoning and/or building permits.
A development plan which has been given tentative approval as submitted,
or which has been given tentative approval with conditions which have
been accepted by the landowner (provided the landowner has not defaulted
or violated any of the conditions of the tentative approval), shall
not be modified or revoked or otherwise impaired by action of the
Township pending application for final approval, without the consent
of the landowner, provided an application or applications for final
approval is filed or, in the case of development over a period of
years, provided applications are filed, within the periods of time
specified in the official written communication granting tentative
approval.
(15)
In the event a development plan is given tentative approval
and thereafter, but prior to final approval, the landowner shall elect
to abandon the development plan and shall so notify the Board of Commissioners
in writing, or in the event the landowner shall fail to file application
or applications for final approval within the required period of time
or times, as the case may be, the tentative approval shall be deemed
to be revoked and all the portion of the area included in the development
plan for which final approval has not been given shall be subject
to those ordinances otherwise applicable thereto as they may be amended
from time to time, and the same shall be noted on the Zoning Map and
in the records of the Township Secretary.
C. Application for final approval.
(1) An application for final approval may be for all the land included
in the development plan, or for a section of the development plan
as delineated in the tentative approval.
(2) Fifteen complete copies of an application for final approval shall
be submitted by the landowner to the Township within the time specified
by the official written communication granting tentative approval.
The landowner shall also submit a filing fee to the Township in an
amount specified on the fee schedule adopted from time to time by
resolution of the Commissioners. No plan shall be granted final approval
until such time as the filing fee is properly submitted to the Township.
(3) Each copy of the application for final approval shall consist of
the following:
(a)
All materials and information required for submission for the
application for tentative approval;
(b)
All additional or revised materials required by the official
written communication granting tentative approval;
(c)
All improvement agreements and security for construction of
all improvements that may be required by the Board of Commissioners.
(4) The complete copies of the application for final approval will be
distributed by the Township to the appropriate agencies and individuals.
(5) In the event an application for final approval has been filed as
required by this article and the official written communication granting
tentative approval, the Township Board of Commissioners, within 45
days after the Township receives the application, shall grant the
development plan final approval.
(6) A public hearing on an application for final approval shall not be
required, provided the development plan submitted for final approval
is determined to be consistent with this article and the official
written communication granting tentative approval.
(7) In the event the development plan as submitted contains substantial
variations from the development plan given tentative approval, the
Township Board of Commissioners may refuse to grant final approval,
and within 45 days from the filing of the application for final approval,
shall so advise the landowner in writing of its refusal, setting forth
in the notice the reasons why one or more of the variations are not
in the public interest.
(8) Denial of approval.
(a)
In the event an application for final approval is denied approval,
the landowner may either:
[1]
Refile his application for final approval without the variations
objected to; or
[2]
File a written request with the Township Board of Commissioners that it hold a public hearing on his application for final approval. In which case, the Township Board of Commissioners shall consider the plan at its next regular public meeting. Should the Board of Commissioners elect to hold a special hearing, advertising requirements shall be in accordance with Article
IX of the MPC.
(b)
If the landowner wishes to take either action, he may do so
at any time within which he is entitled to apply for final approval,
or within 30 additional days if the time for applying for final approval
shall have already passed at the time when the landowner was advised
that the development plan was not in substantial compliance. In the
event the landowner shall fail to take either of these alternate actions
within the required time, he shall be deemed to have abandoned the
development plan.
(9) Any public hearing on an application for final approval granted by
the Township Board of Commissioners shall be held pursuant to public
notice within 30 days after request for the hearing is made by the
landowner, and the hearing shall be conducted in the manner prescribed
herein for public hearings on applications for tentative approval.
(10)
The Township Board of Commissioners, within 30 days following
the conclusion of the public hearings, shall by official written communication,
either:
(a)
Grant the development plan final approval; or
(b)
Deny the development plan final approval.
(11)
The grant or denial of final approval of the development plan
shall, in cases arising under this section, be in the form and contain
the findings required for an application for tentative approval set
forth herein.
D. Recording of plan.
(1) A development plan which has been granted final approval shall be certified without delay by the Township Board of Commissioners as being approved; provided, however, no development plan shall be certified unless security to secure the completion of improvements in accordance with Article
V of the MPC has been posted.
(2) Within 90 days after certification by the Board of Commissioners
of final approval of the development plan, the plan shall be filed
of record by the landowner in the office of the Recorder of Deeds
of Monroe County.
(3) Recording of the development plan after final approval of the Township
Board of Commissioners shall have the effect of an irrevocable offer
to dedicate to the public use, all streets and other public ways shown
thereon unless reserved by the landowner as hereinafter provided.
The approval of the Township Board of Commissioners shall not impose
any duty upon the Township concerning maintenance or improvement of
any such dedicated streets, or public uses, until the Township has
accepted the same by ordinance or resolution.
(4) No sale of lots or buildings, leasehold agreements, or construction
of any buildings or development of any nature shall be permitted prior
to recording of the approved development plan. The Zoning Officer
shall not issue a permit unless the application for the permit is
accompanied by a certificate of recording issued by the Recorder of
Deeds. After evidence of recording has been presented to the Zoning
Officer, the development plan shall be placed upon the Zoning Map
of the Township.
(5) In the event a development plan or section thereof is given final
approval and thereafter the landowner shall abandon the plan or section
thereof and shall notify the Township Board of Commissioners in writing;
or the landowner shall fail to commence and carry out the planned
residential development in accordance with the time provisions stated
in Section 508 of the MPC, no development or further development shall take place on the property included in the development plan until after the property is reclassified by enactment of an amendment to this chapter in the manner prescribed for such amendments in Article
VI of the Pennsylvania Municipalities Planning Code.
E. Construction, dedication and maintenance of improvements.
(1) After the landowner obtains the required permits in accordance with
this chapter, other applicable Township ordinances and other approvals
from any applicable authorities, he may proceed with construction
of the planned development.
(2) The Township shall inspect the improvements that are subject to the Township's jurisdiction, which are installed as part of the planned residential development in accordance with the provisions of Article
V of the Pennsylvania Municipalities Planning Code.
(3) The Township shall release financial security, which has been posted to secure the completion of improvements in accordance with the requirements of Article
V of the Pennsylvania Municipalities Planning Code.
(4) All required improvements that have been offered for dedication shall
be deemed to be private until such time as the improvements have been
completely constructed and are accepted by the Township.
All planned residential developments shall conform to the following
site design standards:
A. Residential uses. Residential uses and areas shall be designed in
accordance with the following:
(1)
Dwelling units and other structures shall not be located within
75 feet of any development property lines.
(2)
Dwelling units shall not be located within 20 feet of any street
right-of-way line or parking areas (including private access streets).
(3)
Multifamily dwelling units shall contain a maximum of eight dwelling units in any one cluster; provided, however, that the foregoing limitation shall not apply where the structure is a Type I-A, I-B, II-A or II-B as set forth in the Building Code and fire protective measures are designed and constructed for said building in accordance with the provisions of Chapter 9 of the Building Code in which case the number of dwelling units in a multifamily building may not exceed the maximum number of units set forth in §
470-96B(1) and
(2). In all other instances the maximum of eight dwelling units in any one cluster may be modified where:
[Amended 8-6-2012 by Ord.
No. 2012-04]
(a)
A modification request is submitted by the applicant, the Township
may, due to site conditions or unusual building design, allow additional
units with an absolute maximum of 16 attached dwelling units in any
one building.
(b)
Modifications to allow the additional attached dwelling units
may not be granted to more than 25% of the total multifamily dwelling
unit building submitted in each section or phase.
(4)
Multifamily Attached dwelling unit clusters shall not be located
within 75 feet of any other residential structure.
(a)
When a modification request is submitted by the applicant, the
Township may, when unusual topography or site conditions justify the
request, reduce this separation requirement to 50 feet.
(b)
Modifications to reduce separation may not be granted to more
than 50% of the total multifamily dwelling unit buildings being submitted
in each section or phase.
(5)
No detached dwelling unit shall be within 50 feet of any other
detached dwelling unit.
(a)
When a modification request is submitted by the applicant, the
Township may, when unusual topography or site conditions justify the
request, reduce this separation requirement to 30 feet.
(b)
Modifications to reduce separation may not be granted to more
than 25% of the total detached dwelling units being submitted in any
section.
(6)
Each dwelling unit in any planned residential development shall
have the following minimum habitable floor area:
(a)
One-bedroom units: 600 square feet.
(b)
Two-bedroom units: 800 square feet.
(c)
Three-or-more bedroom units: 1,000 square feet.
(7)
For the purpose of determination of habitable floor area, any
room other than a living room, dining room, kitchen, bath or closet
shall be deemed a bedroom.
B. Cul-de-sac streets.
(1)
Cul-de-sac streets, permanently designed as such, shall not
exceed 800 feet in length nor be less than 250 feet in length, and
shall furnish access to not more than 18 dwelling units. The length
of a cul-de-sac street shall be measured from the point of center-line
intersection with an approved through street that has an alternate
access to an existing public road, to the center-line point of radius
of the cul-de-sac curve.
(2)
Cul-de-sac streets shall terminate in a circular right-of-way
with a minimum diameter of 100 feet, and 80 feet diameter to the outer
pavement edge or curbline.
(3)
The circular right-of-way of the cul-de-sac shall be connected
to the approach right-of-way by an easement arc having a radius of
not less than 30 feet.
(4)
The circular paving of the cul-de-sac shall be connected to the approach paving by an easement arc having a radius of not less than 40 feet. (See Chapter
390, Subdivision and Land Development.)
(5)
The Board of Commissioners recognizes that geometric configurations other than that set forth in Subsection
B(1),
(2),
(3) and ( 4) above may function satisfactorily and, upon recommendation of the Commissioners, will consider a request for a modification of the requirements under appropriate circumstances.
(6)
Temporary cul-de-sac streets shall not exceed 1,000 feet in
length.
(7)
Any street, which is terminated for access to an adjoining property
or because of authorized stage development shall be provided with
a temporary, all-weather turnaround paved in accordance with Township
specifications. The use of such turnaround shall be guaranteed until
such time as the street is extended. The developer who extends a street
that has been provided with a temporary turnaround shall remove the
temporary turnaround and restore the area of temporary turnaround.
C. Off-street parking. Every type of residential land development or
subdivision shall provide off-street parking space for at least two
vehicles for each proposed dwelling unit. Such off-street parking
spaces may be in an individual garage, carport, or driveway or in
a common parking area convenient to the dwelling units to be served
and shall be installed concurrently with the construction of the dwelling
units.
D. Driveways.
(1)
Driveways shall not be permitted to have direct access to arterial,
connector or collector streets unless authorized by the Township and/or
the Pennsylvania Department of Transportation through issuance of
a highway occupancy permit. Access should be provided to the street
of lesser classification when there is more than one street classification
involved. Driveways shall not interfere with the normal traffic movement
or be inconsistent with the design, maintenance or drainage of the
street. Driveway locations shall be delineated on all plans for final
approval; however, the plans may delineate location or provide a notice
of conformity to this specification.
(2)
Future driveways, which are to be constructed adjacent to a
street intersection, shall be indicated on the tentative and final
plans. The minimum distance between a driveway or point of access
to a street shall be as follows:
|
Distance Between Center Line
|
---|
|
Planned Residential Development
|
Driveway and Nearest Intersecting Road by Type of Intersecting
Road
|
---|
|
Arterial
(feet)
|
Collector and Connector
(feet)
|
Minor
(feet)
|
---|
|
Residential
|
150
|
100
|
100
|
|
NOTE: Nearest intersecting street shall be construed
as being on the same or the opposite side of the street on which the
lot is located.
|
(3)
Single-family residential driveways shall be a minimum of three
feet from any property line. The minimum width at the street right-of-way
shall be 10 feet and the maximum width at the street right-of-way
shall be 20 feet. The number of driveway entrances per dwelling shall
be one. The Board of Commissioners may grant additional driveway entrances
if severe topographic conditions exist and the width of the lot exceeds
150 feet at the street right-of-way. Driveways constructed in areas
where sidewalks are provided shall have a concrete apron between the
curb and edge of the sidewalk toward the dwelling. This apron shall
be constructed in accordance with any applicable Township specifications
and shall consist of six inches of concrete on a four-inch stone base.
(4)
Nonresidential and multifamily use driveways shall be a minimum width of 12 feet and maximum width of 24 feet at the street right-of-way line. The driveways shall be a minimum of 10 feet from the property line. One driveway shall be permitted and the Board of Commissioners may grant additional driveways if the width of the lot at the street right-of-way exceeds 150 feet in width. Notwithstanding the foregoing, an additional means of access shall be permitted as an emergency access if required by Chapter
390, Subdivision and Land Development.
(5)
Common driveways are prohibited unless a modification of this
section is granted by the Board of Commissioners. When common driveways
are permitted, an access and maintenance agreement shall be provided
in the deeds of the lots having use of the driveway. The agreement
shall be in a form acceptable to the Township Solicitor.
E. Sewage and water systems. All sewage disposal and water supply systems proposed to serve said developments shall comply with the Pennsylvania Department of Environmental Protection requirements or the requirements set forth in Chapter
390, Subdivision and Land Development.
Required parking in a planned residential development shall
be as follows:
A. Residential off-street parking. Two off-street parking spaces shall
be provided for each dwelling unit.
B. Residential parking access aisles. Parking access aisles in parking
areas of more than two spaces shall be a minimum of 24 feet wide for
ninety-degree-angle parking, 20 feet for sixty-degree-angle parking
and 18 feet for forty-five-degree-angle parking.
C. Residential parking space size. All residential parking spaces shall
be a minimum of nine feet in width by 18 feet in depth.
D. Residential parking area location. Parking areas containing more
than eight spaces shall be located at least 30 feet from adjacent
buildings and development streets and be isolated through the use
of curbs, sidewalks, shrubs, lawn areas, earth berms, changes in grade
or walls.
(1)
When a modification request is submitted by the applicant, the
Township may reduce the separation requirement by 10 feet if unusual
topography or site conditions justify the request.
E. Residential parking design. All residential parking areas containing
more than two spaces shall be designed as follows:
(1)
Parking areas shall be designed so that each vehicle may proceed
to and from the space without requiring the movement of any other
vehicle.
(2)
In no case shall parking spaces be designed to require vehicles
to back into development streets in order to leave a parking space.
(3)
All parking spaces and parking access drives shall be at least
50 feet from any exterior development property line.
(4)
A maximum of 16 parking spaces shall be permitted in a continuous
row without being interrupted by landscaping. A ten-foot wide landscape
island is required for any proposed continuous parking that is to
exceed 16 parking paces in a continuous row.
F. Maximum number of residential parking spaces. A maximum of 48 parking
spaces shall be accommodated in any parking area served by a single
parking access drive.
G. Parking lot lighting. Lighting shall be provided for all parking
areas of nine spaces or greater. Lighting shall be designed and located
in accordance with current Illumination Engineering Society of North
America (IESNA) footcandle lighting standards so as to not produce
a glare or direct illumination onto abutting properties and streets.