[Ord. 2007-03, 5/2/2007, § 401; as amended by Ord.
2008-01, 4/7/2008]
1.
Intent. The intent of the Suburban Residential District is to promote
the following:
A.
To provide for a variety of low density residential development opportunities.
B.
To provide flexibility in neighborhood design options.
C.
To provide for density bonus incentives to encourage the maximization
of efficient land use and to decrease development pressure on the
outlying rural landscape.
D.
To ensure a diversity of housing types, sizes, and costs.
E.
To meet minimum standards of health and safety by protecting against
hazards and nuisances.
2.
Criteria and Standards for the Suburban Residential District (R-1).
The R-1 District lot development standards include four options (standard
development, cluster development, traditional neighborhood, and density
bonus). The standard development option provides low density residential
development opportunities reflective of the existing character of
the Nittany Valley's municipalities. The cluster development option
provides an opportunity to protect the rural character of the valley
by preserving open space and minimizing infrastructure development
while increasing permitted densities. The traditional neighborhood
development option provides additional opportunities to increase density
while adding community amenities including limited neighborhood scale
commercial and recreational options. Finally, the density bonus option
allows the applicant to provide for work force housing and the right
to build apartments with a greater building height.
3.
District Regulations. Only uses listed below shall be permitted in
the Suburban Residential District. All uses must conform to the lot,
yard setback, and maximum height requirements stipulated herein, as
well as other appropriate requirements of this chapter.[1]
[1]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
4.
Standard Development Option.
5.
Cluster Development Option.[2]
A.
Applicants shall be required to schedule a pre-application conference
(see Supplemental Regulations - "Pre-Application Conference")
B.
Residential developments greater than five units shall be required
to provide a minimum of 50% of the total tract area as dedicated open
space (see Supplemental Regulations - "Open Space Dedication").
C.
A minimum of 50% of total developed residential units shall be single-family
detached units.
[2]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
6.
Traditional Neighborhood Development (TND) Option.[3]
A.
Applicants shall be required to schedule a pre-application conference
(see Supplemental Regulations - "Pre-application Conference").
B.
Unit Diversity Standards:
|
Min. % of units
|
Max. % of units
| ||
|---|---|---|---|
|
Single-Family Detached
|
50%
|
75%
| |
|
Duplex/Quadplex
|
0%
|
25%
| |
|
Townhouse
|
0%
|
25%
| |
|
Apartments
|
0%
|
20%
| |
|
Mixed Use
|
0%
|
20%
|
C.
Minimum area devoted to open space shall be 20%.
D.
Developments shall conform to the district regulations set forth
above and shall also conform to the design and performance standards
as follows:
(1)
Master Plan Requirement. A Traditional Neighborhood Development
shall consist of an area to be master planned of not less than 50
contiguous acres. A property may be considered contiguous even if
it is separated by a public right of way.
(2)
Land Use Types. A Traditional Neighborhood Development shall
be divided into at least three types of neighborhood areas, with each
type of area having different land use and land development regulations.
The following neighborhood areas are permitted in a TND:
(a)
Open Space Area. A TND shall have some land dedicated to open
space located in a location central to, or readily accessible by,
the majority of the dwelling units in the proposed development. Open
space areas may include woodlands, meadows or grassland, greenways
or wildlife corridors, or agriculture. The open space area must include
all lands defined as environmentally sensitive.
(b)
Neighborhood Center Area. One neighborhood center is required
in a TND development. The neighborhood center shall serve as the focal
point of the TND development and may contain residential, nonresidential,
civic and/or public services to meet the daily needs of the community
residents. The neighborhood center shall contain the following elements:
1)
Residential uses.
2)
Open Space. A minimum of 20,000 square feet designed as central
open space.
3)
Nonresidential uses shall be limited to, retail shops, artisans,
restaurants, daycare, offices, barber shops and beauty shops, live/work
units, churches and inns (limited to 12 units, may be increased to
24 units by conditional use).
5)
All structures in the neighborhood center shall be a minimum
of two stories in height with the exception of churches and daycare
centers.
(c)
Residential Area. The residential areas shall be designed to
accommodate a mix of housing types and styles, including single-family
houses, duplexes, townhouses and multi-family residences. These areas
are also intended to provide workforce housing, blended in with the
community.
(3)
Civic Uses. Civic uses such as parkland and community centers
are an important part of the social and physical fabric of a Traditional
Neighborhood Development District and will be required. The location
and type of civic uses shall be spread throughout the TND and be generally
oriented to both the residents of the neighborhood and the public
as a whole.
(4)
Pedestrian Orientation. A TND is designed to be pedestrian oriented
and less dependent upon the automobile. As a result, sidewalks and
interconnected parks and open space are essential to the TND and providing
mobility throughout the community by means other than the automobile.
In addition, the street network shall be designed to provide for multiple
routes to a single location by both automotive and non-automotive
forms of transportation. Parking for the automobile shall be required
but will be done in a manner that has minimal, physical, aesthetic
and environmental impacts.
(5)
Density Allocation for the Neighborhood Center.
(a)
The area of the neighborhood center shall consist of buildings,
sidewalks, green spaces and other open spaces, parking lots, roadways,
stormwater facilities and any accessory uses or features.
(b)
Nonresidential units shall be limited to 30% of the neighborhood
center up to a maximum of 60,000 square feet of gross ground floor
area for nonresidential uses.
(c)
Nonresidential uses shall be located on the ground floor. Provided,
however, rooms for an inn may be located on the second and/or third
floor of buildings.
(d)
Density for all uses in the neighborhood center shall be equal
one unit for every 1,200 square feet of gross floor area.
(e)
Parking requirements for neighborhood center 2 1/2 parking
stalls per unit.
(f)
Neighborhood center shall consist of an independent lot, which
may be developed in phases and shall contain all mixed use units allocated
for the development.
(g)
Any single nonresidential use within the neighborhood center
shall be limited to a maximum of 10,000 square feet.
(h)
Calculation Example:
1)
Neighborhood center gross floor area equals 180,000 square feet
x 30% nonresidential equals 54,000 square feet 10% nonresidential
equals a minimum of 18,000 square feet.
2)
Unit equivalency: 10,000 square feet divided by 1200 square
feet equals 150 units.
3)
Parking: 150 units x 2.5 parking stalls/unit equals 375 parking
stalls.
(i)
Building scale. Scale is created by the size of the units of
construction and architectural detail that relate to the size of man.
It can also be determined by building mass and how it relates to open
space. The major elements of scale may be brick, stucco or stone units,
window or door openings and balconies etc.
(6)
Accessory Structures. Every lot is entitled to one accessory
structure. Detached garages shall be set back a minimum of 25 feet
from the rear property line and five feet from the side property line
and shall be accessed from an alley. Storage sheds shall be no larger
than 196 square feet and shall be set back from the side and rear
property lines a minimum of five feet. All accessory structures shall
have a height no greater than 12 feet. Fences along the rear property
line shall be set back a minimum of five [feet] from any alley R.O.W.
(7)
Signs.
(a)
Materials. All signs, excluding awning signs, shall be constructed
only from wood; metal or stone as determined by the developers design
theme and the township. Sign materials shall compliment the building
materials and the facade on which they are to be displayed or near.
(b)
Color. In selecting the principal colors for a sign, colors
that compliment the colors of the building shall be used.
(c)
Illumination. Internally illuminated signs and backlit awnings
are prohibited. Light sources shall be of the down light type and
shall be shielded from all adjacent properties and streets and shall
not be of an intensity as to cause glare hazardous to pedestrians
or motorists.
(d)
Electrical Connections. The electrical supply to all exterior
signs, whether to the sign itself or light fixtures positioned to
illuminate the sign, shall be provided by means of concealed electrical
conduit or cables. All wiring shall be in accordance with the latest
adopted addition of the National Electrical Code.
(e)
Nuisance. No sign shall create a public nuisance by emitting
smoke, sound, vapor, beams or rays, particle emissions or odors. Flashing,
blinking or scrolling are prohibited.
(f)
Sign Removal. Any business that has closed shall remove any
signs associated with the business within 60 days of closing. The
owner of the premises shall have responsibility to ensure such signs
are removed within the sixty-day period. Any signs in disrepair shall
be removed in the same time frame as above or shall be repaired.
(g)
Permits. All signs shall require a sign permit.
(h)
Sign types, heights and sizes permitted.
|
Sign Type
|
Sign Height
|
Sign Size
|
|---|---|---|
|
Projecting
|
Min. 7 feet above finish grade Limited to ground floor
|
10 square feet
|
|
Awning
|
Min. 7 feet above finish grade Limited to ground floor
|
10 square feet
|
|
Wall
|
Limited to ground floor
|
24 square feet
|
|
Home occupation (Wall)
|
Limited to ground floor
|
4 square feet
|
|
Freestanding
|
Max 10 feet
|
12 square feet
|
|
Building identification
|
8 feet, no commercial advertising
|
6 square feet
|
|
Directional
|
4 feet, no commercial advertising
|
2 square feet
|
(i)
Number of Signs. Each business shall be entitled to one sign.
Each building shall be entitled to two building identification signs,
one in the front and one in the rear.
[3]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
7.
Density Bonus Option - Work Force Housing (WFH).[4]
A.
Applicants shall be required to schedule a pre-application conference
(see Supplemental Regulations - "Pre-Application Conference").
B.
The developer shall make provisions to accommodate work force housing
as per density bonus option minimum development standards.
C.
Density bonus option only applies to the TND option.
D.
Density bonus option minimum development standards.
[4]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
[Ord. 2007-03, 5/2/2007, § 402]
1.
Intent. The intent of the Town Residential District is to promote
the following:
A.
To provide for medium density residential development opportunities.
B.
To provide neighborhood development opportunities that promote infill
development in areas served by a full range of public utilities and
services.
C.
To promote the expansion of traditional neighborhoods as appropriate.
D.
To provide limited home occupations and suitable adaptive reuse of
accessory historic structures.
E.
To ensure a diversity of housing types, sizes, and costs.
F.
To meet minimum standards of health and safety by protecting against
hazards and nuisances.
2.
District Regulations. Only uses listed below shall be permitted in
the Town Residential District. All uses must conform to the lot, yard
setback, and maximum height requirements stipulated herein, as well
as other appropriate requirements of this chapter.[1] No structure shall exceed 2,500 feet in ground floor area.
Nonresidential uses shall be exempt from the "no structure shall exceed
2,500 square feet in ground floor size," provided the following criteria
are met.
A.
Minimum lot size shall be 1 acre.
B.
Maximum structure ground floor area shall not exceed 25% of the lot
area.
C.
Adequate parking is provided, (see Supplemental Regulations - "Parking").
E.
Maximum impervious surface shall not exceed 50% of the lot area.
F.
All required off street parking spaces, aisles and driveways shall
be covered in an all-weather material.
[1]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
3.
Open Space Dedication. Residential developments greater than five
units shall be required to provide a minimum of 20% of the total tract
area as dedicated open space (see Supplemental Regulations - "Open
Space Dedication").
[Ord. 2007-03, 5/2/2007, § 403; as amended by Ord.
2009-02, 4/6/2009; by Ord. 2012-04, 5/7/2012; and by Ord. 2012-05,
7/2/2012]
1.
Intent. The intent of the Multi-Family Residential District is to
promote the following:
2.
District Regulations. Only uses listed below shall be permitted in
the Multi-Family Residential District. All uses must conform to the
lot, yard setback, and maximum height requirements stipulated herein,
as well as other appropriate requirements of this chapter.[1]
[1]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
3.
Open Space. Residential developments greater than five units shall
be required to provide a minimum of 20% of the total tract area as
dedicated open space (see Supplemental Regulations - "Open Space Dedication").
[Added by Ord. No. 02-19, 9/3/2019]
1.
Intent. The intent of the High-Density Residential District is to
promote the following:
2.
District Regulations. Only uses listed below shall be permitted in
the High-Density Residential District. All uses must conform to the
lot, yard setback, and maximum height requirements stipulated herein,
as well as other appropriate requirements of this chapter.[1]
[1]
Editor's Note: The District Regulations Table is included as an attachment to this chapter.
