A.
District intent.
(1)
The Conservation Residential Overlay District (CR) supports
the sustainable development goals in the Plan Peters 2022 Comprehensive
Plan by protecting natural resources and providing incentives for
the creation of open spaces that add value to the community. By virtue
of their sufficient size, potential recreation utility, provision
of visual relief, preservation of sensitive natural features, proximity
to dwellings and/or contribution to a connected system of open space,
these spaces enhance the overall quality of life of the community
and conserve important natural amenities. Conservation subdivision
design preserves open space while maintaining the density of residential
units across the overall site area.
(2)
This overlay district is designated as a TND Overlay District
[the TND Traditional Neighborhood Development District, in accordance
with the MPC (Pennsylvania Municipalities Planning Code Article VII-A)].
As such the criteria and standards set forth herein shall provide
development alternatives, where stated, to the underlying zoning districts.
(3)
The general intent and criteria for establishing residential
zoning districts in Peters Township include:
(a)
Providing sufficient, appropriately located space for residential
development which provides a range of housing types and densities
in order to meet the housing needs of the Township's present and expected
future population.
(b)
Establishing zoning district boundaries that identify the areas
of Peters Township that best meet the criteria established below.
[1]
Assure light, air and privacy by controlling the
spacing and height of buildings and other structures.
[2]
Protect residential areas against hazards of fire,
offensive noise, vibration, smoke, odors, glare or other objectionable
influences.
[3]
Prevent congestion, as far as possible, by regulating
the density of population, the bulk of buildings, and by providing
for sufficient off-street parking.
[4]
Protect residential neighborhoods from traffic
congestion.
[5]
Make possible provisions for public and private
educational, recreational, health and similar facilities which perform
most effectively in a residential environment, which serve the needs
of nearby residents and which do not create objectionable influences.
[6]
Promote the most desirable use of land and direction
of building development in accordance with well-considered plans that
protect the character of the Township's residential districts.
[7]
Promote stable residential development that conserves
the value of land and buildings while contributing to the Township's
tax base.
[8]
Encourage residential development practices that
respect the Township's traditional agricultural character and enterprises.
[9]
Promote the preservation of the Township's agricultural
land.
[10]
Maintain the character of Peters Township as established
in the Plan Peters 2022 Comprehensive Plan.
[11]
Not exceed existing capacities of the existing
and proposed public infrastructure.
(4)
As stated in Plan Peters 2022, the Conservation Residential
Overlay District (CR) is intended to:
(a)
Allow development that permanently protects rural character,
open space, agricultural lands, woodlands, wetlands, critical views
and other natural features in the Township.
(b)
Allow flexibility in the placement and type of dwelling units
within the subdivision.
(c)
Reduce the number of new roads and allow flexibility in road
specifications for roads serving residences in the Conservation Residential
Overlay District (CR).
(d)
Reduce the amount of impervious surfaces in subdivisions, including
driveways.
(e)
Encourage more efficient land development patterns that reduce
the cost of infrastructure and maintenance.
(f)
Ensure that development in the Conservation Residential Overlay
District (CR) results in the creation of usable open space that contributes
to the overall character and experience of the community.
(g)
Protect the local landscape and environmentally sensitive lands
from the disruptive effects of conventional subdivision design.
(h)
Establish that designated open space be protected from future
subdivision and more intense development through deed restrictions.
(i)
Encourage street connectivity with curvilinear streets of varying
block lengths.
B.
Criteria for consideration.
(1)
Approval or denial of a CR Conservation Residential Overlay
District development shall be based on the extent to which the preliminary
(master) and final plans meet the following general and specific criteria
and others contained within this chapter.
(2)
This code will include both design and development standards
(which shall be met) and guidelines (which are encouraged, but not
required):
(a)
All developments to be considered for inclusion in the Conservation
Residential Overlay District (CR) shall be greater than or equal to
five acres.
(b)
All primary conservation areas are to be protected as permanent
open space.
(c)
All developments shall follow the principles of open space or
conservation planning and design.
(d)
All developments shall have a common open space focal point.
(e)
All designated open spaces are identified as conservation/passive,
functional or productive and/or contribute to the natural, scenic
or cultural properties inherent to the overall site/neighborhood.
(f)
All streets, sidewalks, greenways and trails within the development/subdivision
shall establish intra- and inter-neighborhood connections to the maximum
extent.
(g)
All designated open spaces, internal streets, entrances/gateways,
trails, sidewalks, natural drainage systems, and inter-neighborhood
connections shall be clearly identified on the preliminary (master)
plan. All constrained land (as identified in designated open space:
constrained and excluded land) shall be considered as designated open
space, and may not be altered without approval of the Peters Township
Planning Commission and the Peters Township Council. All excluded
land (identified in designated open space: constrained and excluded
land) shall not be considered as designated open space, but must be
maintained for the common good.
(h)
All development shall proactively accommodate persons with disabilities,
and ensure that all public resources are accessible to all persons.
(i)
All development must meet the ordinance requirements of Peters
Township and follow the codes specified in the Pennsylvania Uniform
Construction Code, and standards established in the Peters Township
Subdivision and Land Development Ordinance (SALDO).[1]
NOTE: Restrictions not specifically covered in these ordinances
may be addressed, or supplemented through private restrictive covenants.
C.
Requirements for approval.
(1)
Preliminary (master) plan, in accordance with §§ 385-19 through 385-24 of the Peters Township Subdivision and Land Development Code (SALDO). Any development within the CR Conservation Residential Overlay District shall meet the following requirements:
(a)
Preliminary (master) plans shall be prepared when any individual
property/facility within the CR Conservation Residential Overlay District
is proposed for development or redevelopment.
(b)
Any subdivided properties that are intended to be developed
at a later date shall adhere to the approved preliminary (master)
plan.
(c)
The preliminary (master) plan shall show proposed buildings,
land uses, lots, streets, and open space for the entire tract.
(d)
Developments shall not be permitted to use a combination of
the underlying zoning district and overlay district regulations once
a development begins construction using the CR Conservation Residential
Overlay District zoning provisions. The plan shall be required to
build-out in accordance with the approved CR Conservation Residential
Overlay District plan.
(2)
Phased development.
(a)
Development of property within the CR Conservation Residential
Overlay District may be done in phases. The Township reserves the
right to require that certain public improvements occur within a designated
phase, such as a street connection or other improvement as may be
required.
(b)
The development's preliminary (master) plan shall be approved
by the Peters Township Planning Commission and the Peters Township
Council.
(c)
Applicants submitting preliminary and final plans shall also
submit architectural drawings, such as elevations, perspective drawings,
axonometrics (or other measurable three-dimensional drawings), and
cross sections, that demonstrate compliance with the standards in
the CR Conservation Residential Overlay District. Preliminary plan
submittals shall include typical building elevations for the types
of units proposed.
(d)
Utilities (sewer and water). All development in the CR Conservation
Residential Overlay District shall be served by public sewer and public
water facilities.
(e)
Ownership. Any land area proposed for development shall be in
one ownership or shall be subject to a single joint application filed
by every owner of the land area proposed for development, under single
direction, using one overall preliminary (master) plan and complying
with all requirements of the CR Conservation Residential Overlay District.
Preliminary plan applications shall include an executed agreement
of sale or other executed contracts to ensure the applicant's status
as an applicant.
D.
Applicability and uses.
(1)
The CR Conservation Residential Overlay District shall be an
overlay according to the boundaries specified on the CR/MR Zoning
Overlay Exhibit Map.
(2)
CR uses (permitted, special exceptions, conditional uses) specify
uses permitted by right or allowed conditionally or by special exception
in the CR Conservation Residential Overlay District.
E.
Principal uses. The following is a list of principal uses that are
permitted by right, special exception, conditional use or administrative
approval:
|
Figure CR.1
Permitted Uses in CR Conservation Residential Overlay District
| |||
|---|---|---|---|
|
Key:
P = Permitted use
S = Special exception
C = Conditional use
A = Approval by administrative review
| |||
|
Residential
| |||
|
Single-family attached
|
P
| ||
|
Single-family detached
|
P
| ||
|
Agriculture
| |||
|
Agricultural operations
|
P
| ||
|
Community garden
|
P
| ||
|
Farm
|
P
| ||
|
Forestry/woodlot
|
P
| ||
|
Recreation, Education, Public Assembly
| |||
|
Cemetery
|
S
| ||
|
Equestrian facility
|
S
| ||
|
Place of worship/assembly
|
S
| ||
|
Private club
|
S
| ||
|
Recreation facility: private
|
S
| ||
|
Recreation facility: public
|
P
| ||
|
School
|
S
| ||
|
Services
| |||
|
Bed-and-breakfast
|
S
| ||
|
Day-care facility
|
S
| ||
|
Public utility facility
|
P
| ||
|
Public Facilities/Infrastructure
| |||
|
Commercial wireless communications facility
| |||
|
New tower on existing building/structure
|
A
| ||
|
Co-location on existing tower located on building/structure
|
A
| ||
|
Co-location on existing communications tower
|
A
| ||
|
Antenna mounted on existing building or tower
|
A
| ||
|
New tower in the right-of-way
|
S
| ||
|
Emergency services
|
C
| ||
|
Essential services
|
P
| ||
|
Public works facility
|
S
| ||
|
Accessory
| |||
|
Family day care
|
S
| ||
|
Home-based business (no-impact)
|
P
| ||
|
Home occupation
|
P
| ||
|
Limited lodging
|
P
| ||
|
Parking lot
|
P
| ||
|
Recreation facility: single-family residential
|
P
| ||
|
Solar energy system (small)
|
P
| ||
|
Wind facility (small)
|
P
| ||
|
Other accessory uses customarily incidental to and on the same
lot with any permitted use authorized in the district
|
P
| ||
F.
Development standards.
(1)
All grading and construction shall occur within the buildable
area of the tract as demonstrated on the preliminary (master) plan.
(2)
Construction activity, the staging of construction, or other
site disturbance may not occur in designated or protected open space
unless specifically approved as part of the preliminary (master) plan.
(3)
A CR Conservation Residential Overlay District development is
encouraged, but not required, to offer a diversity of housing types.
The diversity of housing types within the Conservation Residential
Overlay District shall meet the following standards:
Figure
CR.2 - Housing Diversity for Conservation Subdivision Design
|
Figure CR.2
Housing Diversity for Conservation Subdivision Design
| |||||||
|---|---|---|---|---|---|---|---|
|
Standard
|
Base District (LD)
|
CR Overlay District
| |||||
|
Option A
|
Option B
|
Option C
| |||||
|
Density
|
1.2 lots/gross acre
|
2.0 dwelling units/gross acre
|
2.5 dwelling units/gross acre
|
3.0 dwelling units/gross acre
| |||
|
Overall Development Size
| |||||||
|
Less than or equal to 15 acres
| |||||||
|
Lot size
|
0.5-acre lots
|
Flexible lot size
| |||||
|
Housing type
|
100% single-family detached units
|
100% single-family detached units
| |||||
|
Maximum units per building
|
1
| ||||||
|
More than 15 acres; less than or equal to 100 acres
| |||||||
|
Lot size
|
0.5-acre lots
|
Flexible lot size
| |||||
|
Housing type
|
100% single-family detached units
|
▪ > = 85% single-family detached;
▪ <15% single-family attached
| |||||
|
Maximum units per building
|
< = 6 units: single-family attached
| ||||||
|
More than 100 acres
| |||||||
|
Lot size
|
0.5-acre lots
|
Flexible lot size
| |||||
|
Housing type
|
100% single-family detached units
|
▪ > = 70% single-family detached;
▪ <30% single-family attached
| |||||
|
Maximum units per building
|
< = 6 units: single-family attached
| ||||||
|
NOTE: CR Overlay developments greater than 15 acres may use
the detached/attached percentages are not required.
|
(4)
The total number of allowable dwelling units proposed for development
shall be determined by multiplying the gross acreage of the tract
to be developed by the base maximum dwelling units per acre, as specified
within the Density/Open Space for Conservation Subdivision Design
should the property owner elect an alternative design option, as described
in the Density/Open Space for Conservation Subdivision Design. (Round
down fractional units less than 0.5 and round up fractional units
0.5 or greater.)
|
Figure CR.3
Density/Open Space for Conservation Subdivision Design
| ||||
|---|---|---|---|---|
|
Standard
|
Base District (LD)
|
CR Overlay District
| ||
|
Option A
|
Option B
|
Option C
| ||
|
Density
|
1.2 lots/gross acre
|
2.0 dwelling units/gross acre
|
2.5 dwelling units/gross acre
|
3.0 dwelling units/gross acre
|
|
Open Space Set Aside
|
0.07 acre/lot
|
25% of gross acreage
|
30% of gross acreage
|
40% of gross acreage
|
|
Usable Open Space Provisions
|
N.A.
|
Dedicated open space shall be usable for passive and/or active
recreation, or comprised of delineated wetlands, open bodies of water,
rivers/streams, or steep slopes.
| ||
|
Minimum Lot Size
|
0.5 acre
|
None
|
None
|
None
|
G.
Lot and site standards.
(1)
The placement of all principal buildings shall provide for public
safety as well as privacy by providing adequate yards as shown in
the site design requirements.
(2)
Buffer zones.
(a)
Buffer zones of at least 25 feet shall be placed between the
residential property line and agricultural uses/zones.
(b)
Buffer zones of at least 40 feet shall be placed between the
residential property lines and collector, connector and arterial streets.
(c)
The buffer zone shall be included in the area to be subdivided
and may be considered as part of the designated open space.
(d)
The buffer area shall be appropriately planted with native grasses,
shrubs and trees and/or permanent agro-forestry features such as fruit
or nut trees, and/or a windbreak (evergreens five feet to six feet
in height or deciduous trees exceeding two inches in caliper, not
less than eight feet in height).
(e)
Local streets may be included as part of the buffer, if vegetative
screening utilized.
(3)
Residential units or lots shall be oriented with direct access
to common open space, to the maximum extent possible. To that end,
each dwelling unit or lot shall have at least one side abut open space,
to the maximum extent possible, to provide direct views and access.
Common open space across a street shall qualify for this requirement.
(4)
A conservation development may contain one or more groupings
of dwelling units and/or lots.
(5)
Dwelling unit lots and integrated resources (shared community
facilities) shall be accessed only from interior (local) streets.
(6)
Green courts are also encouraged as a means of creating shared
common space and a stronger sense of place.
(7)
Topography, tree and ground cover and natural drainageways shall be treated as fixed determinants of road and lot configuration. Any grade changes shall be in keeping with the general appearance of the neighboring developed areas and the Peters Township Grading Ordinances (Chapter 229, Peters Township Code of Ordinances).
(8)
Accessory structures and dwellings in this overlay district
shall meet the following minimum structural design standards:
(a)
Shall be erected within the buildable area of the site.
(b)
Stand-alone accessory structures shall not be erected within
five feet of the primary structure.
(c)
The total area of all primary and accessory structures to be
erected on any lot shall not exceed the lot coverage specified in
site design requirements.
(d)
No accessory structures shall be built in the front yard.
H.
Conservation residential inventory and site design.
(1)
It shall be required that the developer prepare a conservation
residential inventory and site design. The following outlines the
procedures for conducting a conservation-based design and layout for
subdivision plans in the CR Conservation Residential Overlay District.
The conservation design layout procedure is designed to assist the
applicant, the Peters Township Planning Commission, Peters Township
Council, and the public in preparing and analyzing the materials for
subdivision applications within the CR: Conservation Residential Overlay
District.
(2)
The conservation residential inventory and site/subdivision
design layout shall be presented to the Township Planning/Engineering
staff as a conceptual preliminary (master) plan prior to filing of
a preliminary (master) plan application for a proposed development
within the CR Conservation Residential Overlay District, and include
the following:
(a)
Develop a preliminary existing resources and site analysis plan
clearly showing and labeling the natural, cultural, and scenic features.
(b)
Conduct a preliminary conservation analysis and develop the
conservation concepts which may be included on the preliminary existing
resources/site analysis plan.
(c)
The conservation residential inventory and site/subdivision
design layout and preliminary landscape plan shall be prepared and
sealed by a landscape architect (RLA) licensed in the Commonwealth
of Pennsylvania and included with preliminary (master) plan documents
to be reviewed.
(d)
The preliminary landscape plan shall show all significant features
to be altered and/or removed as well as a plan showing all features
(woodlots, street trees, water features, natural drainage systems,
sidewalks, etc.) proposed to be included in the development.
(e)
Demonstrate a proposed layout of the development concept that
works with, and complements the conservation concepts (part of the
preliminary (master) plan).
(f)
Prepare a supportive conceptual preliminary (master) plan that
shows the synthesized conservation and development concepts.
Figure
CR.4 - CR Conservation Residential Overlay District Site Design Requirements
|
Figure CR.4
CR Conservation Residential Overlay District Site Design Requirements
[Amended 5-13-2019 by Ord. No. 841; 10-11-2021 by Ord. No. 869] | |||||
|---|---|---|---|---|---|
|
Standard
|
Single-Family Detached
|
Single-Family Attached
(Townhomes)
|
Single-Family Attached
(Duplex)
| ||
|
Overall right-of-way (back of sidewalk-back of sidewalk)
|
▪ Narrow: 40 feet - 45 feet; Medium: 46 feet - 54 feet;
Wide: 55 feet - 61 feet
▪ 24 feet cartway width (10 feet/lane) - including 2-foot
curbs on each side
| ||||
|
Front setback
|
Not less than 25 feet, and not more than 30 feet from right-of-way
to front facade/porch1
| ||||
|
Minimum side yard setbacks (to lot line)
|
7.5 feet
|
10 feet
|
7.5 feet
| ||
|
Development size
|
All developments shall be greater than or equal to 5 acres
| ||||
|
Lot size
|
No minimum lot size
| ||||
|
Lot width
|
75 feet minimum lot width
|
24 feet maximum/unit
|
36 feet maximum/unit
| ||
|
Dwelling units/structure (maximum)
|
1
|
3 to 6
|
2
| ||
|
Minimum rear yard setback (to primary structure)
|
20 feet
|
20 feet
|
20 feet
| ||
|
Minimum setback to accessory structure
| |||||
|
Rear
|
5 feet
|
5 feet
|
5 feet
| ||
|
Side
|
7.5 feet
|
10 feet
|
7.5 feet
| ||
|
Lot coverage (maximum %)
|
30%
|
50%
|
35%
| ||
|
Placement of accessory structures (excluding garages)
|
▪ Shall be within the buildable area of the site
▪ Shall not be within 5 feet of primary structure
▪ Accessory structure side yard setback shall match that
of primary structure
▪ Shall not be located in the front yard
| ||||
|
Maximum building height
|
▪ 37-foot height/build-up line
▪ Shall be pitched roof
| ||||
|
Sidewalk
|
5 feet required, both sides of the street, barrier-free
| ||||
|
Planting/utility strip
|
3 feet minimum, planted
| ||||
|
Lighting (in planting/utility strip)
|
▪ Bollard or decorative street lamp, less than or equal
to 12 feet in height
▪ LED lighting shall be used
| ||||
|
Perimeter buffer
|
▪ 40-foot perimeter buffer required between development
and collector, connector or arterial streets
▪ 25-foot perimeter buffer is required between the development
and agricultural operations and nonresidential uses
▪ Perimeter buffers may be counted as part of the designated
open space requirement
| ||||
|
Porches
|
▪ Porches may establish the facade line of the structure.
▪ Porches shall meet setback requirements.
▪ Canvas, vinyl or other cloth materials shall not be used
as roofing materials.
▪ Front porches shall not be enclosed.
| ||||
|
Utility placement
|
▪ Shall not be placed under cartway or curbs
| ||||
|
NOTE:
| |
|
1
|
The front building setback can transition from 50 feet to 20
feet when a CR Overlay development adjoins a conventional development.
|
I.
Open space standards and management.
(1)
An amount of land equivalent to a minimum of 25% to 40% of gross
tract acreage [see Density/Open Space for Conservation Subdivision
Design], including developable and undevelopable land [see Designated
Open Space: Constrained and Excluded Land], shall be open space designated
for natural habitat, active or passive recreation and/or conservation
or preservation, including conservation for agricultural or forestry
uses.
(2)
Any proposed open space that is to be utilized as designated
open space, for purposes of meeting the open space requirements of
the Conservation Residential Overlay District (CR), unless conveyed
to the Township, shall be deeded to an approved homeowners' association/property
owners' association (HOA/POA), land trust or conservation organization
and accompanied by a maintenance plan reviewed and approved in writing
as determined by Peters Township.
(3)
All open space that is owned by Peters Township, by transfer
of title, deed or easement, shall be considered public and accessible
to all residents of Peters Township.
(4)
Open space standards:
(a)
Residential units or lots shall be oriented with direct access
to common open space to the maximum extent possible. To that end,
each dwelling unit or lot shall have at least one side abut open space
(unobstructed) to the maximum extent possible, to provide direct views
and access. Common open space across a street shall qualify for this
requirement.
(b)
Open space shall be set aside, with minimal placement of temporary/staging
of construction associated structures. Permanent construction of structures,
paved surfaces or ground disturbance is not allowed in primary open
space, unless prior approval is granted as part of the preliminary
(master) plan.
(c)
The subdivision shall provide links to open space and/or recreation
on abutting parcels, including pedestrian/bike trails, to create linked
pathways/corridors in the Township. Open space shall be configured
so that it is adjacent to or directly across the street from as many
of the subdivision's lots as possible.
(d)
Open space in conservation subdivisions shall be physically
linked, whenever possible, to the developing interconnected network
of green space described in Plan Peters 2022, or the Peters Township
Parks and Recreation Comprehensive Plan. Designated public trail systems
which abut a conservation subdivision shall be connected to the subdivision.
(6)
All lands and improvements in designated open space shall be
established, managed and maintained. If no agency agrees to accept
responsibility for the open space, responsibility falls to the owner.
Unless otherwise agreed to by the Peters Township Council, the cost
and responsibility of maintaining common space shall be borne by the
property owner, community or recognized homeowners' association/property
owners' association (HOA/POA), or approved land trust or conservation
organization.
(7)
Dedication of land or easements to Peters Township. Peters Township
may, but shall not be required to, accept dedication of land or easements
in the form of fee simple ownership for public use of any portion
of the common open space. In the case of easement dedication, the
facility remains in the ownership of the community or homeowners'
association or private conservation organization, while Peters Township
holds the easements. In addition, the following regulations shall
apply:
(8)
Dedication of land or easements to a private and approved land
trust or conservation organization. With permission from the Township,
an owner may transfer either fee simple title of or easements on the
common open space land to an approved, private nonprofit land trust
or conservation organization, provided that:
(a)
The conservation organization is acceptable to the Township
and is a bona fide organization intended to exist indefinitely.
(b)
The conveyance contains appropriate provisions for a proper
reverter or retransfer in the event that the organization becomes
unwilling or unable to continue carrying out its functions.
(c)
The common open space is permanently restricted from future
development through a conservation easement, and the Township is given
the authority to enforce these restrictions.
(d)
A maintenance agreement acceptable to the Township is established
between the owner and the organization.
(9)
Dedication of land or easements to a community and/or homeowners'
association/property owners' association (HOA/POA). Common open space
and recreational facilities may be held in common ownership for the
use of all residents of the subdivision or land development and shall
thereby be controlled and maintained by a community association, or
homeowners'/property owners' association. Association documents shall
be in compliance with the Pennsylvania Uniform Planned Community Act[2] or the Pennsylvania Uniform Condominium Act,[3] and reviewed and approved by the Peters Township Solicitor,
as the case may be. The association documents shall include, but not
be limited to:
(a)
A description of the common space to be owned by the association
that shall include a plan of the proposal highlighting the precise
location of all aspects of common space land.
(b)
Statements setting forth the powers, duties and responsibilities
of the association, including services to be provided.
(c)
A declaration of covenants, conditions and restrictions giving
perpetual easements to the lands and facilities owned by the association.
The declaration shall be a legal document providing for automatic
membership for all owners in the subdivision or land development and
shall describe the mechanism by which owners participate in the association,
including voting, elections and meetings. The declaration shall give
power to the association to own and maintain common space and to make
and enforce rules.
(d)
Requirements for all owners to provide a pro rata share of the
cost of the operations of the association.
[1]
A process of collection and enforcement to obtain
funds from owners who fail to comply;
[2]
A process for transition of control of the association
from the developer to unit owners;
[3]
Statements describing how the common open space
will be insured, including limit of liability; and
[4]
Provisions for the dissolution of the association
and its assets.
J.
Access and circulation standards.
(1)
Measurable criteria apply:
(a)
New public or private land development projects shall demonstrate
the continued development of a well-connected network of streets and
access choices for all travel modes.
(b)
No local street, alley or special circulating feature shall
have a grade greater than 12%.
(c)
Intervals between creek, or other waterbody crossings shall
be more than 600 feet to minimize impact on the waterway or stream
bank, and provide for maximum street surface stability as specified
by the Peters Township Engineer.
(d)
Curb cuts, direct connections between driveways and local streets,
and other impediments to traffic flow shall be kept to a minimum.
(2)
Traffic calming shall be employed following Traffic Calming
Standards TC-01 through TC-09 in the Peters Township Subdivision and
Land Development Ordinance (SALDO), Appendix A. In addition, street
trees and on-street parking may be considered traffic calming by the
Peters Township Planning Commission and Council.
(3)
Local residential streets shall have the following characteristics
or meet the following standards:
(a)
Utilities shall be subsurface. They may be placed under the
front yard, sidewalk or planting strip.
[1]
The tree line may be placed within the planting
strip or front yard so as not to interfere with underground utility
placement. If trees are planted in the planting strip, the planting
strip shall be at least five feet between curb and sidewalk.
[2]
Tree line shall be consistent within the development.
Exceptions may be allowed with permission of the Peters Township Planning
Commission or its designated representative(s).
[3]
Planting strips may be utilized as part of the
on-site stormwater management system.
[4]
Street cross sections may be mixed within the development.
(b)
Street cross sections.
[1]
Selection of the appropriate cross section depends
primarily on the likely demand for on-street parking and the density
of the street network. The general intent is to keep the curb-to-curb
dimensions of local residential streets as narrow as possible, while
providing adequate width for emergency vehicles or for other vehicles
to safely get around parked cars.
[2]
In general, the more on-site parking provided,
via longer driveways, rear or side loading garages, larger lots, shared
parking, etc., the narrower the allowed cross-section. The street
cartway shall include a one-foot curb (asphalt or concrete).
[3]
The narrow cross section is to be used only when
it is likely that there will be only temporary, infrequent on-street
parking and the street network is well-connected. The narrow cross
section may be used if/when:
[a]
There is sufficient on-site parking to allow for
two vehicles per unit.
[b]
There is street access redundancy (more than one
way for emergency vehicle access).
[c]
Auxiliary/visitor parking may be provided in off-street
parking bays located within a radius of 300 feet of nearby residential
units (one parking space per five residential units).
[d]
Overnight parking in the parking bays may be allowed.
[4]
The medium cross section applies where a limited
demand for on-street parking is likely. This cross section includes
a travel lane in each direction and parking on one side of the street.
Parking on alternating sides of the street (with a minimum of five
parking spaces in each group) is allowed. The medium cross section
may be used if/when:
[a]
On-street parking is limited to designated parking
areas (one side of the street only) defined by bump-outs that support
mid-block pedestrian crossings.
[b]
Sufficient on-site parking is provided for. Two
vehicles per unit is recommended.
[c]
There is street access redundancy (more than one
way for emergency vehicle access).
[d]
Auxiliary/visitor parking may be provided in off-street
parking bays located within 300 feet of nearby driveways.
[e]
Overnight parking in the parking bays may be allowed.
[5]
The wide cross section applies where a high demand
for on-street parking is likely. This cross section includes a travel
lane in each direction and parking on both sides of the street. This
width will also allow emergency vehicle staging anywhere along the
block. The wide cross section shall be used if/when:
[a]
On-street parking is permitted on both sides of
the street, but may be limited to designated parking areas defined
by bump-outs that support mid-block pedestrian crossings.
[b]
Sufficient on-site parking is provided for. Two
vehicles per unit is recommended.
[c]
There is more than one connection to the street
(for redundant emergency access routes).
[d]
Auxiliary/visitor parking may be provided in off-street
parking bays located within 300 feet of nearby driveways.
[e]
Overnight parking in the parking bays may be allowed.
K.
Access and circulation: street sections.
(1)
Local residential street cross section.
|
(2)
Local street cross section: generalized.
| |||
|
Private Zone
|
Residential Unit
|
This zone is characterized by residential land uses in styles
associated with a village, with direct access via driveways, alleys
or service roads.
▪ On-site parking should be sufficient to allow most cars
to be parked off-street.
▪ Front porches are considered to be part of the built
structure and shall be a maximum of 10 feet deep.
| |
|
Front Yard
|
▪ This area is the traditional front yard, appropriately
landscaped, but still allowing for neighborhood socialization.
▪ Street trees, optimally, should be placed in this area;
and
▪ The tree canopy in the neighborhoods helps provide traffic
calming and building shade.
| ||
|
Right-of-Way
|
Sidewalk/Pedestrian Zone
|
Crucial for safe, walkable neighborhoods, this zone includes
sidewalks of adequate width for two adults to comfortably pass one
another.
| |
|
Planting Strip/ Green Zone
|
▪ Very important for pedestrian comfort and neighborhood
livability. This zone may include grass and landscaping.
▪ This area should also be a part of on-site stormwater
management system.
▪ Lighting, if appropriate, of the curb and sidewalk may
also be appropriately placed in this area.
| ||
|
Vehicular and Parking Zone
|
This zone sets the tone for the street's multiple objectives
of allowing mobility and access for both motorized vehicles and bicycles,
while maintaining low volumes and speeds, and thereby contributing
to overall neighborhood livability and quality of life.
▪ Local parking should primarily be on-site.
▪ Visitor parking is best accommodated in parking bays,
located off-street, in proximity to the residential units.
| ||
(3)
Local street cross section: narrow.
| ||
|
Right-of-Way
|
42 feet (minimum)
| |
|
Front Yard
|
▪ 3 feet minimum (on each side of street)
▪ 5 feet minimum if street trees are in the planting strip
| |
|
Setback (building facade to right-of-way)
|
15 feet (may be up to 25 feet)
| |
|
Driving Lane
|
20 feet (includes 1-foot curbs, each side)
| |
|
Parking
|
▪ Parking in bays, or on-site only
▪ No on-street parking
▪ Up to 30 minutes on-street parking allowed
▪ No overnight parking on-street
| |
|
Sidewalk (on both sides)
|
5 feet (minimum)
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
▪ 50 feet (on center)
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
▪ Bollard or decorative standards, maximum height of 12
feet
▪ Shall follow Dark Sky Standards
| |
|
Utilities
|
Under planting strip and/or sidewalk preferred
| |
|
Curbs
|
If concrete curbs are utilized, planting strip is optional.
| |
|
Other/Comment
|
Marked mid-block crossings are encouraged if block is more than
150 feet.
| |
(4)
Local street cross section: medium.
| ||
|
Right-of-Way
|
51 feet (minimum)
| |
|
Front Yard
|
▪ 3 feet minimum (on each side of street)
▪ 5 feet minimum if street trees are in the planting strip
| |
|
Setback (building facade to right-of-way)
|
15 feet (may be up to 25 feet)
| |
|
Driving Lane
|
20 feet (includes 1-foot curbs, each side)
| |
|
Parking
|
▪ Parking in bays, or on-site
▪ On-street parking: one side of the street
▪ Alternating sides of the street, with mid-block crossings
encouraged
| |
|
Sidewalk (on both sides)
|
5 feet (minimum)
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
▪ 50 feet (on center)
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
▪ Bollard or decorative standards, maximum height of 12
feet
▪ Shall follow Dark Sky Standards
| |
|
Utilities
|
Under planting strip and/or sidewalk preferred
| |
|
Curbs
|
If concrete curbs are utilized, planting strip is not required.
| |
|
Other/Comment
|
Marked mid-block crossings are encouraged if block is more than
150 feet.
| |
(5)
Local street cross section: wide.
|
| ||
|
Right-of-Way
|
60 feet (minimum)
| |
|
Front Yard
|
▪ 3 feet minimum (on each side of street)
▪ 5 feet minimum if street trees are in the planting strip
| |
|
Setback (building facade to right-of-way)
|
15 feet (may be up to 25 feet)
| |
|
Driving Lane
|
20 feet (includes 1-foot curbs, each side)
| |
|
Parking
|
▪ Parking in bays, or on-site
▪ On-street parking allowed: both sides of the street
| |
|
Sidewalk (on both sides)
|
5 feet (minimum)
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
▪ 50 feet (on center)
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
▪ Bollard or decorative standards, maximum height of 12
feet
▪ Shall follow Dark Sky Standards
| |
|
Utilities
|
Under planting strip and/or sidewalk preferred
| |
|
Curbs
|
If concrete curbs are utilized, planting strip is not required.
| |
|
Other/Comment
|
Marked mid-block crossings are encouraged if block is more than
150 feet.
| |
(6)
Local street cross section: boulevard/entrance.
 | ||
|
Right-of-Way
|
76 feet (minimum)
| |
|
Planting Strip/Drainage Area
|
▪ 3 feet minimum (on each side of street)
▪ 5 feet minimum if street trees are in the planting strip
| |
|
Boulevard/Median
|
12 feet (maximum 20 feet)
| |
|
Setback (building facade to right-of-way)
|
Not applicable
| |
|
Driving Lane
|
20 feet (includes 1-foot curbs, each side)
| |
|
Parking
|
No parking in entrance area
| |
|
Sidewalk (on both sides)
|
▪ 5 feet (minimum)
▪ 4-foot bike lane encouraged along curb
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
▪ 50 feet (on center)
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
▪ Bollard or decorative standards, maximum height of 12
feet
▪ Shall follow Dark Sky Standards
| |
|
Utilities
|
Under planting strip and/or sidewalk preferred
| |
|
Curbs
|
If concrete curbs are utilized, planting strip is not required.
| |
|
Other/Comment
|
Development identity signage may be placed in the area.
| |
(7)
Local residential street cross section: alley.
 | ||
|
Right-of-Way
|
16 feet (minimum)
| |
|
Planting Strip/Drainage Area
|
Between rear driveway/apron
| |
|
Setback (building facade to right-of-way)
|
20 feet (with rear facing garage, garage is built to setback
line)
| |
|
Driving Lane
|
16 feet (includes optional curbs)
| |
|
Parking
|
In garage or on driveway/apron; otherwise no parking in this
area
| |
|
Sidewalk
|
Not applicable
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
Trees may be placed in planting strip between driveways
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
Not applicable [Private security lighting may be installed.
(See Lighting Standards.)]
| |
|
Utilities
|
Discouraged, but may be placed under alley
| |
|
Other/Comment
|
▪ This area is meant for rear access to the properties
for service and rear parking configurations.
▪ Parking/service courts are allowed.
▪ Through traffic is strongly discouraged.
▪ Alleys may be one-way if clearly marked.
▪ The Township may, but shall not be required to, accept
dedication.
| |
L.
Parking standards.
|
Figure CR.5
Parking Requirements in Conservation Residential Overlay District
(CR)
| ||
|---|---|---|
|
Residence Type
|
Number of Parking Spaces per Dwelling Unit
|
Visitor Spaces per Dwelling Unit
(on-site or off-site within 300 feet of structure)
|
|
Single-family detached dwelling
|
2.0
|
1.5
|
|
Single-family attached: duplex
|
2.0
|
1.0
|
|
Single-family attached: townhomes
|
2.0
|
1.0
|
(1)
Permitted off-street parking locations.
(a)
Single-family detached dwellings.
[1]
Parking facilities shall consist of a driveway,
parking strip, parking space and/or private garage located on the
same lot or parcel as the dwelling they are intended to serve.
[2]
No parking shall be permitted elsewhere on the
lot or abutting public right-of-way, except upon a paved street, or
in parking bays where such parking is otherwise permitted.
[3]
Not more than 50% of the required front yard area
of a single-family lot shall be occupied by driveway.
(b)
Single-family attached.
[1]
The off-street parking facilities for single-family
attached shall be located on the same lot or parcel as the uses they
are intended to serve, or in parking bays located in close proximity
(300 feet maximum) to the residential property.
[2]
Parking in multi-unit structures may be contained
within a parking court, central to the structure, or a parking deck
below the residential structure.
(2)
Public access to open space and all other uses. Off-street parking
facilities for access to public open space and for all other uses
shall be located on the same lot, parcel or site as the use they are
intended to serve.
(3)
Special parking. In any residential district, no person, corporation
or association shall cause, allow, permit or suffer any oversized
vehicle registered in its name or operated by it, or its agent, to
be parked in any manner or placed upon a public street or in the street
right-of-way except if such vehicle is actively assisting in an emergency,
such as a fire or traffic accident, or the vehicle is in the active
process of being loaded or unloaded.
(a)
No commercial vehicles or construction equipment or mechanical
equipment over 17,000 pounds gross vehicular weight (GVW), nor a vehicle
larger than 10 feet by 16 feet shall be permitted to park on-street
overnight.
(b)
One commercial vehicle, or construction equipment or mechanical
equipment over 17,000 pounds gross vehicular weight (GVW), or a vehicle
larger than 10 feet by 16 feet may be permitted to park off-street
overnight.
(c)
To the maximum extent feasible, all parking shall integrate
green stormwater management resources on site.
M.
Design standards: structures.
(1)
The key provisions of the Conservation Residential Overlay District
(CR) include:
(a)
Establishing a strong neighborhood identity through the integration
of neighborhood design standards help make the Conservation Residential
Overlay District (CR) unique from most residential zoning districts
found in the Township.
(b)
Providing design flexibility, especially in developments where
custom homes are being built. Private restrictive covenants may be
developed to supplement the design standards/guidelines.
(2)
Architectural character and detailing.
(a)
General character.
[1]
Exterior cladding and finishes.
[a]
Architectural details and exterior finish materials
shall complement, be compatible with, and define the style and design
aesthetic of the community.
[b]
All elevations of the main body of the house shall
be consistent in style and character.
[c]
Exterior finish materials may include brick, painted
brick, stone, lap siding, shake siding or their high-quality equivalents
(i.e., vinyl siding).
[2]
[3]
All exposed, above-grade foundations shall be covered
with brick or stone veneer.
[4]
Block (split-faced, colored concrete, stamped,
etc.) shall not be used for exposed, exterior surfaces.
N.
Design standards: landscape/streetscape.
(1)
In the CR Conservation Residential Overlay District, streetscape
is intended to be formed by buildings located relatively close to
the sidewalk, creating opportunities for neighborhood sociability.
(2)
General provisions, signage and mailboxes. The streetscape of
the Conservation Overlay District is intended to be enhanced with
street trees, landscaping, pedestrian-scale streetlights, fences,
sidewalks, porches, and other front yard amenities.
(a)
No privacy fences shall be placed in the front yard.
(b)
Signage and mailboxes.
[1]
All dwelling units and building units shall have
street numbers located so as to be visible from and oriented toward
the street from which the address is taken.
[2]
Street address numbers shall be greater than four
inches in height, and of a contrasting color to the background.
[3]
Additional signage showing homeowner name or house
number may be used.
[4]
Street address signs may be illuminated.
[5]
Mailboxes shall follow recommendations of the United
States Postal Service (USPS).
O.
Lighting standards. Pedestrian-scaled streetlights are intended to
provide a safe and attractive complement to the streetscape. Streetlight
installation is optional. If streetlights are installed, they shall
meet the following standards:
(1)
Human-scaled, decorative lighting standard.
(2)
Bollard-type lighting.
(3)
Cobra head lighting fixtures shall not be used.
(4)
Streetlight posts may be equipped to support an attached vertical
banner.
(5)
If streetlights are to be installed, they shall be pedestrian-scaled
in size and character.
(6)
Utilize LED lighting.
(7)
Utilize appropriate hooding, focusing or other such technique
to minimize the spread of light away from targeted area.
(8)
Not utilize uplighting, except in very limited applications
and with approval of the Peters Township Planning Department.
(9)
Streetlights shall be maintained along both sides of all streets.
(10)
Streetlights shall be located in the planting strip.
(11)
Streetlights shall be of consistent style within the development.
(12)
Streetlights in the Conservation Residential Overlay District
(CR) shall not be taller than 12 feet in total height.
(13)
Streetlights in parking areas shall not exceed 20 feet in total
height.
P.
Conservation Residential Overlay District (CR) development/subdivision
process. The subdivision process for a conservation subdivision, at
a minimum, shall include the following:
(1)
Preapplication meeting. A preapplication meeting with the Peters
Township Planning Department to discuss:
(2)
Submission of concept plan to the Peters Township Planning Department.
Submission of a concept plan that contains:
(a)
Base mapping at a scale of one inch equals 100 feet, and including
a graphic scale.
(b)
A mapped resource inventory that includes:
[1]
Topographic contours at two-foot intervals.
[2]
Identification of soil type locations and characteristics,
such as agricultural capability, depth to bedrock and suitability
for wastewater disposal systems.
[3]
Hydrological characteristics, including surface
water bodies, floodplains, wetlands, natural swales and drainageways.
[4]
Current land use, including all buildings and structures.
(c)
A site analysis that precisely identifies:
[1]
Primary conservation/open space areas.
[2]
Secondary conservation/open space areas.
[3]
Special views and vistas.
[4]
Street connectivity using the street connectivity
index or similar empirical methodology.
[5]
Connections to the Peters Township and regional
open space systems.
[6]
Street and open space concept.
[7]
Street sections.
[8]
Building setbacks.
[9]
Parcel lines and building placement concepts for
residential and accessory buildings and major structures (i.e., pools,
playground equipment, sports facilities).
[10]
Any features of unique heritage, cultural and/or
historic significance.
[11]
Natural resource and tree protection plan.
[12]
Landscape plan.
[13]
Utility easements.
[14]
If applicable, statement of intent to establish
a homeowner's association.
(3)
A meeting with the Planning Director to review the concept plan.
(4)
Submission of a preliminary (master) plan for review and approval
by the Planning Commission and the Peters Township Council.
(5)
Submission of a final plan for review by the Planning Commission
and Peters Township Council.
A.
District intent.
(1)
The MR Mixed Residential Overlay District allows for provision
of a variety of housing types and residential densities organized
in a cohesive, well-connected community. The overlay district is designed
to respect the character of existing neighborhoods while providing
a mix of housing types to accommodate a wide range of household types
and people in different stages of life.
(2)
As stated in Plan Peters 2022, the MR Mixed Residential Overlay
District is intended to:
(a)
Create a natural transition between lower-intensity single-family
neighborhoods and higher-intensity commercial or mixed-use areas.
(b)
Promote a variety of housing types and discourage any single
housing type from dominating the streetscape.
(c)
Use scale, building orientation and landscaping to reinforce
community identity.
(d)
Develop places that promote social interaction as well as privacy.
(e)
Alleviate the perceived impact of relatively high-density developments,
such as multifamily and other attached dwellings, by requiring them
to be of a pedestrian scale, bulk and orientation.
(f)
Prioritize pedestrian and bicycle connections movement and access
to buildings, open spaces and streets.
(g)
Promote a street circulation system that provides safe and convenient
access, but discourages fast or heavy traffic.
(h)
Establish open and recreational spaces as a neighborhood focal
point.
(i)
Encourage green technologies in site development and building
design and zero net discharge technologies.
B.
Criteria for consideration.
(1)
Approval or denial of a MR Mixed Residential Overlay District
development shall be based on the extent to which the site/preliminary
(master) plan meets the following general and specific criteria, and
others contained within this chapter.
(2)
This code will include both design and development standards
(which shall be met) and guidelines (which are encouraged, but not
required). The development shall provide for a variety of housing
types and residential densities organized in a cohesive, well-connected
community.
(a)
All developments shall have a common open space focal point.
(b)
All streets, sidewalks, greenways and trails within the development/subdivision
shall establish intra- and interneighborhood connections to the maximum
extent feasible. Local streets shall have a connectivity index of >1.4 (as determined by the Connectivity Index).
(c)
All designated open spaces, internal streets, entrances/gateways,
trails, sidewalks, natural drainage systems, and interneighborhood
connections shall be clearly identified on the site/preliminary (master)
plan.
(d)
All development shall proactively accommodate persons with disabilities
and ensure that all public resources are accessible to all persons.
(e)
All development must meet the ordinance requirements of Peters
Township and follow the codes specified in the Pennsylvania Uniform
Construction Code, and standards established in the Peters Township
Subdivision and Land Development Ordinance (SALDO).[1]
NOTE: Restrictions not specifically covered in these ordinances
may be addressed, or supplemented through private restrictive covenants.
C.
Requirements for approval.
(1)
Preliminary (master) plan. (See §§ 385-19 through 385-24 of the Peters Township Subdivision and Land Development Ordinance (SALDO) for detailed requirements.) Any development within the MR Mixed Residential Overlay District shall meet the following requirements:
(a)
Site/preliminary (master) plans shall be prepared when any individual
property/facility within the MR Mixed Residential Overlay District
is proposed for development or redevelopment.
(b)
Any subdivided properties that are intended to be developed
at a later date shall adhere to the approved preliminary (master)
plan.
(c)
The preliminary (master) plan shall show proposed buildings,
land uses, lots, streets, and open space for the entire tract.
(d)
Developments shall not be permitted to use a combination of
the underlying zoning district and overlay district regulations once
a development begins construction using the MR Mixed Residential Overlay
District zoning provisions. The plan shall be required to build-out
in accordance with the approved MR Mixed Residential Overlay District
plan.
(2)
Phased development.
(a)
Development of property within the MR Mixed Residential Overlay
District may be done in phases. The Township reserves the right to
require certain public improvements occur within a certain phase.
(b)
The development's preliminary (master) plan shall be approved
by the Peters Township Planning Commission and the Peters Township
Council.
(c)
Applicants submitting preliminary and final plans shall also
submit architectural drawings, such as elevations, perspective drawings,
axonometrics (or other measurable three-dimensional drawings), and
cross sections, that demonstrate compliance with the standards in
the MR Mixed Residential Overlay District.
(3)
Utilities (sewer and water). All development in the MR Mixed
Residential Overlay District shall be served by public sewer and public
water facilities.
(4)
Ownership. Any land area proposed for development shall be in
one ownership, or shall be subject to a single joint application filed
by every owner of the land area proposed for development. Development
applications shall include an executed agreement of sale or other
executed contracts to ensure the applicant's status, under single
direction, using one overall preliminary (master) plan and complying
with all requirements of the MR Mixed Residential Overlay District.
(5)
Parking, signage, streetscape/landscape. Off-street and on-street
parking, signage and streetscape/landscape shall be provided in accordance
with that specified in the MR Mixed Residential Overlay District.
D.
Applicability and uses.
(1)
The MR Mixed Residential Overlay District shall be an overlay
according to the boundaries specified on the CR/MR Zoning Overlay
Exhibit Map.
(2)
MR uses (permitted, special exceptions, conditional uses) specifies
uses permitted by right or allowed conditionally or by special exception
in the MR Mixed Residential Overlay District.
E.
Principal uses. The following is a list of principal uses that are
permitted by right, special exception, conditional use or administrative
approval:
|
Figure MR.1
Permitted Uses in MR Mixed Residential District
| |||
|---|---|---|---|
|
Key:
P = Permitted use
S = Special exception
C = Conditional use
A = Approval by administrative review
| |||
|
Residential
| |||
|
Single-family detached
|
P
| ||
|
Single-family attached
|
P
| ||
|
Multifamily
|
P
| ||
|
Group living facility (Type B)
|
S
| ||
|
Agriculture
| |||
|
Agricultural operations
|
P
| ||
|
Community garden
|
P
| ||
|
Farm
|
P
| ||
|
Forestry/woodlot
|
P
| ||
|
Recreation, Education, Public Assembly
| |||
|
Place of worship/assembly
|
S
| ||
|
Private club
|
S
| ||
|
Recreation facility: private
|
S
| ||
|
Recreation facility: public
|
P
| ||
|
School
|
S
| ||
|
Studio
|
P
| ||
|
Services
| |||
|
Bed-and-breakfast
|
S
| ||
|
Day-care facility
|
S
| ||
|
Public Facilities/Infrastructure
| |||
|
Commercial wireless communications facility
| |||
|
New tower on existing building/structure
|
A
| ||
|
Co-location on existing tower located on building/structure
|
A
| ||
|
Co-location on existing communications tower
|
A
| ||
|
Antenna mounted on existing building or tower
|
A
| ||
|
New tower in the right-of-way
|
S
| ||
|
Emergency services
|
C
| ||
|
Essential services
|
P
| ||
|
Public works facility
|
S
| ||
|
Accessory
| |||
|
Family day care
|
P
| ||
|
Home-based business (no-impact)
|
P
| ||
|
Home occupation
|
P
| ||
|
Limited lodging
|
P
| ||
|
Parking lot
|
P
| ||
|
Recreation facility: single-family residential
|
P
| ||
|
Solar energy system (small)
|
P
| ||
|
Wind facility (small)
|
P
| ||
|
Other accessory uses customarily incidental to and on the same
lot with any permitted use authorized in the district
|
P
| ||
F.
Development standards. A MR Mixed Residential Overlay District is
encouraged to offer a diversity of housing types. The underlying zoning
shall be supplemented by these development standards unless specified
otherwise.
[Amended 5-13-2019 by Ord. No. 841]
|
Figure MR.2
Housing Diversity Standards for MR Mixed Residential Overlay
District
| ||||
|---|---|---|---|---|
|
Development Size
|
Number of Different Housing Types Required1
|
Minimum Required Percentage of Each Housing Type
|
Gross Density
(dwelling units per gross acre)
|
Public/Private Open Space Required
|
|
Less than 15 acres
|
1
|
-
|
6
|
10% (of gross site area)
|
|
Greater than or equal to 15 acres to less than 50 acres
|
2
|
25%
| ||
|
Greater than or equal to 50 acres
|
32
|
15%
| ||
|
NOTES:
|
|
1 A single-family detached dwelling
situated on a lot not greater than 10,000 square feet in size may
be considered a standalone housing type option from those listed in
Figure MR.3.
|
|
2 In developments greater than 50
acres in size, multifamily housing must be one of the housing type
options utilized.
|
G.
Lot and site standards.
(1)
The placement of all principal buildings shall provide for public
safety as well as privacy by providing adequate yards as shown in
the site design requirements.
(2)
Buffer zones of at least 25 feet shall be placed between the
residential property line and agricultural uses/zones.
(a)
The buffer area shall be appropriately planted with native grasses,
shrubs and trees and/or permanent agro-forestry features, such as
fruit or nut trees, and/or a windbreak (evergreens five feet to six
feet in height or deciduous trees exceeding two inches in caliper,
not less than eight feet in height).
(b)
Local streets may be included as part of the buffer if vegetative
screening is utilized.
(c)
Perimeter buffer zones of at least 40 feet shall be placed between
the residential property lines and collector, connector and arterial
streets.
(d)
Buffer areas shall provide a secure and visual barrier between
agricultural uses and the mixed residential uses. Buffer areas are
not required between adjoining residential areas. (This also applies
to existing agricultural areas that change to residential.)
(3)
A mixed residential development may contain one or more groupings
of dwelling units and/or lots.
(4)
Dwelling units and/or lots shall be configured (grouped) so
as to maximize common open space within the mixed residential (MR)
development.
(5)
Dwelling unit lots and integrated resources (shared community
facilities) shall be accessed only from interior (local) streets.
(6)
Topography, tree and ground cover and natural drainageways shall be treated as fixed determinants of road and lot configuration. Any grade changes shall be in keeping with the general appearance of the neighboring developed areas and the Peters Township Grading Ordinance [Chapter 229, Peters Township Ordinances (Ordinance 215)].
(7)
Accessory dwellings and structures in this overlay district
shall meet the following minimum structural design standards:
(a)
All structures shall be erected within the buildable area of
the site.
(b)
Stand-alone accessory structures shall not be erected within
five feet of the primary structure.
(c)
The total area of all primary and accessory structures to be
erected on any lot shall not exceed the lot coverage specified.
(d)
No accessory structures shall be built in the front yard.
|
Figure MR.3
Site Design Requirements for MR Mixed Residential Overlay District
[Amended 10-11-2021 by Ord. No. 869] | |||||
|---|---|---|---|---|---|
|
Standard
|
Single-Family Detached
|
Single-Family Attached (Townhomes)
|
Two-Family Dwelling Units (Duplex)
|
Multifamily
| |
|
Overall right-of-way (back of sidewalk-back of sidewalk)
|
▪ Narrow: 40 feet - 45 feet; Medium: 46 feet - 54 feet;
Wide: 55 feet - 61 feet
▪ 24 feet cartway width (10 feet/lane) - including 2-foot
curbs on each side
| ||||
|
Front setback
|
Not less than 25 feet, and not more than 30 feet from right-of-way
to front facade/porch
| ||||
|
Minimum side yard setbacks (to lot line)
|
7.5 feet
(15 feet if corner lot)
|
10 feet
(15 feet if corner lot)
|
7.5 feet
(15 feet if corner lot)
|
10 feet
(15 feet if corner lot)
| |
|
Lot width/unit
|
75 feet minimum lot width
|
24 feet maximum/unit
|
36 feet maximum/unit
|
N/A
| |
|
Dwelling units/structure (maximum)
|
1
| ||||
|
Minimum rear yard setback (to primary structure)
|
20 feet
| ||||
|
Minimum rear yard setback (to accessory structure)
|
5 feet
| ||||
|
Lot coverage (maximum %)
|
30%
|
50%
|
50%
|
50%
| |
|
Placement of accessory structures (excluding garages)
|
▪ Shall be within the buildable area of the site
▪ Shall not be within 5 feet of primary structure
▪ Shall not be located in the front yard
▪ Shall meet side yard setbacks of the primary structure
| ||||
|
Maximum building height
|
▪ 45-foot height/build-up line
▪ Shall be pitched roof
| ||||
|
Sidewalk
|
5 feet required, both sides of the street, barrier-free
| ||||
|
Planting/utility strip
|
3 feet minimum, planted
| ||||
|
Lighting (in planting/utility strip)
|
▪ Bollard or decorative street lamp, less than or equal
to 12 feet in height
▪ LED lighting shall be used
▪ Lighting shall comply with Dark Sky Standards
▪ Lighting in parking lots/areas shall be less than 20
feet in height
| ||||
|
Perimeter open space buffer
|
▪ 40-foot perimeter buffer is required between development
and collector, connector or arterial streets
▪ 25-foot perimeter buffer is required between the development
and agricultural operations and nonresidential uses
▪ Perimeter may be counted as part of the designated open
space requirement.
| ||||
|
Porches
|
▪ Porches may establish the facade line of the structure.
▪ Porches shall meet setback requirements.
▪ Canvas, vinyl or other cloth materials shall not be used
as roofing materials.
▪ Front porches shall not be enclosed.
| ||||
|
Utilities
|
Shall not be placed under cartway or curb
| ||||
|
Units shall be articulated to resemble, or be grouped as 2 semiattached
buildings of 16 units
|
 | ||||
H.
Open space standards and management.
(1)
An amount of land equivalent to a minimum of greater than 10%
of gross tract shall be designated open space.
(2)
Any proposed open space that is to be utilized for purposes
of meeting the open space requirements of the Mixed Residential Overlay
District (MR), unless conveyed to the Township, shall be deeded to
an approved homeowners' association/property owners' association (HOA/POA),
land trust or conservation organization, and accompanied by a maintenance
plan reviewed and approved, in writing, as determined by Peters Township.
(3)
All open space that is owned by Peters Township, by transfer
of title, deed or easement, shall be considered public and accessible
to all residents of Peters Township.
(4)
Open space standards. Open space shall be set aside with minimal
placement of temporary/staging of construction associated structures.
Permanent construction of structures, paved surfaces or ground disturbance
is not allowed in primary open space unless prior approval is granted,
in writing, by the Peters Township Planning Commission.
(a)
Open space in mixed residential subdivisions shall be physically
linked, whenever possible, to the developing interconnected network
of green space described in Plan Peters 2022, or the Peters Township
Parks and Recreation Comprehensive Plan. Designated public trail systems
which abut a mixed residential subdivision shall be connected through
the subdivision.
(5)
All designated open space shall be surveyed and subdivided as
a separate parcel or parcels. In addition, the applicant shall provide
a plan for management of common open space in accordance with the
following provisions:
(a)
All lands and improvements in designated open space shall be
established, managed and maintained.
(b)
If no agency agrees to accept responsibility for the open space,
responsibility falls to the owner. Unless otherwise agreed to by the
Peters Township Council, the cost and responsibility of maintaining
common space shall be borne by the property owner, community or recognized
homeowners' association/property owners' association (HOA/POA) or
approved land trust or conservation organization.
(6)
Dedication of land or easements to Peters Township. Peters Township
may, but shall not be required to, accept dedication of land or easements
in the form of fee simple ownership for public use of any portion
of the common open space. In the case of easement dedication, the
facility remains in the ownership of the community or homeowners'
association or private conservation organization, while Peters Township
holds the easements. In addition, the following regulations shall
apply:
(7)
Dedication of land or easements to a private and approved land
trust or conservation organization. With permission from the Township,
an owner may transfer either fee simple title of or easements on the
common open space land to an approved, private nonprofit land trust
or conservation organization, provided that:
(a)
The conservation organization is acceptable to the Township
and is a bona fide organization intended to exist indefinitely.
(b)
The conveyance contains appropriate provisions for a proper
reverter or retransfer in the event that the organization becomes
unwilling or unable to continue carrying out its functions.
(c)
The common open space is permanently restricted from future
development, and the Township is given the authority to enforce these
restrictions.
(d)
A maintenance agreement acceptable to the Township is established
between the owner and the organization.
(8)
Dedication of land or easements to a community and/or homeowners'
association/property owners' association (HOA/POA). Common open space
and recreational facilities may be held in common ownership for the
use of all residents of the Township, subdivision or land development
and shall thereby be controlled and maintained by a community association
or homeowners' association. Association documents shall be in compliance
with the Pennsylvania Uniform Planned Community Act or the Pennsylvania
Uniform Condominium Act, and reviewed and approved by the Peters Township
Solicitor, as the case may be. The association documents shall include,
but not be limited to:
(a)
A description of the common space to be owned by the association
that shall include a plan of the proposal highlighting the precise
location of all aspects of common space land and features.
(b)
Statements setting forth the powers, duties and responsibilities
of the association, including services to be provided.
(c)
A declaration of covenants, conditions and restrictions giving
perpetual easements to the lands and facilities owned by the association.
The declaration shall be a legal document providing for automatic
membership for all owners in the subdivision or land development and
shall describe the mechanism by which owners participate in the association,
including voting, elections and meetings. The declaration shall give
power to the association to own and maintain common space and to make
and enforce rules.
(d)
Requirements for all owners to provide a pro rata share of the
cost of the operations of the association.
[1]
A process of collection and enforcement to obtain
funds from owners who fail to comply;
[2]
A process for transition of control of the association
from the developer to unit owners;
[3]
Statements describing how the common open space
will be insured, including limit of liability; and
[4]
Provisions for the dissolution of the association
and its assets.
I.
Access and circulation standards.
(1)
Measurable criteria apply. New public or private land development
projects shall demonstrate the continued development of a well-connected
network of streets and access choices for all travel modes.
(a)
No local street, alley or special circulating feature shall have a grade greater than 12% [§ 385-37, Peters Township Subdivision and Land Development Ordinance (SALDO)].
(b)
Intervals between creek or other waterbody crossings shall be
more than 600 feet to minimize impact on the waterway or stream bank,
and provide for maximum street surface stability as specified by the
Peters Township Engineer.
(2)
Traffic calming shall be employed following Traffic Calming
Standards TC-01 through TC-09 in the Peters Township Subdivision and
Land Development Ordinance (SALDO), Appendix A.
(3)
Local residential streets shall have the following characteristics
or meet the following standards:
(a)
Utilities shall be subsurface. They may be placed under the
front yard, sidewalk or planting strip.
[1]
The tree line may be placed within the planting
strip or front yard so as not to interfere with underground utility
placement.
[2]
Tree line shall be consistent within the development.
Exceptions may be allowed with permission of the Peters Township Planning
Commission or its designated representative(s).
[3]
Planting strips may be utilized as part of the
on-site stormwater management system.
[4]
Street cross sections may be mixed within the development.
(b)
Street cross sections.
[1]
Selection of the appropriate cross section depends
primarily on the likely demand for on-street parking and the density
of the street network. The general intent is to keep the curb-to-curb
dimensions of local residential streets as narrow as possible, while
providing adequate width for emergency vehicles or for other vehicles
to safely get around parked cars.
[2]
In general, the more on-site parking provided,
via longer driveways, rear or side loading garages, larger lots, shared
parking, etc., the narrower the allowed cross section.
[3]
The narrow cross section is to be used only when
it is likely that there will be only temporary, infrequent on-street
parking and the street network is well-connected. The narrow cross
section may be used if/when:
[a]
There is sufficient on-site parking to allow for
two vehicles per unit.
[b]
There is more than one connection to the street
(for redundant emergency access routes).
[c]
Auxiliary/visitor parking may be provided in off-street
parking bays located within a radius of 300 feet of nearby residential
units (one parking space per five residential units).
[d]
Overnight parking in the parking bays may be allowed.
[4]
The medium cross section is used when it is likely
that on-street parking will occur on alternating sides of the street
with some frequency. The medium cross section may be used if/when:
[a]
The medium cross section applies where a limited
demand for on-street parking is likely. This cross section includes
a travel lane in each direction and parking on one side of the street.
Parking on alternating sides of the street (with a minimum of five
parking spaces in each group) is allowed.
[b]
On-street parking is limited to designated parking
areas (one side of the street only) defined by bump-outs that support
mid-block pedestrian crossings.
[c]
Sufficient on-site parking is provided for. Two
vehicles per unit is recommended.
[d]
There is more than one connection to the street
(for redundant emergency access routes).
[e]
Auxiliary/visitor parking may be provided in off-street
parking bays located within 300 feet of nearby driveways.
[f]
Overnight parking in the parking bays may be allowed.
[5]
The wide cross section applies where a high demand
for on-street parking is likely. This cross section includes a travel
lane in each direction and parking on both sides of the street. This
width will also allow emergency vehicle staging anywhere along the
block. The wide cross section shall be used if/when:
[a]
On-street parking is permitted on both sides of
the street, but may be limited to designated parking areas defined
by bump-outs that support mid-block pedestrian crossings.
[b]
Sufficient on-site parking is provided for. Two
vehicles per unit is recommended.
[c]
There is more than one connection to the street
(for redundant emergency access routes).
[d]
Auxiliary/visitor parking may be provided in off-street
parking bays located within 300 feet of nearby driveways.
[e]
Overnight parking in the parking bays may be allowed.
J.
Access and circulation: Street sections.
(1)
Local residential street cross section.
|
|
(2)
Local street cross section: generalized.
|
| |||
|
Private Zone
|
Residential Unit
|
This zone is characterized by residential land uses in styles
associated with a village, with direct access via driveways, alleys
or service roads.
▪ On-site parking should be sufficient to allow most cars
to be parked off-street.
▪ Front porches are considered to be part of the built
structure and shall be a maximum of 10 feet deep.
| |
|
Front Yard
|
▪ This area is the traditional front yard, appropriately
landscaped, but still allowing for neighborhood socialization.
▪ Street trees, optimally, should be placed in this area;
and
▪ The tree canopy in the neighborhoods helps provide traffic
calming and building shade.
| ||
|
Right-of-Way
|
Sidewalk/Pedestrian Zone
|
Crucial for safe, walkable neighborhoods, this zone includes
sidewalks of adequate width for two adults to comfortably pass one
another.
| |
|
Planting Strip/Green Zone
|
▪ Very important for pedestrian comfort and neighborhood
livability. This zone may include grass and landscaping.
▪ This area should also be a part of on-site stormwater
management system.
▪ Lighting, if appropriate, of the curb and sidewalk may
also be appropriately placed in this area.
| ||
|
Vehicular and Parking Zone
|
This zone sets the tone for the street's multiple objectives
of allowing mobility and access for both motorized vehicles and bicycles,
while maintaining low volumes and speeds, and thereby contributing
to overall neighborhood livability and quality of life.
▪ Local parking should primarily be on-site.
▪ Visitor parking is best accommodated in parking bays,
located off-street, in proximity to the residential units.
| ||
(3)
Local street cross section: narrow.
|
| ||
|
Right-of-Way
|
42 feet (minimum)
| |
|
Front Yard
|
▪ 3 feet minimum (on each side of street)
▪ 5 feet minimum if street trees are in the planting strip.
| |
|
Setback (building facade to right-of-way)
|
15 feet (may be up to 25 feet)
| |
|
Driving Lane
|
20 feet (includes 1-foot curbs, each side)
| |
|
Parking
|
▪ Parking in bays, or on-site only
▪ No on-street parking
▪ Up to 30 minutes on-street parking allowed
▪ No overnight parking on-street
| |
|
Sidewalk (on both sides)
|
5 feet (minimum)
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
▪ 50 feet (on center)
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
▪ Bollard or decorative standards, maximum height of 12
feet
▪ Shall follow Dark Sky Standards
| |
|
Utilities
|
Under planting strip and/or sidewalk preferred
| |
|
Curbs
|
If concrete curbs are utilized, planting strip is optional.
| |
|
Other/Comment
|
Marked mid-block crossings are encouraged if block is more than
150 feet.
| |
(4)
Local street cross section: medium.
|
| ||
|
Right-of-Way
|
51 feet (minimum)
| |
|
Front Yard
|
▪ 3 feet minimum (on each side of street)
▪ 5 feet minimum if street trees are in the planting strip
| |
|
Setback (building facade to right-of-way)
|
15 feet (may be up to 25 feet)
| |
|
Driving Lane
|
20 feet (includes 1-foot curbs, each side)
| |
|
Parking
|
▪ Parking in bays, or on-site
▪ On-street parking: one side of the street
▪ Alternating sides of the street, with mid-block crossings
encouraged
| |
|
Sidewalk (on both sides)
|
5 feet (minimum)
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
▪ 50 feet (on center)
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
▪ Bollard or decorative standards maximum height of 12
feet
▪ Shall follow Dark Sky Standards
| |
|
Utilities
|
Under planting strip and/or sidewalk preferred
| |
|
Curbs
|
If concrete curbs are utilized, planting strip is not required.
| |
|
Other/Comment
|
Marked mid-block crossings are encouraged if block is more than
150 feet
| |
(5)
Local street cross section: wide.
|
| ||
|
Right-of-Way
|
60 feet (minimum)
| |
|
Front Yard
|
▪ 3 feet minimum (on each side of street)
▪ 5 feet minimum if street trees are in the planting strip
| |
|
Setback (building facade to right-of-way)
|
15 feet (may be up to 25 feet)
| |
|
Driving Lane
|
20 feet (includes 1-foot curbs, each side)
| |
|
Parking
|
▪ Parking in bays, or on-site
▪ On-street parking allowed: both sides of the street
| |
|
Sidewalk (on both sides)
|
5 feet (minimum)
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
▪ 50 feet (on center)
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
▪ Bollard or decorative standards, maximum height of 12
feet
▪ Shall follow Dark Sky Standards
| |
|
Utilities
|
Under planting strip and/or sidewalk preferred
| |
|
Curbs
|
If concrete curbs are utilized, planting strip is not required.
| |
|
Other/Comment
|
Marked mid-block crossings are encouraged if block is more than
150 feet
| |
(6)
Local street cross section: boulevard/entrance.
|
| ||
|
Right-of-Way
|
76 feet (minimum)
| |
|
Planting Strip/Drainage Area
|
▪ 3 feet minimum (on each side of street)
▪ 5 feet minimum if street trees are in the planting strip.
| |
|
Boulevard/Median
|
12 feet (maximum 20 feet)
| |
|
Setback (building facade to right-of-way)
|
Not applicable
| |
|
Driving Lane
|
20 feet (includes 1-foot curbs, each side)
| |
|
Parking
|
No parking in entrance area
| |
|
Sidewalk (on both sides)
|
▪ 5 feet (minimum)
▪ 4-foot bike lane encouraged along curb
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
▪ 50 feet (on center)
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
▪ Bollard or decorative standards, maximum height of 12
feet
▪ Shall follow Dark Sky Standards
| |
|
Utilities
|
Under planting strip and/or sidewalk preferred
| |
|
Curbs
|
If concrete curbs are utilized, planting strip is not required.
| |
|
Other/Comment
|
Development identity signage may be placed in the area.
| |
(7)
Local residential street cross section: alley.
|
| ||
|
Right-of-Way
|
16 feet (minimum)
| |
|
Planting Strip/Drainage Area
|
Between rear driveway/apron
| |
|
Setback (building facade to right-of-way)
|
20 feet (with rear facing garage, garage is built to setback
line)
| |
|
Driving Lane
|
16 feet (includes optional curbs)
| |
|
Parking
|
In garage or on driveway/apron, otherwise no parking in this
area
| |
|
Sidewalk
|
Not applicable
| |
|
Tree Spacing
(street trees shall be in accordance with landscape design standards)
|
Trees may be placed in planting strip between driveways.
| |
|
Stormwater Management
|
Bioswales may be in planting strips.
| |
|
Lighting
|
Not applicable [Private security lighting may be installed.
(See Lighting Standards.)]
| |
|
Utilities
|
Discouraged, but may be placed under alley
| |
|
Other/Comment
|
▪ This area is meant for rear access to the properties
for service and rear parking configurations.
▪ Parking/service courts are allowed.
▪ Through traffic is strongly discouraged.
▪ Alleys may be one-way if clearly marked.
▪ The Township may, but shall not be required to, accept
dedication.
| |
K.
Parking standards.
|
Figure MR.5
Parking Requirements in Mixed Residential Overlay District (MR)
| ||
|---|---|---|
|
Residence Type
|
Number of Parking Spaces per Dwelling Unit
|
Visitor Spaces per Dwelling Unit
(on-site or off-site within 300 feet of structure)
|
|
Single-family detached dwelling
|
2.0
|
1.5
|
|
Single-family detached - patio home
|
2.0
|
1.0
|
|
Single-family attached - duplex
|
2.0
|
1.0
|
|
Single-family attached - townhomes
|
2.0
|
1.0
|
|
Multifamily
|
1.75
|
1.0
|
(1)
Permitted off-street parking locations.
(a)
Single-family dwellings.
[1]
Parking facilities shall consist of a driveway,
parking strip, parking space and/or private garage located on the
same lot or parcel as the dwelling they are intended to serve.
[2]
No parking shall be permitted elsewhere on the
lot or abutting public right-of-way, except upon a paved street, or
in parking bays where such parking is otherwise permitted.
[3]
Not more than 50% of the required front yard area
of a single-family lot shall be occupied by driveway.
(b)
Single-family attached, duplex, and multifamily.
[1]
The off-street parking facilities for single-family
attached or multifamily shall be located on the same lot or parcel
as the uses they are intended to serve, or in parking bays located
in close proximity (300 feet maximum) to the residential property.
[2]
Parking in multi-unit structures may be contained
within a parking court, central to the structure, or a parking deck
below the residential structure.
(2)
Public access to open space and all other uses. Off-street parking
facilities for access to public open space and for all other uses
shall be located on the same lot, parcel or site as the use they are
intended to serve.
(3)
Special parking. In any residential district, no person, corporation
or association shall cause, allow, permit or suffer any oversized
vehicle registered in its name or operated by it, or its agent, to
be parked in any manner or place upon a public street or in the street
right-of-way except if such vehicle is actively assisting in an emergency,
such as a fire or traffic accident, or the vehicle is in the active
process of being loaded or unloaded.
(a)
No commercial vehicles or construction equipment or mechanical
equipment over 17,000 pounds gross vehicular weight (GVW), or a vehicle
larger than 10 feet by 16 feet shall be permitted to park on-street
overnight.
(b)
One commercial vehicle, or construction equipment or mechanical
equipment over 17,000 pounds gross vehicular weight (GVW), or a vehicle
larger than 10 feet by 16 feet may be permitted to park off-street
overnight.
(c)
To the maximum extent feasible, all parking shall integrate
green stormwater management resources on site.
L.
Design standards: structures.
(1)
The key provisions of the Mixed Residential Overlay District
(MR) include:
(a)
Establishing a strong neighborhood identity through the integration
of neighborhood design standards help make the Mixed Residential Overlay
District (MR) unique from most residential zoning districts found
in the Township.
(b)
Providing design flexibility, especially in developments where
custom homes are being built, private restrictive covenants may be
developed to supplement the design guidelines/standards.
(2)
Architectural character and detailing.
(a)
General character.
[1]
Exterior cladding and finishes.
[a]
Architectural details and exterior finish materials
shall complement, be compatible with, and define the style and design
aesthetic of the community.
[b]
All elevations of the main body of the house shall
be consistent in style and character.
[c]
Exterior finish materials may include brick, painted
brick, stone, lap siding, shake siding or their high-quality equivalents
(i.e., vinyl siding).
[2]
[3]
All exposed, above-grade foundations shall be covered
with brick or stone veneer.
[4]
Block (split-faced, colored concrete, stamped,
etc.) shall not be used for exposed, exterior surfaces.
M.
Design standards: landscape/streetscape.
(1)
In the Mixed Residential Overlay District (MR) Overlay District,
streetscape is intended to be formed by buildings located relatively
close to the sidewalk, creating opportunities for neighborhood sociability.
(2)
General provisions, signage and mailboxes. The streetscape of
the Mixed Residential Overlay District is intended to be enhanced
with street trees, landscaping, pedestrian-scale streetlights, fences,
sidewalks, porches, and other front yard amenities.
(a)
No privacy fences shall be placed in the front yard.
(b)
Signage and mailboxes.
[1]
All dwelling units and building units shall have
street numbers located so as to be visible from and oriented toward
the street from which the address is taken.
[2]
Street address numbers shall be greater than four
inches in height, and of a contrasting color to the background.
[3]
Additional signage showing homeowner name or house
number may be used.
[4]
Street address signs may be illuminated.
[5]
Mailboxes shall follow recommendations of the United
States Postal Service (USPS).
N.
Lighting standards. Pedestrian-scaled streetlights are intended to
provide a safe and attractive complement to the streetscape. Streetlight
installation is optional. If streetlights are installed, they shall
meet the following standards:
(1)
Human-scaled, decorative lighting standard.
(2)
Bollard-type lighting.
(3)
Cobra head lighting fixtures shall not be used.
(4)
Streetlight posts may be equipped to support an attached vertical
banner.
(5)
If streetlights are to be installed, they shall be pedestrian-scaled,
in size and character.
(6)
Utilize LED lighting.
(7)
Utilize appropriate hooding, focusing or other such technique
to minimize the spread of light away from targeted area.
(8)
Not utilize uplighting, except in very limited applications
and with approval of the Peters Township Planning Department.
(9)
Streetlights shall be maintained along both sides of all streets.
(10)
Streetlights shall be located in the planting strip.
(11)
Streetlights shall be of consistent style within the development.
(12)
Streetlights in the Mixed Residential Overlay District (MR)
shall not be taller than 12 feet in total height.
(13)
Off-street parking lot lights in the MR Mixed Residential Overlay
District shall not exceed 20 feet in total height.
O.
Mixed Residential Overlay District (MR) development/subdivision process.
The subdivision process for a Mixed Residential Overlay District (MR)
at a minimum shall include the following:
(1)
Preapplication meeting. A preapplication meeting with the Peters
Township Planning Department to discuss:
(2)
Submission of concept plan to the Peters Township Planning Department.
Submission of a concept plan that contains:
(a)
Base mapping at a scale of one inch equals 100 feet including
a graphic scale.
(b)
A mapped resource inventory that includes:
[1]
Topographic contours at two-foot intervals.
[2]
Identification of soil type locations and characteristics,
such as agricultural capability, depth to bedrock and suitability
for wastewater disposal systems.
[3]
Hydrological characteristics, including surface
water bodies, floodplains, wetlands, natural swales and drainageways.
[4]
Current land use, including all buildings and structures.
(c)
A site analysis that precisely identifies:
[1]
Primary conservation/open space areas.
[2]
Secondary conservation/open space areas.
[3]
Special views and vistas.
[4]
Street connectivity, using the street connectivity
index or similar empirical methodology.
[5]
Connections to the Peters Township and regional
open space systems.
[6]
Street and open space concept.
[7]
Street sections.
[8]
Building setbacks.
[9]
Parcel lines and building placement concepts for
residential and accessory buildings and major structures (i.e., pools,
playground equipment, sports facilities).
[10]
Any features of unique heritage, cultural and/or
historic significance.
[11]
Natural resource and tree protection plan.
[12]
Landscape plan.
[13]
Utility easements.
[14]
If applicable, statement of intent to establish
a homeowner's association.
(3)
A meeting with the Planning Director to review the concept plan.
(4)
Submission of a preliminary (master) plan and review by the
Planning Commission and the Peters Township Council.
(5)
Submission of a final plan and review by the Planning Commission
and Peters Township Council.
A.
Intent. The intent of this overlay is to regulate the development
and the use of a lot in the Township that is situated in the flight
path of present and projected aircraft operations at the Finleyville
Airport. The overlay boundary is shown on the Official Zoning Map.
B.
Regulations associated with the AO Airport Hazard Overlay.
(1)
All land uses and construction activity that occur within the
boundary of the overlay district shall comply with applicable Federal
Aviation Administration (FAA), PennDOT Bureau of Aviation and Washington
County regulations.
(2)
Any use within the boundaries of this overlay district which
creates the following conditions must comply with applicable FAA and
PennDOT regulations. Notice of proposed construction or alteration
must be submitted to Washington County, the FAA and the PennDOT Bureau
of Aviation. Construction or alteration is subject to review and possible
modification of design in accordance with applicable FAA and PennDOT
regulations. The conditions are as follows:
(a)
Electrical interference with navigational signals or radio communication
between the airport and aircraft.
(b)
Difficultly for pilots to distinguish between airport lights
and other lights.
(c)
Glare in the eyes of pilots using the airport.
(d)
Impairment of visibility in the vicinity of the airport.
(e)
Bird strike hazards.
(f)
Otherwise, in any way, endangers or interferes with the landing,
take-off or maneuvering of aircraft intending to use the airport.
(3)
Any of the following types of construction or alteration within
the boundaries of this overlay district must comply with applicable
FAA and PennDOT regulations. Notice of proposed construction or alteration
must be submitted to Washington County, the FAA and the PennDOT Bureau
of Aviation. Such construction or alteration is subject to review
and possible modification of design in accordance with applicable
FAA and PennDOT regulations.
(a)
Any construction or alteration of greater height than the imaginary
surface extending outward and upward from the FAA and PennDOT runway
approach regulations.
(b)
Any highway, railroad, or other traverse way for mobile objects
of a height which, if adjusted upward 17 feet for an interstate highway
that is part of the National System of Military and Interstate Highways,
where over-crossings are designed for a minimum of 17 feet vertical
distance, 15 feet for any other public roadway, 10 feet or the height
of the highest mobile object that would normally traverse the road,
whichever is greater for a private road, 23 feet for a railroad and
for a waterway or any other traverse way not previously mentioned,
an amount equal to the height of the highest mobile object that would
normally traverse it, would exceed this standard.
(4)
The Airport Hazard Overlay outlines the imaginary sloping surface
as defined by the FAA and PennDOT. All landowners and/or developers
located within the Airport Hazard Overlay shall be responsible for
verifying the height and location of the imaginary sloping surface.
(5)
The following structures or uses are exempted from the provisions
of this overlay district:
(a)
Any object that would be shielded by existing structures of
a permanent and substantial character or by natural terrain or topographic
features of equal or greater height and would be located in the congested
area of city, town, or settlement where it is evident beyond all reasonable
doubt that the structure so shielded will not adversely affect safety
in air navigation.
(b)
Any communication tower or a commercial wireless antenna or
any other telecommunication antenna or device of 20 feet or less in
height except one that would increase the height of another antenna
structure.
(c)
Any air navigation facility, airport visual approach or landing
aid, aircraft arresting device, or meteorological device, of any type
approved by the FAA or the PennDOT Bureau of Aviation.
(d)
Any construction or alteration for which notice is required
for any other FAA regulation.
