[Added by Ord. 17-04, 2/23/2017]
The TND-1 District is intended to enable a TND – Traditional
Neighborhood Development in order to promote an innovative community
that is a compact, mixed-use, walkable, and interconnected place,
with the following related intents:
1.
The TND-1 District is intended to implement the Susquehanna Township
Comprehensive Plan and, in particular, to "encourage an innovative
planned area that may embody the 'town center,' 'village concept'
or similar design theme" in the southeast corner of Linglestown Road
and Progress Avenue.
2.
The TND-1 District is intended to comply with Article VII-A, Traditional
Neighborhood Development, of the Act[1] and, in particular, those purposes and objectives listed
in Section 701-A of Article VII-A such as: encouraging innovation
for mixed-use pedestrian-oriented development; extending opportunities
for housing; encouraging a more efficient use of land; allowing for
integrated, mixed-use, pedestrian-oriented neighborhoods; establishing
public space; and fostering a sense of place and community.
[1]
Editor's Note: See the Pennsylvania Municipalities Planning
Code, 53 P.S. §§ 10701-A through 10709-A.
3.
The TND-1 District is intended to comply with Exhibit A, "Key Design
Elements."
4.
The TND-1 District is intended to emulate other successful neighborhoods
that have features such as mixed uses (residential and nonresidential),
mixed housing types, attractive streetscapes, parks, centrally located
greens, plazas, and other features as described and illustrated in
Exhibit B, "Precedents."
5.
The TND-1 District is intended to be consistent with Exhibit C, the
"Regulating Plan."
6.
The TND-1 District is intended to be guided by a form-based code that is cumulatively embodied in this Part 19, Exhibits A, B, and C,[2] and the relevant provisions of the Part 5 Design Guidelines
of the Subdivision and Land Development Ordinance.[3]
[2]
Editor's Note: Said exhibits are included as an attachment to this chapter.
1.
Tract size minimum: 50 acres.
2.
Perimeter street frontage and access: two major collector streets.
3.
Utilities: public sewer and public water.
4.
Key Design Elements: All plans shall be consistent with the key design
elements described and shown in Exhibit A.
5.
Precedents for the TND-1 - District: All plans shall be consistent
with the precedents described and shown in Exhibit B.
6.
Regulating plan: All plans shall be consistent with the regulating
plan as shown in Exhibit C.
Buildings or land in the TND-1 District may be used for one or more of the following uses. No adult-oriented businesses (as defined in § 27-204) are permitted in the TND-1 District.
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Residential Uses:
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1.
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Single-family detached dwelling units.
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2.
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Single-family semidetached dwelling units.
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3.
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Single-family attached dwelling units in accordance with § 27-2011.
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4.
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Multiple-family dwellings in accordance with § 27-2008, except as otherwise approved on the Regulating Plan.
[Amended 9-9-2021 by Ord. No. 21-07] |
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5.
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Apartments above ground floor commercial uses.
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6.
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Live-work units.
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Office Uses:
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7.
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Administrative and support services.
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8.
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Banks and financial institutions.
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9.
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Finance and insurance offices.
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10.
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Home health care services.
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11.
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Information services and data processing.
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12.
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Offices of physicians, dentists, and other health practitioners.
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13.
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Professional, scientific, and technical services and offices.
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Commercial Uses up to 40,000 Square Feet on the Ground
Floor:
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13.1.
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Brew pub.
[Added by Ord. No. 18-08, 6/14/2018] |
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14.
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Caterers.
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15.
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Clothing and clothing accessories stores.
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16.
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Dry-cleaning and laundry services.
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17.
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Fitness and recreational sports centers.
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18.
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Florists, office supplies, stationery and gift stores, antiques
and collectibles, pet supply stores, and art dealers.
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19.
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Food and beverage stores.
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20.
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General merchandise stores.
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20.1.
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Microbrewery/microdistillery/microwinery.
[Added by Ord. No. 18-08, 6/14/2018] |
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21.
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Neighborhood pharmacy in accordance with § 27-2045.
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22.
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No more than one hotel, with not more than 110 rooms.
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23.
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Optical goods stores.
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24.
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Personal and household goods repair and maintenance.
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25.
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Personal care services.
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26.
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Photofinishing services.
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27.
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Real estate offices.
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28.
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Restaurants.
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29.
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Sporting goods, hobby, book, and music stores.
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30.
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Taverns in accordance with § 27-2028.
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Public/Utility Uses:
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31.
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(Reserved)[1]
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32.
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Public libraries and community activity buildings in accordance with § 27-2038.
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33.
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Public transit support activities.
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34.
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Telecommunications structure in accordance with § 27-2039.
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Institutional Uses:
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35.
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Business schools and computer and management training in accordance with § 27-2038.
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36.
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Churches and similar places of religious worship in accordance with § 27-2038.
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37.
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Day-care centers in accordance with § 27-2033.
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38.
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Elementary and secondary schools in accordance with § 27-2034.
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39.
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Junior colleges, colleges, universities and professional schools in accordance with § 27-2038.
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40.
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Schools for fine arts and language in accordance with § 27-2038.
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41.
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Technical and trade schools in accordance with § 27-2038.
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Recreational and Open Space Uses:
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42.
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Public park, recreational areas and greenways.
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43.
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Indoor and outdoor recreational facilities, with the exception
of outdoor shooting ranges, race tracks, and amusement parks.
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44.
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Greens.
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45.
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Green courts.
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46.
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Community gardens.
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47.
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Courtyards.
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48.
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Passageways.
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Accessory Uses:
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49.
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Customary accessory uses and buildings incidental to any permitted uses in accordance with § 27-2101, including parking lots and structures and drive-through facilities.
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[1]
Editor's Note: Former Subsection 31, Municipal, county, state,
and federal buildings and facilities, was repealed by Ord. No. 22-05, 8/11/2022.
1.
Minimum tract area: 40,000 square feet for multiple-family dwelling
units; 10,000 square feet for freestanding principal nonresidential
building.
2.
Minimum lot area for in-line retail shops: 1,000 square feet.
3.
Maximum dwelling units per gross acre for single-family detached and single-family attached: nine, except as set forth in the density bonus provisions in § 27-1905.
4.
Maximum dwelling units per gross acre for multiple-family dwellings (apartments, age-qualified independent living units, and the like): 14, except as set forth in the density bonus provisions in § 27-1905.
5.
Build-to lines: as scaled from Exhibit C - "Regulating Plan," wherein
the predominant build-to line shall be 12 feet, except for single-family
dwellings with a green court. A build-to line may have a recess or
projection up to two feet in order to promote variation of building
placement on a block, and/or may have a recess of up to 12 feet in
order to promote outdoor dining for a cafe or restaurant.
6.
Minimum side yard: 20 feet for nonresidential buildings and multiple-family
dwellings; 15 feet for other residential buildings.
7.
Maximum impervious coverage: 55%.
8.
Minimum green space: 25%, of which there shall be one central green
in the commercial area of at least 1/2 acre in size, and at least
two other larger greens of at least one acre in size.
9.
Minimum principal building height: 20 feet.
10.
Maximum principal building height: 55 feet or four stories for no
more than 35% of the total square footage of all proposed buildings;
and 42 feet or three stories otherwise.
1.
Whenever the plan includes on-street parking along 80% of all of
the internal street frontages, the applicant may increase the base
density by an additional one dwelling unit per gross acre.
2.
Whenever the plan includes 95% of buildings forming all of the street
wall, the applicant may increase the base density by an additional
one dwelling unit per gross acre.
3.
Whenever the plan includes alleys servicing at least 80% of all buildings,
the applicant may increase the base density by an additional one dwelling
unit per gross acre.
5.
If the plan includes all four of the above density bonus provisions,
the maximum dwelling units per gross acre may increase from nine to
13 for single-family detached and attached dwelling units, and from
14 to 18 for multiple-family dwelling units.
The following percentages shall apply to the land area for the
TND-1 District.
1.
A minimum of 25% of the gross tract area shall be designed, constructed,
and maintained as green space.
2.
A minimum of 3% of the gross tract area shall be maintained as greens.
3.
A public realm plan shall be included with every submission: sketch;
preliminary; final.
4.
The public realm plan shall depic all: green space; greens; passive
open space; active open space; natural open space (meadows, woodlands,
wetlands, steep slopes, etc.); sidewalks; walkways; trails; pathways;
passageways; crosswalks; boardwalks; pedestrian bridges; and pedestrian
gathering areas (plazas, courtyards, passageways, and the like).
1.
A streetscape plan shall depict all features proposed within the
streetscape, including: street trees; streetlights; sidewalks; crosswalks;
speed tables; on-street parking; and the like.
2.
A streetscape plan shall also depict any areas proposed for curb
bulb-outs, bus stops, bus shelters, bicycle lanes, bicycle racks,
and pedestrian gathering areas.
3.
A streetscape plan shall include, at the time of preliminary and
final plan submission, pavement materials, as well as detailed information
for all streetscape features.
4.
A streetscape plan shall include all proposed streets, alleys, lanes,
service drives, and other vehicular thoroughfares.
5.
A streetscape plan shall include all dimensions for all thoroughfare
types.
1.
A regulating plan shall depict all proposed buildings, streets, parking
areas, green spaces, and stormwater management areas.
2.
A regulating plan shall include a compliance table to list the areas devoted to mixed use, and the percentages of mixed use, as per the thresholds in § 27-1906.
3.
A regulating plan shall include either a color-coded method to highlight
the proposed uses, or a numeric method, so that all proposed building
types are keyed into a legend.
4.
A regulating plan shall also summarize the green space features shown
on the public realm plan.
1.
A phasing plan shall be included with all preliminary and final plan
submissions.
2.
No less than 25% of the gross tract area shall be included in the
first phase of development.
3.
At least 2% of each phase shall include green space.
4.
To the maximum extent possible, each phase shall include a combination
of commercial uses and residential uses.
1.
The applicant shall submit a concept plan as the first submission
to receive informal comments from Township staff and the Planning
Commission on the design and layout of the proposed development within
the TND-1 District.
2.
A regulating plan and public realm plan shall be included with all
sketch, preliminary, and final plan submissions.
3.
A regulating plan shall be used to gauge compliance and consistency
with the TND-1 District requirements.
4.
A public realm plan shall be used to gauge compliance and consistency
with the TND-1 District requirements.
5.
A streetscape plan shall be included with the preliminary and final
plan submissions, and shall be used to gauge compliance and consistency
with the TND-1 District requirements.
6.
A DRC - Design Review Committee shall review and comment on all regulating
plan, public realm plan, streetscape plan, and design manual submissions
(prior to review by the Susquehanna Township Planning Commission)
in order to provide informal comments to the applicant.
1.
All TNDs shall be designed to be consistent with the "Key Design
Elements" of Exhibit A, the "Precedents" of Exhibit B and the "Regulating
Plan" of Exhibit C.
2.
No preliminary or final plan for a TND shall be approved unless there is a finding by the Board of Commissioners of consistency with Exhibits A, B, and C.[1]
[1]
Editor's Note: Said exhibits are included as an attachment to this chapter.
1.
Relationship to other Zoning Ordinance requirements. Except as they
are in conflict with these regulations, all other regulations in Part
19 shall apply to this TND-1 District.
2.
Signage. The regulations for signs in Part 24 and the requirements
listed in Table 2401 - Permitted on Premises, Permanent Signs,[1] shall apply.
[1]
Editor's Note: Table 2401 is included as an attachment to this chapter.
3.
Relationship to Subdivision and Land Development Ordinance requirements.
A.
The "Regulating Plan," Exhibit C, shall govern such features as the
design of streets, street geometry, grading, sidewalks, crosswalks,
curbing, curb radii, street trees, streetlights, parking lots, and
recreational areas. Therefore, the conventional Design Standards of
the Susquehanna Township Subdivision and Land Development Ordinance
shall not apply to such features, if such Design Standards are found
to be in conflict with Exhibit C, the Regulating Plan.
B.
Land development in this TND-1 District is subject to all nonconflicting provisions of the Subdivision and Land Development Ordinance, including, but not limited to: Plan Specifications and Processing Procedures in Part 4; Design Standards in Part 5; Stormwater Management in Part 6; Drainage Plan Requirements in Part 7, especially soil erosion and sedimentation control; Inspections of Stormwater and Erosion and Sedimentation Facilities in Part 8; Stormwater Discharge Prohibitions in Part 9; Natural Features Preservation in Part 10, including recreation land, open space, and fee requirements in § 22-1007; Improvements and Construction Requirements in Part 11; Traffic Impact Studies in Part 13; and financial security in Part 4, § 22-406.
[1]
Editor's Note: Said exhibits are included as an attachment to this chapter.
