The purpose of this article is to provide additional requirements applicable to all uses in all zoning districts. These regulations are intended to supplement the district regulations contained in Articles
IV through
VIII. These regulations are in addition to the performance standards, parking and loading standards, and sign standards and all other applicable Borough regulations and ordinances, as well as any other local, state, and/or federal regulations and statutes. If the provisions contained in the zoning districts or any other regulations found in this chapter are determined to be in conflict with the following, the least restrictive regulations shall be applied, unless otherwise stated.
This section shall apply to all nonresidential land developments,
and to any residential subdivision or land development which includes
five or more new residential units. A landscaping plan shall be prepared
and shall strictly conform to the following standards. All landscape
design shall be performed by a qualified landscape architect, horticulturist,
or similar landscaping professional.
A. Landscape plans. When a project is proposed which requires landscaping
in accordance with this section, landscape plans shall be prepared.
Landscape plans shall meet the following requirements:
(1) Landscape plans shall be drawn to scale, and shall include appropriate
dimensions and distances to afford a complete understanding of the
proposed layout.
(2) Landscape plans shall delineate any existing and proposed parking
spaces or other vehicular areas, driveways, building footprints, and
similar features.
(3) Landscape plans shall designate by name and location the plant material
to be installed or preserved in accordance with this section.
(4) Landscape plans shall identify and describe the location and characteristics
of all other landscape materials to be used.
(5) Landscape plans shall contain a table displaying information relevant
to evaluating the compliance of the landscape plan with the provisions
of this section. At a minimum, such a table shall include the following:
(a)
Calculation of minimum planting units required.
(b)
Calculation of planting units provided.
(c)
Biological and common name of all plants.
(d)
Size of all plants at time of planting.
(e)
Size of all plants at maturity.
(6) Specific landscaping or planting approaches that may be required
in other sections of this chapter shall be incorporated into the landscape
plan required by this section.
B. Standards for landscape materials.
(1) Landscape elements shall meet the following minimum dimensions immediately
upon planting.
Plant Type
|
Minimum Size at Planting
|
Minimum Height at Maturity
|
Maximum Height at Maturity
|
---|
Major deciduous tree
|
2-inch caliper
|
35 feet
|
N/A
|
Minor deciduous tree
|
2-inch caliper
|
15 feet
|
35 feet
|
Evergreen tree
|
6 feet
|
15 feet
|
N/A
|
Evergreen and deciduous shrubs
|
24 inches
|
4 feet
|
15 feet
|
(a)
The minimum caliper size at planning for all deciduous trees
shall be measured at a spot 12 inches above the ground surface.
(b)
The minimum size for evergreen trees and all shrubs shall be
measured as height above the ground surface.
(2) When more than 10 trees or shrubs are required, a mixture of species
shall be planted. The number of species required shall vary according
to the following scale:
Required Number of Trees
|
Minimum Number of Species
|
---|
11 to 20
|
2
|
21 to 30
|
3
|
31 or more
|
5
|
(3) All required trees shall be deep-rooted species capable of withstanding
automobile emissions and the salts used in snow melting and clearing
operations.
(4) All required landscaped areas not dedicated to trees shall be landscaped
and maintained with grass, shrubs, mulch or other ground cover, or
other appropriate landscape treatment. Sand and/or pavement or other
similar materials shall not be considered appropriate landscape treatments.
(5) No more than 25% of the trees in any landscaping plan shall be evergreen
trees.
(6) The type of deciduous trees, evergreen trees, shrubs, and other vegetation
planted shall comply with the provisions in Appendix B.
C. Requirements for specific projects.
(1) Residential development. The following requirements shall be applicable
to residential projects:
(a)
Two planting units shall be required for each dwelling unit.
A minimum of one of the required planting units shall be a major deciduous
tree.
(b)
Additionally, two street trees shall be required for every 100
linear feet of new street measured along the centerline. These trees
shall be major deciduous trees.
(c)
The spacing of trees shall be based on the size of the tree
canopy at maturity with trees spaced no closer than 30 feet on center
if the tree canopy is less than thirty-foot spread at maturity, spaced
30 to 60 feet on center if the tree canopy is 30 to 50 feet spread
at maturity, and spaced 50 to 100 feet on center if the tree canopy
is over 50 feet spread at maturity.
(d)
All trees required in a residential development shall also comply with §
186-32 of the Abbottstown Borough Subdivision and Land Development Ordinance as well.
(2) Nonresidential development. The following requirements shall be applicable
to all nonresidential projects:
(a)
Three planting units shall be required for every 1,000 square
feet, or fraction thereof, of building coverage. A minimum of one
out of every three of the required planting units shall be a major
deciduous tree.
(b)
A landscaped area, planted in such a manner to provide a visual
screen of 50% opacity, shall be provided along any property line that
borders a residential zone, regardless of whether or not the residentially
zoned parcel is developed. The opacity percentage is defined as the
percentage of the normal line of sight that is obscured by the visual
screen. Landscaping shall also be provided on any portion of the site
not used for buildings, structures, parking, loading areas or storage
areas.
(c)
The landscaped area shall be a minimum of 20 feet wide, measured
inward from the property line.
(d)
Landscaping materials shall include a mixture of the following:
trees, grass, shrub, mulch, or other suitable landscaping material
not including sand or pavement or other similar material.
(e)
For the length of the landscaped area, a tree shall be planted
at no less than twenty-foot intervals. For the entire area to be landscaped,
at least one tree shall be planted for every 1,000 square feet of
the landscape area.
(3) Off-street parking areas. The following requirements shall be applicable
to all new or expanded off-street parking areas:
(a)
Interior landscaping of all off-street parking areas containing
25 or more parking spaces shall be required.
(b)
Terminal islands shall be provided at both ends of all rows
of parking spaces. Terminal islands shall be designed to protect parked
vehicles, to help define the traffic circulation pattern of the parking
lot, and to provide landscaping area.
(c)
Each terminal island shall measure not less than five feet in
width and 15 feet in length.
(d)
Each terminal island shall include at least one deciduous tree,
with the remaining area landscaped with appropriate ground cover,
including grass, shrubs, flowering plants, or landscaped and integrated
stormwater management facilities.
(e)
A divider strip between abutting rows of parking shall be provided.
Divider strips shall be designed to help define the traffic circulation
pattern, to provide visual breaks within the parking area, and to
help separate pedestrian and automobile traffic.
(f)
Curbing or wheel guards shall be provided around the divider
strip to prevent vehicular encroachment.
(g)
At least one deciduous tree shall be planted for every twenty-foot
interval within the divider strip. The remaining area of the divider
strip shall be landscaped with appropriate ground cover or grass.
(4) Perimeter of off-street parking areas. The following requirements
shall be applicable to the perimeter of all new or expanded off-street
parking areas:
(a)
Perimeter landscaping strips shall be provided around the perimeter
of all parking areas, except where the one side of the parking area
is bounded by the commercial structure.
(b)
The minimum width of the perimeter landscaping strip around
all parking areas shall be 10 feet for parking lots with 25 or more
parking spaces and five feet for parking lots with less than 25 parking
spaces. The landscaping strip shall be measured outward from the edge
of the parking lot.
(c)
At least one deciduous tree shall be planted for every 20 feet
of parking lot perimeter. All trees shall be planted within the perimeter
landscaping strip.
(d)
Area within the perimeter landscaping strip not devoted to trees
shall be landscaped with grass, shrubs, flowering plants, or landscaped
and integrated stormwater management facilities.
(e)
The required trees shall be planted within the perimeter landscaping
strip in a manner providing visual buffering between adjoining properties
and the parking lot. Applicants are strongly encouraged to develop
a landscape design using groupings of trees and variable tree spacing
rather than a rigid design approach.
(5) Buffer zones. The following requirements shall be applicable to all
nonresidential projects that abut a residential use or district:
(a)
The buffer zone shall be measured from the district boundary
line or a property line or right-of-way, if not coexistent with the
district boundary line.
(b)
A minimum buffer zone of 50 feet in width shall be provided
along any common property line with a residential use or district.
(c)
The buffer zone shall be maintained and kept clean of debris,
rubbish, weeds, and other unsightly features.
(d)
No building, structure, or physical improvement shall be permitted
in the buffer zone except:
[2]
A stormwater facility; and
(e)
No less than the exterior half of the buffer area shall be planted
and maintained with grass or ground cover, massed evergreens, and
deciduous trees and shrubs or such species and size as will produce,
within two growing seasons, a screen at least four feet in height
and of such density as will obscure, throughout the full course of
the year, all of the glare of automobile headlights emitted from the
premises. The preservation of all natural wooded tracts, rock outcroppings,
or topographic features shall be an integral part of said plans regardless
of their proximity to required buffer zones.
[1]
Massed evergreens used in screen planting shall be at least
four feet in height when planted and produce a complete visual screen
year-round.
[2]
The screen planting shall be maintained permanently and any
plant material which does not live shall be replaced within one year.
[3]
The screen planting shall be so placed that at maturity, it
will be no closer than three feet from any street or property line.
[4]
A clear-sight triangle shall be maintained at all street intersections
and at all points where private accessways intersect public streets.
[5]
The screen planting shall be broken only at points of vehicular
and pedestrian ingress and egress.
[6]
No screen planting shall be required along street frontage.
(6) Community greens. The following requirements shall be applicable
to all community greens:
(a)
Ten planting units shall be provided for each acre, or portion
thereof, within a community green.
(b)
Where a residential subdivision or land development plan is
required to have more than one community green, the total number of
required planting units shall be calculated based on the cumulative
acreage of all community greens within the subdivision or land development
plan. However, the total number of required planting units shall be
split equally between the required community greens.
(c)
Where the site design retains existing major or minor deciduous
trees, said trees may contribute to meeting this quantity requirement.
D. Credit for existing vegetation. Credit for up to 50% of the minimum
landscaping quantity requirements may be given for retaining existing
major deciduous trees on site, provided that the following conditions
are met:
(1) That such trees are in good health, as certified by a horticulturist
or similar professional.
(2) That such trees are located within 75 feet of the structure(s) wherein
the principal use of the property is located, or within 25 feet of
a parking lot, access drive, loading area, dumpster location, or accessory
structure associated with such principal use.
(3) If the applicant proposes to apply existing major deciduous trees
to the credit for existing vegetation provision permitted by this
section, the applicant shall agree to replace any such major deciduous
trees that die within two years of the date of issuance of the zoning
permit allowing the establishment of the principal use of the property.
Such major deciduous trees shall be replaced with an equal number
of healthy major deciduous trees.
E. Dumpster and trash storage areas. All areas proposed for the location
of trash dumpsters, or for trash storage pending pickup for more than
one residential unit or any nonresidential unit, shall be screened
with a fence of no less than six feet in height, or shall be screened
with plant material that will form a dense vegetated barrier, and
which contains plantings reasonably expected to attain a height of
six feet within three years of planting. The plantings used to achieve
this requirement shall not count toward meeting the landscaping quantity
requirements of this section.
F. Installation standards. The following requirements shall govern the
installation of all plantings required in accordance with this section:
(1) The landscape contractor shall furnish and install all plant material
shown on the landscape plan approved by the Borough pursuant to this
section.
(2) Plants taken from cold storage are not acceptable to meet the requirements
of this section.
(3) Planting of deciduous material may occur during winter months, provided
that there is no frost in the ground and frost free topsoil planting
mixtures are used. A professional horticulturist or similar professional
should be consulted to determine the proper time to move and install
plant material so that stress to the material is minimized.
(4) All plant pits, hedge trenches, and shrub beds shall be excavated
as follows:
(a)
All pits shall be generally circular in outline, and shall have
vertical sides. Tree pits shall be deep enough to allow 1/8 of the
root ball to be above the finish grade, and shall be a minimum of
10 inches larger on every side than the ball of the tree.
(b)
If areas are designated as shrub beds or hedge trenches, they
shall be cultivated to at least 18 inches in depth.
(5) After cultivation, all plantings shall be mulched with a minimum
three-inch layer of organic mulch or other similar material over the
area of the planting.
(6) All clear sight triangles, as may be required by the Abbottstown
Borough Subdivision and Land Development Ordinance or otherwise, shall
remain clear, and any plant which could endanger safety, such as unstable
limbs, shall be removed and the plant material replaced.
(7) No plant materials may be substituted for that shown on the approved
landscape plan without first having received approval from the Abbottstown
Borough Zoning Officer upon recommendation from the Borough Planning
Commission.
G. Maintenance standards for landscaped areas.
(1) Within landscaped areas, grass shall be mowed and other vegetation
shall be trimmed and/or pruned at regular intervals.
(2) The applicant shall, within any landscaped area, replace any tree
which dies with another tree of the same or similar species, within
one month of the death of the original tree. The applicant shall be
responsible for performing this replacement, if applicable, for a
period of 18 months from the date of zoning permit issuance for the
improvements requiring a landscaped area.
(3) Any garbage or other waste and/or refuse which accumulate within
any landscaped area shall be promptly removed and disposed of.
H. Financial security. The installation of required landscaping in accordance
with the approved landscape plan required by this section shall be
guaranteed by financial security in the form and manner prescribed
by the Abbottstown Borough Subdivision and Land Development Ordinance.
Exterior lighting shall be provided in the following areas of
all residential and nonresidential developments, including parking
areas, pedestrian sidewalks and walkways, driveways, loading areas,
and nonresidential driveway intersections. These lighting systems
shall meet the following requirements.
A. The lighting system shall maintain a uniformity ratio of 15:1 or
better.
B. Locations with a higher level of night activity (such as automatic
teller machines and gasoline pumping stations) may require luminance
levels greater than those indicated in this section. Where higher
luminance levels are requested by a developer, the design may be approved
by the Zoning Officer, upon recommendation by the Planning Commission,
provided the lighting system complies with all other requirements
of this section.
C. Pole mounted lighting fixtures shall be located in coordination with
the landscaping plan, existing trees, and future tree growth so as
to minimize shadowing.
D. Lighting fixtures shall be selected to minimize upward light that
contributes to sky glow and wastes energy. Outdoor lighting fixtures
shall be a full cutoff fixture type, in accordance with American National
Standards Institute/Illuminating Engineering Society of North America
(ANSI/IESNA) Classification, with the exception of floodlights as
allowed by special exception. Floodlights are permitted to be used
to illuminate landscape features or building facades, as long as such
floodlights are shielded and aimed so that the light is directed toward
the functional area being illuminated and in a manner that direct
glare on adjoining properties does not result.
E. These lighting requirements provide appropriate standards to ensure
adequate nighttime safety and security while minimizing the spillover
of light and glare on operators of motor vehicles, along pedestrians
and land uses near the light source. However, it is the safety, welfare,
nuisance and hazardous aspects of lighting that form the basis of
these regulations.
F. Exterior lighting shall be provided in residential developments,
parking areas, pedestrian sidewalks and walkways and nonresidential
driveway intersections in accordance with the following standards.
Lighting used for security purposes shall also conform to the following
standards. Exterior lighting shall meet one of the following standards:
(1) It shall be the responsibility of the developer to provide lighting
in the development. The lighting shall meet the requirements of the
criteria listed herein and shall illuminate both the sidewalk area
and the adjoining roadway.
(a)
Full cutoff fixtures. Where a fixture is located so that the
bare light bulb, lamp, or light source is completely shielded from
the direct view of an observer five feet above the ground at the point
where the cutoff angle intersects the ground, then the range of permitted
average illuminance and the maximum permitted luminaire height shall
be:
Zoning District
|
Range of Permitted Average Illuminance
(footcandles)
|
Maximum Permitted Height of Luminaire
(feet)
|
---|
Low Density Residential (LDR)
|
0.5 - 1.0
|
25
|
Medium Density Residential (MDR)
|
0.75 - 1.5
|
30
|
Town Center Residential (TCR)
|
2.0 - 3.0
|
30
|
Town Center Mixed Use (TCMU)
|
2.0 - 3.0
|
30
|
Commercial Industrial (CI)
|
|
|
- Commercial uses
|
2.0 - 3.0
|
35
|
- Industrial uses
|
3.0 - 5.0
|
60
|
G. Alternative standards for specified uses.
(1) Because of their unique requirements for night time visibility and
their limited hours of operation, public and private recreational
uses such as ball diamonds, playing fields, tennis courts and volleyball
courts are exempt from the above requirements.
(2) Outdoor public and private recreational uses specified above shall
not exceed a maximum permitted post height of 100 feet.
(3) Outdoor public and private recreational uses may exceed a total cutoff
angle of 90°, provided that the luminaire is shielded to prevent
light and glare spillover to adjacent residential uses.
(4) Low-level pedestrian lighting (bollards) for sidewalks should be
provided but will not be required provided that the lighting levels
are consistent with the criteria listed above and listed in this paragraph.
The lighting shall be provided for safety and security up to the entrance/exit
of the nonresidential building.
(5) Low-level sidewalk illumination for residential uses shall be exempt
from these standards.
H. Additional requirements.
(1) Flickering or flashing lights shall not be permitted.
(2) Light sources or luminaires shall not be located within buffer yard
areas except for pedestrian walkways.
I. Any lighting plan submitted for review shall contain at a minimum
the following information:
(1) Fixture details, including manufacturer with part number, pole height,
lamp wattage, etc.
(2) Fixture schedule that includes all fixture types and mounting arrangements.
(3) Statistical table, including maximum/minimum ratio, average/minimum
ratio, average value, maximum value, minimum value.
(4) Photometric plan, including footcandle values at the property line
and footcandle values in the parking, driving and walking areas.
J. Exterior lighting, except for overhead street lighting and warning,
emergency, or traffic signals, shall be installed in such a manner
that the light source will be sufficiently obscured to prevent glare
on public streets and walkways or into any residential area. The installation
or erection of any lighting which, may be confused with warning signals.
Emergency signals or traffic signals shall be unlawful. No lighting
installation shall cause illumination in excess of 0.5 footcandle
measured at the property line.
K. Measurement. Lighting levels shall be measured in footcandles. Measurement
shall be taken with a direct reading portable light meter or by light-reading
equipment as recommended by the Borough Engineer.
L. Method. Upon notice of a potential violation, readings shall be taken
by qualified personnel so that the light-reading meter has been exposed
long enough to provide a constant reading. Measurements shall be made
after dark with the light sources in question on, then with the same
sources off. The difference between the two readings shall be compared
to the maximum permitted illumination at the property line at ground
level. This procedure eliminates the effects of moonlight and other
ambient light.
This section shall apply to all uses permitted within the Commercial/Industrial District. Compliance with these performance standards shall be the on-going responsibility of the industrial or commercial land owner. Further, failure to maintain compliance with these performance standards shall result in action being taken as prescribed in §
204-71.
A. Industrial use standards. The following standards shall apply to all, or other similar uses in §
204-27B and
D. Where any of these standards conflict with a state or federal law or regulation, the state or federal law or regulation shall take precedent.
(1) All buildings, structures or physical improvements shall comply with the landscaping and lighting requirements of §§
204-32 and
204-33 of the Borough Zoning Ordinance.
(2) Drainage. No stormwater or natural drainage which originates on the
property or water generated by the activity, e.g. air conditioners,
swimming pools, shall be diverted across property lines unless transported
in an approved or existing drainage system.
(3) Electricity. Electric or electronic equipment shall be shielded so
there is not interference with any radio or television reception at
the lot line or beyond as the result of the operation of such equipment.
(4) Glare. No use shall produce a strong dazzling light or a reflection
of a strong dazzling light or glare beyond its lot lines. Exterior
lighting shall be shielded, buffered, and directed so that glare will
not become a nuisance to adjoining properties, adjoining districts,
or streets.
(5) Radioactivity. A proposed activity in this district shall not emit
any dangerous radioactivity as determined by applicable current state
and federal regulations at any point of the site.
(6) Vibration. There shall be no vibration which is discernable to the
human sense of feeling beyond the immediate site on which such use
is conducted.
(7) Fire and explosion hazard. All activities shall be carried out in
buildings, structures, and improvements which conform to the standards
of the National Board of Fire Underwriters. Furthermore, protection
against fire and explosion shall be based upon the advice of the Adams
County Fire Marshal and the local fire company serving the area of
the site.
(8) Traffic control. All design traffic volumes shall be determined by
accepted procedures of the Pennsylvania Department of Transportation.
The design hourly volume and the average annual daily traffic count
data shall be used as a basis of computation. Geometric design features
shall be consistent with the design speeds and capacities of the streets
serving the site. Minimum stopping, turning, and passing site distances
shall be determined. Grade, alignments, lanes, slopes, clearances,
and other street standards shall be consistent with the Abbottstown
Borough SALDO, and all state and/or federal street and traffic safety
design regulations. Anticipated traffic generation shall not exceed
the design volume of the street or streets serving the site and surrounding
area, unless appropriate provisions to upgrade and construct necessary
street provisions consistent with Borough road specifications.
(9) Storage of explosives or flammable substances and waste disposal.
(a)
No highly flammable or explosive liquids, solids, or gases shall
be stored in bulk above the ground except in structures according
to the commonwealth and federal specifications.
(b)
All outdoor storage facilities for fuel shall be enclosed by
an approved safety fence to prevent access thereto by unauthorized
individuals.
(c)
All materials or wastes which might cause fumes, constitute
a fire hazard, or attract rodents or insects may only be stored if
enclosed in buildings or containers which are adequate to eliminate
such hazards.
(d)
Areas for the sale or rental of propane tanks shall conform
to the requirements of § 204-31K(7).
(10)
Noise control. The sound level of any use within this district
shall not exceed, at any point along the boundary of the lot on which
the use is to be undertaken, federal standards, except for emergency
alarm systems. Sound levels shall be projected in accordance with
similar or identical operations or uses and shall be measured with
a sound level meter and associated octave band analyzer manufactured
according to standards prescribed by the American Standards Association.
Measurements shall be made using the same measuring system which may
now or hereafter be utilized by state or federal agencies for similar
or identical measurements.
(11)
Odor control. There shall be no emission of odorous gases or
other odorous material of any nature in such quantities as to be offensive.
Similar operations or processes may be compared to determine compliance
with this Subsection. This Subsection shall not apply to the storage
or application of manure by agricultural operations in this district.
For measurement of the amount of particles discharged as set forth
above, measurement procedures shall follow those employed by the Pennsylvania
Department of Environmental Protection for similar or identical measurements.
(12)
Dust, fumes, vapor, and gas control. The emission of dust, dirt,
fly ash, fumes, vapors, or gases of any nature which can cause any
damage to human health, to animals, or to vegetation or other forms
of property, or which can cause soiling or staining of persons or
property at any point beyond the lot line of the use creating such
emission is hereby prohibited. Similar processes or facilities may
be compared to determine compliance with this subsection. For measurement
for the amount of particles discharged as set forth above, measurement
procedures shall follow those employed by the Pennsylvania Department
of Environmental Protection for similar or identical measurements.
(13)
Liquid and solid waste. No operation shall discharge wastes
of any kind into a surface water or groundwater source. All methods
of waste disposal shall be approved by the Department of Environmental
Protection. Such evidence of approval shall be provided.
B. Nonresidential building design standards. The following design standards
shall apply to commercial and office buildings that exceed 20,000
gross square feet of floor area.
(1) Facades and exterior walls.
(a)
Facades greater than 100 feet in length, measured horizontally,
shall incorporate wall plane projections or recesses having a depth
of a least 3% of the length of the facade and extending at least 20%
of the length of the facade. No uninterrupted length of any facade
shall exceed 100 horizontal feet.
(b)
Detail features. Building facades must include a repeating pattern
that includes no less than three of the following elements, with a
least one of the following elements [1], [2] or [3] repeating horizontally:
[4]
An expression of architectural or structural bays through a
change in plane no less than 12 inches in width, such as an offset,
reveal or projecting rib.
(c)
For retail establishments, ground floor facades that face public
streets shall have arcades, awnings/canopies, fascias, display windows,
entry areas, or other such features along no less than 60% of their
horizontal length.
(2) Windows. For retail establishments, all building facades facing a
public right-of-way must adhere to the following window requirements:
(a)
All first-story building facades shall be a minimum 30% window
coverage.
(b)
All other stories of building facades shall be a minimum 15%
window coverage.
(c)
All windows shall be transparent or translucent.
(3) Roofs. Roofs shall have no less than two of the following features:
(a)
Parapets concealing flat roofs and rooftop equipment such as
HVAC units from public view. The average height of such parapets shall
not exceed 15% of the height of the supporting wall and such parapets
shall not at any point exceed 1/3 of the height of the supporting
wall. Such parapets shall feature three-dimensional cornice treatment.
(b)
Overhanging eaves, extending no less than three feet past the
supporting walls.
(d)
Three or more roof slope planes.
(e)
Green roofs. If this option is selected, no other roof option
is required.
(4) Materials and colors.
(a)
Predominant exterior building materials shall be high-quality
materials, including; but not limited to, brick, sandstone, other
native stone, and tinted/textured concrete masonry units.
(b)
Facade colors shall be low reflectance, subtle, neutral or earth
tone colors. The use of high-intensity colors, metallic colors, black
or fluorescent colors are prohibited.
(c)
Building trim and accent areas may feature brighter colors,
including primary colors.
(d)
Exterior building materials shall not include smooth-faced concrete
block, precast concrete panels (tilt-up concrete panels) that are
not exposed aggregate, hammered, embossed, imprinted, sandblasted
or covered with a cement-based acrylic coating, or prefabricated metal
panels with a depth of less than one inch or a thickness less than
U.S. standard 26 gauge.
(5) Entryways. Every retail establishment shall have clearly defined,
highly visible customer entrances featuring no less than three of
the following:
(e)
Raised corniced parapets over the door.
(j)
Architectural details such as tile work and moldings which are
integrated into the building structure and design.
(k)
Integral planters or wing walls that incorporate landscaped
areas and/or places for sitting.
(6) Mechanical equipment.
(a)
To the maximum extent practical, all roof-mounted and ground-mounted
mechanical equipment shall be screened from view or isolated so as
not to be visible from any public right-of-way or residential district
or uses within 150 feet of the subject property, measured from a point
five feet above grade. Roof screens, when used, shall be coordinated
with the building to maintain a unified appearance.
(b)
Mechanical equipment and open storage areas shall be screened
from public streets, alleys, paths, private streets and abutting lots
to a maximum height of six feet. When solid screening is used, the
materials shall be compatible with the building.
This section shall apply to all new residential developments
involving 20 or more new residential dwelling units.
A. Community greens shall be provided in accordance with the following
standards.
Number of Proposed Dwelling Units
|
Minimum Width
|
Minimum Area
|
Number of Required Community Greens
|
---|
20 to 39
|
200 feet
|
1 acre
|
1
|
40 and over
|
200 feet
|
1 acre
|
1 per 20 dwelling units or portion thereof
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B. Community greens shall be designed to achieve the following requirements.
(1) The ratio of length to width or width to length of a community greens
shall not exceed 2:1.
(2) Community greens shall be incorporated into a grid street pattern
and must be surrounded on at least three sides by neighborhood streets
and by dwelling units that face said community green.
(3) The sidewalk system of the proposed residential development shall
be designed in a manner that connects it to the community green area
from all sides.
(4) Community greens shall be designed to resemble a traditional town
square or plaza area. Within each community green, at least one major
focal point, such as a band shell, gazebo, community garden, sculpture
garden, fountain, picnic shelter, or similar feature that can serve
as a community gathering place shall be provided.
(5) Community greens shall not include stormwater management facilities
unless said facility is integrated into the landscaping plan for the
community.
(6) Documentation shall be provided that demonstrates, to the satisfaction
of the Borough Solicitor, how all community greens will be owned and
maintained and that confirms who will perform said ownership and maintenance
function.
C. A landscaping plan shall be submitted for all community greens in accordance with §
204-32. Vegetative landscaping shall be provided throughout the community green. Said landscaping shall be placed to enhance the appearance of the community green.