Town of McCandless, PA
Allegheny County
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Table of Contents
Table of Contents
[Ord. 964, passed 10-26-1987]
The D Development District is a zoning district which permits a range of uses appropriate to the McKnight Road corridor including the existing uses permitted in the current zoning classifications. These uses are governed by a series of standards designed to protect the sensitive natural resources along the corridor and to insure that adjacent properties are adequately and effectively buffered from dissimilar uses and intensities of development.
[Ord. 964, passed 10-26-1987; Ord. 1052, passed 4-22-1991]
(a) 
Introduction. Land use intensity refers to the magnitude of a given land use on any site within the D Development District. The maximum permitted use is determined by the site capacity analysis described in Section 1314.03. Within the D Development District a range of different uses is permitted as set forth in Article 1326. To allow for this flexibility in types of uses, the intensity of site development is regulated to insure adequate protection of adjacent land uses.
(b) 
Land use intensity class standards. The land use intensity class standards, (see Figure 1), designate "class" ratings for permitted intensity of land use within the district. Class I represents the least intense and Class VIII represents the most intense use permitted within the district. Each class has a series of corresponding regulations that govern the permitted levels of site development, density of dwelling units, requirements for site landscaping, building heights, open space and recreational land. The specific categories are as follows:
(1) 
Maximum density (gross). This pertains to residential uses only and is a measure of the total number of dwelling units permitted per acre within the D Development District. Maximum density is the quotient of the total number of dwelling units divided by the base site area.
(2) 
Maximum impervious surface ratio. This is a measure of the land use intensity which is determined by dividing the total area of all impervious surfaces (asphalt, concrete, building coverage or any other surface that does not permit water to penetrate into the ground) by, in the case of residential uses, the base site area or, in the case of nonresidential uses, by net buildable site area.
(3) 
Maximum floor area ratio (FAR). This is a measure of the maximum allowable floor area for a given land use and is determined by multiplying the FAR by the basic site area.
(4) 
Site design standards. There are FAR designations for these standards - R, A, B and C. These standards are keys to Section 1314.05 and 1314.07. The site design standards specify the minimum requirements under these sections for all classes.
(5) 
Maximum height (feet). This defines the permitted building height permissible within the D Development District. It is measured by taking the mean ground elevation along the perimeter of the building and calculating the height to the eave line of the roof in the case of a sloped roof or to the top of the roof structure for all other roofs. Enclosed spaces within roof forms above the permitted height shall remain as unoccupied spaces. Parapets, screening walls, mechanical penthouses, and other architectural elements intended to screen and/or shield rooftop mechanical equipment shall be permitted to extend above the permitted height. The maximum height for medical office, small-format hospital, and institutional uses containing the lower maximum floor area ratio in Land Use Classifications VI through VIII may exceed the maximum heights set forth in Figure 1, provided that the maximum height does not exceed 65 feet.
[Amended 6-25-2018 by Ord. No. 1476]
(6) 
Minimum open space ratio (residential use only). This is a measure of the minimum requirement for undeveloped open space on a development site that shall be developed specifically for recreational purposes. Any portion of resource protection land which is improved for recreation purposes may be included as contributing to the total requirements for recreational land. This ratio is used in the site capacity calculations for recreational land (see Figure 1).
(7) 
Maximum density factor (residential use only). This measure of intensity yields the maximum number of dwelling units per acre of net buildable land. This factor is used in the determination of site capacity calculations (see Figure 1).
(8) 
Recreation factor (residential use only). This is a measurement of the minimum requirement for land to be developed for recreational use. (See Figure 1.)
Figure 1
Land Use Intensity Standards
Land Use Intensity Class Number General Use Category
Maximum Density
(Gross)
Maximum Imperv- ious Surface Ratio
Maximum Floor Area Ratio
Site Design Standards
Maximum Height
Minimum Open Space Ratio
Maximum Density Factor
Recreat- ion Factor
Class II
Conventional Subdivisions
Use Current R1 and R2 Standards
Performance Subdivision1
1.2
-12
n/a
R
0.25
12.5
.102
Class III
Conventional Subdivision
Use Current R1 and R2 Standards
Performance Subdivision1
5.2
-30
n/a
R
0.25
12.5
.102
Class IV
Conventional Subdivision
Use Current R1 and R2 Standards
Performance Subdivision1
17.5
-52
n/a
C
-25
12.5
.102
Class V
Indoor Recreation Institutional, and Special Residential
n/a
-30
-25
A
35
Office
n/a
-20
-11
A
20
Class VI
Indoor recreation, institutional, and special residential
n/a
-60
-49
B
4.0
Office Commercial/entertainment
n/a
-50
-24
B
60
Class VII
Indoor recreation, Institutional, and special residential
n/a
-70
-57
C
45
Office Commercial/entertainment
n/a
-70
-36
C
60
Class VIII
Indoor recreation, Institutional, and special residential
n/a
-80
-65
C
50
Office Commercial/entertainment
n/a
-90
-50
C
60
Class IX
Office Commercial/entertainment
n/a
1.0
-70
C
60
Notes:
1
See Detailed Use Regulations.
(9) 
Existing zoning districts are assigned equivalent land use intensity classifications as follows:
R-1
Class I
R-2
Class I
R-3
Class II
R-4
Class II
R-5
Class III
R-6
Class III
C-1
Class VII
C-2
Class IV
C-3
Class VII
C-4
Class VIII
C-5
Class V
C-6
Class IX
C-7
Class VI
C-8
Class VI
I
Class IV
[Ord. 964, passed 10-26-1987; Ord. 1360, passed 4-28-2008]
(a) 
Introduction. The intensity of use on any site within the D Development District is governed by the site capacity analysis. This analysis is performed to determine the physical qualities of the site that are suitable for development. The calculations required by this Code to determine the site capacity pertain to both residential uses and nonresidential uses.
There are three basic steps in the site capacity analysis process which are as follows:
(1) 
Determination of base site area;
(2) 
Determination of sensitive natural resources which shall be preserved; (Residential uses only) determination of recreational land to be provided; and
(3) 
Determination of site capacity.
The calculations establish the permissible intensity of development on a given site. In the case of residential uses, the analysis yields the maximum number of dwelling units permitted on the site for both single-family and multi-family. Also, the minimum required open space and land dedicated to recreation is determined. In the case of nonresidential uses, the maximum permissible impervious surface area (see definitions, Section 1311.04) and the maximum permitted floor area are determined.
This information is then cross-referenced with the land use intensity class standards (Section 1314.02) to establish the appropriate classification for a proposed development. These class standards also specify the site development requirements for the individual classes.
(b) 
Base site area (all land uses). The first step in the determination of the site capacity is to establish the Base Site Area.
(1)
Gross site area as determined by actual on-site survey.
_____acres
(2)
Subtract land constituting roads and land within ultimate rights of way of existing roads, rights of way of utilities and easements of access.
- _____acres
(3)
Subtract land which is not contiguous:
A.
A separate parcel which does not abut, adjoin or share common boundaries with the rest of the development
- _____acres
B.
Land which is cut off from the main parcel by a road, railroad, existing land uses or major stream, such that common use is hindered or that the land is unavailable for building purposes
- _____ acres
(4)
Subtract land which in a previously approved subdivision encompassing the same land, as part or all of the subject parcel, was reserved for resource reasons, such as flooding or for recreation
- _____acres
(5)
Subtract land used or proposed for residential uses, whenever both nonresidential and residential uses are proposed. (In the case of the site capacity calculation for the proposed residential use, subtract the land proposed for nonresidential use.)
- _____acres
(6)
Subtract estimated land required for bufferyard area. (Do not subtract bufferyard areas where they coincide with resource protection lands.)
- _____acres
(7)
Equals base site area.
= _____acres
(c) 
Resource protection land. One of the principal factors that shall influence the intensity of development on a particular parcel of land is the requirements for protecting the sensitive environmental resources existing on the site.
Specific natural resources which are sensitive to development such as forests, steep slopes, floodplains and streams are protected under the provisions in this Code. All land area consisting of the natural resources or natural features listed in the following table shall be measured (reference definitions in Section 1311.04). The total acreage of each resource shall be multiplied by its respective open space ratio to determine the amount of resource protection land. When applying for a grading permit, consult Town grading specifications. The maximum slopes for cut and fill shall be as specified in Article 1705 of the Building Code.
Resource Protection and Special Natural Features Land
Resource/Natural Feature (All Districts)
Open Space Ratio
Acres of Land in Resource
Resource Protection Land
(Acres in Resource x Open Space Ratio)
Drainageways
0.50
_____
_____
Floodplains
1.00
_____
_____
Mature Woodlands
0.85
_____
_____
Woodlands
0.70
_____
_____
Young Woodlands
0.40
_____
_____
Steep Slopes (12% - 15%)
0.60
_____
_____
Steep Slopes (16% - 25%)
0.70
_____
_____
Steep Slopes (25% or greater)
0.95
_____
_____
Hazardous Soils
0.95
_____
_____
Landslide Prone Area (See Section 1314.02(f))
_____
_____
TOTAL LAND IN RESOURCE
_____
_____
TOTAL RESOURCE PROTECTION LAND
_____
(d) 
Mature woodlands; woodlands; young woodlands.
(1) 
No more than 15% of any mature woodland may be cleared or developed. The remaining 85% shall be maintained as permanent open space. No more than 30% of any woodlands may be cleared or developed. The remaining 70% shall be maintained as permanent open space. No more than 60% of any young woodland shall be cleared. The remaining 40% shall be maintained as permanent open space.
(2) 
Replacement of woodlands credit. In the case of mature woodlands, the developer may clear or develop more than the area otherwise permitted to be disturbed by this subsection, provided that the total mature woodland or woodland area disturbed shall not be increased by more than 50% of the area otherwise permitted to be disturbed. No more than 22.5% of mature woodlands may be disturbed. No more than 45% of woodlands may be disturbed. In addition:
A. 
The developer shall designate a new woodland area on a part of the site not forested.
B. 
The new woodland area shall consist of 1.2 times the surface acreage of the woodland area disturbed pursuant to this subsection.
(3) 
No clearing or timbering of any woodlands may occur unless connected with an approved site plan.
(e) 
Steep slopes. In areas of steep slopes, the following standards shall apply:
(1) 
12% to less than 15% slope: no more than 40% of such areas shall be developed and/or regraded or stripped of vegetation.
(2) 
15% of 25% slope: No more than 30% of such areas shall be developed and/or regraded or stripped of vegetation, with the exception that no more than 20% of such areas may be disturbed in the case of landslide prone areas.
(3) 
More than 25% slope: no more than 15% of such areas shall be developed and/or regraded or stripped of vegetation, with the exception that no more than 5% of such areas may be disturbed in the case of landslide prone area.
(4) 
The limitations on disturbance of landslide prone areas set forth in parts (2) and (3) above may be waived pursuant to the modification process in Article 1705 of the Town Code if the Developer presents to the Town for approval fully engineered plans for the removal and remediation of any rock, soils or other materials that create the landslide prone condition and, upon a favorable recommendation by the Town Engineer, the modification is approved by Council.
(f) 
Landslide prone area. An area where the downward and outward movement of the slope-forming materials composed of rock, soils, artificial fills or a combination of these materials exist. (See Article 1314 Appendix map on landslide prone areas, soil types and locations).
(g) 
Drainageways. Any area to which runoff from surrounding land flows naturally or is caused to flow from existing land alterations and which conveys such runoff to a watercourse. No more than 50% may be developed.
(h) 
Existing plant material.
(1) 
Existing, healthy plant material may be counted as contributing to the total plant material required by this Code except in the case of establishment of new woodlands.
(2) 
Whenever an existing area meets the definition of woodland, it shall satisfy any planting required by this Code regardless of the mix of plant materials provided that understory trees and shrubs constitute at least 70% of the individual trees and shrubs present. If, understory trees and shrubs constitute less than 70% of the trees and shrubs present, additional plant material shall be installed in order to meet the requirements otherwise imposed. No tree greater than five inch caliper shall be counted if more than one-eighth of the area under its canopy or drip line is closer than 15 feet from a building, parking area or road.
(i) 
Establishment and maintenance of woodlands.
(1) 
Establishment. The establishment of a woodland shall conform to the following standards:
A. 
The minimum area shall be 1 1/2 acres.
B. 
No area of woodland shall be less than 50 feet wide.
C. 
The following plant material shall be provided per acre of woodland to be established. Fractional requirements (resulting from fractions of acres to be established) shall be rounded up.
Plant Materials Required Per Acre
Minimum Size Plant Materials
5 slower canopy trees
3 inch caliper
10 canopy trees
2 inch caliper
20 faster growing canopy trees
1 inch caliper
30 slower growing canopy trees
5 feet (height)
10 understory trees
1 inch caliper
100 shrubs
3 feet (height)
D. 
All existing healthy trees shall be preserved to the maximum extent possible.
E. 
All areas of a newly established woodland shall be seeded as lawn or prairie unless ground cover has already been established.
(2) 
Maintenance of newly established woodland areas. Additional plants established by natural succession shall be retained. Dead trees shall be removed where they adjoin roads or buildings. Debris and litter shall be cleaned on an annual or semiannual basis. Damage to 15% or more of the stand due to disease, wind or fire shall require the replacement of all such damaged, trees.
(j) 
Recreational land (residential uses only). This calculation is required of all residential land uses with the exception of subdivisions which would be required to provide less than one-quarter acre by the following calculation. Total recreational land required for residential uses is calculated as follows:
Take
BASE SITE AREA
__________
Subtract
TOTAL ACRES OF LAND IN RESOURCE
-
__________
EQUALS
TOTAL UNRESTRICTED LAND
=
__________
Multiply by
Recreation factor
x
__________
EQUALS
TOTAL RECREATIONAL LAND REQUIRED
=
__________
Subtract
Any resource protection land in the categories noted below provided such land is improved, or shall be improved for recreation.
Forest
-
__________
Pond Shore/Drainageway
-
__________
EQUALS
TOTAL RECREATION LAND REMAINING TO BE PROVIDED
=
__________
(k) 
Determination of Site Capacity (All Residential Land Uses). Individual site capacity is determined by calculating the Net Buildable Site Area. For single-family, single-family cluster or performance subdivisions, the number of dwelling units permitted is determined by multiplying the density factor by the net buildable site area. The calculations are as follows:
Take
TOTAL RESOURCE PROTECTION LAND
__________acres
Add
TOTAL RECREATION LAND REMAINING TO BE PROVIDED
+
__________acres
EQUALS
TOTAL OPEN SPACE
=
__________acres
Take
BASE SITE AREA
__________acres
Multiply by
District open space ratio
x
__________acres
EQUALS
MINIMUM REQUIRED OPEN SPACE
=
__________acres
Take
BASE SITE AREA
__________acres
Subtract
TOTAL OPEN SPACE or MINIMUM REQUIRED OPEN SPACE, whichever is greater
-
__________acres
EQUALS
NET BUILDABLE SITE AREA
=
__________acres
Multiply by
District maximum density factor
x
__________acres
EQUALS
NUMBER OF DWELLING UNITS (do not round off: use lowest whole number)
=
__________units
(l) 
Determination of site capacity (all nonresidential uses). Individual site capacity is calculated as follows. Both maximum impervious surface area and maximum floor area shall be calculated.
Take
BASE SITE AREA
__________ acres
Subtract
RESOURCE PROTECTION LAND
-
__________ acres
EQUALS
BUILDABLE LAND
=
__________ acres
Take
BUILDABLE LAND
__________
Divide by
BASE SITE AREA
__________
Equals
CALCULATED IMPERVIOUS RATIO
=
__________
Take
IMPERVIOUS SURFACE RATIO (from land use intensity class of proposed use or district maximum, whichever is less)
__________
If IMPERVIOUS SURFACE RATIO is equal to or less than the CALCULATED IMPERVIOUS SURFACE RATIO, then:
Take
BASE SITE AREA
__________
Multiply by
IMPERVIOUS SURFACE RATIO
x
__________
Equals
PERMITTED IMPERVIOUS AREA
=
__________
Take
BASE SITE AREA
__________
Multiply by
FAR (from land use intensity class of proposed use or district maximum, whichever is less)
x
__________
Equals
PERMITTED FLOOR AREA
=
__________
If IMPERVIOUS SURFACE RATIO is more than the CALCULATED IMPERVIOUS RATIO, then:
Take
BASE SITE AREA
__________
Multiply by
CALCULATED IMPERVIOUS RATIO
x
__________
Equals
PERMITTED IMPERVIOUS AREA
=
__________
Take
CALCULATED IMPERVIOUS RATIO
__________
Divide by
IMPERVIOUS SURFACE RATIO
__________
Equals
REDUCTION FACTOR
=
__________
Take
FLOOR AREA RATIO (or maximum floor area factor, whichever is more restrictive)
__________
Multiply by
REDUCTION FACTOR
x
__________
Equals
REQUIRED FLOOR AREA FACTOR
=
__________
Multiply by
BASE SITE AREA
x
__________
Equals
PERMITTED FLOOR AREA
=
__________
[Ord. 964, passed 10-26-1987; Ord. 1373, passed 6-15-2009]
(a) 
Purpose. Bufferyards are required to separate different land uses to minimize or eliminate any potential negative impacts on adjacent uses. The location, required amount of land to be designated as a bufferyard, and the type and amount of planting is specified for each bufferyard. The width of the buffer may vary, however, depending on the intensity of planting and landscape configuration.
(b) 
Location. Bufferyards shall be located along the outer perimeter of a lot or land parcel extending to the boundary line.
(c) 
Determination of type. To determine the type of bufferyard required between two adjacent parcels or between a parcel and a street, the following procedure shall be followed:
(1) 
Identify land use category of the proposed use;
(2) 
Identify the land use intensity class of the proposed use and all adjacent property; and
(3) 
Determine the bufferyard types required along each boundary by referring to the bufferyard type matrix. Each letter designates a specific bufferyard type.
The bufferyard shall be flexible. A single standard for all uses or even for any given pair of uses can both impose unnecessary hardship on the developer of a particular parcel and also lead to monotony. Within each class of bufferyard, a developer may choose from several options. Because different land values and plant material costs are introduced, the developer is given flexibility to make cost tradeoffs in deciding which option to select. Depending on the size of the parcel, this flexibility may become extremely relevant.
(d) 
Requirements.
(1) 
The following illustrations indicate the specifications for each bufferyard.[1] There are several options for bufferyard width with corresponding plant material requirements. The planting requirements are expressed as the material required per 100 linear feet of bufferyard. The "plant unit multiplier" assigned to each optional bufferyard width would determine the amount of planting material required for that particular width. Any calculations of five-tenths or greater for a particular type of plant shall be counted as a required plant material.
[1]
Editor's Note: The illustrations are included as an attachment to this chapter.
(2) 
Each illustration depicts the total bufferyard located between two uses.
(3) 
When development occurs adjacent to vacant land, this development shall provide the required bufferyard as specified in Figure 2. The second use to develop shall provide all additional planting and/or land necessary to provide the total bufferyard required between the two uses.
(4) 
Existing plant material within the designated bufferyard area that meets the requirements for planting materials as set forth in this Code may be counted as contributing to the bufferyard planting requirements.
(5) 
The following structures are equivalent and may be used interchangeably, so long as both structures are specified in the bufferyard illustrations in this section.
Structure
Equivalent Structure
F-3
B-1
F-4
B-2
F-5
B-3
F-6
BW-1
B-1
F-3
B-2
F-4
B-3
F-5
BW-1
F-6
(6) 
Any existing plant material which otherwise satisfies the requirements of this section may be counted toward satisfying all such requirements.
(7) 
The exact placement of required plants and structures shall be the decision of each user, except that the following requirements shall be satisfied:
A. 
Evergreen (or conifer) plant materials shall be planted in clusters rather than singly in order to maximize their chances of survival.
B. 
Berms with masonry walls (BW-1, BW-2 and BW-3) required of bufferyard J and K options are intended to buffer more significant nuisances from adjacent uses and, additionally, to break up and absorb noise, which is achieved by the varied heights of plant materials between the masonry wall and the noise source. When berms with walls are required, the masonry wall shall be closer, than the berm to the higher intensity use.
(8) 
All bufferyard areas shall be seeded with lawn unless ground cover is already established.
(9) 
Use of bufferyards. A bufferyard may be used for passive recreation; it may contain pedestrian or bike trails, provided that:
A. 
No plant material is eliminated;
B. 
The total width of the bufferyard is maintained; and
C. 
All other regulations of the Code are met.
(10) 
Ownership of bufferyards. Bufferyards may remain in the ownership of the original developer (and assigns) of a land use, or they may be subjected to deed restrictions and subsequently be freely conveyed, or they may be transferred to any consenting grantees, such as adjoining landowners, a park or forest preserve district, municipality, or an open-space or conservation group, provided that any such conveyance adequately guarantees the protection of the bufferyards for the purposes of this article.
(11) 
Maintenance of bufferyards. Bufferyards shall be maintained by the owner of the property. Debris and litter shall be cleaned on a semi-annual basis. Damage to 15% or more of the plant material for any reason, including disease, shall require replacement of all such damaged plant materials.
(12) 
All bufferyard plant materials must meet the Plant Material Specifications set forth in Section 1314.05(d).
(13) 
In lieu of planting bufferyards as required, and subject to prior approval of Town Council at its sole discretion, bufferyard plantings along roadways may be concentrated at the site entry point. This alternative shall not be applicable where double bufferyards are required.
[Ord. 964, passed 10-26-1987; Ord. 1373, passed 6-15-2009]
(a) 
Introduction. Off-street parking landscape requirements and general landscaping requirements: Each land use and intensity level have specific requirements for site landscaping and landscaping in the off-street parking areas. A minimum square footage as well as planting materials are specified (see Figures 3 and 4).
(b) 
General landscaping requirements. This section details the general landscaping required of particular land uses. The number and type of plant units required per 300 linear feet of nonresidential building(s) perimeter comprising the subject land use are specified for standards R, A, B and C. The landscaping requirement specified for residential uses (R) is the requirements per 10 dwelling units. The definitions of this Code (defining plant units) shall be applicable to the terms utilized in this section. The requirements of this section shall be applied proportionately when the total linear feet of building(s) perimeter varies from 300 feet for nonresidential uses or 10 residential dwelling units. All required planting shall be located in areas which do not include any bufferyard or right of way. Existing plant materials which meet the requirements of this Code may be counted as contributing to the total landscaping required by this section.
The following table specifies the type and number of plant units required by this section.
Figure 3
Landscaping Standard
Number of Landscaping Units Required
(per 300 feet or 10 dwelling units)
Standard
Canopy
Understory
Shrubs
R
5
5
0
A
5
5
25
B
7
7
30
C
8
8
35
(c) 
Off-street parking landscaping requirements. This section details the landscaping required of all off-street parking areas exceeding five parking stalls. The number and type of plant units required per 24 automobile spaces is specified for each standard (A, B, C or R). Also specified is a minimum area within which the required planting shall be provided. Existing plant materials which meet the requirements of this Code may be counted as contributing to the total landscaping required by this section. The requirements of this section shall be applied proportionally to any number of spaces other than 24. Meeting the requirements contained in Article 1346, Appendix A(b)(13) ("Parking Lot Landscaping Requirements") shall constitute full compliance with this section.
Figure 4
Site Design Standards
Landscaping Requirements
R
A
B
C
Planting area per 24 stalls (square feet)
240
1080
720
360
Canopy Trees
2
5
3
2
Understory Trees
3
2
1
Shrubs
3
10
6
4
*Refer to Land Use Intensity Class Standards.
Example
Figure 4 Example.tif
(d) 
Plant material specifications.
(1) 
Size. All plant materials shall meet the following minimum size standards:
Plant Material Type
Minimum Size
A.
Canopy tree (35-foot minimum height - maturity)
2 1/2 inch caliper Bufferyard A — D
2 inch caliper Bufferyard E - J
B.
Understory tree (up to 35 foot height)
1 1/2 inch caliper Bufferyard E - J
Single stem
2 inch caliper Bufferyard A - D
Multi-stem
10 foot
C.
Evergreen tree
5 foot height
D.
Shrub
Deciduous
24 inch height
Evergreen
18 inch height
(2) 
Color. 30% of landscaping material shall bear flowers. A minimum of 10% and up to 33% of flowering landscaping material may be annual or perennial flowering plants planted at the rate of 16 square feet per shrub planted when in lieu of flowering shrubbery. A minimum of 10%, up to a maximum of 33%, of the remaining 70% of landscaping material shall have leaves that are a color other than solid green.
(3) 
Species.
A. 
Species shall be selected to insure that flowers are present throughout the growing season. Annuals used shall be planted by June 1. The Town will maintain a current list of plants native to Pennsylvania that may be used.
B. 
Species must not be on the U.S. Department of Agriculture Pennsylvania noxious weed list.
C. 
Species, with the exception of annuals, are encouraged to be native.
D. 
Species on the Pennsylvania Department of Community and Natural Resources invasive species list are discouraged.
(e) 
Maintenance of landscaped areas. All landscaped areas shall be maintained by the owner of the property. All such areas shall be kept free of debris and litter at all times. Damage to 10% or more of the plant material for any reason, including disease, shall require replacement of all such damaged plant materials.
To ensure that all landscaped areas are properly maintained, the owner of the property shall provide the Town prior to the receipt of an occupancy permit, a letter of credit, bond or Pennsylvania approved corporate surety or approved security in the amount of 10% of the cost of the plant materials within the landscaped areas.
[Ord. 964, passed 10-26-1987]
(a) 
General purposes. The general purpose of this section is to:
(1) 
Define the development approval process the applicant is required to complete with respect to traffic impact of the site;
(2) 
Define the cost sharing of roadway improvements already identified as necessary for development of the district;
(3) 
Identify the access plan for each site and improvements necessary to access each site;
(4) 
Describe the traffic study required of the applicant; and
(5) 
Describe the required implementation process for construction of roadway improvements within the district.
(b) 
Terms defined.
DISTRICT
The D Development District.
ROADWAY IMPROVEMENT ACCOUNT
An account to be established by the Town to be used only for roadway improvements in the zoning district. This interest, bearing account and interest earned shall only be used for roadway improvements in the district.
ROADWAY IMPROVEMENTS
The required construction of roadways, traffic signals, signs, etc., necessary to increase traffic capacity.
TRAFFIC STUDY
The McKnight Road Traffic Study by Wilbur Smith Associates dated May 26, 1987, and any addenda thereto.
(c) 
Definition of roadway improvements.
(1) 
The required roadway improvements which benefit the total district are defined in the traffic study under recommended improvements, with the exception of the Duncan Avenue West extension.
(2) 
The improvements required may be added to, deleted or modified as necessary, as documented by addendums to the traffic study.
(3) 
Total costs to be shared by the district sites are based upon the latest available cost estimates, construction bids or completed project costs.
(4) 
If any of the required improvements are funded and constructed by other agencies, such as the Pennsylvania Department of Transportation or developers outside the district, they shall be deleted from the program of required roadway improvements.
(d) 
Site access improvements.
(1) 
Traffic access to each site shall be in accordance with the access plan in the traffic study.
(2) 
All improvements required to obtain access as shown in the traffic study shall be constructed by the applicant and not considered to be within the improvements which benefit the district.
(3) 
Detailed plans of site access showing roadway design shall be submitted for Town review and approval.
(4) 
All access improvements shall be approved by other agencies as required prior to final site plan by the Town.
(e) 
Cost allocation formula.
(1) 
All sites within the district shall share in the costs for implementation of the roadway improvements.
(2) 
Costs shall be allocated in accordance with a.m. and p.m. total entering and exiting peak hour trip generation as defined in the Institute of Transportation Engineers publication, Trip Generation Manual, the latest edition.
(3) 
The applicant shall be responsible for the costs, as determined by the formula (Table 9 of the traffic study), to be deposited in the Town's account for roadway improvements in the district.
(4) 
After the costs have been determined and they have been deposited in the Town's account or improvements constructed, the costs shall not be increased in the future to the applicant when total costs or the allocation formula is revised. If refunds are due, the applicant shall be provided a refund when the improvement account is eliminated.
(f) 
Development approval process.
(1) 
The traffic study shall be updated to reflect the proposed site development if it differs from the assumed development access, size or land use.
(2) 
The applicant shall be responsible for the engineering costs to update the traffic study.
(3) 
The updated traffic study shall determine if the required improvements, cost estimates or allocation formula require changes based upon the proposed development access, size or land use.
(4) 
The study shall be updated prior to site plan approval.
(5) 
The updated study shall include the total study area as defined in the traffic study and shall update all relevant sections as necessary for revision.
(6) 
The updated traffic study shall be subject to approval by the Town.
(7) 
The cost of improvements shall be paid by the applicant to the Town prior to signing of subdivision or land development agreement.
(g) 
Improvement implementation.
(1) 
All required access improvements to the site shall be completed prior to issuance of the building occupancy permit.
(2) 
If the applicant so elects, improvements identified in the traffic study which benefit the total district as approved by the Town and improve access to the owner's site may be constructed by the applicant in lieu of payment into the roadway improvement account for an equal or greater value subject to approval by the Town. Value shall be determined by the final construction costs and must be approved by the Town Engineer.
(3) 
If the Town so elects, improvements may be constructed prior to sufficient funds being available in the roadway improvement account. The fund shall be reimbursed by applicant fees when available.
(4) 
If the applicant elects to construct traffic improvements benefitting the district which cost the applicant more than that which is required per the allocation formula, the Town shall reimburse the applicant for these costs which exceed the required contribution when funds are available in the roadway improvement account.
(5) 
All overall improvement plans and specifications shall be approved by the Town and/or other cognizant agencies prior to commencement of construction.
(6) 
The applicant shall be responsible for the costs of engineering, design, and construction inspection if the owner elects to construct improvements in lieu of contributing to the roadway improvement account.
(7) 
When roadway improvements are completed by either the applicant or the Town, the total costs to be allocated shall be revised based upon actual costs in lieu of cost estimates. If this revised total cost results in credit due applicants who have already paid into the fund or constructed improvements, this credit shall be noted by the Town Manager. If credits are due when all improvements are completed and the roadway improvement account is to be eliminated, refunds shall be distributed proportionally at that time.
(8) 
There shall be no time limit as to when funds are being contributed by the roadway improvement fund are received or expended.
(9) 
The Town Manager shall be responsible for administration of the traffic improvements. The Town Manager has the authority to modify the traffic study or cost formula in accordance with this ordinance subject to the approval of Council.
[Ord. 964, passed 10-26-1987; Ord. 1373, passed 6-15-2009]
(a) 
Development character. "Campus" Image. The Development District encompasses rolling, wooded hills interlaced with residential neighborhoods. The architectural character of projects developed within this corridor should preserve this quality and respect the residential scale through the appropriate massing and scale of the proposed buildings as well as materials' use and landscaping of the grounds. A "campus" character is the goal for developments within this district which shall extend the existing residential vocabulary of surrounding communities and preserve the environmental qualities of the land.
This character shall be achieved by using basic guidelines defining height restrictions (performance zoning), materials use, roof treatment, landscaping, site lighting and signage requirements. Those basic guidelines shall permit individual flexibility in design and treatment of proposed projects by specifying critical parameters. The Architectural Review Board shall assist the developers in further defining the intentions of quality and character guidelines and shall review submitted designs to assure that the appropriate character within this district is maintained. Council shall appoint three persons who own property within the Town to the Board for a four-year term. The Board shall advise the Planning Commission as to the acceptability of a proposed project, as it relates to development character and conformance with the architectural guidelines.
(b) 
Design guidelines. To insure that multi-family and office/commercial projects within the district reflect a desirable image of the Town, the following architectural guidelines shall be incorporated into the District standards.
(1) 
Material use. All primary and accessory structures shall be constructed primarily of a brick or clay tile material. Colors should be compatible with the surrounding residential community. The following materials are not permitted as primary exterior cladding within the Development District:
A. 
Concrete block;
B. 
Metal;
C. 
Wood siding; or
D. 
Asphalt/fiberglass shingles.
(2) 
Glazing. Glazing areas shall not exceed 60% of the exterior skin of the building. Mirrored glazing is not permitted within the Development District, though solar absorption/reflective glazing is an acceptable material.
(3) 
Roof structures. Buildings having up to and including two stories shall have sloped roofs with a minimum 6:12 pitch. Buildings of three stories or more may have sloped parapets that shall have the appearance of a solid roof or fully enclosed sloped roofs. Minimum parapet heights/slopes are as follows:
A. 
Three stories or 35 feet to 12 feet height at 12:12.
B. 
Four stories or 45 feet to 15 feet height at 12:12.
Buildings of three stories or more may also have fully enclosed roofs with a minimum of 6:12 pitch or highly articulated roof forms that express the building and at the same time shield exposed roof mounted mechanical systems from view.
Permitted roof materials shall be metal (copper, pre-finished aluminum, terne, stainless steel), slate or tile.
(4) 
Screening. All mechanical equipment and trash collection areas shall be screened from public view and construction using materials consistent with the primary building.
(5) 
Accessory structures. All accessory structures shall be constructed using materials consistent with the primary building.
(c) 
Sign standards.[1]
(1) 
Each land use shall be permitted the following sign types:
A. 
One development sign per vehicular entry, if entries are located on separate collector roads. No more than one development sign along the same collector road.
B. 
One freestanding sign.
C. 
One of the following: projecting wall, graphic, supergraphic or auxiliary.
(2) 
Definitions.
AUXILIARY SIGN
A sign which provides special information such as direction, price, sales information, hours of operation or warning and which does not include names, brand names or information regarding product lines or services. Examples of such signs include directories of tenants in buildings and "no trespassing" signs.
DEVELOPMENT SIGN
A sign which, by symbol or name, identifies the development. It may also provide an index of uses (tenants) included in the development.
FREESTANDING SIGN
A self-supporting sign resting on or supported by means of poles, standards or any other type of base on the ground.
GRAPHIC
A sign which is an integral part of a building facade. The sign is painted directly on, carved in or otherwise permanently embedded in the facade. Signs in shop windows are included unless they qualify as auxiliary signs.
MARQUEE
The sign of a theater, auditorium, fairground or museum, which advertises present and scheduled events.
PROJECTING SIGN
A sign, other than a wall sign, which is attached to and projects from a structure or building face. The sign face of double-faced projecting signs is calculated by measuring one face of the sign only.
SIGN FACE
That area of a sign which:
A. 
In the case of freestanding, projecting and marquee signs consists of the entire surface area of the sign on which copy could be placed. The supporting structure or bracing of a sign shall not be counted as a part of sign face area unless such structure or bracing is made a part of the sign's message. Where a sign has two display faces back to back, the area of only one face shall be considered the sign face area. Where a sign has more than one display face, all areas which can be viewed simultaneously shall be considered the sign face area.
B. 
In the case of a sign (other than freestanding, projecting or marquee) whose message is fabricated together with the background which borders or frames that message, sign face area shall be the total of the entire background.
C. 
In the case of a sign (other than freestanding, projecting or marquee) whose message is applied to a background which provides no border or frame, sign face area shall be the area of the smallest rectangle which can encompass all words, letters, figures, emblems and other elements of the sign message.
SIGN LIGHTING
Methods of illumination which may be divided into several types:
A. 
General. The sign itself neither is lighted internally nor has an external source of light specifically directed at it. Rather, the sign depends on the general illumination of the area, such as parking lot, traffic or pedestrian areas, for its illumination.
B. 
Internal. The sign is made of translucent material with internal lights.
C. 
Backlight. The letters are raised beyond the sign's background and the cover lighting sources which illuminate the background.
D. 
Spotlight. The sign is lighted by spotlights specifically directed at it.
SUPER GRAPHIC
A sign consisting of a single word which is an integral and permanent part of the facade and which is distinguished only by relief and the shadows thereby created.
TEMPORARY SIGN
A sign or advertising display constructed of cloth, canvas, fabric, paper, plywood or other light material and intended to be displayed for a short period of time (30 consecutive days). Included in this category are retailers' signs temporarily displayed for the purpose of informing the public of a sale or "special" offer.
WALL SIGN
A sign mounted parallel to a building facade or other vertical building surface. Parallel signs shall not extend beyond the edge of any wall or other surface to which they are mounted, nor shall they project more than 18 inches from its surface.
(3) 
Development sign standards.
A. 
A development sign shall be limited to no more than six feet in height above the natural grade in the area.
B. 
All development signs shall be freestanding.
C. 
Lighting of a development sign may be by internal lighting, back lighting, the general lighting of the area, or by shielded spotlights.
D. 
The standards below shall apply to all development signs:
Type of Lighting
Maximum Sign Face Area
General
80 square feet plus 10 square feet for every 100 feet of frontage over 500 feet
Backlighting or spotlighting
60 square feet plus 8 square feet for every 100 feet of frontage over 500 feet
Internal lighting
40 square feet plus 5 square feet for every 100 feet of frontage over 500 feet
E. 
All development signs shall be located between the arterial or collector roads on which they may be permitted and any bufferyard required by the use on the site.
(4) 
General regulations.
A. 
No person shall erect, alter or relocate within the district any sign without first obtaining a sign permit, with the following exceptions:
1. 
Memorial signs and tablets displayed on public property and in cemeteries;
2. 
Address numerals and signs not exceeding one square foot in area and bearing the names of occupants of the premises;
3. 
Legal notices;
4. 
Traffic and no parking signs which bear no advertising.
B. 
The repainting, changing of parts and preventive maintenance of signs shall not be deemed alterations requiring a sign permit.
C. 
Except for time and/or temperature signs, no flashing, fluttering, undulating, swinging, rotating or otherwise moving signs shall be permitted.
D. 
No sign, temporary or otherwise, shall be affixed to a tree or utility pole.
E. 
No signs including traffic signs and similar regulatory notices except those of a duly constituted governing body shall be allowed within road right-of-way lines.
F. 
Any spotlights permitted to illuminate signs shall be shielded such that their light source cannot be seen from adjoining roads or residential uses.
G. 
Height.
1. 
The height of a freestanding sign shall be measured from the curb level to the top of the sign.
2. 
The height of the projecting sign shall be measured from the base of the sign face to the ground below.
3. 
The height of a wall sign shall be measured from the base of the building below the sign to the top of the sign face. The top of the sign shall be no higher than the maximum permitted building height nor shall it be more than three feet higher than the highest ceiling elevation in the building.
4. 
The height of a graphic or supergraphic shall be measured from the base of the ground to the top of the sign face.
H. 
A sign shall not be mounted on a roof.
(5) 
Additional regulations.
A. 
Marquee signs. Theaters, museums, auditoriums and fairgrounds shall be permitted marquee signs up to an additional 100% in area beyond that permitted for freestanding signs, provided that the area of other signs to which the theaters, museum, auditorium or fairground may be entitled is reduced. The increase in area permitted the marquee sign shall be equal to the reduction in area of other permitted signs.
B. 
Auxiliary signs. An auxiliary sign may be freestanding, attached to freestanding structures or equipment, or may be attached to the building or windows.
C. 
Freestanding signs. A freestanding sign shall not be located within any bufferyards required by the use of the site on which it is located.
D. 
Graphic signs. A graphic sign shall consist of or be constructed of the same material as the facade of which it is an integral part, with the exception that individual letters or symbols which do not project more than one inch from the facade need not be of the same material as the facade.
E. 
Super graphic. A super graphic shall consist or be constructed of the same material as the facade of which it is an integral part. No difference in material is permitted.
[1]
Editor's Note: The Table of Sign Performance Standards is included as an attachment to this chapter.
(d) 
Exterior lighting standards.
(1) 
Purpose. The purpose of this subsection is to regulate the spillover of light and glare on operators of motor vehicles, pedestrians and land uses in the proximity of the light source. With respect to motor vehicles in particular, safety considerations form the basis of the regulations contained herein. In other cases, both the nuisance and hazard aspects of glare are regulated. This subsection is not intended to apply to public street lighting.
(2) 
Definitions.
CANDLEPOWER
The amount of light that will illuminate a surface one foot distant from a light source to an intensity of one footcandle. Maximum (peak) candlepower is the largest amount of candlepower emitted by any lamp, light source or luminaire.
CUTOFF
The point at which all light rays emitted by a lamp, light source or luminaire are completely eliminated (cutoff) at a specific angle above the ground.
CUTOFF ANGLE
The angle formed by a line drawn from the direction of light rays at the light source and a line perpendicular to the ground from the light source, above which no light is emitted.
CUTOFF-TYPE LUMINAIRE
A luminaire with elements such as shields, reflectors or fractor panels which direct and cut off the light at a cutoff angle that is less than 90°.
FOOTCANDLE
A unit of illumination produced on a surface, all points of which are one foot from a uniform point source of one candle.
GLARE
The brightness of a light source which causes eye discomfort.
LUMINAIRE
A complete lighting unit consisting of a light source and all necessary mechanical, electrical and decorative parts.
MAXIMUM PERMITTED ILLUMINATION
The maximum illumination measured in footcandles at the interior bufferyard line at ground level in accordance with the standards of subsection (d)(3) hereof.
(3) 
The following standards are required of all exterior lighting except the outdoor recreational uses specifically exempted below. Many uses have the option of providing a lower light post with a noncutoff type luminaire or a higher pole, up to 60 feet, with a luminaire that totally cuts off light spillover at a cutoff angle smaller than 90°. The maximum height light post permitted is dependent on amount of cutoff provided. This is designed as a protection against excessive glare and light spilling over to neighboring properties. The exceptions which are permitted provide adequate protection for neighboring residential property. Exterior lighting shall meet one of the following standards:
A. 
When light source or luminaire has no cutoff:
Standard
Maximum Permitted Illumination
Maximum Permitted Height of Luminaire
(feet)
R
0.20
10
A
0.20
15
B, C
0.30
20
Illustrations of this type of luminaire are provided below.
B. 
When a luminaire has total cutoff of an angle greater than 90°, the maximum illumination and the maximum permitted luminaire height shall be:
Standard
Maximum Permitted Illumination
Maximum Permitted Height of Post
(feet)
R
0.3
15
A
0.5
20
B
0.75
25
C
1.0
30
An illustration of this type of luminaire is illustrated below.
Luminaire Cutoffs.tif
C. 
When a luminaire has total cutoff of light at an angle less than 90° and 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 maximum permitted illumination and the maximum permitted height of the luminaire shall be:
Standard
Maximum Permitted Illumination
Maximum Permitted Height of Luminaire
(feet)
R
0.5
20
A
1.0
25
B
2.0
30
C
3.0
40
D. 
Exemption for specified outdoor recreational uses.
1. 
Because of their unique requirements for nighttime visibility and their limited hours of operation, ball diamonds, playing fields and tennis courts are exempted from the exterior lighting standards of this section. These outdoor recreational uses shall meet all other requirements of this section and this Code.
2. 
The outdoor recreational uses specified above shall not exceed a maximum permitted post height of eight feet.
3. 
The outdoor recreational uses specified above may exceed a total cutoff angle of 90°, provided that the luminaire is shielded to prevent light and glare spillover to adjacent residential property. The maximum permitted illumination at the interior bufferyard line shall not exceed two footcandles.
E. 
Additional regulations. Notwithstanding any other provision of this section to the contrary:
1. 
No flickering or flashing lights shall be permitted.
2. 
Light sources or luminaires shall not be located within bufferyard areas except on pedestrian walkways.
F. 
Measurement.
1. 
Metering equipment. Lighting levels shall be measured in footcandles with a direct-reading, portable light meter. The meter shall have a color and cosine-corrected sensor with multiple scales and shall read within an accuracy of plus or minus 5%. It shall have been tested, calibrated and certified by an independent commercial photometric laboratory of the manufacturer within one year of the date of its use.
2. 
Method of measurement. The meter sensor shall be mounted not more than six inches above ground level in a horizontal position. Readings shall be taken by qualified personnel only after the cell 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. This procedure eliminates the effects of moonlight and other ambient light.
G. 
Exterior lighting plan. At the time any exterior lighting is installed or substantially modified, and whenever a zoning certificate is sought, an exterior lighting plan shall be submitted to the zoning office in order to determine whether the requirements of this section have been met.
[Ord. 964, passed 10-26-1987]
(a) 
Residential use regulations. This section specifies the minimum lot dimensions and other requirements for each type of residential unit permitted by this Code. The regulations provide for lot sizes that vary with the number of bedrooms or size of house and with the type of housing. This gives the developer considerable freedom. For example, in areas where the site is best suited to smaller lots or dwellings, these can be accommodated without a zoning change so long as the overall intensity is balanced by the use of larger lots on other portions of the site.
Any type of single-family detached dwelling unit for which particular standards are not specified in this section shall comply with the requirements of a single-family house.
When a lot exceeds the minimum permitted area, all other standards applicable to the minimum lot area shall nevertheless apply. The figures specified in the tables of this section are expressed in terms of square feet, feet or a ratio, whichever applies. The off-street parking figures specify minimum number of off-street parking spaces. When the off-street parking is to be provided entirely on a lot and the required number of spaces is not a whole number, the number of required spaces shall be rounded up to the next higher whole number.
Reduction in number of off-street parking spaces: when a development is specifically designed to be used for senior citizens, all such units shall be required to provide one parking space for each such unit.
(1) 
Conventional subdivisions. Use current R-1 and R-2 standards.
(2) 
Performance subdivision. (Replaces R-3, R-4 and R-5 standards). Performance subdivisions may contain one or more of the housing types that are specified in this subsection. Refer to Section 1701 of the Building Code for regulations governing fire detection, fire wall separation and suppression.
A. 
Single-family house. This dwelling type consists of a single-family residence located on a privately owned lot which has private yards on all four sides of the house. The following table specifies the minimum standards for single-family homes in a performance subdivision.
2 Bedrooms
3 Bedrooms or More
Minimum lot area
6,600 square feet
7,400 square feet
Minimum on-lot impervious
16%
22%
Maximum floor area ratio
0.16
0.24
Minimum yards
Street
25
25
Side
8
8
Rear
25
30
Minimum lot width
60
70
Off-street parking spaces
2
3
B. 
Lot-line house. This dwelling type consists of a single-family, fully detached residence located on an individual lot which is set on the lot line. House windows are prohibited in that wall of the house on the lot line. Either a five-foot maintenance easement shall be provided for the neighboring property, or the lot line house may be set back five feet from the line and a recreation, planting and use easement may be granted to the adjacent lot owner. In addition, the following table specifies the minimum standards for a lot-line house.
2 Bedrooms
3 Bedrooms or more
Minimum lot area
5,500 square feet
6,200 square feet
Maximum on-lot impervious
22%
28%
Maximum floor area ratio
0.20
0.27
Minimum yards
Street
20
20
Rear
30
30
Side*
28
30
Minimum building spacing**
28
30
Minimum lot width
55
60
Off-street parking spaces
2
3
Notes:
*
This standard applies when units are located on the lot line
**
This standard applies when units are set back from the lot line and the easement described above is provided.
C. 
Village house. This dwelling type is a single-family residence which is fully detached from neighboring structures. The village house is distinguished by very small front and side yards. The placement of the unit close to the street requires special landscaping or architectural treatment, specified in detail below. The required landscaping is a definitional element of the unit. The following table and text specify the minimum standards for a village house.
3 Bedrooms or More
3 Bedrooms or More
2 Bedrooms
1 car garage
2 car garage
Minimum lot area
4,200
4,600
5,000
Maximum on-lot impervious
23%
23%
27%
Maximum floor area ratio
0.26
0.28
0.34
Minimum yard
Street
15
15
15
Side
5
5
5
Rear
25
30
30
Minimum lot width
46
50
55
Off-street parking spaces
2
3
3
The yards of village houses that front on street shall be landscaped or the units built to include the installation of at least two of the following seven landscaping or architectural treatments:
1. 
Two canopy trees and three evergreen or understory trees or six evergreen or understory trees.
2. 
A porch which is roofed but not enclosed and extends across three-fourths of the front of the house and is at least seven feet in width.
3. 
A front yard raised above the grade of the sidewalk by at least 24 inches and four flowering or evergreen shrubs along each street face.
4. 
An ornamental fence or wall between 24 and 36 inches in height, and five flowering shrubs or evergreen shrubs per street face.
5. 
Twenty flowering or evergreen shrubs or 10 flowering or evergreen shrubs, 20 hedge plants and two understory trees.
6. 
A hedge consisting of shrubs planted on eighteen-inch centers and two understory or evergreen trees.
7. 
A berm or raised area averaging 18 inches above the average grade of the rest of the yard and covering 40% of such yard, with four understory or evergreen trees and six flowering or evergreen shrubs.
D. 
Twin house. This dwelling type consists of a semi-detached dwelling for a single family. It has only one dwelling unit from ground to roof and only one wall in common with another dwelling unit. The following table specifies the minimum standards for a twin house.
Number of Bedrooms
1
2
3 with 1 car Garage
3 with 2 car Garage
4
5
Minimum lot area
2,700
3,200
3,400
3,900
4,000
4,400
Maximum on-lot impervious
33%
33%
32%
40%
41%
40%
Maximum floor area ratio
0.29
0.32
0.32
0.29
0.32
0.35
Minimum lot width
36
40
40
45
45
50
Minimum yards
Street
20
25
25
25
25
25
Side
8
10
10
10
10
10
Rear
20
20
20
20
20
20
Off-street parking spaces
2
2
2
3
3
4
E. 
Patio house. This dwelling type is a detached or semi-detached unit, for a single family, with one dwelling unit from ground to roof. Each dwelling unit's lot shall be fully enclosed by a wall located at the lot line, thus creating a private yard between the house and the wall. Side and rear walls shall be seven feet in height, and the front wall shall average six feet in height. That portion of the yard or patio area comprising "minimum patio area" is this housing type's minimum yard area. All living spaces, such as living rooms, dens and bedrooms, shall face into the yard or patio. The following table specifies the minimum standards for a patio house.
Number of Bedrooms
1
2
3
4
5
Minimum lot area
1 story
2,100
2,700
3,300
3,700
4,100
2 story
1,800
2,300
2,700
3,000
3,300
Maximum on-lot
Impervious
1 story
46%
51%
53%
53%
52%
2 story
32%
36%
37%
37%
36%
Maximum floor area ratio
1 story
0.39
0.37
0.33
0.36
0.36
2 story
0.47
0.48
0.40
0.44
0.45
Minimum lot width
36
38
40
40
45
Minimum yard width
6
8
8
8
8
Minimum patio area (square feet)
700
750
800
850
900
Minimum patio area width
25
25
25
25
28
Off-street parking spaces Height
1.75
2
2.5
2.5
3
1 story
15
15
15
15
15
2 story
25
25
25
25
25
F. 
Atrium house. This dwelling type consists of an attached one-story unit with private individual access for a single family. Each dwelling unit shall have a private yard(s) or atria. The entire lot area of atria and house shall be enclosed by a wall. The wall shall be at least eight feet in height in the rear or sides of the lot or may average six and 1/2 feet if located in the front. All living spaces, that is, living rooms, dens or bedrooms, shall face an atrium. The following table specifies minimum standards for an atrium house.
Number of Bedrooms
1
2
3
4
5
Minimum lot area
With on-lot parking
1,800
2,050
2,400
2,600
2,900
With off-lot parking
1,550
1,750
2,000
2,250
2,500
On-lot impervious
With on-lot parking
65%
65%
65%
65%
65%
With off-lot parking
58%
58%
58%
58%
59%
Maximum floor area ratio
With on-lot parking
0.48
0.50
0.48
0.49
0.51
With off-lot parking
0.58
0.58
0.58
0.58
0.59
Minimum lot width
36
38
40
40
45
Minimum atrium area (square feet)
400
500
500
500
600
Minimum atrium width
18
20
20
20
22
Off-street parking spaces
1.75
2.0
2.5
3.0
3.0
G. 
Weak-link town house. This dwelling type consists of an attached dwelling unit, a single unit from ground to roof, with individual outside access housing a single family. Each unit shall have both a one and two-story section. The one-story section shall be at least 10 feet wide or 30% of the lot width, whichever is greater. A group of attached, weak-link town houses shall average no more than eight dwelling units per group. The following table specifies minimum standards for a weak-link town house.
Number of Bedrooms
1
2
3
4
5
Minimum lot area
With 2-car garage
2,400
2,700
2,800
3,000
3,300
With on-lot parking
2,000
2,300
2,400
2,600
2,900
With off-lot parking
1,700
2,000
2,100
2,300
2,600
Maximum on-lot impervious
With 2-car garage
51%
51%
51%
51%
50%
With on-lot parking
44%
42%
43%
44%
42%
With off-lot parking
35%
33%
35%
36%
36%
Maximum floor area ratio
With 2-car garage
0.36
0.36
0.38
0.42
0.46
With on-lot parking
0.43
0.41
0.45
0.50
0.50
With off-lot parking
0.50
0.46
0.51
0.55
0.57
Minimum lot width
With 2-car garage
36
38
40
40
42
With on-lot parking
28
30
30
30
32
With off-lot parking
28
28
30
30
32
Minimum yards
Front
15
20
20
20
20
Rear
20
20
22
22
24
Off-street parking spaces
1.75
2.5
2.5
3.0
3.0
H. 
Town house. This dwelling type consists of a single-family attached unit, with a single unit going from ground to roof, and with individual outside access. Row of attached town houses shall average no more than 10 dwelling units. The minimum amount of exterior walls shall be double the minimum lot width. The following table specifies the minimum standards for a town house.
Number of Bedrooms
1
2
3
4
5
Minimum lot area
With 2-car garage
1,700
2,000
2,000
2,400
2,600
With on-lot parking
1,400
1,700
1,800
2,300
2,500
With off-lot parking
1,100
1,400
1,500
1,800
2,000
Maximum on-lot impervious
With 2-car garage
59%
55%
58%
66%
56%
With on-lot parking
57%
52%
53%
55%
54%
With off-lot parking
45%
42%
43%
41%
42%
Maximum floor area ratio
With 2-car garage
0.48
0.50
0.56
0.54
0.59
With on-lot parking
0.57
0.57
0.62
0.58
0.60
With off-lot parking
0.72
0.70
0.73
0.71
0.74
Minimum lot width
With 2-car garage
28
28
28
30
32
With on-lot parking
22
22
24
26
26
With off-lot parking
18
20
22
24
24
Minimum yards - front
15
20
20
20
20
Off-street parking spaces
1.75
2.5
2.5
3.0
3.0
I. 
Multiplex. This dwelling type may be either a single-family attached dwelling or a multiple family unit. Each unit may take direct access to a private yard or access point, or units may share yards and access. The units may be arranged in a variety of configurations, including back to back, side to side, or vertically; however, no more than six units shall be attached in any single building.
Number of Bedrooms
Efficiency
1
2
3
4
Minimum lot area
1,450
1,650
1,700
1,750
2,150
Maximum on-lot impervious
59%
59%
56%
58%
60%
Maximum floor area ratio
0.43
0.52
0.60
0.65
0.61
Minimum lot width (per structure)
60
70
70
75
75
Minimum yards
Street
25
25
25
25
25
Side
5
5
5
5
5
Off-street parking spaces
1.5
2.0
2.5
2.5
3.0
J. 
Apartment buildings. Apartment buildings are buildings comprising multiple dwelling units which share common access to individual units and yards. The yard required shall be the sum of the areas required for each unit within the structure. Apartments shall contain three or more units in a single structure. The following table specifies the minimum standards for apartment buildings:
Number of Stories
2
3
4
Minimum lot area per dwelling unit (D.U.)
Efficiency
1,050
1,100
1,050
1 Bedroom
1,450
1,400
1,250
2 Bedrooms
1,650
1,550
1,450
3 Bedrooms
1,850
1,600
1,450
4 Bedrooms
2,050
1,850
1,600
Maximum on-lot impervious surface ratio
Efficiency
66%
61%
59%
1 Bedroom
65%
63%
59%
2 Bedrooms
71%
65%
61%
3 Bedrooms
68%
65%
65%
4 Bedrooms
69%
65%
67%
Maximum floor area ratio
Efficiency
0.49
0.54
0.55
1 Bedroom
0.50
0.58
0.58
2 Bedrooms
0.64
0.70
0.71
3 Bedrooms
0.67
0.77
0.87
4 Bedrooms
0.69
0.76
0.88
Maximum height
30
45
60
Maximum number dwelling units per building
24
36
48
Minimum street frontage of lot
100
100
100
Minimum spacing between buildings
40
60
40
Number of Bedrooms
Efficiency
1
2
3
4
Off-street parking spaces
1.5
1.75
2.5
3
3
[Ord. 964, passed 10-26-1987; Ord. 1163, passed 4-22-1996]
The following minimum number of parking spaces shall be required of the nonresidential uses specified below. The minimum size of each parking stall shall be nine feet by 18 feet. Aisle widths are shown on the following page.
(a) 
Definitions.
CAPACITY
The maximum number of persons which may be accommodated by the use as determined by its design or by fire code regulations, whichever is greater.
EMPLOYEE(S) ON THE LARGEST WORK SHIFT
The maximum number of employees employed at the facility regardless of the time period during which this occurs and regardless of whether any such person is a full-time employee. The largest work shift may be a particular day of the week or a lunch or dinner period in the case of a restaurant.
(b) 
Minimum of spaces.
(1) 
Office uses. One space per 300 square feet of gross floor area.
(2) 
Other office uses. Beauty and barber shops: Three spaces per operator or one space per 100 square feet of gross floor area, whichever is larger, plus one space per employee on the largest shift.
(3) 
Medical offices. Six spaces per 1,000 square feet of gross space.
(4) 
Personal services. One space per 200 square feet of basement and first floor gross floor area, plus one space per 300 square feet of any additional floor area for customer service, plus one space per employee on the largest shift.
(5) 
Commercial and entertainment uses, except as specifically designated below: One space per 200 square feet of gross floor area of customer sales and service, plus one space per 250 square feet of storage and/or office gross floor area, or, if the use has at least 100,000 square feet of gross floor area, 5 1/2 spaces per 1,000 square feet of gross floor area.
(6) 
Other commercial and entertainment uses.
A. 
Banks. One space per 200 square feet gross floor area, plus five spaces off-street waiting (loading) spaces per drive-in lane, plus one space per employee on the largest work shift.
B. 
Private clubs. One space per three persons to the maximum capacity of the facility.
C. 
Restaurant, standard. One space per 100 square feet of gross floor area.
D. 
School, commercial or trade. One space per three students, plus one space per employee (including faculty) at capacity class attendance period.
E. 
Theaters and auditoriums. One space per three patrons based on maximum capacity. This requirement may be satisfied on a space-by-space basis by a facility's providing written proof that it has the use of a nearby parking lot available to its patrons, for example, by contractual arrangement.
F. 
Institutional, indoor, recreational, and special residential uses. One space per three patrons to the maximum capacity, plus one space per employee on the largest shift.
(7) 
Other institutional, indoor, recreational and special residential uses.
A. 
Community and recreation center. One space per 250 square feet of gross floor area, or one space per four patrons to the maximum capacity, plus one space per employee on the largest shift.
B. 
Day or nursery school. One space per teacher/employee on the largest shift, plus one off-street loading space per six students.
C. 
Libraries and museums. One space per 250 square feet of floor area or one space per four seats to the maximum capacity, whichever is greater, plus one space per employee on the largest shift.
D. 
Nursing homes. One space per six patient beds, plus one space per employee on the largest shift, plus one space per staff member and visiting doctor.
E. 
Schools.
1. 
Elementary and junior high. One space per teacher and staff member, plus one space per two classrooms.
2. 
Senior high. One space per teacher and staff member on the largest shift, plus one space per five nonbused students.
3. 
College. One space per staff member on the largest shift, plus one space per two students of the largest class attendance period.
F. 
Swimming facility. One space per 75 square feet of gross water area, plus one space per employee on the largest shift.
G. 
Skating rink, ice or roller. One space per 300 square feet of gross floor area.
H. 
Tennis, racquetball, handball courts. Four spaces per court, plus one space per employee on the largest shift.
I. 
Bowling alley. Five spaces per lane, plus one space per employee on the largest work shift.
J. 
Personal care facilities. One space per two occupants.
K. 
Small-format hospital. One off-street parking space for each inpatient bed and for each emergency room bay. When a small-format hospital is contained within the same building or lot as a medical office, the combined off-street parking shall be six off-street parking spaces per 1,000 square feet of medical office plus one off-street parking space per each inpatient bed.
[Added 6-25-2018 by Ord. No. 1476]
(8) 
Multi-use parking. If more than one use occupies a lot, the minimum number of spaces shall be provided in accordance with providing the minimum number of spaces for each use on the lot.
[Added 6-25-2018 by Ord. No. 1476]
Minimum Standard Size Parking Stall, Aisle and Bay Dimensions
Angle (A)
45° (1)
60° (1)
70° (1)
80° (1)
90°
W (width)
12.73
10.39
9.58
9.14
9.0
W'
9.0
9.0
9.0
9.0
9.0
X
27.00
22.50
21.08
19.56
18.00
L (length)
19.09
19.49
19.81
19.26
18.00
L'
18.00
18.00
18.00
18.00
18.00
Aisle Width
13.6'
15.1'
16.0'
18.1'
24.0'
Bay Width
51.8'
54.1'
55.6'
56.6'
60.0'
Notes:
(1)
These dimensions are for one way parking.
[Ord. 964, passed 10-26-1987]
The submission requirements for a site development proposal shall be as follows:
(a) 
Submission content. A comprehensive site development plan or plans (maximum sheet size 30 inches by 42 inches) bearing the seal of a registered architect, engineer or surveyor shall be submitted and approved prior to any building permit request. The site plan shall be accompanied by the following:
(1) 
A general map showing the site location;
(2) 
Building elevations;
(3) 
Building floor plans; and
(4) 
Three dimensional model of site development.
(b) 
The site development submission shall provide the following information:
(1) 
Owner and zoning district classification of the site immediately prior to the creation of the D Development District;
(2) 
Owner, use and zoning, and land use intensity classification of all adjacent properties;
(3) 
Height, bulk and placement of buildings;
(4) 
Area, actual and required; floor area ratio/impervious surface area;
(5) 
Scale, north arrow and date;
(6) 
Tract boundary and lot lines;
(7) 
Road access, public and private internal roads and walks;
(8) 
Grades, existing and proposed;
(9) 
Drainage, existing and proposed, including:
A. 
Full topo map of entire watershed in plan and above plan with calculation of area;
B. 
Topo of plan with calculation of all areas and sub-areas draining to each catch basin;
C. 
Calculations for all storm sewer sizing;
D. 
Calculation of required retention and permissible release;
E. 
Details of retention facility with calculations;
F. 
Details of release facility with calculations; and
G. 
Rights of way and lot lines on the plan for storm sewers;
(10) 
Utility availability and easements;
(11) 
Existing and proposed wooded areas;
(12) 
Existing slope areas 15% and greater;
(13) 
Floodplain (100-year storm) and landslide prone areas;
(14) 
Soil characteristics;
(15) 
Erosion and sedimentation controls;
(16) 
Designated and natural resource protection areas;
(17) 
Yard depths and widths net buildable area of site;
(18) 
Parking area, proposed and required, and loading berths;
(19) 
Signs; number, type and location;
(20) 
Illumination, type and extent;
(21) 
Landscaping (general and off-street parking);
(22) 
Bufferyards;
(23) 
Open space and recreational areas, site capacity calculations;
(24) 
Plans of proposed structures;
(25) 
Sidewalks; and
(26) 
Any other information specifically requested.