[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
The regulations of the Coordinated Mixed Use Overlay District
are designed to provide for a controlled development opportunity for
land located in the southern portion of the Borough where the land
does not consist of prime agricultural soils; public water and sewer
service, access to major traffic routes, and accessibility to existing
lake for recreational purposes are available; and prior mining land
uses had disturbed the majority of the land within the Coordinated
Mixed Use Overlay. The types of land uses that could be located within
the Coordinated Mixed Use Overlay range from various densities of
residential development to a mixed use residential/commercial/recreational-commercial
master planned community. Design standards have been imposed to moderate
any objectionable impacts associated with different land uses.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
A CMU development on a CMU development tract containing not
less than 500 gross acres comprising a mixture of residential, recreational,
and commercial uses shall be the only permitted use if a landowner
elects to proceed under this Article. All lands located within the
Coordinated Mixed Use Overlay may be developed in accordance with
the base zoning district provided, however, that any land included
in an approved tentative plan for a CMU development may be developed
only in accordance with the approved tentative plan.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
Applicability.
The provisions of this Article are a furtherance of the land use and
development controls of land in the Borough. It is the intent of this
Article to utilize Article VII, Planned Residential Development, of
the MPC to address the unique planning and development issues of large
tracts of land.
2.
Basis
for Consideration. Approval of a CMU development by Borough Council
shall not be construed under the provisions of this Chapter to mean
that the developer of a CMU development can by right merely meet the
standards set herein. These standards and requirements are minimums
only and may be modified, or more stringent standards may be applied
by the Borough Council to protect the health safety and welfare of
the citizens of the Borough. Applicants under this Article are encouraged
to propose innovative and flexible development plans that contribute
to the quality of life in the community through a variety of well-planned
land uses and amenities.
3.
Jurisdiction
of Borough Council. The administration of the procedures concerning
the application for and approval of the CMU development tentative
plan and final plan shall be vested solely in the Borough Council.
4.
Application Procedure. An applicant for approval of a CMU development shall follow all procedures set forth in §§14-1703.4 through 14-1703.7 of this Chapter. In interpreting §§14-1703.4 through 14-1703.7 for this purpose, the phrase “planned development” shall be replaced with the phrase “CMU development.” A tentative plan application for a CMU development shall, in addition to all plans and information required by §14-1703.6, include the following:
A.
Calculation
of the percentages of the uses proposed within the CMU development
to demonstrate compliance with §14-1754.B of this Chapter.
B.
A pedestrian
circulation plan, including the location and width of sidewalks and
pedestrian pathways throughout the CMU development.
C.
A master
landscaping plan.
D.
A traffic
control plan showing proposed traffic controls and locations and types
of traffic control signage.
E.
Details
for guide rails and guard rails, together with identification of the
proposed locations for each type of guide rail and guard rail.
F.
Details
for curbs, together with identification of the proposed locations
for each type of curb.
G.
Details
for roadway materials, together with identification of the proposed
locations for each type of roadway material.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
The
following uses are permitted in a CMU development, subject to all
the applicable development standards and requirements. A CMU development
shall contain a mix of residential, recreational, and commercial uses
and may additionally contain public and semi-public uses. Not less
than 40% of the gross area of the CMU development tract shall be devoted
to open space; not less than 40% of the gross area of the CMU development
tract shall be devoted to residential development; not less than 5%
of the gross area of the CMU development tract shall be devoted to
recreational and/or commercial uses.
C.
Recreation
and Recreational-Commercial Uses and Structures.
(1)
Parks.
(2)
Swimming, health/fitness and/or tennis clubs, spas, wellness centers.
(3)
Hotels/motels with capacity not exceeding 300 rooms, with associated
food service, meeting rooms, conference centers, entertainment, and
related recreational amenities.
(4)
Indoor water parks not exceeding 60,000 square feet of floor area.
(5)
Guest cottages affiliated with the hotel/motel and/or indoor waterpark,
which are situated in close proximity to those uses, and which are
intended to be operated as rental units as a segment of the hotel/motel
operation or as a condominium association which will share the common
amenities of the hotel/motel and indoor water park and which are intended
to primarily serve a transient population.
(6)
Marinas for boats and watercraft; public and private boats docks;
boat storage buildings and associated equipment and facilities.
(7)
Water related recreational uses of existing ponds and lakes.
(8)
Jogging, walking, bicycle and golf cart pathways, storage buildings,
and rental facilities.
(9)
Ice skating facilities.
D.
Commercial
Uses.
(1)
Banks and other financial institutions, including drive-through banking
facilities.
(2)
Business and professional offices.
(3)
Personal services shops including barbershops, beauty parlors, tailors,
shoe repair, dry cleaning (excluding dry cleaning plants), florists,
etc. Each individual building may contain a single or multiple uses
with ground floor area in the range of 6,000 square feet to 15,000
square feet.
(4)
Commercial/retail villages comprised of multiple buildings in a coordinated
village type setting, each with ground floor areas in the range of
6,000 square feet to 15,000 square feet.
(5)
Sit down restaurants, tearooms, cafes, and other places serving food
and drink, but not including drive-in, drive through or fast food
restaurants.
(6)
Convenience stores excluding automotive fuel sales which shall not
exceed 7,500 square feet of floor area.
(7)
Bed and breakfast establishments (guest homes).
(8)
Employee/executive retreats and training centers.
(9)
Indoor, live theaters–limited to a seating capacity of 1,000
or less.
(10)
Indoor, single-screen movie theaters–limited to a seating capacity
of 1,000 or less.
(11)
Bowling alleys.
(12)
Medical and dental clinics and health campuses.
(13)
Specialty shops for custom work and articles to be sold at retail
on the premises, such as baking, confectionary, dressmaking, printing
and similar shops and services, provided, however, that no such use
shall exceed 15,000 square feet of floor area.
(14)
Food store, which shall not exceed 25,000 square feet of floor area.
E.
Industrial
Uses.
(1)
Crushing of existing rock on site specifically for temporary, non-commercial
use for construction of roadways, parking lots and site improvements
which are an integral part of the CMU development. This use shall
cease at the time when construction of the site work for the CMU development
is completed.
(a)
All rock crushing shall comply with the comprehensive settlement
agreement among the Borough, Sheridan Corporation and Haines and Kibblehouse,
Inc., dated as of April 12, 1999. Rock crushing on Parcel #1, Tract
#2 of Deed Book 2123, Page 4620 of Tax Map Parcel #2348414340411,
shall cease before any development, including construction of an access
road to Route 322, can take place on this site.
(b)
All rock crushing shall be specifically limited to the purpose of
producing material to be used for construction of roadways, parking
lots and other on-site improvements within the CMU development tract.
(c)
Crushing of existing rock for non-commercial use for construction
of roadways, parking lots and site improvements associated with the
construction of the CMU development is permitted on other parcels
within the CMU development tract. Such rock crushing operations shall
comply with the dust and noise provisions of the comprehensive settlement
agreement identified in clause (a).
(d)
All crushing of existing rock on the parcels within the CMU development
tract shall be situated at least 500 feet from any residential dwelling
existing on the effective date of this Section.
(2)
Non-commercial fabrication and manufacture of building components
to be used in the construction of the buildings which are an integral
part of the CMU development, such as, but not limited to, roof trusses,
cabinetry, or building wall panels. This shall cease at the time when
construction of buildings in the CMU development is completed.
F.
G.
Prohibited
Uses in a CMU Development.
(1)
Drive-in, drive through or fast food restaurants.
(2)
Taxi and bus passenger stations, and transfer trucking facilities.
(3)
Mortuary and undertaking establishments.
(4)
Amusement enterprises such as megaplex movie theaters, arenas, racetracks,
off-track betting facilities, casinos and other similar recreation
or entertainment establishments.
(5)
Nurseries and commercial greenhouses.
(6)
Shops for contractors, plumbers, heating, air conditioning/cooling,
painting and upholstering specialists.
(7)
Automobile dealers and automobile washes.
(8)
Gasoline stations and repair garages.
(9)
Automobile body shops.
(10)
Communication facilities requiring transmission antennas, radio or
television stations.
(11)
Manufacturing or storage uses which, because of their shipping, storage
and other requirements, should not be located in close proximity to
residential areas.
(12)
Adult oriented businesses.
(13)
Fossil fuel motorized boats, except for life saving and maintenance
vessels which will be utilized on infrequent basis.
(14)
Big box commercial or retail buildings larger than 25,000 square
feet of floor area.
(15)
More than one commercial or retail buildings larger than 15,000 but
less than 25,000 square feet of floor area.
(16)
Uses similar to the above listed uses.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
Except as specifically superseded in this Article 17A, the provisions of Article 5, Design Standards, and Article 6, Construction of Required Improvements and Dedication, of the Cornwall Borough Subdivision and Land Development Ordinance [Chapter 13] shall apply to the design and construction of all CMU developments.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
40%
of the gross area of the CMU development tract shall be allocated
to and shall remain common open space. Common open space within the
Floodplain District shall be included within the required common open
space; however, the provisions of that district shall apply. Common
open space shall be deed restricted to prohibit future subdivision
or development, except for agricultural and recreational uses that
may be permitted with the approval of Borough Council. The common
open space shall be provided in the form of internal open space and
peripheral open space.
2.
Internal
open spaces shall contain a minimum area of 500 square feet and shall
be of a distinct geometric shape (generally rectilinear or square)
appropriate for use as a public space. Internal open spaces shall
function as traditional urban public space: i.e., park, monumental,
public gathering or visual. Internal open spaces shall in general
be the focus or be spatially enclosed by the buildings that front
on the area or front upon the streets bounding the area.
3.
Common
open space, particularly peripheral open space areas, containing existing
attractive or unique natural features, such as streams, creeks, ponds,
floodplains, wetlands, woodlands, specimen trees and other areas of
mature vegetation worthy of preservation may be left unimproved and
in a natural state. As a general principle, the use and disturbance
of natural features shall comply with the regulations established
in Article 20, Environmental Overlay District. To the greatest extent
possible, common open space shall include all environmentally sensitive
areas, including areas with non man-made slopes greater than 15%,
100-year floodplains, wetlands, areas of seasonally high water, and
other such critical areas. Existing man-made features may be preserved
through incorporation in common open space.
4.
Peripheral
open space areas may be used for public and semipublic recreation
purposes with the approval of the Borough Council as part of the tentative
plan approval.
5.
Recreational
facilities shall be required to serve the anticipated needs of the
residents of the CMU development, taking into account the anticipated
characteristics and demographic profile of the CMU development’s
population, the recreational facilities available in neighboring developments,
and the relevant provisions regarding recreational facilities contained
in the comprehensive plan.
6.
The
buildings, structures and improvements permitted in the common open
space shall be appropriate to the authorized uses and shall conserve
and enhance the amenities of the common open space with regard to
its topography and unimproved condition.
7.
The
phasing plan of the CMU development shall coordinate the improvement
of the common open space with the construction of dwellings. At no
time in the development of various phases of the CMU development may
the total area of common open space in the phases developed be less
than 25% of the gross area of the developed lands unless additional
areas to produce the required percentage are permanently reserved
as common open space on the remaining land of the total development.
The location or size of this reserved common open space on remaining
land may be altered or changed upon the approval and recording of
the final plan of an additional phase of the CMU development.
8.
The
ownership, administration and maintenance of common open space shall
be in accordance with the requirements of §§14-1703.10.G
through 14-1703.10.I. In interpreting §§14-1703.10.G through
14-1703.10.I for this purpose, the phrases “planned development”
and “PD” shall be replaced with the phrase “CMU
development.”
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
To the
greatest extent possible, blocks shall be designed to have a maximum
length of 1,200 feet. Alleys shall be permitted to bisect blocks.
2.
Each
block shall be designated with a building setback line, which shall
establish the front yard setback for the lots on the block. The actual
building location shall fall between the minimum and maximum front
yard setbacks for the proposed uses. Building locations, lot areas
and lot widths shall vary at random to the greatest extent possible,
in order to create variation and appropriate human scale in the street
scape. A maximum of 5% of all lots for single-family detached dwellings
may be flag lots.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
The
street layout shall be adapted to the topography, unique natural features
and environmental constraints of the CMU development tract. The street
layout shall take into consideration the location of the community
focus, other internal open space areas and vistas. A minimum of two
interconnections with the existing public street system shall be provided
unless the developer proves to the satisfaction of Borough Council
that two street intersections are not physically possible or will
cause significant detrimental effects to the existing street network.
In such case one interconnection may be an emergency access. Linkages
to adjacent developments and neighborhoods with pedestrian and bicycle
paths are recommended where possible.
2.
The
street layout shall form an interconnected system of streets primarily
in a rectilinear grid pattern, however, modified to avoid a monotonous
repetition of the basic street/block pattern.
3.
As part
of the initial phase of the CMU development, the developer shall provide
a full access interconnection to Route 322.
4.
The
applicant shall address the provision of safe and convenient access
from the existing road network to the CMU development. The applicant
shall demonstrate that the road network included in the traffic impact
study area providing access to the CMU development can accommodate
the volume of traffic reasonably expected to be generated by the proposed
CMU development in a safe and convenient manner. If improvements required
to provide safe and convenient access to the CMU development tract
are not programmed to be completed by the Borough or by the Commonwealth
on an approved capital improvements plan, the applicant shall identify
whether the applicant will make any improvements necessary to the
road network to provide for safe and convenient access to the site
and/or whether steps can be taken to provide safe and efficient access
including, but not limited to, reduction of the intensity of the proposed
development, changes in speed or traffic limitations.
5.
The following shall be the minimum design standards for streets within a CMU development unless the applicant presents evidence acceptable to Borough Council during the tentative plan approval process to demonstrate that the topography of the site prevents strict compliance. These design standards supersede any conflicting provisions of the Subdivision and Land Development Ordinance [Chapter 13].
A.
Arterial
or Collector Streets.
(1)
Where no on-street parking is permitted, the minimum cartway width
shall be 28 feet with curbing. The applicant shall identify the location
of all proposed no parking signs for such streets on the traffic control
plan.
(2)
Where on-street parking is permitted on one side of the street, the
minimum cartway width shall be 36 feet. The applicant shall identify
the location of all proposed permitted on-street parking and all proposed
no parking signs for such streets on the traffic control plan.
(3)
Access by private driveways from residential dwellings is not allowed.
(4)
Intersecting streets shall be allowed at the maximum separation distances
possible to be conducive to the layout and use of the CMU development
tract.
(5)
Sidewalks are not required adjacent to or parallel with the cartway,
but shall be installed at locations depicted on a pedestrian circulation
plan for the CMU development which shall be approved by Borough Council
as part of the tentative plan approval.
(6)
Sidewalks and pedestrian travel ways may be constructed of concrete,
asphalt macadam, pavers, bark mulch, or synthetic mulch as will be
identified on a pedestrian circulation plan for the CMU development
which shall be approved by Borough Council as part of the tentative
plan approval.
(7)
Street trees are not required in the road right-of-way; however,
trees and shrubbery plantings shall be required at locations depicted
on a master landscaping plan for the CMU development which shall be
approved by Borough Council as part of the tentative plan approval.
(8)
Guide rail and guard rail, where required by the Borough, may consist
of a variety of materials including heavy dimension treated lumber
so long as it satisfies the safety requirements of PennDOT.
(9)
The slope of cartways at intersections shall provide for a 4% leveling
area for a distance of 60 feet from the intersection.
(10)
Curbing material may be concrete, Belgian block, or pre-cast masonry
as may be approved by Borough Council as part of the tentative plan
approval. Curb style may be straight curb, slant curb, or roll curb.
B.
All
Other Streets and Alleys.
(1)
Where no on-street parking is permitted, the minimum cartway width
shall be 22 feet where curbing is provided and 30 feet (22 feet wide
cartway and two four-feet shoulders) where no curbing is provided.
The applicant shall identify the location of all proposed no parking
signs for such streets on the traffic control plan.
(2)
Where on-street parking is proposed on one side of a street, the
minimum cartway width shall be increased by six feet beyond that required
by subsection .5.B(1). The applicant shall identify the location of
all proposed permitted onstreet parking and all proposed no parking
signs for such streets on the traffic control plan.
(3)
Where on-street parking is proposed on two sides of a street, the
minimum cartway width shall be increased by 14 feet beyond that required
by subsection .5.B(1).
(4)
Where an alley will be restricted to one-way travel, the minimum
cartway width shall be 12 feet. Where two way traffic shall be allowed
for an alley, the minimum cartway width shall be 16 feet. No on-street
parking shall be allowed on any alley. The applicant shall identify
the location and direction of travel of all one way alleys and the
location of all two-way alleys and the location of all signs concerning
direction of traffic for such alleys on the traffic control plan.
(5)
Traffic control sign specifications for private streets and alleys
may deviate from PennDOT standards if the signs shall be of a style
and at locations as depicted on the traffic control plan.
(6)
There shall be no limitations on maximum or minimum distance of permanent
cul-de-sac streets; provided, however, that any cul-de-sac street
to be dedicated to the Borough shall meet all PennDOT requirements
for Liquid Fuels Tax reimbursement.
(7)
No more than 25 dwellings may be located along a permanent cul-de-sac
street.
(8)
The application shall provide snow storage easements acceptable to
the Borough Public Works Department on all cul-de-sac streets proposed
to be dedicated to the Borough. The applicant shall identify the location
of all snow storage easements on the traffic control plan.
(9)
Minimum centerline horizontal curve radius shall be 75 feet.
(10)
Tangents between reverse curves are not required.
(11)
A clear sight triangle of 50 feet shall be provided at all street
intersections of two local streets. A clear sight triangle of 75 feet
shall be provided at all intersections of a local street with a collector
or arterial street.
(12)
The cartway edge at street intersections shall be rounded by a tangential
arc with a minimum radius of 10 feet. For streets with curbing, the
curb shall be depressed for the full length of the arc.
(13)
The slope of the cartway of a local street approaching an intersection
controlled by a stop sign shall provide for a 4% leveling area for
a distance of 60 feet from the intersection. A through local street
does not have to have a leveling area at the approach to the intersection.
(14)
Curbing material may be concrete, Belgian block, or pre-cast masonry
as may be approved by Borough Council as part of the tentative plan
approval. Curb style may be straight curb, slant curb, or roll curb.
(15)
Sidewalks are not required adjacent to or parallel with the cartway,
but sidewalks or pedestrian passageways shall be installed at locations
depicted on a pedestrian circulation plan for the CMU development
which shall be approved by Borough Council as part of the tentative
plan approval.
(16)
Sidewalks and pedestrian travel ways may be constructed of concrete,
asphalt macadam, pavers, bark mulch, or synthetic mulch as will be
identified on the pedestrian circulation plan for the CMU development
which shall be approved by Borough Council as part of the tentative
plan approval.
(17)
Street trees are not required in the street right-of-way; however
trees and shrubbery plantings shall be required at locations depicted
on a master landscaping plan for the CMU development which shall be
approved by Borough Council as part of the tentative plan approval.
(18)
Guide rail and guard rail, where required by the Borough, may consist
of a variety of materials including heavy dimension treated lumber
so long as the materials and design of the guard rail satisfies the
safety requirements of PennDOT.
(19)
Roadway material of construction may be asphalt macadam, concrete,
concrete pavers, or other alternative hard surfaces approved by Borough
Council as part of the tentative plan approval.
(20)
Common driveways and shared driveways are allowed provided that an
approved agreement executed by all sharing parties shall be recorded
in the Office of the Lebanon County Recorder of Deeds.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
The
maximum allowable residential density of the CMU development shall
not exceed 1.05 dwelling units per gross acre of the CMU development
tract.
2.
A range
of dwelling types shall be provided in the CMU development.
A.
The
number of single-family detached dwellings, including both large lot
and small lot types, shall range from a minimum of 50% to a maximum
of 90%.
B.
Of
the dwellings other than single-family detached dwellings, no more
than 65% shall be the same type of dwelling unit (e.g., semi-attached,
duplexes, townhouses, or apartments).
C.
Not
less than 65% of the dwelling units, which dwelling units shall be
identified on the tentative plans for the CMU development and on each
final plan for a phase of the CMU development which shall contain
such dwelling units, shall meet all of the following criteria:
(1)
The dwelling units be part of a homeowners or unit owners association.
(2)
Each dwelling unit shall be designed to allow two story living (i.e.,
with a master suite on the first floor in at least 50% of the dwelling
units), shall have no more than three bedrooms, and shall not exceed
3,000 square feet of floor area.
(3)
Lots containing such dwelling units shall not exceed _ acre.
(4)
Accessory structures including, but not limited to, swing sets, sliding
boards sand boxes, and similar play structures; sheds and other accessory
buildings; and swimming pools shall be prohibited on such lots.
(5)
The declaration of the homeowners or unit owners association shall
prohibit swing sets, sliding boards, sand boxes, and similar play
structures; sheds and other accessory buildings and swimming pools
on individual lots and shall prohibit the conversion of garages to
living space.
(6)
The declaration of the homeowners or unit owners association shall
provide for a clubhouse and/or fitness center or similar recreation
facility for the use of all residents subject to the homeowners or
unit owners declaration. The declaration may also provide for outdoor
recreation facilities for the use of all residents, but such recreational
facilities shall not include tot lots, playgrounds or similar facilities.
3.
There
shall be a setback of not less than 75 feet between residences in
the Borough not on the CMU development tract existing on the effective
date of this Section and new buildings within the CMU development
tract. The portion of such setback within the CMU development tract
shall contain existing vegetation, new landscaping and/or a berm,
or a combination of any of these features to provide a visual barrier.
The setback may contain roads, driveways, utilities, drainage facilities,
and other site improvements so long as the visual barrier is provided.
4.
A mix
of dwelling unit types shall be distributed throughout the development.
The integration of different dwelling unit types is encouraged, and
different types of dwelling units may be mixed in any distribution
within any single block if desired.
5.
Buildings
containing dwelling units shall be designed to vary in appearance.
Building designs shall vary in terms of footprint, architectural elevations,
fenestration, type of roof, height, front entrance and porch locations.
Architectural guidelines shall be established to insure high quality
design and compatibility throughout the neighborhoods. These guidelines
will address issues such as color, materials and architectural details,
and others as deemed appropriate.
6.
Non-garage
kept vehicle parking for all dwellings shall be permitted in front
yard set-backs where adequately landscaped and where special paving
materials are utilized, subject to approval by the Borough.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
The
density of commercial development shall not exceed 320 square feet
of floor area per gross acre of the CMU development tract.
2.
The
commercial component shall consist of a minimum of commercial uses
primarily oriented to serve both the residents of the CMU development
and residents of the immediately surrounding community. The remaining
commercial uses may consist of any permitted commercial uses, including
other types of retail and service uses.
3.
Commercial
uses may be contained in multistory, mixed-use structures with commercial
uses on the ground level and apartment dwellings on the upper levels.
Such buildings contained within any neighborhood shall vary in terms
of footprint and architectural elevations. Storefront commercial buildings
shall be designed to coordinate with the scale and character of the
street scape upon which it fronts. Contemporary commercial structures
shall be detached and visually separated from the village street scape.
4.
Restaurant
uses shall be permitted to operate outdoor cafes on sidewalks, including
areas within the public right-of-way, and in courtyards, provided
pedestrian circulation or access to store entrances shall not be impaired.
The following standards and guidelines are applicable:
A.
To
allow for pedestrian circulation, a minimum of five feet of sidewalk
along the curb and leading to the entrance to the establishment shall
be maintained free of tables or other encumbrances.
B.
Planters,
posts with ropes or other removable enclosures are encouraged and
shall be used as a way of defining the area occupied by the cafe.
C.
Extended
awnings, canopies or large umbrellas shall be permitted and located
to provide shade. Colors shall complement building colors.
D.
Outdoor
cafes shall be required to provide additional outdoor trash receptacles.
E.
Tables,
chairs, planters, trash receptacles and other elements of street furniture
shall be compatible with the architectural character of the building
where the establishment is located.
5.
All
commercial uses shall provide off-street parking at the ratio of one
space per 250 square feet of gross floor area subject to approval
by the Borough. For storefront commercial and commercial-village uses,
on street parking shall be provided as a supplement to off-street
parking facilities to serve customers of those uses. The minimum requirement
for on-street parking shall be one curbside space for each 2,000 square
feet of gross floor area of storefront commercial uses. Where the
minimum on-street parking requirement cannot be completely complied
with, the deficient number of spaces shall be provided in off-street
parking lots. Commercial on-street parking shall be provided as curbside
parallel or angle parking located along both sides of the streets
on all blocks upon which commercial uses front.
6.
Parking
Lot Landscaping, Buffering and Screening.
A.
Parking
lot layout, landscaping, buffering and screening shall prevent direct
views of parked vehicles from streets and sidewalks, avoid spillover
light, glare onto adjacent properties.
B.
The
interior of all parking lots shall be landscaped to provide shade
and visual relief. Parking lots with 10 spaces or less may not require
interior landscaping if the applicant demonstrates to Borough Council
that there is adequate perimeter landscaping.
C.
Parking
lot layout shall take into consideration pedestrian circulation. Pedestrian
crosswalks shall be provided, where necessary and appropriate.
D.
Parking
lot layout, landscaping, buffering and screening shall comply with
Article 23 of this Chapter (Environmental Improvements and Energy
Conservation) or as approved as part of the tentative plan approval
process.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
The
recreational and recreational-commercial density shall not exceed
800 square feet of floor area per gross acre of the CMU development
tract. No more than 15% of the maximum allowable gross floor area
shall be allocated to guest cottages.
2.
The
recreational-commercial component of a CMU development may consist
of recreational-commercial uses oriented to serve both the residents
of the CMU development, residents of the immediately surrounding community,
and tourists on a regional level.
3.
Restaurant
uses within the hotel/motel recreational-commercial operation shall
be counted towards the allowed floor area established in this Section.
4.
Recreational-commercial
uses shall provide off-street parking and loading in accordance with
the off-street parking provisions of Article 24 of this Chapter, with
the following exceptions: a hotel/motel (including restaurant and
common areas) and guest cottages shall provide one parking space per
each room plus one space per each employee on the largest shift, and
an indoor water park shall provide one additional parking space per
400 square feet of floor area.
5.
Parking
Lot Landscaping, Buffering and Screening.
A.
Parking
lot layout, landscaping, buffering and screening shall prevent direct
views of parked vehicles from streets and sidewalks, avoid spillover
light, and glare onto adjacent properties.
B.
The
interior of all parking lots shall be landscaped to provide shade
and visual relief. Parking lots with 10 spaces or less may not require
interior landscaping if the applicant demonstrates to Borough Council
that there is adequate perimeter landscaping.
C.
Parking
lot layout shall take into consideration pedestrian circulation. Pedestrian
crosswalks shall be provided, where necessary and appropriate.
D.
Parking
lot layout, landscaping, buffering and screening shall comply with
Article 23 of this Chapter (Environmental Improvements and Energy
Conservation) or as approved as part of the tentative plan approval
process.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
The following area and bulk guidelines are intended to establish
a basis for evaluation and approval of site-specific standards as
proposed by the applicant. The applicant shall provide an equally
complete set of guidelines that relate to the proposed CMU development.
When approved by Borough Council, these dimensions will become the
applicable standards for the CMU development.
|
Use
|
Min. Lot Max. Bldg.
|
Min. Lot
|
Min. Lot
|
Max.
| |
|---|---|---|---|---|---|
|
|
Area
(s.f.)
|
Width
(ft.)
|
Depth
(ft.)
|
Front Yd
(ft.)
|
Height
(ft.)
|
|
Single-Family Detached Dwelling
|
4,000
|
40
|
80
|
35
|
35
|
|
Single-Family Semi-detached Dwelling
|
1,800
|
18
|
80
|
35
|
35
|
|
Two-Family Dwelling
|
1,800
|
18
|
80
|
35
|
35
|
|
Single-Family Attached Dwelling
|
1,800
|
18
|
80
|
35
|
35
|
|
Apartment Dwelling
|
None Req’d
|
None Req’d
|
None Req’d
|
None Req’d
|
60; See Notes 1 & 2
|
|
Commercial Uses and Mixed Use Buildings
|
None Req’d
|
None Req’d
|
None Req’d
|
None Req’d
|
60; SeeNotes 1 & 2
|
|
Commercial-Recreational
|
None Req’d
|
None Req’d
|
None Req’d
|
None Req’d
|
65; See Notes 1 & 2
|
|
NOTES
|
1.
|
Where buildings are aligned front-to-front, rear-to-rear or
obliquely whether or not separated by property lines, the applicant
shall propose, for approval by the Council, standards that are consistent
with the intended character of the neighborhood and demonstrate adequate
provision for maintenance and the health safety and welfare of the
Borough and occupants of the community.
|
|
|
2.
|
Sixty-foot building height shall only be allowed where a fire
hydrant with a minimum pressure of 50 psi at 750 gpm is located within
100 feet of the building.
|
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
When
required, loading docks, solid waste facilities, recycling facilities
and other service areas shall be adequately separated and/or screened
from the public right-of-way and adjacent properties.
2.
Screening
and landscaping shall prevent direct views of the loading areas and
their driveways from adjacent properties or from the public right-of-way.
Screening and landscaping shall also prevent spillover glare or noise.
Screening and buffering shall be achieved through walls, fences and
landscaping and shall be visually impervious. Recesses in the building,
architectural design or depressed access ramps may also be used.
3.
All
loading and service areas shall conform to the screening and landscaping
requirements of Article 23, Environmental Improvements and Energy
Conservation, and the loading and unloading space requirements of
Article 24, Off-Street Parking and Loading Requirements.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
All floodplain areas shall comply with the requirements of Article
18, General Floodplain District. Floodplain areas may be utilized
in meeting open space requirements and for the computation of maximum
allowed density based on gross acreage of the CMU development tract.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
All signs located within a CMU development shall comply with
Article 25 of this Chapter, Signs and Advertising Structures. The
applicant may submit comprehensive signage standards for review and
approval for the CMU development with the tentative plan approval
application which, if approved by the Borough, shall supercede the
provisions of Article 25.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
Landscaping
shall be required in accordance with a master landscape plan submitted
with the tentative plan approval application. All areas of a site
not occupied by buildings, parking lots, other improvements or textured
paving shall be planted with trees, shrubs, hedges, ground covers
and/or grasses, unless such area consists of existing vegetation to
be retained.
2.
All
landscaping plans shall be prepared by a registered landscape architect.
3.
Landscaping
shall comply with Article 23 of this Chapter, Environmental Improvements
and Energy Conservation, or as approved as part of the tentative plan
approval process.
4.
Shade
trees shall be provided along streets, public or private, in accordance
with the master landscape plan.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
Streets and sites shall provide adequate lighting, while minimizing
adverse impacts, such as glare and overhead sky glow, on adjacent
properties and the public right-of-way. All lighting shall meet all
applicable Borough ordinances including, but not limited to, Ord. 2002-9, as amended [Chapter 10, Article 4]. If the applicant will not comply with all requirements of the Subdivision and Land Development Ordinance [Chapter 13] concerning street lighting, applicant shall present a lighting plan for all streets and pedestrian paths as part of the tentative plan application.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
Elements of street furniture, such as benches, waste containers,
planters, phone booths, bus shelters, bicycle racks and bollards should
be carefully selected to ensure compatibility with the architecture
of surrounding buildings, the character of the area and with other
elements of street furniture. Selection and location of the various
elements of street furniture shall be indicated on the master landscape
plan.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
Buildings shall generally relate in scale and design features
to indigenous regional architecture. An applicant for tentative approval
shall prepare an architectural design guide that will describe the
key elements of style and design that will be employed as parameters
for subsequent design of structures and architectural features throughout
the life of the project. The architectural design standards shall
become a condition of tentative plan approval. Applicant shall prepare
and record documents in a form acceptable to the Borough Solicitor
to require compliance with the architectural design standards. Applicant
shall present proof that such documents have been recorded prior to
the release of any final plan for recording.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
All industrial uses proposed as part of a CMU development shall conform to the requirements of §14-1504, Performance Standards, of this Chapter, as may be modified as part of the tentative plan approval process.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
Unless specified otherwise in this Chapter, every building or
structure hereafter erected, altered or moved upon any premises and
used in whole or in part for dwelling, commercial or recreational
business, or industrial purpose shall be shall be supplied with public
water and sewer facilities. All telephone, cable and electrical lines
shall be installed underground. An applicant shall provide executed
agreements with public sewer and public water service priors demonstrating
that applicant has reserved sufficient capacity for all uses within
the CMU development prior to unconditional approval of the tentative
plan.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
The supplementary district regulations in Article 22 shall apply,
where applicable, as additional requirements for any CMU development.
[Ord. 2008-1, 6/9/2008; as added by Ord. 2010-1, 6/14/2010]
1.
The
environmental and energy requirements in Article 23 shall apply, where
applicable, as additional requirements for a CMU development, with
the following exceptions:
A.
Section
14-2304.B(4)(a) is amended for the Coordinated Mixed Use Overlay as
follows: “Parking lots of 10 or more spaces shall be a minimum
of 10 feet from at least 50% of the building lines of any principal
building or structure. The ten-foot setback shall contain appropriate
screen plantings.”
B.
For
buildings with panoramic views of existing ponds or lakes, the requirements
of §14-2304.B(4)(b) may be waived if the applicant demonstrates
that the building will be constructed in a manner so the building
will be LEED certified.
C.
Section
14-2304.A(2) shall not apply to areas within the CMU development which
have been approved for disturbance and mining operations by PaDEP.
Applicant shall present copies of the PaDEP permits and sufficient
evidence to demonstrate that the area at issue is covered by the PaDEP
mining permit presented.
