A.
Unless otherwise specifically provided for in this chapter, the minimum
permissible lot area, lot width and lot depth, front-, rear-, and
side-yard depths, and the maximum or minimum building height and maximum
lot coverage for each type of use in each district, whether permitted
by right or by special exception, shall be as set forth in the following
Table of Height, Area and Bulk Regulations.[1]
[1]
Editor's Note: The Table of Height, Area and Bulk Regulations is included as an attachment to this chapter.
A.
Within the CO District, the applicant shall have a choice of developing
a use or structure using the underlying conventional zoning district
or the provisions of the CO Overlay District. All other City regulations
shall apply within the CO District, except:
B.
A minimum separation distance shall not apply to buildings on the
same lot, provided that City fire officials determine that the layout
provides sufficient access for fire apparatus.
C.
Minimum lot area: 20,000 square feet.
D.
Minimum lot width: 100 feet.
E.
Minimum building setback from the right-of-way of a public street
or from any lot line: 20 feet. However, for any portion of a building
with a height of more than 40 feet, the minimum setback from a lot
line shall be increased to 40 feet.
F.
Maximum building height: five stories or 60 feet, whichever is more
restrictive.
G.
Maximum building coverage: 70%, which may be based upon all contiguous
lots in common ownership that are not separated by a public street.
H.
Maximum lot coverage: 85%, which may be based upon all contiguous
lots in common ownership that are not separated by a public street.
I.
Off-street parking may be located on a different lot in another zoning
district than the CO District lot that is being served, provided that
the two lots remain in common ownership or long-term lease agreement
and the parking is within 800 feet of the use it is serving.
For lots abutting more than one public street, the front yard
shall be whichever street serves as the front yard for the majority
of adjacent buildings. Where the Zoning Officer finds that such a
pattern does not exist, then the applicant may decide which street
will be the front yard and also serve as the legal address. Lots with
front and rear lot lines abutting public streets shall have one front
yard, one secondary front yard, two side yards, and no rear yard.
Corner lots abutting two public streets shall have one front yard,
one secondary front yard, two side yards, and no rear yard. Lots abutting
public streets on three sides shall have one front yard, two secondary
front yards, one side yard and no rear yard. Lots abutting public
streets on four sides shall have two front yards, two secondary front
yards, and no side yard or rear yard. See illustrations below.[1]
A.
Where a secondary front yard is required, it shall have a minimum
depth of 1/2 of the required front yard depth, but not less than five
feet.
[1]
Editor's Note: Multiple frontage and corner lot illustrations
are included at the end of this chapter.
A.
The flexible residential development option shall be permitted by
right only in the R2, R3, R4, RO and MU Districts. A flexible residential
development shall comply with all standards, conditions and regulations
of the City of Lancaster Zoning Ordinance, Subdivision and Land Development
Ordinance,[1] Stormwater Management Ordinance,[2] Historic District Ordinance[3] and Heritage Conservation District Ordinance,[4] which are hereby incorporated by reference, unless modified
by the following:
B.
Purpose.
(1)
To provide an option to the normal zoning requirements in residential districts to permit reasonable adjustments to certain standards outlined in this section to allow those residential and nonresidential uses permitted in the underlying district, subject to the conditions and special exception approvals set forth in Article V, Schedule of District Regulations — Table of Permitted Uses.
(2)
To ensure that infill development is compatible with adjacent existing
buildings, especially dwelling units.
(3)
To provide for approximately the same average density compared to
what would be allowed under conventional development.
(4)
To provide an option that would allow the efficient use of lots with
unusual lot lines or physical constraints, such as steep slopes.
(5)
To allow innovations and creativity within the tract regarding arrangement
of structures, dwellings and related infrastructure.
(6)
To generally ensure a scale and character of new development that
is compatible with the adjacent neighborhood.
(7)
To meet the objectives established by the following:
C.
Procedures.
(1)
A sketch plan submission to the City Planning Commission is very
strongly encouraged to allow the Commission to review the overall
site layout and to discuss general concerns before the applicant expends
significant costs for detailed engineering.
(2)
The application shall be considered a "planned residential development"
(PRD) and shall comply with all requirements and procedures for such
development under the Pennsylvania Municipalities Planning Code, as
amended. The Lancaster City Planning Commission shall be the official
review and approval agency for a PRD and shall have final authority
to approve, conditionally approve or deny a PRD.
(3)
The applicant shall file an application for tentative approval of
a development plan for a flexible residential development which satisfies
the requirements of the Zoning Ordinance, Subdivision and Land Development
Ordinance, Stormwater Management Ordinance, Heritage Conservation
District and Historic District Ordinances and other applicable City
codes and ordinances, unless provisions of these ordinances are specifically
modified in this section. The Bureau of Planning staff, the City Engineer
and other City staff responsible for code enforcement shall review
the application and provide any recommendations to the applicant and
to the Planning Commission.
(4)
The Lancaster County Planning Commission shall be provided with a
copy of the application and be provided with 30 days to offer any
review before the City Planning Commission schedules the application
for review.
(5)
As part of a final approval, the City Planning Commission shall have
the authority to review and modify any proposed phasing of the flexible
residential development to carry out the provisions of this section
and to ensure proper, timely completion of improvements.
(6)
Public hearing, timing and decision. See the procedures established
by Sections 708, 709, 710 and 711 of the Pennsylvania Municipalities
Planning Code,[8] which generally provide for the following:
(a)
Tentative approval. An application for tentative approval of
a flexible residential development plan shall be filed by or on the
behalf of the landowner. If the plan is to be developed in phases,
the plan submitted for tentative approval shall identify each phase,
which shall, with the exception of the last phase, contain a minimum
of 25% of the units as depicted on the flexible residential development
plan filed by the applicant. Within 60 days after plan filing, the
City Planning Commission shall hold a public hearing pursuant to public
notice. The Planning Commission may continue the hearing from one
meeting to the next; provided, however, that the public hearing or
hearings shall be concluded within 60 days after the date of the first
public hearing. Within 60 days following the conclusion of the public
hearing or within 180 days after the date of filing of the application,
whichever occurs first, the Planning Commission shall either grant
tentative approval of the development plan as submitted, grant tentative
approval, subject to specified conditions, or deny tentative plan
approval, citing specific reasons for denial.
(b)
Final approval. Upon meeting all conditions of tentative approval,
the landowner may file an application for final plan approval. A public
hearing on an application for final approval of the development plan,
or part thereof, shall not be required if the final plan is complete,
meets all other applicable City ordinances, and is in compliance with
the tentatively approved development plan, including any specified
conditions. The Planning Commission shall either grant final approval
or refuse to grant final approval within 45 days from the date of
the regular meeting of the Planning Commission next following the
date the application is filed.
(c)
Refusal of final plan approval. If the final plan submission
contains variations from the development plan given tentative approval,
the Planning Commission may refuse to grant final plan approval and
shall, within 45 days from the date of the regular meeting of the
Planning Commission next following the date the application is filed,
so advise the landowner, in writing, of said refusal, setting forth
in said notice the reasons why one or more of said variations are
not in the public interest and/or citing specific deficiencies found
in the plan, in which case the landowner may either refile his/her
application for final approval without the objectionable variations
or file a written request with the Planning Commission that it hold
a public hearing on the application for final approval.
(d)
Action following refusal of final approval. If the landowner wishes to take either such alternate action, as noted in Subsection C(6)(c) above, he/she may do so within the time limit for filing an application for final approval specified by the official written communication granting tentative approval, or within 30 additional days if the deadline for applying for final approval has passed at the time when the landowner is advised of the Planning Commission's refusal to grant approval. If the landowner fails to take either alternate action within said time, he/she shall be deemed to have abandoned the development plan. Any requested public hearing shall be held pursuant to public notice within 30 days after the request for the hearing is made by the landowner. Within 30 days after the conclusion of the hearing, the Planning Commission shall, by official written communication, either grant final approval to the development plan or deny final approval.
[8]
Editor's Note: See 53 P.S. §§ 10708, 10709,
10710 and 10711, respectively.
(7)
If the Planning Commission, based upon staff review, determines that
the application for tentative approval meets all requirements that
would apply to a final application, then the Planning Commission may
grant final approval, subject to any minor conditions not requiring
Planning Commission review, at the same time as granting tentative
approval. A separate application for final approval need not be filed
by the landowner in this instance.
(8)
The time limits for plan review and approval in the Pennsylvania
Municipalities Planning Code shall not apply if the applicant, in
writing, grants time extensions to the City.
D.
Submission requirements.
(1)
The applicant shall submit with the application for tentative approval
all plans and documentation that the City's Zoning, Subdivision and
Land Development, and Stormwater Management Ordinances require for
development plans, including the requirement of this section, except
that sign(s) and soil erosion and sediment control plans, if required,
may be submitted with the application for final plan approval. Plans
and documentation shall include, at a minimum, the following: major
natural features, existing and proposed man-made features, demolitions,
proposed grading, stormwater management, streets and alleys, utility
layouts, and landscaping plans. If phasing is proposed, the application
for tentative approval shall include a schedule delineating all proposed
phases as well as deadlines within which applications for final plan
approval of each phase are intended to be filed.
(2)
For a flexible residential development, the preliminary plan requirements
and procedures in the City Subdivision and Land Development Ordinance,
as amended, shall apply to and serve the same purposes as the tentative
plan for a planned residential development provided for under the
PA Municipalities Planning Code, as amended. To comply with the procedures
and time limits established in Sections 707 through 711 of the Pennsylvania
Municipalities Planning Code,[9] an application for tentative approval shall not be waived.
[9]
Editor's Note: See 53 P.S. §§ 10707 through
10711, respectively.
(3)
Only adjustments in standards outlined within § 300-23E shall be allowed. All other requirements in the City's Zoning, Subdivision and Land Development, and Stormwater Management Ordinances shall be met.
(4)
The application for tentative approval shall also include a listing
of any special modifications or waivers requested and the appropriate
supporting documentation and justification for the request.
(5)
The applicant shall submit with the application for final approval conceptual architectural elevations at a scale of 1/8 inch through 1/2 inch equals one foot zero inch, depicting design and exterior materials for all proposed exterior building walls facing and/or visible from a public street or alley. All such elevations shall be prepared by a qualified professional having experience and abilities in this field. If similar architectural styles are proposed among different buildings, then only typical elevations are required. If the proposed flexible residential development is located within the Historic Resource Overlay District as provided for in § 300-3D of this chapter, the applicant shall obtain a certificate of appropriateness, pursuant to either the City of Lancaster Historic District Ordinance or Heritage Conservation District Ordinance, whichever is applicable, for proposed new construction prior to the issuance of building permits.
(6)
To comply with Section 707(5) of the Pennsylvania Municipalities
Planning Code,[10] the applicant shall provide a written statement setting
forth the reasons why, in his/her opinion, a flexible residential
development would be in the public interest and would be consistent
with the City's community development objectives and Comprehensive
Plan.
[10]
Editor's Note: See 53 P.S. § 10707(5).
E.
Standards.
(1)
Tract size. The tract shall include a minimum total lot area of 6,000
square feet in all permitted districts. Such a tract may include more
than one existing lot, provided that such lots are contiguous and
in common ownership. A lot or lots where one or more historically
significant principal building(s) are proposed for demolition shall
not be included in a flexible residential development.
(2)
Housing types.
(a)
Residential. All dwelling types and residential uses that are permitted in the underlying zoning district shall be permitted within a flexible residential development, except that in the R2 District, single-family attached dwellings are permitted in accordance with Table I of this subsection. Further, the combined total of two-family and multifamily residential dwelling units shall not exceed 40% of the total dwelling units within the flexible residential development. If nonresidential uses are proposed in the development plan, at least 75% of the total units in the entire tract shall be residential. All residential uses shall be subject to the same conditions as set forth in § 300-15, Table of Permitted Uses, of this chapter. For purposes of this section, semidetached and attached buildings may be attached to each other by vertical party walls on the side and/or rear of the dwelling.
(b)
Nonresidential. All nonresidential uses that are permitted in the underlying zoning district shall be permitted within a flexible residential development. All nonresidential uses shall be subject to the same floor area limitations and conditions contained in § 300-15, Table of Permitted Uses, and to the requirements contained in Article VIII, Off-Street Parking and Loading Requirements.
(3)
Density.
(a)
The maximum average densities stated in Table I, Maximum Density
Table, shall apply within each district to single-family, two-family,
and multifamily dwellings. The maximum average density from the table
shall be multiplied by the buildable tract area (stated in acres)
to determine the maximum number of single-family, two-family and multifamily
dwelling units permitted on a tract. With the exception of the R2
District, the Planning Commission may increase the density by 15%
if the applicant proves, to the satisfaction of the Planning Commission,
that such adjustment would result in an overall site design that would
provide equal or better results or would be more in the public interest
than if the tract would be developed using the average maximum densities
as per this subsection.
(b)
For calculating density, the "buildable tract area" shall mean
the entire lot area of all lots that are part of the application minus
the following: any existing street rights-of-way of preexisting streets
and areas more than 35 feet inside of the edge of the one-hundred-year
floodplain boundary (to allow for rear yards and pervious parking
to intrude into the floodplain). Areas within the rights-of-way of
proposed streets may count toward the buildable tract area. If the
calculation of total units allowed on a buildable tract area equals
0.5 unit or greater, the allowed units may be rounded up to the next
full number (e.g., 8.64 units would equal 9.0 maximum allowed units).
|
|
Table I
Maximum Density Table
| |||
|---|---|---|---|
|
District
|
Dwelling Type
|
Maximum Average Density of Tract
| |
|
R2
|
Single-family detached
Single-family semidetached
Single-family attached
|
16 dwellings/acre
19 dwellings/acre
19 dwellings/acre
| |
|
R3
|
Single-family detached
Single-family semidetached
Single-family attached
|
16 dwellings/acre
19 dwellings/acre
24 dwellings/acre
| |
|
R4 — RO
|
Single-family detached
Single-family semidetached
Single-family attached
|
16 dwellings/acre
19 dwellings/acre
24 dwellings/acre
| |
|
MU
|
Single-family detached
Single-family semidetached
Single-family attached
|
16 dwellings/acre
19 dwellings/acre
24 dwellings/acre
| |
|
MU
|
Two-family dwelling
|
29 units/acre
| |
|
R4 — MU
|
Multifamily dwelling
|
43 units/acre
| |
(c)
The minimum lot area, minimum lot width and minimum lot depth
listed in the applicable zoning district regulations shall not apply
under this section.
(d)
The lot area of each single-family dwelling shall include the building footprint plus the private area required under Subsection E(9) and may include a private parking area as per Subsection E(13) and any yard area adjacent to the dwelling, provided that the maximum average density listed in Table I is complied with for the entire tract.
(e)
The lot area for a building or buildings containing multifamily units and for buildings containing nonresidential uses shall include the building footprint(s) and adequate outdoor service area for storing trash and recyclables and may include a designated parking area as per Subsection E(13) and any yard area adjacent to the building(s), provided that the maximum average density for the entire tract shall comply with Subsection E(3)(a).
(f)
All areas within a tract that are set aside for open space and
recreation facilities shall be deed restricted to prohibit the future
construction of any residential or nonresidential uses.
(g)
If a buildable tract area includes more than one building type,
the maximum density shall be determined by calculating the total land
area devoted to each building type and its related individual private
or outdoor service areas, streets, parking and required landscaping.
(4)
Perimeter yards. The following provisions shall apply around the
perimeter boundaries of a tract used for a flexible residential development:
(a)
The front, rear, and side yards listed in the applicable district regulations for the applicable building type in § 300-20 shall be provided around the perimeter boundary of the tract, except that these setbacks may be reduced under one of the following standards:
[1]
The Planning Commission may waive yard requirements by using the provisions in § 300-26, Waiver of side yard requirements.
[2]
The Planning Commission may reduce the minimum front, rear and
side setbacks around the perimeter of the tract as part of this flexible
residential development to the setbacks that exist on a minimum of
at least 50% of the developed lots that are visible from the tract
and are within 200 feet of the subject lot or tract. The applicant
shall provide such information in the application.
[3]
Where a tract is proposed for flexible residential development and is not on a block with existing residential frontage, the Planning Commission may reduce the minimum front yard setback along the perimeter of the tract to five feet and the rear yard setback to 12 feet if the applicant proves, to the satisfaction of the Planning Commission, that such adjustment would be in the public interest due to the nature of occupancy or would result in an overall design that would be substantially superior and more in the public interest than if the tract were developed using the minimum setbacks listed in § 300-20.
(b)
If dwelling types are mixed within the same tract, the width
or depth of the yards around the perimeter of the tract shall be determined
by the depth/width of the yards for the dwelling on the tract that
requires the greatest yard depth/width.
(c)
All portions of the tract abutting an existing or proposed public
street shall be considered a front yard and shall meet the front yard
requirements, unless reduced by other provisions of this chapter.
This requirement shall not apply adjacent to a public, private or
common alley.
(5)
Required setbacks.
(a)
Other than around the perimeter of a tract, the Planning Commission may reduce by 50% the front, side and rear yards required by § 300-20, or the spacing between buildings as noted in Subsection E(5)(c), provided that a minimum distance of 10 feet is maintained between buildings and that the applicant proves, to the satisfaction of the Planning Commission, that such adjustment would:
(b)
Wherever the Planning Commission allows a reduction of a yard
area along an exterior building wall, a minimum five-foot-wide area
must be provided adjacent to the entire length of such wall for maintenance
and fire protection. If this five-foot-wide area is neither entirely
located on the same lot as the building nor within a public right-of-way,
a permanent maintenance easement shall be provided on the adjacent
lot to ensure that a five-foot minimum width is available. This provision
is intended to allow for "zero lot line housing."
(c)
The spacing between buildings, inside the required tract perimeter
yards, shall be equal to the combination of minimum yard requirements
of the applicable district. For example, spacing between the fronts
of two buildings shall be equal to two combined front yards, the rears
of buildings the combination of two rear yards, and the side of a
building against a front of another building shall be equal to the
combining of a side yard and front yard. The yard requirements shall
only apply as spacing between actual buildings rather than applying
to each individual deeded lot line of each dwelling within the tract.
(6)
Height. The maximum height and maximum number of stories for each
dwelling type shall be the same as required in the applicable district
regulations.
(7)
Building and total lot coverage.
(a)
Maximum permitted building and total coverage. The maximum permitted building and total coverage, as defined in Article XVII, shall be based on the following maximum allowed building and total coverage percentages. The average building and total coverage percentages shall be applied to the entire buildable tract area, as defined above in Subsection E(3)(b), excluding the area of public and private streets and alleys, and shall not apply to each individual lot.
|
Zoning District
|
Maximum Building Coverage
|
Maximum Lot Coverage
| |
|---|---|---|---|
|
R2
|
40
|
55
| |
|
R3
|
60
|
75
| |
|
R4
|
60
|
75
| |
|
RO
|
60
|
75
| |
|
MU
|
70
|
85
|
(8)
Flexible residential development review criteria. The Planning Commission
shall review a flexible residential development application and either
approve or deny it based upon the following major criteria and any
conditions that the Planning Commission may establish in order to
carry out these criteria:
(a)
Compliance with the provisions of this section;
(b)
Efficient and safe ingress and egress to the tract and structures,
including private vehicles, pedestrians and service vehicles;
(c)
Appropriate access for fire and emergency medical vehicles,
based upon any review provided by the appropriate City staff;
(d)
Adequate buffering and screening along the boundaries of the
tract, as needed, including landscaping, high-quality weather-resistant
wooden fencing and/or walls;
(e)
Adequate landscaping of any common parking areas (See standards
in this section.);
(f)
Proper provisions for any common waste receptacles or dumpsters
and any common recycling containers, including setback from nearby
homes and screening of any receptacle or dumpster;
(g)
General compatibility with the scale and character of the surrounding
neighborhood;
(h)
For flexible residential development located in the Heritage
Conservation District or Historic District, evidence that the City
Council has issued a certificate of appropriateness for the proposed
new construction.
(i)
For flexible residential developments not located in the Heritage
Conservation District or Historic District, compatibility of the major
exterior features visible from a public street or alley compared to
a majority of adjacent existing buildings visible and within 200 feet
of the tract, including the following:
[1]
Continuation of major rooflines;
[2]
Compatibility of window proportions and spacing;
[3]
Compatibility of adjacent building/heights;
[4]
Continuation of porches where present on adjacent buildings;
[5]
Avoidance of demolishing buildings that add to the character
and scale of the neighborhood; and
[6]
Continuation of materials compatible with the character of adjacent
buildings.
(j)
Consideration of the statement by the landowner provided for under Subsection D(6), regarding why the proposed development will be in the public interest,
(k)
Coordinated and harmonious provisions for locations of U.S.
mailboxes meeting U.S. Postal Service requirements.
(l)
Provision of required open space and recreation uses suitable for its intended use and provision for maintenance either by dedicating the land and/or recreation uses to the City for it to maintain or providing for common maintenance of the open space and recreation uses in accordance with Subsection E(11).
(m)
Each phase of any phasing plan that is submitted as part of
a flexible residential development shall be developed in accordance
with all the provisions of this section.
(9)
Private area. Each dwelling unit approved under this section shall
include a one-hundred-seventy-five-square-foot minimum outdoor private
area(s) for the exclusive use of residents of that dwelling. This
area shall be adjacent to and be accessible from the dwelling. This
shall include a grassed and/or landscaped area, patio, porch, deck,
atrium and/or balcony. A roofed area that is enclosed by screening,
glass and/or mostly transparent sides which form a "patio," "solar
room" or "sunroom" may count toward 1/2 of the required private area,
but shall not be counted as part of the required habitable area. A
storage shed shall not be included in the calculation of any required
private area.
(10)
Outdoor service area. Any outdoor service area used for the
purpose of storing trash and recyclable materials shall be located
to the side or rear of the building and shall be screened from view
from adjacent buildings or properties.
(11)
Provision of parks, open space, and recreation facilities.
(a)
The Planning Commission shall require that the flexible residential
development provide a minimum of one acre per 1,000 people (43.56
square feet per person) as recreation area if the Planning Commission
determines that a flexible residential development will have the capacity
to house 100 or more persons, will not be within a one-thousand-foot
walking distance of an existing public park or greenway, will generate
a need for additional recreation areas, and will include land that
would be suitable for recreation.
(b)
If such area is not offered to and accepted by the City for
dedication for public recreation space, then it shall be maintained
by a homeowners' association. Such proposed recreation land shall
be contiguous and suitable for the intended active and/or passive
recreation purpose, as determined by the Planning Commission. Such
recreation area may include land within the one-hundred-year floodplain.
(12)
Common maintenance.
(a)
A formal, binding homeowners' association shall be responsible
for any commonly owned and/or maintained improvements or lands, such
as common open space, parking areas, recreation facilities, sidewalks,
streets, alleys, utilities, stormwater control facilities and other
similar improvements. This homeowners' association shall be established
and subject to the provisions of: Section 705(f) of the Pennsylvania
Municipalities Planning Code[11] and Title 68, Real and Personal Property Act, Part II,
Real Property, Subpart B, Condominiums, as amended by Senate Bill
65, 1979, or later amendment.
[11]
Editor's Note: See 53 P.S. § 10705(f).
(b)
Any such condominium or homeowners' association agreement shall
be provided to the Planning Commission for review a minimum of 30
days before the final plan is recorded. If, within those 30 days,
the Commission determines, in writing, that such document is not in
legally acceptable form with regard to concerns of the City, the plan
shall not be recorded until acceptable revisions are made.
(13)
Parking.
(a)
Off-street parking may be provided through private or commonly
owned and maintained areas and shall not thereafter be sold, rented
or leased so as to remove any parking as required by this chapter.
(b)
Garages which are privately or commonly owned shall be used
for vehicle storage solely by the occupants of the flexible residential
development.
(c)
The minimum number of off-street parking spaces required per
dwelling unit shall be in accordance with Table II, except that where
the occupancy of the dwellings is limited to a special group, such
as the elderly or handicapped, not normally requiring off-street parking
to the extent of other single-family dwellings, the Planning Commission
may reduce the number of required parking spaces to no less than one
parking space for each two dwelling units.
(d)
The minimum number of off-street parking spaces required for multifamily units and nonresidential uses shall be in accordance with Article VIII, § 300-41, except that the Planning Commission may permit a reduction in the number of spaces in accordance with § 300-48, Flexibility in parking requirements.
(f)
Appropriate curb stops or other structures acceptable to the
City Planning Commission shall be used within common parking areas
to prevent vehicles from bumping into trees, shrubbery or into a building
wall.
(g)
The City Planning Commission may allow the required number of
parking spaces to be provided on a separate lot or lots within a three-hundred-foot
walking distance from the lot(s) that include the residential or nonresidential
units. Such lot containing the parking shall be permanently committed
through deed restrictions to use for the residential or nonresidential
units.
(h)
In calculating the number of off-street parking spaces, the applicant may count any existing available on-street parking if the applicant proves to the satisfaction of the Planning Commission, by providing a neighborhood parking analysis in accordance with § 300-44E of this chapter, that sufficient on-street parking is available.
(i)
The Planning Commission may require that additional parking
be provided in one or more off-street lots or through the addition
of on-street parking spaces to provide for guest and overflow parking.
(14)
Access.
(a)
Each building or lot within a flexible residential development
is not required to abut or have its own direct access onto a public
street, if the City Planning Commission determines that:
[1]
Each building and lot will have guaranteed permanent acceptable
vehicular or pedestrian access to a public street via a commonly owned
and commonly maintained parking court, accessway, alley and/or street;
and
[2]
The width, layout and circulation pattern of such access are
acceptable in the determination of the City Planning Commission, based
upon review by the City staff.
(b)
If no other alternative exists, the City Planning Commission
may permit a development on a single preexisting lot of record within
a flexible residential development to have vehicle access onto a public
or common alley, provided that the alley has a minimum paved cartway
width of 10 feet; the alley has an unobstructed and totally visible
right-of-way of 12 feet for its length; and a maximum length of 300
feet shall be traveled along the alley from the development to reach
an existing public street and to allow for police and fire access.
(15)
Street width, curb and street construction standards.
(a)
Under the provisions of the planned residential development
sections of the Pennsylvania Municipalities Planning Code, based upon
advice of the City staff, the City Planning Commission shall have
the authority, when considering a flexible residential development
for approval, to reduce the street width and curb provisions of the
City's Subdivision and Land Development Ordinance within or immediately
abutting a flexible residential development as follows:
[1]
To permit rolled or slant curbs instead of straight curbs along
blocks where a straight curb does not already exist. Such rolled or
slant curbs shall meet specifications of the City Engineer.
[2]
To reduce the minimum widths for streets and alleys, as the
City Planning Commission deems appropriate, with the widths shown
on Table II serving as minimums. The Planning Commission shall consider
whether it would be practical to prohibit parking on one or both sides
of a street. The Planning Commission shall also consider what type
of development with what amounts of off-street parking is possible
or likely on any abutting undeveloped tract(s).
(b)
For developments proposing private streets, the Commission,
with the advice of the City Engineer, may modify the street construction
standards in consideration of expected traffic volumes and vehicle
users.
(c)
Where an existing street is being continued or extended less
than 500 feet, the existing cartway width shall be continued, regardless
of the standards in the following table, unless the City Planning
Commission determines that such width is inadequate or excessive based
upon parking needs, traffic volumes and need for right-of-way for
sidewalk and utilities.
(16)
Sidewalks. Private and/or public sidewalks, which shall be at
least four feet wide and be constructed to City standards, shall be
provided for reasonable pedestrian movement throughout the site, for
pedestrian access to a public street(s) and for pedestrian access
between dwelling units and common play areas.
|
Table II
Selected Minimum Off-Street Parking and Cartway and Right-of-Way
Widths Within Flexible Residential Developments
| ||||
|---|---|---|---|---|
|
Type of Street
|
Minimum Amount of Off-Street Parking Required Per Dwelling
Unit As Per On-Street Parking Availability*
|
Minimum Paved Cartway Width
(including parking)
|
Minimum Right-of-Way Width Allowed
|
On-Street Parking
|
|
Private alley
|
2
|
10 (excluding parking)
|
14**
|
None
|
|
Public alley
|
2
|
12 (excluding parking)
|
16
|
None
|
|
Minor street - private or public
|
1
1.5
2
|
36
28***
22****
|
46*****
38*****
30
|
2 sides
1 side
None
|
|
Collector street
|
1
1.5
2
|
36
30***
24****
|
48*****
40*****
34
|
2 sides
1 side
None
|
|
Arterial street
|
1
1.5
2
|
Cartway and R.O.W. widths as determined by City, county and
state
|
2 sides
1 side
None
| |
|
NOTES:
| |
|---|---|
|
*
|
See other parking requirements of this section.
|
|
**
|
If the Planning Commission determines that sidewalks are not
necessary, the right-of-way width may be reduced by four feet.
|
|
***
|
In cases where the Planning Commission determines that on the
average, vehicles need only be parked on one side of a street.
|
|
****
|
Provided on-street parking is prohibited and determined by the
Planning Commission to be unneeded at all times on both sides of the
street.
|
|
*****
|
Right-of-way and cartway width by may be reduced by "one travel
lane width" where the Planning Commission, based on Traffic Commission
approval, determines that a one-way street may be appropriate and
adequate off-street and on-street parking is provided.
|
(17)
Landscaping.
(a)
A flexible residential development shall include the planting
of deciduous shade trees along all abutting existing or proposed streets.
The City Planning Commission may waive or reduce this street tree
requirement along existing abutting streets if the Planning Commission
determines, based upon staff review, that there would not be any appropriate
locations within or outside the right-of-way of abutting streets.
The species of street trees, the specifications for planting, location
and use of tree grates shall be approved by the City. Where street
trees do not already exist, one tree shall be planted for every 40
linear feet, or major fraction thereof, of street and alley frontage
abutting and within the development, with spacing between trees not
less than 30 feet nor more than 50 feet.
(b)
Landscape plantings and/or grass areas shall make up a minimum
of 15% of the total area of a flexible residential development tract
in all permitted districts. Where appropriate, this landscaped area
should include highly visible areas. The required "private areas"
may not count towards this requirement. In cases where common or public
recreation areas are approved, those recreation areas may count towards
the minimum grass and landscaped areas.
(c)
Any common or private parking areas shall be dimensioned and landscaped in accordance with § 300-42, Dimensional and landscaping requirements of parking facilities, of this chapter, except that the Planning Commission may approve modifications to the dimensional and landscaping requirements if the applicant proves to the satisfaction of the Planning Commission that the proposed dimensions and landscaping will be superior to the landscaping that would be installed in accordance with the requirements.
(18)
Sewage and water service. Appropriate sections of the City Subdivision and Land Development Ordinance shall specifically apply. Each lot intended to be in separate ownership shall be connected to an individual water lateral and an individual sewage lateral. If the lots have common private access, as opposed to frontage on a public street, such laterals may be connected to a common line within an appropriate permanent easement. All common lines shall meet City construction standards, regardless of whether they are intended to be dedicated. These common lines shall also be maintained under the provisions of Subsection E(12), Common maintenance.
