Implement the Tier I "Revitalization Plan 2002," dated August 23,
2002, and in particular the Traditional Neighborhood Development Revitalization
Guidelines and Best Practices.
Implement the Tier II "Urban Center Revitalization Plan," dated December
23, 2002, and in particular "Focus Area One," the Central Business
District, as described in the General Action Plan of the Tier II report.
Comply with Article VII-A, Traditional Neighborhood Development,
of the Pennsylvania Municipalities Planning Code, Act 247, as amended;
in particular, those purposes and objectives listed in Section 701-A
of Article VII-A such as: encouraging innovation for mixed-use pedestrian-oriented
development; extending opportunities for housing and employment; encouraging
a more efficient use of land; allowing for integrated, mixed-use,
pedestrian-oriented neighborhoods; establishing public space; minimizing
traffic congestion; and fostering a sense of place and community.
Promote the principles of traditional neighborhood development through
the revitalization and redevelopment of the City as a compact, mixed-use,
pedestrian-oriented place, as described in Exhibit B, General Design
Principles for the TND Overlay District.[1]
The TND District overlays centrally located portions of the PS, POS,
C-1, C-2, and I-1 Districts as shown on the Zoning Overlay Districts
(Map): Exhibit A, and Exhibit A-1. The TND District is bordered on
the west by N 1st Avenue and S. 1st Avenue; on the north by the railroad
tracks; on the east by N. 5th Avenue, S. 4th Avenue and Monroe Street;
and on the south by Lincoln Highway, Walnut Street, and Oak Street.
Given the incentives in the TND Overlay District, the applicant may elect to utilize the provisions in this Article XVIII or utilize underlying zoning requirements. The applicant shall convey those intentions on their land development application and the land development plans.
General design principles. The overarching principles for TND design and development shall be consistent with the latest revitalization guide and Exhibit B to this Article XVIII and with particular emphasis on:
Uses permitted by special exception. The following uses and structures are permitted by special exception within this district, subject to the requirements of Article XII, Supplemental Use Regulations, if applicable:
Uses permitted by conditional use (CU). The following uses and structures are permitted by conditional use within this district, subject to the supplemental use regulations of Article XII, if applicable:
300 square feet minimum of gross lot area per dwelling unit,
and 1,500 square feet minimum of gross lot area for each nonresidential
use, whenever the TND Overlay District overlays lots in the C-1 and
C-2 Districts.
1,500 square feet minimum per dwelling unit, and 3,000 square
feet minimum for each nonresidential use, whenever the TND Overlay
District overlays lots in other districts as shown in Exhibit A-1.
Whenever the TND Overlay District overlays lots in the C-1 and
C-2 Districts, the maximum allowable number of proposed units shall
not exceed one dwelling unit for every 300 square feet minimum of
gross lot area; maximum allowable nonresidential uses shall be a maximum
of one unit per 1,500 square feet minimum of gross lot area.
Whenever the TND Overlay District overlays lots in other districts
as shown in Exhibit A-1, one dwelling unit is allowed per 1,500 square
feet minimum of gross lot area; and one nonresidential unit is allowed
per 3,000 square feet minimum of gross lot area.
Yards: front, front-most facade of building shall match the build-to lines of the buildings on the same block or at zero feet; side, zero feet; rear, zero feet minimum, provided the primary facades of buildings are located at the edge of the sidewalk adjoining the street as per § 224-98F(2).
Development standards. In addition to the standards in § 224-98C (and Exhibit B) and the Project Design Manual referenced in § 224-98G(2)(i), the following shall apply:
Streets, alleys, and streetscape. Continue and extend the interconnected
network of streets and alleys. Maintain and/or provide rear services
streets and/or alleys in all new developments and avoid mid-block
curb cuts. Maintain and emulate traditional streetscape dimensions
(see Exhibit B, Streetscape) and maintain and/or create street walls
(see Exhibit B, Street Wall) along sidewalks. An alley shall be a
minimum paved width of 12 feet for one-way alleys, and 16 feet for
two-way alleys (see Exhibit B, Alley).
Parking. Build and maintain off-street parking in the rear of buildings or in deck parking structure in accordance with Article XIII, Off-Street Parking and Loading, except that:
The parking requirements of Article XIII, Off-Street Parking and Loading, may be reduced by 50% for development that overlays the C-1 and C-2 Districts, provided that sufficient off-site deck parking is available within 400 feet of the property and such parking has not been assigned or committed to any other development; or
The parking requirements of Article XIII, Off-Street Parking and Loading, may be reduced by 100%, provided that off-site deck parking is available within 400 feet of a property, and that all such parking is owned and maintained by the same property owner that is seeking the 100% relief of the Article XIII requirements.
Pedestrian access. Build and maintain sidewalks on both sides of
all streets. Sidewalks shall be a minimum of five feet in width. Sidewalks
shall be five to 15 feet wide, based on the width of the sidewalks
on each side of the subject property in the C-1 and C-2 Districts
(see Exhibit B, Sidewalks, Walkways and Pedestrian Links).
Signage. These requirements for new signs are in addition to the requirements in Article XIV, Signs. If this section and Article XIV, Signs, conflict, then the most conservative requirement shall prevail:
A promotional sign up to 64 square feet may be installed to
identify a development or facility. However, such sign shall be considered
as a temporary sign that shall be removed within 14 days of receipt
of a certificate of occupancy.
Install and maintain street trees at an average interval of
40 feet along both sides of all streets where there are no existing
street trees (see Exhibit B, Landscaping and Street Trees).
Restaurant-sidewalk cafe. The purpose of restaurant-sidewalk cafe
designation is to promote the pedestrian character of the City. The
following shall apply:
It shall be unlawful for any person to erect, construct or maintain
a restaurant-sidewalk cafe without first applying for and securing
a permit therefore as hereinafter provided.
Any person who shall desire to open a restaurant-sidewalk cafe
in the City shall make application therefor (the applicant) in writing
to the Codes Department. Such application shall be accompanied by
such application fee as required by a schedule of fees established
by and amended from time to time by resolution of City Council. Such
application shall be made upon forms provided by the City and shall
set forth and include the following:
No action shall be taken on any application for a permit under
this subsection until the application has been completed in its entirety
and the application fee, as required by a schedule of fees established
and amended from time to time by resolution of City Council, has been
paid in full. The schedule of fees shall be kept on file at the Codes
Department. There shall be no proration of fees under this subsection.
The applicant, by signing the application and requesting the
permit review, shall well and truly save, indemnify, defend and keep
harmless the City of Coatesville, its officers, employees and agents
from and against any and all actions, suits, demands, payments, costs
and charges for and by reason of the existence of the restaurant-sidewalk
cafe and all damages to persons or property resulting from or in any
manner caused by the presence, location, use, operation, installation,
maintenance, replacement or removal of such restaurant-sidewalk cafe
or by the acts or omissions of the employees or agents of the applicant
in connection with such restaurant-sidewalk cafe.
The restaurant-sidewalk cafe outdoor areas are required to stop
serving customers on or before 11:00 p.m. prevailing time, and clear
all tables of food, beverages, and customers on or before 12:00 midnight
prevailing time.
The restaurant-sidewalk cafe shall serve all beverages in a
glass only. Restaurants and/or sidewalk cafes shall not serve food
and beverages using disposable products.
The applicant shall maintain the restaurant-sidewalk cafe in
accordance with all City ordinances and state and federal laws, as
well as rules and regulations promulgated and adopted by the City
which pertain to this use of restaurant-sidewalk cafes.
The applicant shall remove the outdoor portion of the restaurant-sidewalk
cafe within 30 days after written notice if the City determines that
the restaurant-sidewalk cafe is detrimental to the health, safety
and general welfare of the City or its citizens.
In the event that the applicant fails to remove the restaurant-sidewalk
cafe within 30 days after written notice, the City may proceed to
remove and restore the area and charge the applicant for the cost
thereof. Should the restaurant-sidewalk cafe be removed by the City,
the applicant shall be entitled to a return of the equipment, furnishings
or appurtenances so removed only after the payment of all costs due
to the City and by requesting the return in writing. The responsibility
for removal under the provisions of this subsection shall be the sole
responsibility of the applicant without any obligation or cost assessed
against the City.
The City may, from time to time, promulgate whatever rules or
regulations it deems necessary or desirable to effectuate the purposes
of this subsection, and the same shall be approved by the City Council.
In any location where the restaurant-sidewalk cafe is not separated
from the flow of traffic by parking areas or other barriers, no table
shall be located within five feet of the curb.
The sidewalk cafe must provide table service whereby restaurant
staff takes the customer's order at the table and serves at the
table, and then cleans the table.
All applicants are encouraged to submit sketch plans for all TND
Overlay proposals. As per Section 707-A of the Pennsylvania Municipalities
Planning Code, such plans may be informally reviewed as conceptual
plans in order to provide an opportunity for the City to make suggestions
and recommendations on the design of the proposed development.
The applicant shall follow the preliminary and final plan application
requirements of the most recent version of the City of Coatesville
Subdivision and Land Development Ordinance and shall include the following
information:
Building plan. A separate plan sheet shall be submitted to depict
the proposed building program. Said plan shall indicate the proposed
principal and accessory uses, the gross square footages of all uses,
and the building heights. The building plan shall also indicate the
total lot coverage, existing and proposed.
A separate plan sheet shall be submitted to depict the proposed
interconnected street and alley network. Such plan shall indicate
all street widths and rights-of-way widths.
Allow for a greater concentration of density or
intensity of land use within some section or sections of development,
whether it be earlier or later in the development.
Require that the approval of such greater concentration
of density or intensity of land use for any section to be developed
be offset by a smaller concentration in any completed prior stage
or by an appropriate reservation of common open space on the remaining
land by a grant of easement or by covenant in favor of the City, provided
that the reservation shall, as far as practicable, defer the precise
location of such common open space until an application for final
approval is filed so that flexibility of development, which is a prime
objective of this article, can be maintained.
A separate plan sheet shall be submitted to depict all proposed landscape features pursuant to § 197-49, Street trees and shade trees and § 197-50, Landscaping requirements.
The landscape plan shall indicate all plant types, size and
quantities as well as the types, sizes, and materials for all paving,
benches, walls, and other structures.
A separate plan sheet shall be submitted to depict proposed
surface and deck parking. Such plan shall list the number of parking
spaces proposed in relation to the proposed use(s).
On-street parking spaces may be counted toward the overall parking
requirement whenever such parking is located along the frontage of
the property that is proposed for development.
Off-street deck parking may be counted toward up to 50% of the
overall parking requirement whenever such parking is located within
400 feet of the property proposed for development.
A separate plan sheet shall be submitted to depict all proposed
signage for all wall and window signs, as well as any proposed banners,
directional, and way-finding signs.
Utilities plan. A separate plan sheet shall be submitted to depict all proposed utilities. Place new utilities in accordance with Chapter 194, Subdivision and Land Development Ordinance.
Project design manual. At the time of land development plan submission for each phase or stage of development, a project design manual shall be submitted by the applicant to illustrate the proposed design excellence, architectural excellence, and related construction excellence for the proposed architectural, streetscape, and landscape features. Said project design manual shall be consistent with the general design principles in § 224-98C for the TND Overlay District and Exhibit B to this Article XVIII, and shall be submitted for approval by City Council, which approval shall not be unreasonably denied.
Declaration of covenants, easements, and restrictions. A declaration
shall be submitted to the City and shall be in such a form as deemed
satisfactory to the City Solicitor.
In order to promote flexibility of design of a traditional neighborhood
development, modifications from specific design criteria contained
in the zoning ordinance may be needed, as provided for in Article
VII-A, Traditional Neighborhood Development, of the Pennsylvania Municipalities
Planning Code, Sections 701-A(a)(8), 701-A(a)(9), 702-A(2), 706-A(a),
and 706-A(g)(2). The City Council shall have the authority to grant
de minimus modifications of such zoning requirements if, in Council's
discretion, it determines that such modifications will result in a
better design of a traditional neighborhood development and will not
adversely affect the health, safety, and welfare of the City. Such
grant shall occur after a public hearing and public meeting to consider
the modifications.
Compliance with the provisions for a traditional neighborhood development
under this article shall be determined by City Council in the exercise
of its reasonable discretion and judgment, in consultation with the
City Planning Commission, the City Engineers, City Planner, and other
advisors.