[Added 3-25-2010 by Ord. No. 2010-02]
The Town Center Overlay provides for alternative development
options that will advance the following community goals for new development
in the town center and gateway areas of Springettsbury Township:
A.
Ensure the long-term strength of the Township's retail market.
B.
Enhance the existing retail success with amenities, streetscape and
design improvements that improve the appearance of the commercial
core.
C.
Provide multimodal transportation facilities throughout the Town
Center including transit facilities, sidewalks and trail connections.
D.
Encourage a mix of uses with a focus on shopping and retail with
community uses, such as parks and plazas.
E.
Connect adjacent neighborhoods to the Town Center shopping area.
F.
Create clear and attractive gateways into Springettsbury Township
from surrounding communities.
A.
Description of district. The Town Center (T-C) Overlay consists of
the areas which are delineated and defined in the Official Zoning
Map.[1]
[1]
Editor's Note: The Official Zoning Map is on file in the Township
offices. See also Appendix A, Zoning Map Amendments, included at the
end of this chapter.
B.
Overlay concept. The Town Center Overlay described in this article
shall be an overlay to the existing underlying districts as shown
on the Official Zoning Map and, as such, the provisions for the Town
Center District shall serve as a supplement to the underlying district
provisions. Where there happens to be any conflict between the provisions
or requirements of the Town Center Overlay and those of any underlying
district, the Town Center Overlay provisions shall apply. In the event
that any provision concerning the Town Center Overlay is declared
inapplicable as a result of any legislative or administrative actions
or judicial discretion, the basic underlying district provisions shall
remain applicable.
B.
Permitted temporary uses.
(1)
Outdoor dining.
(2)
Outdoor sales under the conditions that:
(a)
No permanent storage of merchandise, articles or equipment shall
be permitted outside a building.
(b)
No goods, articles or equipment shall be offered for sale in the parking lot except as provided for under § 325-131.
(c)
All items displayed outside the premises must be stored inside
the building after business hours.
(d)
No kiosks, newspaper stands or similar uses or structures shall
be allowed outside of any building.
(e)
No vending machines shall be located in the front yard setback.
C.
D.
Prohibited uses.
(1)
Trailer sales. The sale of commercial truck or trailer sales
is prohibited.
(2)
Mobile home sales.
(3)
Except as permitted in § 325-197A(8), storage facilities, including mini storage facilities.
[Amended 2-27-2020 by Ord. No. 2020-01]
(4)
Sexually oriented businesses.
(5)
Automobile sales in which 100% of automobiles are displayed
outdoors.
Any development within the T-C Overlay shall meet all of the
following minimum requirements:
A.
The development shall be generally consistent with the Comprehensive
Plan for Springettsbury Township and the Springettsbury Town Center
Plan.
B.
The development shall be completed according to a Master Plan that
depicts complete build-out of the T-C tract with common authority
and responsibility. If more than one person has an interest in all
or a portion of the T-C tract, all persons with interests in any portion
of the T-C tract shall join as applicants and shall present an agreement,
in a form acceptable to the Township Solicitor, guaranteeing that
the T-C tract as a whole shall be developed in accordance with any
approval granted under this article as a single T-C with common authority
and governing documents.
C.
The Master Plan shall show proposed streets, alleys, cartway widths,
lots, common open spaces, recreation areas, major pedestrian and bicycle
pathways, parking areas, major stormwater facilities and proposed
types of commercial and residential uses. The Master Plan is intended
to be similar to what is commonly termed a "sketch plan."
(1)
The Master Plan is not required, for the purposes of these zoning
district regulations, to meet the minimum submission requirements
for a preliminary or final subdivision/land development plan.
(2)
An applicant may voluntarily submit a preliminary subdivision
or land development plan at the same time as a conditional use application,
and thereby have the conditional use application be considered during
a time period that overlaps with review and approval of the subdivision
or land development plan.
D.
The Master Plan and application for the T-C development shall be
reviewed by the Planning Commission and require approval by the Board
of Supervisors as a conditional use. Once conditional use approval
is granted for the T-C development, then individual lots may be submitted
for approval under the Subdivision and Land Development Ordinance[1] and allowed uses may occur as permitted-by-right uses,
provided the lots and uses comply with the approved Master Plan.
E.
All other requirements of this chapter and other Township ordinances
shall apply within the Town Center Overlay, except for provisions
that are specifically modified by this article of this chapter.
F.
Notwithstanding any other provision of Article XXXIII of this chapter, for improvements to and/or reuse of existing floor area within an enclosed shopping mall not involving exterior building additions or expansions so as to increase floor area by the lesser of 15,000 square feet or 2% of the existing floor area of the enclosed shopping mall, the master plan requirements of §§ 325-198 and 325-207 of this chapter shall not apply, and the provisions of §§ 325-200L and 325-208 of this chapter are the only requirements of Article XXXIII of this chapter that shall apply.
[Added 7-26-2018 by Ord.
No. 2018-08]
A.
Street layouts should provide for blocks that are 300 feet to 600
feet deep by 300 feet to 600 feet long. Block lengths shall not exceed
500 feet without a dedicated alley or pathway providing through access.
B.
All setbacks are measured from the face of curb.
H.
Maximum lot coverage or impervious surface ratio shall be 85%.
When evaluating a conditional use application the Board of Supervisors
shall consider the following standards:
A.
Relationship to Township plans. The application shall be generally
consistent with the spirit, purpose, and intent of the Springettsbury
Town Center Plan, the Springettsbury Comprehensive Plan and other
relevant plans adopted by the Board of Supervisors.
B.
Pedestrian access.
(1)
The principal entrance of each principal structure shall have
direct pedestrian access through a network of sidewalks, pedestrian
pathways and crosswalks.
(2)
Pedestrian access shall be provided from the rear parking facilities
to the ground floor uses, either through rear building entrances,
pedestrian ways along the perimeter of buildings or by pedestrian
throughways which connect the rear parking lots to the sidewalks along
the front lot line.
(3)
Pedestrian throughways may be exterior and located between buildings
or may be incorporated into the interior design of a structure. Pedestrian
throughways shall be a minimum of five feet wide.
C.
Refuse areas. The storage of refuse shall be provided inside the
building(s) or within an outdoor area enclosed by either walls or
opaque fencing. Any refuse area outside of the building shall be designed
to be architecturally compatible with the building(s), shall not be
located in the front of the building, and be entirely screened by
a fence (no chain link or other strictly functional design) or enclosure
six feet in height.
D.
Screening.
(1)
All rooftop mechanical equipment and other appurtenances shall
be concealed by or integrated within the roof form or screened from
view at ground level of nearby streets. The following, when above
the roofline, requires screening: stairwells, elevator shafts, air-conditioning
units, large vents, heat pumps and mechanical equipment. The screening
of mechanical equipment shall not be subject to the maximum height
requirements if it is unoccupied.
(2)
Service and loading areas must be visually screened from the
street and pedestrian ways.
(3)
Service and loading areas shall be located on the side or rear
of the building.
E.
Signs.
(2)
Pole signs are prohibited.
(3)
Monument signs shall not extend more than six feet above ground
level, except in the case of shopping centers, which may extend 18
feet above ground level. These dimensions supersede dimensions expressed
in § 325-107B(3)(c).[1]
[1]
Editor's Note: See now § 325-107B(3)(b).
F.
Exterior lighting. All exterior lighting shall be designed to prevent
glare onto adjacent properties. Pedestrian pathways shall be clearly
marked and well lit. Lighting should be sufficient for security and
identification without permitting light to trespass onto adjacent
sites. The height of fixtures shall be a minimum of 15 feet and a
maximum of 18 feet for parking lots and a minimum of 10 feet and a
maximum of 12 feet for pedestrian walkways.
G.
Design standards for new development.
(1)
At least one public entrance of all principal structures shall
be oriented towards the street. Vehicular openings such as those for
garages and loading areas shall not constitute a public entrance.
(2)
Primary building entrances shall be clearly visible and identifiable
from the street and delineated with elements such as roof overhangs,
recessed entries, landscaping or similar design features.
(3)
The front and street side exterior walls of each principal structure
shall each contain a minimum of 25% of transparent or translucent
materials on each story below the roofline. Garage facades shall be
included in the transparency/translucency calculation.
(4)
Facade articulation standards.
(a)
Buildings shall be articulated by changes in wall planes, changes
in exterior finishes, variations in fenestration and additions to
architectural detailing.
(b)
Facades shall have horizontal articulation elements. At a minimum,
facades shall have the following horizontal elements; windowsills,
window lintels, protruding horizontal courses on each floor of the
building, including the cornice if the roof is flat rather than gabled
or sloped.
(c)
Facades shall have a distinct base of at least one foot in height
at ground level using textures, colors, materials or a change in plane
of at least one inch.
(d)
Facades shall have vertical articulation at a maximum distance
of every 30 feet of continuous facade. Vertical articulation shall
be created through changes in plane or building material for a minimum
of one-foot wide and protruding a minimum of two inches.
(e)
The top level should be treated with a distinct outline with
elements such as a projecting parapet, cornice or other projection
if the roof is flat rather than gabled or sloped.
(f)
Architectural embellishments that serve to add visual interest
to roofs, such as dormers, masonry chimneys, cupolas, towers and other
similar elements, shall be included in the design of new buildings.
(5)
Parking facilities shall be permitted only to the rear or side
of the principal structure. No parking shall be permitted in the front
yard.
(6)
Vehicular access for parking garages shall be located so that
it causes the least possible impact on continuous retail frontage,
pedestrian pathways and sidewalks.
H.
Design standards for improvements to and reuse of existing buildings.
The Board of Supervisors expects that where the applicant is improving
or changing an existing property to accommodate a change in use, the
applicant will attempt to integrate any of the following design standards
that are relevant to the improvements being completed. The applicant
shall illustrate how a new use within an existing structure attempts
to accommodate the following standards:
(1)
Locate primary building entrances toward the street.
(2)
Provide more than 25% transparent or translucent materials on
each story below the roofline.
(3)
Locate parking to the side or rear of the principal building.
(5)
Landscape along the edges of the property.
(6)
Add landscaped islands or diamonds with trees throughout parking
areas.
(7)
Utilize pedestrian-scale facade articulation and changes in
plane on all facades to distinguish each building story and imply
regularly spaced storefronts between 20 feet to 40 feet.
I.
Design standards shall be applicable to all conditional uses, including
but not limited to auto-oriented uses, such as gasoline filling stations,
auto repair shops and automobile sales. Street standards, streetscape
standards, and landscaping of parking areas expressed in this article
shall be applicable.
J.
Automobile sales shall display some portion of its automobile stock
indoors in a showroom. The showroom building shall have a minimum
size of 3,000 square feet.
K.
Storage, parking and/or display of vehicles in the front yard setback
shall be prohibited.
L.
Design standards for improvements to and/or reuse of existing floor
area within an enclosed shopping mall not involving exterior building
additions or expansions so as to increase floor area by the lesser
of 15,000 square feet or 2% of the existing floor area of the enclosed
shopping mall, shall be subject to the following standards:
[Added 7-26-2018 by Ord.
No. 2018-08]
(1)
Where
modifications or improvements exceeding 30% of the existing building
facade of an individual tenant or establishment are proposed (excluding
signs), either singularly or cumulatively, the following standards
shall only apply to the portion of the facade proposed to be modified
or improved:
(a)
Orient new primary building entrances toward internal or external
streets.
(b)
Provide more than 25% transparent or translucent.
(c)
Utilize pedestrian-scale building facade articulation and changes
in plane on all facades to distinguish each building story, and incorporate
regularly spaced vertical elements (e.g., projections, recesses, openings,
materials, etc.) between 20 feet and 40 feet wide.
(2)
Provide pedestrian access in accordance with the circulation standards stated in § 325-200B(1) of this chapter.
(3)
Landscape
along the edges of the property.
(4)
To the extent that modifications or improvements to the existing parking lot are proposed, provide new landscaped islands or diamonds with trees in accordance with § 325-206A(3) of this chapter throughout the portion of the parking areas proposed to be modified or improved.
(5)
All
new rooftop mechanical equipment and other appurtenances shall be
concealed by or integrated within the roof form or screened from view
at ground level of nearby streets. The following, when above the roofline,
requires screening: stairwells, elevator shafts, air-conditioning
units, large vents, heat pumps and mechanical equipment. The screening
of mechanical equipment shall not be subject to the maximum height
requirements if it is unoccupied.
Development in the T-C Overlay shall be designed with an interconnected
network of circulation systems that facilitates vehicular, pedestrian
and bicycle use. An interconnected street pattern shall create multiple
routes in the development. Bikeway and trail systems shall complement
the street network. The Springettsbury Town Center Plan illustrates
conceptually the location of trails and new streets through the Town
Center. The concept plan in the Town Center Plan shall serve as a
guide for new street and trail connections.
The circulation system shall provide functional and visual links
within the T-C Overlay and shall be connected to existing and proposed
external development. The circulation system shall provide for different
modes of transportation, including vehicular, pedestrian and bicycle.
A.
Pedestrian circulation.
(1)
Where feasible, existing pedestrian routes shall be retained
and enhanced.
(2)
All streets, except for alleys, shall have sidewalks on both
sides.
(3)
Sidewalks shall be provided along existing streets connecting
the T-C to existing or future development adjacent to the T-C.
(4)
Sidewalks shall be built in accordance with § 325-203, Street standards, and in no case shall sidewalks be less than five feet wide.
(5)
All sidewalks shall be separated from the street curb by a planting strip built in accordance with § 325-203, Street standards, and in no case shall the planting strip be less than five feet wide.
(6)
A multi-use path, constructed of the same material as sidewalks,
shall be located on the north side of East Market Street and shall
not be less than 12 feet in width.
(7)
Trails, other than the East Market Street path, shall be not
less than eight feet in width.
C.
Vehicular circulation. Motor vehicle circulation shall be designed
to minimize conflicts with pedestrians and bicycles. Traffic-calming
features, such as neck downs, on-street parking, traffic circles and
medians, may be used to encourage slow traffic speeds.
(1)
Street hierarchy. Each street within a T-C development shall
be classified according to the following:
(a)
East Market Street. East Market Street provides regional and
local access to retail, commercial and residential uses.
(b)
Eastern Boulevard. Eastern Boulevard provides local access to
residential, retail and commercial uses.
(c)
T-C local street. Northern Way, Haines Road, Memory Lane; and
Industrial Way provide local access to residential, retail and commercial
uses.
(d)
T-C internal street. T-C internal streets provide access within
shopping centers, and are also part of the T-C's street network to
distribute local traffic. These streets shall remain in private ownership.
(2)
General guidelines for street design:
(a)
Streets shall accommodate safe pedestrian movement and bicycle
traffic.
(b)
Street design shall incorporate traffic-calming techniques.
(c)
Street design shall incorporate on-street parking in retail
areas wherever possible.
(d)
Street design shall incorporate on-street and off-street loading
zones, on T-C internal streets, as appropriate for the development.
(3)
Street layout.
(a)
Streets shall terminate at other streets or at public land,
except T-C internal streets and T-C local streets, which may terminate
in stub streets when such streets act as connections to future phases
of this or adjacent development.
(4)
Center-line turning radii. Tight turning radii at street intersections
shorten pedestrian crossings and inhibit drivers from turning corners
at high speeds.
(a)
Proposed T-C internal streets shall have a minimum center-line
turning radius of 166 feet.
(5)
To allow for emergency vehicles to turn corners, a clear zone
shall be established that is free of significant obstructions.
(6)
Clear sight triangle. The minimum clear sight triangle shall
be 100 feet for intersections of streets with existing or proposed
streets.
Chart 325-203 describes the street design standards for the
T-C Overlay. Figure 325-203 illustrates required and recommended design.
|
Chart 325-203, Street Design Standards
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
Street Type
|
Number of Travel Lanes
|
Parking
|
Sidewalk Width Minimum
(feet)
|
Planting Strip Width Minimum
(feet)
|
Minimum Lane Width
(feet)
|
Curb
|
Maximum Curb Radii
(feet)
|
Minimum Design Speed
(mph)
|
|
East Market Street
|
4
|
No
|
5 (south side)
12 (north side)
|
5 (south side)
8 (north side)
|
12*
|
Yes
|
25
|
30
|
|
Eastern Boulevard
|
4
|
When desired by the Township
|
8
|
8
|
11*
|
Yes
|
25
|
25
|
|
T-C local streets
|
2
|
When desired by the Township
|
5
|
5
|
11*
|
Yes
|
25
|
25
|
|
T-C internal streets
|
2
|
2 sides
|
5
|
5
|
10
|
Yes
|
20
|
20
|
|
* Street width does not include width of median or turning lanes.
|
|
Figure 325-203
East Market Street
|
|---|
 |
|
Eastern Boulevard
|
|---|
 |
|
T-C Local Street
|
|---|
 |
|
T-C Internal Street
|
|---|
 |
Each T-C development shall contain one or more public plaza(s).
The purpose of the public plaza is to be a gathering space befitting
the adjacent uses. An office building would develop a passive public
plaza with seating and landscaping. A retail or mixed-use building
with retail on the ground level would develop a public plaza for outdoor
dining, temporary outdoor sales, amphitheater, children's play spaces,
fountains and/or other uses that are amenities for shopping.
A.
A development containing between 15,000 square feet and 50,000 square
feet of gross floor area shall be provided with a public plaza containing
not less than 500 square feet.
B.
A development containing between 50,001 square feet and 100,000 square
feet of gross floor area shall be provided with a public plaza containing
not less than 800 square feet.
C.
A development containing between 100,001 square feet and 200,000
square feet of gross floor area shall be provided with a public plaza
containing not less than 2,000 square feet.
D.
A development containing between 200,001 square feet and 300,000
square feet of gross floor area shall be provided with a public plaza
containing not less than 3,000 square feet.
E.
A development containing between 300,001 square feet and 400,000
square feet of gross floor area shall be provided with a public plaza
containing not less than 4,000 square feet.
F.
A development containing between 400,001 square feet and 500,000
square feet of gross floor area shall be provided with a public plaza
containing not less than 5,000 square feet.
G.
A development containing over 500,000 square feet of gross floor
area shall be provided with a public plaza containing not less than
7,000 square feet.
H.
The minimum size required for a public plaza is 500 square feet.
I.
The plaza shall be located where it is visible and accessible from
either a public sidewalk or pedestrian connection.
J.
A minimum of 10% of the plaza shall be landscaped with trees, shrubs,
and mixed plantings with year-round interest.
K.
The plaza shall use the following paving materials: unit pavers,
paving stones, or concrete.
L.
A minimum of two benches of at least five feet in length are required.
M.
The plaza shall not be used for parking, loading, or vehicular access
(excluding emergency vehicular access).
N.
Public art, amphitheater, water feature or other amenity deemed similar
by the Board of Supervisors is required.
O.
Trash containers shall be distributed throughout the plaza.
P.
The plaza shall provide shade by using the following elements: trees,
canopies, trellises, umbrellas, or building walls.
Q.
Lighting shall be provided.
R.
Plazas shall connect to other activities such as outdoor cafes, restaurants,
and/or building entries.
S.
Plazas shall be located if possible to have maximum direct sunlight
with a south or west orientation.
T.
Plazas, if constructed by a private entity, shall have an agreement
with the community for public access.
U.
Public plazas shall have a minimum dimension of 20 feet.
V.
Public plazas shall not include required sidewalk area.
A.
Pedestrian-scale streetlights. Pedestrian-scale streetlights shall
be provided along all streets and are intended to increase both pedestrian
and vehicular safety as well as enhance the character of the T-C development.
Lights shall be spaced between 60 feet and 100 feet apart. Streetlights
shall be provided in a manner consistent with the architectural guidelines
and acceptable to the Township.
B.
Benches. Benches shall be provided along all streets and are intended
to increase pedestrian activity and enhance the character of the T-C
Overlay. One bench shall be provided for every 200 feet of linear
street frontage. Benches need not be evenly distributed throughout
street frontage.
C.
Street trees. Street trees shall be provided and installed in accordance
with the landscape and public plaza plan.
(1)
A minimum of one deciduous canopy tree per 50 feet of street
frontage, or fraction thereof, shall be planted parallel to the street
in the planting strip along all streets and access roads, except for
alleys.
(2)
Street trees shall not be permitted within any required clear
sight triangle.
(3)
Trees shall be selected that are appropriate for their location.
The following factors shall be considered when selecting a tree species:
maintenance requirements, hardiness, heat tolerance, drought tolerance,
salt tolerance, shape and form, and the subsurface growing conditions.
The use of native species is encouraged. Invasive species are discouraged.
A list of appropriate street trees can be found in the Subdivision
and Land Development Code.[1]
(4)
Trees under wires. Trees located under wires shall not be of
a species that is expected to grow into the utility lines. A few examples
include:
(a)
Trident Maple — Acer buergeranum.
(b)
Hedge Maple — Acer campestre.
(c)
Eastern Redbud — Cercis canadensis.
(d)
Japanese Tree Lilac — Syringa reticulata.
(e)
Cherry cultivars — Prunus serrulata "Kwanzan" and "Okane"
prunus X yedoenis.
(f)
Serviceberry cultivars — Amelanchier.
(g)
Sweet Bay Magnolia — Magnolia virginiana.
(h)
Other trees that meet the above criteria.
A.
General design requirements.
(1)
Surface parking lots shall have perimeter landscaping a minimum
of three feet wide. The landscaping shall include one or a combination
of one or more of the following to provide a continuous screen of
the surface parking lot:
(a)
Evergreen hedges (evergreen shrubs installed 2.5 feet on center),
installed at four feet in height, to grow into a continuous screen
within three years. Breaks in the hedge by a hard surface shall be
provided a minimum of every 30 feet and a maximum of every 50 feet
for pedestrian access.
(b)
Mixed planting including street trees installed a maximum of
20 feet on center and evergreen hedges (evergreen shrubs installed
2.5 feet on center), installed at four feet in height, to grow into
a continuous screen within three years. Breaks in the hedge by a hard
surface shall be provided a minimum of every 30 feet and a maximum
of every 50 feet for pedestrian access.
(c)
Masonry wall sections with breaks by a hard surface for pedestrian
access a minimum of every 30 feet and a maximum of every 50 feet.
The masonry wall shall be a minimum of 3.5 feet high with plantings
on the outside of the wall to provide a continuous screen.
(2)
Parking lots adjacent to a residential use shall be continuously
screened by a six-foot-high wall or fence (chain link fences are prohibited)
or plantings. Screening shall include:
(3)
Parking lot interior landscaping. All surface parking lots of
20 spaces or more shall have shade trees with a minimum caliper of
2.5 inches. One shade tree per 12 spaces is required in planting islands,
where space permits, or diamonds evenly spaced throughout the parking
lot.
(a)
Planting islands. Planting islands shall be a minimum of four
feet wide, and shall be parallel to the parking space. The islands
shall be protected by curbing or bollards. Each planting island shall
contain at least one shade tree plus ground cover to cover the entire
area.
(b)
Planting diamonds. Planting diamonds, which can be designed
and located so that they do not reduce the number of parking spaces
provided in a parking lot, shall be a minimum of five feet by five
feet and placed at the intersection of four parking spaces. Each planting
diamond shall contain at least one shade tree plus ground cover to
cover the entire area. Trees with fruit of any kind shall be prohibited
in planting diamonds.
B.
Access. Curb cuts and driveways for parking facilities shall be a
maximum of 24 feet wide for two-way drives and 16 feet wide for one-way
drives. The curb radii shall be the minimum possible dependent upon
width of road, width of driveway and location of parking. The Township
Engineer shall authorize the reduction of driveway width wherever
he or she finds that projected average daily traffic of the roadway
will permit such reductions.
Prior to the issuance of any permits for development within
the T-C Overlay, the following steps shall be completed according
to the procedures outlined in this section:
A.
The applicant shall comply with the requirements set forth in the Springettsbury Township Subdivision and Land Development Ordinance (Chapter 289) in addition to requirements listed below. The applicant may proceed simultaneously with the formal application as described in Subsection C below and subdivision and land development review process.
B.
Preapplication review.
(1)
As part of the preapplication review process, the applicant
and Township staff shall make a site visit in order to ascertain site
conditions and areas of special concern.
(2)
Following the site visit, each applicant under this article shall submit a Master Plan as described in § 325-198 in the form of a sketch plan of the T-C development proposal to the Planning Commission. The sketch plan shall incorporate the recommendations made by Township staff during the site visit. The sketch plan shall at a minimum, contain the following:
(a)
Name and address of the developer (if applicable) and the landowner
of the tract.
(b)
Name of the individual and/or the firm that prepared the plan.
(c)
Sufficient information to enable the Township to locate the
property.
(d)
A North arrow.
(e)
Approximate tract boundaries.
(f)
Delineation of building, parking, and landscaped areas.
C.
Formal applications.
(1)
An applicant who desires to develop or redevelop within the
T-C Overlay shall submit an application for conditional use approval,
together with the following:
(a)
The plotting of all existing adjacent land uses and lot lines
within 50 feet of the proposed development, including the location
of all public and private streets, drives or alleys, greenways, public
or private parks, railroads, historic sites and other significant
natural or man-made features.
(b)
A list of site data, including but not limited to the following:
[1]
Total acreage of the tract.
[2]
Zoning district.
[3]
Proposed gross area of the development.
[4]
Proposed gross area of each use within the development.
[5]
Proposed number of dwelling units and the mix of dwelling types.
[6]
Acreage of all street rights-of-way proposed for dedication.
[7]
Acreage and percentage of common open space.
[8]
Acreage to be sold to individual owners.
[9]
Acreage to be retained by landowner.
[10]
Acreage of any civic or institutional use.
[11]
Proposed number of parking spaces.
(c)
The proposed location and dimensions of all streets, access
drives, parking compounds, sidewalks, pedestrian trails, bikeways
and curbing.
(d)
The proposed location of all lot lines with approximate dimensions.
(e)
The approximate size of all lots in square feet or acreage.
(f)
The proposed location and configuration of all buildings.
(g)
The proposed location, size and use of all common open space
areas, structures and recreation facilities.
(h)
A proposed phasing plan for the T-C development.
(i)
A narrative of the proposed development's impact on the following
resources and the specific measures which will be undertaken to protect
and incorporate such features. Resources depicted on the plan shall
include, but shall not be limited to, the following:
(j)
Landscape and public plaza plan. The applicant shall demonstrate the specific measures employed to achieve the objectives in §§ 325-204, 325-205 and 325-206 through the provision of a landscape and public plaza plan. Each landscape and public plaza plan shall include:
[1]
Identification and location of existing vegetation to be retained.
[2]
The type and size of proposed vegetation.
[3]
Location and specifications of lighting proposed for all portions
of the site.
[4]
The location of proposed street landscaping and the type, size
and location of proposed street trees.
[5]
The type, size and location of landscaping for areas to be screened.
[6]
The type, size and location of parking lot landscaping.
[7]
The location and size of proposed public plazas.
[8]
Location, type and size of proposed recreational equipment,
plaza focal point, public art or other similar element.
[9]
Location and size of trails, greenway or other pedestrian linkages,
including the proposed surface treatment.
(k)
Streetlighting plan providing a complete proposal for the location and installation of streetlighting to serve the T-C development as outlined by § 325-200.
(m)
Elevations or three-dimensional views of the prominent views
of the development, which shall include building styles, proportions,
massing and detailing.
(n)
A narrative describing any improvements to the existing site
and existing buildings.
(p)
Required application fee.
(2)
No application shall be considered complete without all of the
above-listed items. The Township shall not accept incomplete applications
for conditional use.
D.
The Board of Supervisors in approving conditional use applications shall make compliance with the site plan and any revisions thereto required by the Board of Supervisors a part of the approval. The applicant shall develop the T-C tract in the manner set forth on the site plan and any required revisions thereto unless a change to the site plan is authorized in accordance with Subsections E and F below.
E.
An applicant may make minor revision to the site plan as is necessary
to accommodate fully engineered stormwater management facilities,
public sewer facilities, public water facilities, floodplains and
changes to street design as may be required by the Pennsylvania Department
of Transportation as part of a highway occupancy permit. The Board
of Supervisors during the subdivision and land development process
shall determine whether the applicant's proposed changes to the approved
site plan constitute minor revisions necessary to accommodate fully
engineered stormwater management facilities, public sewer facilities,
public water facilities, floodplains and changes to street design
as may be required by the Pennsylvania Department of Transportation
as part of a highway occupancy permit.
F.
Provided that any change is approved under the Subdivision and Land
Development Ordinance[2] an applicant may make minor revisions to the T-C without
additional conditional use approval for the following revisions. Alteration
of any of the following items:
(1)
Change in the amount of commercial building area or land area
to be devoted to commercial uses of not more than 10%.
(2)
Increase in the number of dwelling units or decrease in the
number of dwelling units of not more than 10%.
(3)
Increase in the percentage mix of each type of dwelling unit
by no more than 10%.
G.
An applicant who desires to make a change to an approved site plan that the Board of Supervisors determines does not constitute a minor revision authorized by Subsections E and F above shall apply for and obtain an additional conditional use approval.
(1)
Any applicant who proposes a change to an approved site plan that shall not alter any of the items set forth in Subsection G(2) below shall demonstrate during the additional conditional use approval process that the site plan for the proposed T-C development as revised by the applicant continues to meet all requirements of this article.
(2)
Any applicant who proposes a change to an approved site plan that shall alter any of the following items shall demonstrate during the additional conditional use process that the revised site plan for the proposed T-C development continues to meet all requirements of this article and shall also demonstrate that the proposed modification to the approved site plan meets the requirements of Subsection G(3) below:
(a)
Increase the square footage of commercial development or decrease
the square footage of commercial development in excess of 10%.
(b)
Increase in the number of dwelling units or decrease in the
number of dwelling units in excess of 10%.
(c)
Change in the percentage or mix of each type of dwelling unit.
(d)
Change in the amount or location of plaza or open space areas.
(e)
Change in the minimum lot sizes.
(f)
Change in the building setbacks.
(g)
Change in the street standards.
(3)
An applicant who desires to make a revision to a site plan which affects any of the criteria in Subsection G(2) above shall demonstrate to the satisfaction of the Board of Supervisors during the additional conditional use approval process that such change will:
(a)
Generally enhance the development plan or not adversely impact
its physical, visual or spatial characteristics.
(b)
Generally enhance the streetscape and neighborhood or not adversely
impact the streetscape and neighborhood.
(c)
Not result in lot configurations or street systems that shall
be impractical or detract from the appearance or function of the proposed
T-C development.
(d)
Not result in any danger to the public health, safety or welfare
by making emergency vehicle access more difficult or by depriving
adjoining properties of adequate light and air.
(e)
Allow for equal or better results than the originally approved
site plan and represent the minimum modification necessary.
The Board of Supervisors may, by conditional use approval, permit
the modification of the design standards in order to encourage the
use of innovative design. An applicant desiring to obtain such conditional
use approval shall, when making application for conditional use approval
for a T-C development proposal, also make application for conditional
use approval under this section. The Board of Supervisors shall consider
both conditional use approval requests simultaneously. Any conditional
use to permit a modification of the design standards shall be subject
to the following standards:
A.
Such modification of design standards better serve the intended purposes and goals of the T-C as expressed in § 325-195.
B.
Such modifications of design standards would not result in adverse
impact to adjoining properties or to future inhabitants within the
T-C.
C.
Such modifications will not result in an increase in development
densities permitted for the T-C.
D.
Such modifications will not result in a decrease in public plaza space below that required in § 325-204 for the T-C.
E.
The extent of modification provides the minimum amount of relief
necessary to ensure compliance with the preceding criteria in this
article.
