Traditional neighborhood development or TND is hereby established
to achieve the following objectives and land use goals:
A.
To maintain a healthy economic climate by providing a sufficient
and compatible mix of residential and nonresidential uses.
B.
To provide sustainable residential and business districts within
the Planning Area by encouraging a mix of uses and housing types that
fill the needs of a range of age classes, economic classes, and family
types that constitute the Planning Area's present and future
residents and business owners.
C.
To create a sense of place and community identity by encouraging
uses in an integrated pedestrian-scale environment, housed within
structures that offer a unique architectural style, yet one that provides
a scale that is integrated with that pedestrian environment.
D.
To encourage and promote infill within the Planning Area's traditional
corridors, thus combating the ill effects of blight within the Planning
Area's existing neighborhoods.
A.
Unless expressly modified by provisions of this article, all municipal
ordinances including but not limited to erosion and sedimentation,
grading, street construction standards, and stormwater shall apply
to subdivisions and land developments approved in accordance with
this article and compliance with the aforesaid shall serve as a prerequisite
or requirement of traditional neighborhood development approval.
C.
Where a finally approved traditional neighborhood development is
recorded and properly filed with the Allegheny County Recorder of
Deeds Office, all portions of the Zoning Ordinance and Subdivision
Ordinance otherwise applicable to the land shall cease to apply thereto.
A.
Tentative and final approval shall be required for all TNDs. All application requirements and submission standards specified for the respective approvals within Article VI of this chapter, Planned Residential Development, shall represent the minimum requirements herein.
B.
Additionally, all procedural timelines and scheduling duly afforded the applicant by Article VI of this chapter shall apply to the review, processing, and ultimate action of plan approval, approval with conditions, or denial of a traditional neighborhood development.
C.
The governing body shall issue findings regarding the tentative approval
in accordance with the findings considered for planned residential
development and the following in addition thereto:
This chapter establishes the following types of Traditional
Neighborhood Development Districts that shall be classified as distinct
uses authorized by district.
The following outline the standards by which all proposed TNDs
shall be evaluated and also constitute the regulations to which all
future uses and improvements within those approved TNDs must adhere.
A.
Bulk standards and public improvements.
(1)
COMMON OPEN SPACE
MIXED-USE BUILDING
The following definitions shall apply to this article:
Space provided for the use and enjoyment of residents of
a plan or patrons and employees of an establishment, or of the public
at large.
Any structure containing residential dwelling units combined
with commercial uses permitted as of right in the respective zoning
district of the Traditional Neighborhood Development in which it is
located, where the commercial component comprises at least 20% of
the gross square footage of the structure.
(2)
A build-to line shall be established, which shall be between
15 and 30 feet. Unenclosed porches may invade said line by eight feet.
Both the proposed character of the development and the present character
of adjacent neighborhoods shall determine the build-to line. Twenty
percent of the proposed structures are encouraged to deviate from
the build-to line by five to 10 feet and may be between 15 feet to
40 feet from the right-of-way line. Namely, the offset of larger nonresidential
structures is encouraged in the aforementioned manner as approved
by the governing body.
(3)
All lighting, parking, signage, and accessory structure standards
cited in this chapter shall apply to this article, unless expressly
modified herein.
(4)
Lighting. Street lighting shall be required within 10 feet of
the right-of-way. Covenants in favor of the respective municipality
shall require the maintenance of said lighting. The height of said
lighting shall be limited to 15 feet and shall be approved by Council
based on designs appropriate to a residential and pedestrian scale.
(5)
Numbers of units and size of TND development. Each phase of a TND proposed shall contain at least five dwelling units which may include up to two repaired units as outlined in §§ 300-704B(5) and 300-704C(4).
(6)
Trees. Street trees shall be provided as follows.
(a)
One high level planting every 100 feet, alternating every 50
feet on each side of the street; or one ornamental tree every 50 feet,
alternating every 25 feet on each side of the street.
(b)
Trees shall be planted a uniform distance from the right-of-way,
ranging from three to 10 feet from the right-of-way line. Covenants
in favor of the municipality requiring maintenance or replacement
of said trees shall be recorded.
(7)
Sidewalks shall be along all street frontage of the area proposed
for development or redevelopment. Sidewalks shall be constructed according
to municipal standards and shall connect to existing adjacent sidewalks
or pedestrian corridors.
(8)
Where a tentative plan will result in 15 or more dwelling units
or where a combination of dwelling units and uses results in more
than 150 average daily trips, a traffic impact study compiled and
sealed by a registered traffic engineer shall be submitted. Said study
shall confirm or reject the adherence to the following minimum standards.
Where proposed intersections or streets fail to meet minimum requirements,
the study shall make recommendations for improvements that would serve
to satisfy the minimum standards of this chapter. All streets and
intersections impacted by the trip generation of the proposed TND
shall demonstrate a minimum level of service of D according to the
latest edition of the Trip Generation Manual published by the Institute
of Transportation Engineers. All proposed intersections shall demonstrate
a minimum service level of C.
(9)
Landscaping. In addition to street trees, landscaping shall
be provided in the following areas and according to the following
standards:
(a)
All common land reserved for townhouse development and nonresidential
use shall provide landscaping at the following rates: one low-level
per 1,000 square feet of land area; and one high-level landscaping
for every 7,500 square feet of land area. (Two ornamental trees may
be substituted for a high-level planting.)
(b)
Priority of landscaping placement. Landscaping shall be installed
between residential and nonresidential uses; along the perimeter of
the TND; and along the building perimeter of parking lots, nonresidential
buildings, and townhouses.
(11)
Common open space requirements.
(a)
Twenty percent of the total site area shall be designated as
common open space per the following standards.
(b)
Common open space shall be provided as a corridor around the
perimeter of the TND site not fronting on a street. Said corridor
shall be at least 20 feet in width and shall provide a reasonable
integration with existing and proposed pedestrian and green space
corridors. This requirement may be waived by the governing body where
the TND is bordered by a public park, natural features such as streams,
or where the TND is directly integrated into a previously approved
TND or neighborhood of similar character.
(c)
Common open space may be provided as a central plaza, the boundaries
of which shall be defined by landscaping or other amenities as approved
by the governing body. The plaza shall be traversed by a minimum of
one sidewalk meeting the minimum standards of this article. Plazas
shall cover a minimum of 3,750 square feet. Plazas shall provide a
central focal point such as landscaping, gazebo, or another amenity
as acceptable to the governing body. The grade of the plaza shall
not exceed 5%.
(d)
A minimum of 50% of the common open space required shall be
maintained as a lawn.
(e)
A minimum of 50% of common open space provided shall be less
than 15% slope.
(f)
All common open space provided shall include covenants which
shall be recorded and effective prior to the issuance of grading or
building permits on the site. The respective municipalities of the
Planning Area reserve the right to require dedication of any such
land to the municipality, in which case the fee simple dedication
of said land and acceptance thereof shall take place prior to the
issuance of building or grading permits on the site. Common open space
provided around the perimeter of a TND bears a preservation easement
or covenants restricting building or the destruction or natural features
or landscaping thereon; said open space may not guarantee rights of
access to residents or the public at large.
(12)
Lot and block standards.
(a)
Blocks shall be at least 500 feet in length and no more than
1,200 feet in length.
(b)
All principal uses shall demonstrate direct legal access to
a street.
(c)
Through lots shall be avoided.
(d)
Lots designed for single-family and duplex structures where
the land is held in fee simple ownership shall adhere to the following
standards. Said lots shall provide at least 40 feet of street frontage
and shall provide a minimum lot area of 5,000 square feet.
(e)
Flag lots or rear lots are permitted where access is provided
by a minimum of a twenty-foot access easement or parcel strip which
shall be no more than 200 feet in length and shall not count toward
the minimum lot area of the parcel(s) to which said strip provides
access. An access easement, as specified herein, may also function
as a shared driveway serving up to two parcels. No more than one flag
or rear lot, or one group of two such lots, shall be permitted per
block. In cases where a shared driveway is proposed, a maintenance
agreement which shall run with the land shall be submitted, detailing
the responsibilities of future repair and winter maintenance. Said
agreement shall be recorded with the subdivision plat and shall be
signed by the property owners of each lot. Said lots shall be at least
40 feet wide at the front yard building setback. Said setback shall
be provided along the portion of the lot facing the access point,
flag, easement or shared driveway. Side yard setbacks shall be provided
from the flag or easement to the lots abutting the flag portion of
the lot or the easement.
(f)
Streets. Proposed streets shall conform to the following standards.
[1]
Proposed streets shall be laid out so as to minimize
land disturbance and grading while providing a reasonable extension
of the traditional grid street pattern in the vicinity of the development.
[2]
LOCAL STREETS
MINOR COLLECTOR STREETS
Proposed street classification shall be limited
to collector and local streets. For purposes of this article, said
streets shall be defined as follows.
Streets that serve up 240 average vehicle trips per day.
Serve between 241 and 1,500 average trips per day.
[3]
Calculation of trips. The aforesaid trips shall
exclude pass through trips. Calculations shall be determined using
the latest edition of the Trip Generation Manual published by the
Institute of Transportation Engineers.
[4]
Table of Street Standards.
|
Type
|
Right-of-Way
(feet)
|
Cartway
(feet)
|
Maximum Grade
|
Minimum Centerline Radii, Horizontal Curves
(feet)
|
Minimum Design Speeds
(miles per hour)
|
|---|---|---|---|---|---|
|
Minor collector
|
28 to 40
|
24 to 28
|
10%
|
200
|
25
|
|
Local
|
22 to 30
|
18 to 24
|
12%
|
100
|
15 to 20
|
[5]
The minimum clear sight triangle of any proposed
intersection shall be 200 feet, wherein no plantings or structures
greater than 30 inches in height shall be permitted.
[6]
Vertical curves shall be provided for all changes
in grade exceeding 1%. For each 1% of algebraic difference between
tangent grades over 3%, at least 15 feet of vertical curve length
shall be provided. A minimum of 50 feet of vertical curve length shall
be provided.
[7]
Intersections between more than two streets are
prohibited.
[8]
Driveways and access drives shall not enter onto
a street within 50 feet of any street intersection.
[9]
Where the approach of any proposed street exceeds
5%, a leveling area at least 50 feet in length as measured from the
cartway edge of the adjoining street shall be provided at a grade
of 3%.
[10]
Curb radii at proposed intersections shall be
between 10 and 20 feet.
[11]
Alleys or access drives shall be required where
the street frontage of single-family or duplex residential lots is
40 feet and where businesses or townhouses possess party walls which
effectively prohibit direct access to the rear of the subject unit.
[13]
All streets and alleys terminating in a dead end
shall provide a hammerhead or cul-de-sac in accordance with the following
standards.
[a]
The length of said streets, as measured from the
cartway of the intersecting street to the center of the cul-de-sac
or hammerhead, shall not exceed 720 feet in length and shall not serve
uses generating more than 200 average trips per day as determined
using Trip Generation.
[b]
Minimum cul-de-sac radius shall be 40 feet with
a cartway of 14 feet surrounding a landscape island, if provided.
Minimum right-of-way required shall be 45 to 50 feet.
[c]
Hammerheads shall provide 50 feet for the long
dimension with a twenty-five-foot radius between the street and the
hammerhead.
[d]
Larger minimum standards may be required by the
municipal engineer where commercial vehicles are intended to utilize
the hammerhead or cul-de-sac.
B.
Type I: Mixed-Use TND use standards.
(1)
Permitted uses. All uses permitted in the underlying zoning
district shall be permitted within the TND. Additionally townhouses,
as defined and allowed within this article, shall be permitted.
(2)
At least one single-family unit shall be provided for every
four units consisting of townhouses or duplexes.
(3)
TNDs proposing more than five dwelling units shall provide nonresidential
uses at a minimum rate of 25% of the square footage calculated by
the sum of 1,500 square feet per dwelling unit proposed.
(4)
Conversely, in no case shall the gross floor area of principal
nonresidential structures proposed exceed 2,000 square feet per dwelling
unit proposed, excepting nonresidential structures, any part of which
lie within 150 feet of the Route 30 right-of-way on parcels bearing
frontage on said right-of-way.
(5)
Existing structures which are adjacent to or within the area of the proposed development may be incorporated only under the following conditions as part of said development for purposes of determining the preceding calculations [in Subsection B(1) through (3)]. The subject structures shall exhibit multiple violations of the Property Maintenance Code enforced by the municipality, the remedy of which shall exceed $3,000 in cost. The municipal engineer shall determine said violations and costs. Covenants shall be placed on the aforesaid properties limiting the use of the property to the uses for which the properties were proposed and classified as part of the TND.
(6)
Maximum density of residential dwelling units: six per acre
including areas designated as open space to serve residential use,
as defined and required herein.
(7)
Maximum lot coverage: 50%.
(8)
Maximum impervious surface coverage: 70%.
(9)
All residential dwelling units having or proposing detached
or attached garages shall construct said garages in a manner in which
the garage door does not face the front yard.
(10)
Townhouse standards.
(a)
The fronts of each unit shall be varied as follows. Each unit
shall be offset from the abutting unit by at least one foot or shall
provide changes in approved facade, such that each adjacent unit bears
an alternating facade, as approved by the governing body in accordance
with the purposes set forth in this article. Each unit shall bear
either a roof style varying from that of the adjacent unit (including
facing the gable, hip, or similar style of roof in alternating directions,
dormers, changes in the pitch of the roof, or similar variations).
(11)
In cases where single-family or duplex units are proposed on
land under fee simple ownership, only one principal structure shall
be permitted on each lot. Said lots shall be subject to the standards
for side and rear yard set setbacks, and maximum lot coverage as specified
in the underlying zoning district.
(12)
Maximum height of residential structures: 35 feet or 2 1/2
stories.
(13)
Principal structures housing nonresidential uses, in whole or
in part, shall adhere to the following standards.
(a)
Maximum lot coverage: 70%.
(b)
Impervious surface coverage: 80%.
(c)
Building standards shall comply with those cited in the bulk
regulations of this chapter.
(d)
The cumulative length of any building facing a front yard shall be limited to 150 feet, excepting groups of buildings with party walls, and shall adhere to the standards of § 300-905.
(e)
Maximum height of nonresidential structures: 45 feet or three
stories.
(f)
Side-yard setback: eight feet per story.
(g)
Rear-yard setback: 15 feet per story.
(14)
Principal structures housing nonresidential uses, in whole or
in part, and separated by party walls shall adhere to the following
standards:
(a)
Lot coverage and setbacks cited in § 300-704B(11) shall apply to the entire group of said structures and the parcel(s) upon which they are constructed as applied to one principal structure.
(b)
No group of said nonresidential structures shall exceed 225
feet in length.
(c)
Where flat roofs are provided, the front of the structure shall
bear a decorative facade projecting above the roof.
(d)
The facade of each separate unit shall vary in either color
or type, pattern, or offset by at least one foot.
(15)
Principal nonresidential structures bearing no party walls and standing independently shall adhere to the standards of § 300-905, Large-scale building standards, and the length of said structures directly or most nearly parallel to any public street shall not exceed 225 linear feet facing each respective street.
C.
Type II: Residential TND use standards.
(1)
Permitted uses. All uses permitted in the underlying zoning
district shall be permitted within the TND in the manner otherwise
authorized. Additionally townhouses as defined and allowed within
this article shall be permitted.
(2)
At least one single-family unit shall be provided for every
three units consisting of townhouses or duplexes. Where nonresidential
uses are approved and proposed in accordance with this chapter and
noted as such in the underlying zoning district, each 1,500 square
feet of the floor area of said uses shall count as one townhouse unit
for purposes of this section's requirements.
(3)
In no case shall the square footage of nonresidential use proposed
exceed 750 square feet per dwelling unit proposed.
(4)
Existing structures which are adjacent to or within the area of the proposed development may be incorporated only under the following conditions as part of said development for purposes of determining the preceding calculations [in Subsection C(1) through (3)]. The subject structures shall exhibit multiple violations of the 2000 International Property Maintenance Code, the remedy of which shall exceed $3,000 in cost. The municipal engineer shall determine said violations and costs. Covenants shall be placed on the aforesaid properties limiting the use of the property to the uses for which the properties were proposed and classified as part of the TND.
(5)
Maximum density of residential dwelling units. One per 5,000
square feet of land area, excepting street and alley rights-of-way.
(6)
All residential dwelling units having or proposing detached
or attached garages shall construct said garages in a manner in which
the garage door does not face the front yard.
(7)
Townhouse standards.
(a)
The fronts of each unit shall be varied as follows. Each unit
shall be offset from the abutting unit by at least one foot or shall
provide changes in approved facade, such that each adjacent unit bears
an alternating facade, as approved by the governing body in accordance
with the purposes set forth in this article. Each unit shall bear
either a roof style varying from that of the adjacent unit (including
facing the gable, hip, or similar style of roof in alternating directions,
dormers, changes in the pitch of the roof, or similar variations).
(b)
Flat roofs are prohibited.
(c)
No more than five adjacent units, sharing party walls, are permitted
for each townhouse development.
(d)
Groups of townhouses shall not be located closer than 25 feet
from any adjacent principal structure or group of townhouses.
(8)
In cases where single-family or duplex units are proposed on
land under fee simple ownership of the unit owner, one principal structure
shall be permitted on each lot. Said lots shall be subject to the
standards for side and rear yard setbacks, and maximum lot coverage
as specified in the underlying zoning district.
(9)
Maximum principal building height: 35 feet or 2 1/2 stories.
(10)
All nonresidential uses shall adhere to the same setback and
lot coverage standards to which single-family and duplex uses are
limited under the TND II standards.
D.
Type III: Mobile Home Park use standards.
(1)
Total density shall be calculated as follows: 70% of the total
square feet of site area/5,000 square feet. The preceding notwithstanding,
shall be modified to 70% of the total square feet of site area/4,000
square feet where by covenant the mobile home park is limited to either
occupancy solely by persons aged 62 or older or the mobile home park
requires occupancy by at least one person 55 years of age or older
in at least 80% of the units. The preceding conditions qualify as
exemptions for elderly housing under the Federal Fair Housing Act.
The purpose of this provision is to provide for the housing needs
of the Planning Area's elderly, who while desiring to live independently
may not possess the ability or desire to maintain a traditional single-family
home.
(2)
Permitted uses. Permitted uses are limited to the residential
use of mobile homes whereby only one family occupies each unit.
(3)
A build-to line shall be established between 15 and 30 feet
from the right-of-way. Unenclosed porches may invade said build-to
line by eight feet.
(4)
Side and rear yard setbacks shall be 10 feet and shall be enforced
from the mobile home lot line.
(5)
The minimum street frontage of each mobile home lot shall be
40 feet.
(6)
Accessory structures. Accessory structures in the Type III TND
shall be limited to 144 square feet and 10 feet in height and shall
not be placed in the front yard of the mobile home lot. Said structures
may locate up to five feet from the mobile home lot line.
