[Added 7-13-2020 by Ord.
No. 2020-01; amended 5-22-2023 by Ord. No. 2023-01]
Following conditional use approval by the Township, the developer
shall obtain required approvals for Traditional Neighborhood Development
District (TND) by following a review process which shall consist of
a tentative development plan, public hearings and approvals, and a
final development plan. The Planning Commission shall review the initial
submission and preliminary development plan and make recommendations
to the Board of Supervisors which shall hold public hearings and make
a decision on the final development plan.
A. Initial submission:
(1) Each applicant shall confer with the Clinton Township Planning Commission
at a scheduled monthly meeting.
(2) A written statement of planning objectives to be achieved by the
applicant shall be included for discussion. The statement shall include
a description of the character of the proposed development and the
rationale behind the assumptions and choices made by the applicant.
Every application shall be based on and interpreted in relation to
the community development goals and objectives for Clinton Township.
(3) No formal requirement for plan or material submission is established
for the initial submission. However, the higher the level of data
the developer presents, such as sketch plans, land use concepts, density
ranges proposed, ancillary use proposals, site information, existing
perimeter conditions, access considerations and utility needs, the
more direction he will receive for guidance in preparing an acceptable
plan for local approval.
(4) No development plans shall be considered for formal Planning Commission
review until the preliminary plan development has been filed.
B. Preliminary development plan (application for tentative approval).
A preliminary development plan shall be presented in sufficient detail
to provide the Township Planning Commission with a major substantive
review of the proposed TND. This step of approval process shall be
initiated by, or on behalf of, the developer, through the submission
of a formal application for tentative approval of a TND to the Township
Planning Commission. The application shall be submitted no later than
14 days prior to the regular monthly meeting of the Planning Commission
at which the development plan is to be considered. The following documentation
shall be submitted in support of the application:
(1) Written documents:
(a)
The title under which the subdivision or land development is
to be recorded.
(b)
A legal description of the total site proposed for development
including a statement of present and proposed ownership, present and
proposed zoning, and the names and addresses of all owners of adjacent
property.
(c)
A statement of planning objectives as detailed under §
185-72A(2), Initial submission.
(d)
A statement of the applicant's intentions with regard to the
future selling or leasing of all or portions of the TND, such as land
areas, dwelling units, etc.
(e)
Quantitative data for the following: total number and type of
dwelling units; parcel size; proposed lot coverage of buildings and
structures; approximate gross and net residential densities; total
amount of open space, including a separate figure for usable open
space; total amount of nonresidential construction; including a separate
figure for commercial or institutional facilities; economic feasibility
studies or market analysis where necessary; and other studies as may
be designated by the Planning Commission.
(f)
The name and address of the owner of the subdivision or land
development, or of his agent, if any, and of the subdivider or developer.
(g)
The name and address of the engineer or surveyor together with
his registration number and seal attached.
(2) Site plan and supporting maps. A site plan at a scale no smaller
than one inch equals 100 feet (except where total size of TND dictates
a smaller scale) and any maps necessary to show the major details
of the proposed TND shall contain the following minimum information:
(a)
Site conditions, lot lines and plot designs.
[1]
The existing site conditions including contours at a minimum
interval of two feet up to ten-percent slope and a minimum interval
of five feet for over ten-percent slope, watercourse, floodplains,
unique natural features, and forest cover and other natural vegetation
considered significant by the Planning Commission and the Township
Engineer.
[2]
Proposed lot lines and plot designs. The plot and property lines
of the proposed plan to include their courses and distances and the
interior angles of their intersections with the boundary lines of
adjacent property.
(b)
The location and floor area size of all existing and proposed
buildings, structures and other improvements, including maximum heights,
types of dwelling units by code, density per type, and nonresidential
structures, including commercial facilities. All structures shall
be distinguished and identified on the plan by code. Preliminary evaluations
and/or architectural renderings of typical structures and improvements
shall be provided. Such drawings shall be sufficient to relay the
basic architectural intent of the proposed improvements but should
not be encumbered with final detail at this stage.
(c)
The location and size in acres or square feet of all areas to
be conveyed, dedicated or reserved as common open spaces, public parks,
recreational areas, school sites and similar public and semipublic
uses. The form of organization proposed to own and maintain the common
open space.
(d)
The existing and proposed circulation system of arterial, collector
and local streets including off-street parking areas, service areas,
loading areas and major points of access to public rights-of-way,
including major points of ingress and egress to the development. Notations
of proposed ownership, public or private, should be included where
appropriate. Detailed engineering drawings of cross sections and street
standards shall be handled in the final development plan stage.
(e)
The existing and proposed pedestrian circulation system, including
its interrelationships with the vehicular circulation system, including
proposed treatments of points of conflict.
(f)
The existing and proposed utility systems including sanitary
sewers, storm sewers and water, electric, gas and telephone lines.
(g)
A general landscape plan indicating the treatment of materials
used for private and common open space. The landscape plan should
be in general schematic form at this stage. A grading plan is not
required at this stage.
(h)
Enough information on land areas adjacent to the proposed TND
to indicate the relationships between the proposed development and
existing and proposed adjacent areas, including land uses, zoning
classifications, densities, circulation systems, public facilities
and unique natural features of the landscape.
(i)
The proposed treatment of the perimeter of the TND, including
materials and techniques used such as screens, fences and walls.
(j)
The substance of any covenants, grants, easements or other restrictions
to be imposed upon the use of lands or buildings in the development.
(k)
Any additional information as required by the Planning Commission
necessary to evaluate the character and impact of the proposed TND.
(3) Projected scheduling of phases. In the case of development plans
which call for development over a period of years, a schedule shall
be provided showing the proposed times within which applications for
final approval of all sections of the TND are intended to be filed.
This schedule shall be reviewed annually with the Planning Commission
by the developer on the anniversary of the tentative approval, until
the development is completed and accepted. It shall be the obligation
of the developer to request said reviews in writing within the thirty-day
period prior to the anniversary date of the tentative approval. The
time period between grant of tentative approval and application for
final approval shall not be less than 90 days and in the case of developments
to be carried out over a period of years, the time between applications
for final approval of each part of a plan shall be not less than 12
months.
C. Public hearings and approvals:
(1) Within 60 days following the regular monthly meeting of the Planning
Commission, at which the application for tentative approval of a TND
is officially reviewed, a public hearing pursuant to public notice
on said application shall be held by the Board of Supervisors. The
Chairman, or in his absence the Acting Chairman, may administer oaths
and compel the attendance of witnesses. All testimony by witnesses
at any hearing shall be given under oath and every party of record
at a hearing shall have the right to cross-examine adverse witnesses.
(2) A verbatim record of the hearing shall be caused to be made by the
governing body whenever such records are requested by any party to
the proceedings; the cost of making and transcribing such a record
shall be borne by the party requesting it and the expense of copies
of such record shall be borne by those who wish to obtain such copies.
All exhibits accepted in evidence shall be identified and duly preserved
or, if not accepted in evidence, shall be properly identified and
the reason for the exclusion clearly noted in the record.
(3) The Board of Supervisors may continue the hearing from time to time,
provided, however, that in any event, the public hearing or hearings
shall be concluded within 60 days after the date of the first public
hearing.
(4) Approval or disapproval:
(a)
The Clinton Township Board of Supervisors, within 60 days following
the conclusion of the public hearing, shall, by official written communication
to the developer, either:
[1]
Grant tentative approval on the development plan as submitted;
[2]
Grant tentative approval subject to specified conditions not
included in the development plan as submitted; or
(b)
Failure to so act within said period shall be deemed to be a
grant of tentative approval of the development plan as submitted.
In the event, however, the tentative approval is granted subject to
conditions, the developer may, within 30 days after receiving a copy
of the official written communication of the Board of Supervisors,
notify such body of his refusal to accept all said conditions, in
which case, the Board of Supervisors shall be deemed to have denied
tentative approval of the development plan. In the event the developer
does not, within said period, notify the Board of Supervisors of his
refusal to accept all said conditions, tentative approval of the development
plan with all said conditions shall stand as granted.
(c)
The Board of Supervisors in its official written communication
to the developer, a copy of which shall be submitted to the Planning
Commission, shall indicate not only its decision but also findings
of fact resolving:
[1]
The extent to which the development plan is or is not consistent
with the Clinton Township Comprehensive Plan;
[2]
The extent to which the development plan departs from zoning
and the subdivision regulations otherwise applicable to the subject
property, and the reasons why such departures are or are not deemed
to be in the public interest;
[3]
The purpose, location and amount of the common open space in
the development plan and proposals for maintenance and conservation
of the common open space;
[4]
The merits of the physical design including the manner in which
the design does or does not make adequate provisions for public services,
provide adequate control over vehicular traffic and furthers the amenities
of light and air, recreation and visual enjoyment;
[5]
The relationship, beneficial or adverse, of the proposed TND
to the neighborhood in which it is proposed to be established; and
[6]
The adequacy of the terms and conditions governing the development
intended to protect the interests of the public and the residents
of the TND if such development is carried out over a period of years.
(d)
The Secretary of Clinton Township shall certify two copies of
the official written communication. One copy shall be retained by
the Board of Supervisors and the other sent to the developer via certified
mail.
(e)
Tentative approval of a development plan, whether conditional
or unqualified, shall not qualify a plat of a TND for recording nor
authorize development or the issuance of any building or construction
permits. Except for the terms specified by a tentative approval, a
tentative approval shall not be modified or revoked nor otherwise
impaired by action of the municipality pending the applications for
final approval provided that the applications for final approval are
filed not later than 90 days after being granted tentative approval.
(f)
The approved tentative plan shall be submitted to the Butler
County Planning Commission for review and comments.
(g)
In the event that the development plan is given tentative approval
and thereafter, but prior to final approval, the developer shall elect
to abandon said development plan and shall so notify the Secretary
of Clinton Township in writing, or in the event the developer shall
fail to file application or applications for final approval within
the required period of time or times, as the case may be, the tentative
approval shall be deemed to be revoked and all that portion of the
area included in the development plan for which final approval has
not been given shall be subject to those local ordinances otherwise
applicable thereto.
D. Final development plan. After the preliminary development plan is
approved by the Planning Commission, the developer shall thereafter
submit detailed plans for any part or section of the land for which
he desires final approval. An application for final approval shall
be submitted to the Secretary of Clinton Township at least 14 days
prior to the regular Planning Commission meeting at which the application
is to be considered. The Planning Commission shall review the detailed
plans to determine if they comply with this section and with the overall
plan originally submitted by the developer and shall make recommendations
to the Board of Supervisors. No zoning or building permit shall be
issued until after approval by the Board of Supervisors of the detailed
plans for the section in which the proposed development is located.
Approval of any detailed plans shall lapse unless more than token
construction is started in this section within one year. No legal
or equitable conveyance of land or buildings within the development
may be made until the developer has complied with all applicable ordinances.
(1) The application shall contain, for the areas for which final approval
is sought, all requirements of the proposed plan and the written report
necessary to obtain tentative approval, and in addition:
(a)
Construction documents for the building of streets, sidewalks,
parking areas, sanitary sewer lines, water lines, storm drainage systems,
erosion and sedimentation control facilities and recreation;
(b)
Letters from the public suppliers of water and sewage disposal
stating they will serve the development;
(c)
Certificate from either the Department of Environmental Protection
of the Commonwealth of Pennsylvania or its successors or the Butler
County Conservation District stating that the erosion and sedimentation
control plan has been approved and that a permit has been issued for
earthmoving activity by the Department;
(d)
A certified performance bond, improvement bond, or other security
acceptable, to the benefit of the municipality in which the development
is located, the amount of bond equal to 110% of the estimated cost
for installation of all public improvements, such amount to be established
by the engineer designing the facilities in cooperation with the Township
Engineer. The Township Supervisors may require the posting of financial
security to secure the structural integrity of any improvements consistent
with standards authorized by the Pennsylvania Municipalities Planning
Code;
(e)
Any covenants and rights of easement, in the form in which they
will be filed as legal documents, affecting development; and
(f)
A written description indicating changes made in the tentative
plan required to secure tentative approval.
(2) In
the event the application for final approval has been filed, together
with all drawings, specifications and other documents in support thereof,
and as required by the official written communication of tentative
approval, the Board of Supervisors shall, within 45 days of such filing,
grant such development plan final approval.
(3) The
final development plan shall be deemed in substantial compliance with
the preliminary development plan, provided modification by the applicant
does not involve a change of any of the following:
(a)
Violate any provision of this section.
(b)
Vary the lot area requirement by more than 10% of the amount
specified on the approved preliminary development plan.
(c)
Increase the floor area proposed for nonresidential use by more
than 10% of the area specified on the approved preliminary development
plan.
(d)
Increase the total ground area covered by buildings by more
than 5% of the amount specified on the approved preliminary development
plan.
(4) Minor changes in the location, siting, and height of buildings and
structures may be authorized by the Board of Supervisors without additional
public hearings if required by engineering or other circumstances
not foreseen at the time the preliminary plan was approved and a positive
recommendation is received from the Planning Commission. No change
authorized by this subsection may cause any of the following:
(a)
A change in the use or character of the development.
(b)
An increase in overall coverage of structures.
(c)
An increase in the intensity of use.
(d)
An increase in the problems of traffic circulation and public
utilities.
(e)
A reduction in approved open space.
(f)
A reduction of off-street parking and loading space.
(g)
A reduction in required pavement widths.
(5) In the event the development plan as submitted contains variations
from the development plan given tentative approval, the Board of Supervisors
may refuse to grant final approval and shall, within 45 days from
the filing of the application for final approval, so advise the developer
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.
In the event of such refusal, the developer may either:
(a)
Refile his application for final approval within 60 days without
the objectionable variations; or
(b)
File a written request with the Board of Supervisors that it
hold a public hearing on this application for final approval. If the
developer wishes to take either such alternate action, he may do so
at any time within which he shall be entitled to apply for final approval,
or within 30 additional days it the time for applying for final approval
shall have already passed at the time when the developer was advised
that the development plan was not in substantial compliance. In the
event the developer shall fail to take either of these alternate actions
within said time, he shall be deemed to have abandoned the development
plan. Any such public hearing shall be held pursuant to public notice
within 30 days after request for the hearing is made by the developer,
and the hearing shall be conducted in the manner prescribed in this
section for public hearings on applications for tentative approval.
Within 30 after the conclusion of the hearing, the Board of Supervisors
shall by official written communication either grant final approval
to the development plan or deny final approval. The grant or denial
of final approval of the development plan, in cases arising under
this section, shall be in the form and contain the findings required
for an application for tentative approval.
(6) A development plan, or any part thereof, which has been given final approval shall be so certified without delay by the Board of Supervisors and shall be filed within 15 days after the grant of final approval in the office of the Butler County Recorder of Deeds before any development shall take place in accordance therewith. Unless the development plan or part thereof is so recorded, no construction shall commence on the project site. Upon the filing of record of the development plan, the zoning and subdivision regulations otherwise applicable to the land included in such plan shall cease to apply thereto. Pending completion within a reasonable time of said planned development, or of that part thereof, as the case may be, that has been finally approved, no modifications of the provisions of said development plan, or part thereof, as finally approved, shall be made except with the consent of the developer. Each structure in the development will require a separate building permit. Not later than the date on which the finally approved plan is recorded, the developer shall post with the Township the certified performance bond required by Subsection
D(1)(d) above.
(7) In the event that a development plan, or a section thereof, is given
final approval and thereafter the developer shall abandon such plan
or the section thereof that has been finally approved, and shall so
notify the Board of Supervisors in writing; or, in the event the developer
shall fail to commence and carry out the planned development within
the schedule projected and approved in the application for tentative
approval, or such amendment as subsequently mutually agreed to by
the developer and the Board of Supervisors, no development or further
development shall take place on the property included in the development
plan until the property or portion not yet developed is reclassified
by enactment of an amendment to this chapter, placing it in an appropriate
zoning district.
(8) If the sequence of construction of various portions of the development
is to occur in stages, then the open space and/or recreational facilities
shall be developed, or committed thereto, in proportion to the number
of dwelling units intended to be developed during any given stage
of construction as approved by the Board of Supervisors. Furthermore,
at no time during the construction of the project shall the number
of constructed dwelling units per acre of developed land exceed the
overall density per acre established by the approved final development
plan.
[Added 7-13-2020 by Ord.
No. 2020-01]
A. A TND may be resold after final completion of all phases of the final
development plan.
B. All sections of a sold planned development shall be controlled by
the final development plan.
[Added 7-13-2020 by Ord.
No. 2020-01]
A. After general construction commences, the Clinton Township Zoning
Officer shall review, at least once every six months, all building
permits issued and compare them to the overall development phasing
program. If he determines that the rate of construction of residential
units, or nonresidential structures substantially differs from the
phasing program, he shall so notify the developer and the Board of
Supervisors in writing. Thereafter, the Board of Supervisors may issue
such orders to the developer as it sees fit, and upon continued violation
of this subsection may suspend the developer from further construction
of dwelling units or nonresidential structures until compliance is
achieved.
B. The Board of Supervisors shall require a performance bond be furnished
and filed with the Township Secretary for private improvements. An
escrow agreement and account approved by the Township Solicitor as
to form and content shall be required in the amount of 125% of the
estimated construction cost and engineering for each phase of development.
These funds may be dispersed upon certification by the project engineer
and by the Township acting through the Township Engineer. Said escrow
shall accompany the request for final approval to ensure completion
of all public site improvements, streets, parking areas, sewers, utilities,
landscaping, plantings and screening.
C. Before any building permit may be issued in the planned development,
all agreements, contracts, deed restrictions and sureties shall be
in a form acceptable to the Township, all sureties required shall
be provided, and all payments due to the Township or its agents shall
be made.
D. Sureties regarding completion of development shall generally take
the form of sureties by a corporate surety company licensed to do
business in the Commonwealth of Pennsylvania, although in specific
cases other forms of surety may be found to be acceptable to the Township.
E. Sureties for continuing operation and maintenance of areas, facilities
and functions not to be a responsibility of the Township and performed
at general Township expense may take any form acceptable to the Township,
but shall include agreement that if operation and maintenance of such
areas, facilities and functions is not continued as set forth in the
final plan and report, the Township may, in addition to other remedies,
operate and maintain such areas, facilities and functions in the manner
required in the final plan and report, with costs assessed ratably
against properties within the development having right of use of such
areas, facilities and services and such costs shall become a lien
on said properties.
F. In the event that a development plan, or a section thereof is given
final approval and thereafter the developer shall abandon such plan
or the section thereof that has been finally approved and shall so
notify the Planning Commission in writing; or, in the event the developer
shall fail to commence and carry out the TND within such reasonable
period of time as may be fixed by ordinance after final approval has
been granted, no development or further development shall take place
on the property included in the development plan until after the said
property is resubdivided and is reclassified by enactment of an amendment
to the Clinton Township Comprehensive Zoning Ordinance in the manner
prescribed for such amendments.
G. Any decision of the Board of Township Supervisors in granting or
denying tentative or final approval of a Traditional Neighborhood
District plan shall be subject to appeal to a court in the manner
as provided for in the Pennsylvania Municipalities Planning Code,
Act 247, as amended.
[Added 7-13-2020 by Ord.
No. 2020-01]
As a prerequisite to issuance of final approval, the developer
shall reimburse Clinton Township for all expenses and disbursements
incurred by it in connection with the application. This shall include,
but not be limited to, fees and expenses of planners, professional
engineers and/or registered surveyors, Building Inspectors, electrical
engineers, traffic engineers, Township and community impact studies,
legal expertise, and such professional services as shall be deemed
necessary by the Clinton Township Planning Commission and the Board
of Supervisors.
[Amended 7-13-2020 by Ord. No. 2020-01; 5-22-2023 by Ord. No. 2023-01]
Town Center District shall be designated in the Township of
Clinton and is enacted by zoning amendment.
[Amended 7-13-2020 by Ord. No. 2020-01; 5-22-2023 by Ord. No. 2023-01]
The Town Center District is established to provide for mixed
commercial and residential neighborhoods and distinct development
that preserve a sense of place, integrated transportation options
(including walkability) and includes public space as the heart of
the development.
A. Procedures.
(1) The Town Center District is depicted on the Zoning Map. Any parcel that otherwise meets the standards of this article may activate the Town Center District through conditional use application. The application for and approval of a Traditional Neighborhood Development District conditional use approval shall be consistent with procedures of §
185-72 under this article. The developer shall meet all conditional use approval standards as well as submittal of a tentative plan and final plan under that article. In addition, the conditional use sketch plan shall include concept sketches of proposed new buildings.
(2) The tentative plan submittal shall include a narrative and elevation
perspective drawings that illustrate conformity to any design manual
adopted by the Township.
B. Allowable uses and standards.
Table 185-78A
Town Center District Table of Allowable Uses*
|
---|
Permitted Principal Uses
|
Conditional Uses
|
---|
Single-family dwellings
|
Adaptive reuses
|
Multiple-family dwellings
|
Conversion of single-family dwellings
|
Second-floor residence above a business
|
Retail business
|
Personal care home or nursing home
|
Restaurants
|
Professional offices
|
Convenience stores/gas stations
|
Banks or financial institutions
|
Hotels
|
Personal services
|
Increase densities with TDRs (§ 185-61)
|
Churches or places of assembly
|
Alternative energy (§ 185-66 et seq.)
|
Family day-care homes
|
Short-term rentals
|
NOTES:
|
*
|
Buildings other than single-family dwellings must use public
water and sewage.
|
Table 185-78B
Town Center District Lot Standards*
|
---|
Dimension
|
Single-Family Dwellings
|
Permitted Uses
|
Conditional Uses
|
---|
Minimum lot area
|
5 acres
|
5 acres
|
5 acres
|
Minimum lot width
|
200 feet
|
200 feet
|
200 feet
|
Minimum front yard
|
75 feet
|
75 feet
|
75 feet
|
Minimum side yard
|
35 feet
|
35 feet
|
35 feet
|
Minimum rear yard
|
50 feet
|
50 feet
|
50 feet
|
Maximum height
|
35 feet
|
35 feet
|
35 feet
|
Maximum coverage
|
80%
|
80%
|
80%
|
NOTES:
|
*
|
Buildings other than single-family dwellings must use public
water and sewage.
|
C. Lot, yard, density and design standards.
(1) A minimum of 20% of any proposed development shall be reserved as
open space or common green areas. The use, ownership and configuration
of this open space shall be consistent with standards for Traditional
Neighborhood District. However, there is no minimum limit on the size
of a tract of open space. Greens, commons, squares, and parks shall
serve a variety of outdoor leisure and assembly needs of village residents
and enhance the form and appearance of the village. Greens, commons,
squares and parks shall be distributed throughout the proposed development.
Additional, smaller greens, commons and squares, no less than 8,000
square feet in size, shall be dispersed throughout the Village in
such a way that no lot is more than 1,250 feet from a green, common
or square.
(a)
All greens shall be planted with shade trees along their edges,
at intervals not greater than 40 feet.
(b)
The views of greens, commons and squares shall be maximized
by locating greenway land in "terminal vista" locations as often as
possible, such as the ends of streets at three-way intersections,
and/or along the outer edges of curving streets.
(2) Spatial relationships between buildings and other structures shall
be geometrically logical and/or architecturally formal. On a lot with
multiple buildings, those located on the interior of the site shall
front toward and relate to one another, both functionally and visually.
A lot with multiple buildings should be organized around features
such as courtyards, greens, or quadrangles that encourage pedestrian
activity and incidental social interaction among users. Buildings
shall be located to allow for adequate fire and emergency access.
Buildings shall be considered in terms of their relationship to the
height and massing of adjacent buildings, as well as in relation to
the human scale.
(3) Buildings shall be located to front toward and relate to public streets,
both functionally and visually, to the greatest extent possible. Buildings
shall not be oriented to front toward a parking lot. Blank windowless
walls shall be prohibited on facades of buildings.
(4) All parking lots shall be confined to rear yard areas.
(5) Buildings shall define the streetscape through the use of uniform
setbacks along the building line for each block. The building line
shall be generally continued across side yard setback areas between
buildings by using landscaping. The streetscape shall also be reinforced
by lines of closely planted shade trees, and may be further reinforced
by walls, hedges or fences which define front yards.
(6) Buildings shall generally have traditional sloping roofs with overhanging
eaves. Desired roof materials include shingle (both wood and asphalt
composition) and metal formed to resemble "standing seams." Roof color
should be traditional (which encompasses a wide variety of hues, but
which does not include white or tan composition shingles, or shiny
unpainted metal). The use of dormers and gables is encouraged to provide
visual interest.
(7) Exterior wall materials may include stucco, wood clapboarding (including
vinyl or aluminum imitation clapboard siding), native stone, or brick
of a shape, color and texture very similar to that found in the historic
villages and boroughs of the county. Specifically, prohibited shall
be brick that is white, tan, spray-painted, or used; except on rear
walls, all forms of concrete block shall also be prohibited. In addition,
concrete block and metal buildings shall also be excluded.
D. Residential design standards. The overall residential density of
a TND shall not exceed one dwelling unit per two gross acres within
any proposed TND tract.
(1) New residential lots in traditional neighborhood developments shall
not be located within 250 feet of PA Route 228.
(2) Single-family homes shall generally be designed so that approximately
2/3 are oriented with their gable-ends facing the street. At least
35% of the houses shall have a covered front entry porch, raised a
minimum of 18 inches above ground level. When front porches are screened,
they may be located within 10 feet of the front property line. (Those
enclosed with windows shall observe the minimum 15 feet front setback.)
(3) In general, there shall be at least 20 feet between any residential
building. Homes may be located at or within 10 feet of side lot lines
if that side either has no windows, or window sills are at least 64
inches above the finished floor elevation. Such design allows houses
to be located off center on their lots, so that one side yard may
be larger and therefore provide more usable outdoor space.
(4) Structures shall be placed close to the street within the TND, at
generally 1/4 of the width of lot or less.
(5) Residences housing more than one family shall be designed to emulate
traditional buildings of this nature in historic settlements in the
region (such as Saxonburg), or shall be designed to resemble large
single-family residences. No building housing more than one dwelling
unit shall have more than six units, except for townhouse units, which
may have blocks of up to 18 units sharing a common wall.
(6) If garages, carports or other accessory structures designed for accessory
parking of automobiles in the residential areas are front-loaded (i.e.,
having their large entry door facing the street), they shall generally
be set back at least 10 feet further from the front property line
than the foremost facade of the principal building facing the front
property line (stoops, porticos, open colonnades, and open porches
excluded).
(7) Buildings shall not be less than 1 1/2 stories in height, and
at least half the buildings in any single development for commercial,
mixed-use and institutional buildings shall be two stories in height,
with respect to the average ground grade along the front building
line.
(8) All multiple-family dwelling units shall have a private rear-yard
patio or upper-floor terrace. No multiple-family dwelling shall have
a unit area of less than 800 square feet.
E. Commercial design standards. All proposed commercial development
shall be of pedestrian scale, approximately of a maximum of 1/2 acre
to one acre in area, and shall be no longer or wider than 300 feet.
Primary entrance shall be through the main pedestrian accessway. All
commercial parking areas shall be either located in rear yard areas,
or designed as traditional downtown on-street parking (parallel or
angle). No single off-street parking area may exceed 10,000 square
feet.
(1) Commercial activities or parking areas may not occur on any lot that
borders a single-family residential use outside the proposed TND.
(2) New commercial buildings shall not contain more than 20,000 square
feet, (above grade) and those with more than 6,000 square feet of
floor space (above grade) shall be of two-story construction.
(3) Buildings in any commercial area shall generally be located close
together with minimal side yard areas, in order to form a fairly continuous
row of shop fronts.
(4) Sale of gasoline shall follow canopy and pumps design standards under §
185-21D(5).
(5) Commercial buildings shall have coverage of no greater then 10%.
(6) Drive-through facilities shall be permitted as an accessory to commercial
uses provided:
(a)
All drive-through entrances shall be designed to minimize conflict
with the pedestrian customers of the business. The portion of any
drive-through land abutting a building may not intersect with a pedestrian
building entrance.
(b)
A solid wall of at least 24 inches in height shall be emplaced
along all parking and drive-though lanes that abut a sidewalk.
(c)
Under no circumstances shall any public street serve as a drive-through
lane.
(d)
All drive-though lanes shall have a capacity to stack at least
six cars waiting for service.
F. Design standards for public and private improvements. New streets
proposed to be created as a part of any development proposal shall
be integrated closely with any Official Map of existing and future
streets. The Official Map may show the realignment and redesign of
certain intersections and road segments to facilitate traffic flow
and improve safety.
(1) Rectilinear street layouts are generally preferred, with occasional
diagonal elements to enhance visual interest, although curvilinear
layouts shall be acceptable when designed to interconnect and to produce
terminal vistas of protected open space or prominent structures.
(2) Streets shall be aligned so that their terminal vistas are of greens
of other open space, or civic or institutional buildings, wherever
possible. Where this is not possible, every effort shall be made to
terminate those streets with buildings of above-average size, whose
architecture shall be encouraged to be special in one way or another.
(3) Streets shall be interconnected as far as practicable, and they may
also be supplemented with back lanes or alleys. Where dead-end streets
are deemed to be unavoidable, continuous pedestrian circulation shall
be provided for by connecting sidewalks that link the dead end with
the next street (or open space).
(4) To the greatest extent practicable, streets shall be designed to
have maximum lengths of 600 feet between intersections, and maximum
lengths of 1,200 feet before terminating at three-way "T" intersections
or angling off in a diagonal direction. (This design approach helps
to reduce traffic speed, making the development friendlier to pedestrians.)
Blocks greater than 600 feet long shall generally be provided with
cross-block pedestrian connections at mid-block locations.
(5) Streets shall be laid out to promote pedestrian circulation and ease
of access from all points in the residential areas to any commercial
area.
(6) Easements shall be reserved to permit streets to be extended to allow
adjoining properties to be connected in the future, to implement any
Official Map or further implement the Multi-Municipal Comprehensive
Plan. Collector streets shall generally connect existing municipal
roads to central greens.
(7) All streets (except alleys) shall be provided with sidewalks, preferably
of brick, stone or concrete paving block in commercial areas. Streetlighting
shall utilize cast-iron posts that are decorative but not overly ornate
and, in order to ensure consistency, the final decision on their style,
height, color and brightness shall rest with municipal officials.
Streets, sidewalks, alleys, and footpaths shall be integrated into
the existing Township systems to the maximum extent possible.
G. Parking. All parking lots, except where there is a compelling reason
to the contrary, shall be located in the rear or side of buildings.
Off-street parking may be located within 500 feet of the principal
entrance of the building. In calculating total parking needs, if mixed-use
developments are shown to have different peak times, the Township
may grant a reduction in parking. The entrance to all off-street parking
lots or structures shall be designed to minimize pedestrian conflicts.
Parking lots located in side yard areas shall have a maximum lot width
of 60 feet.
H. Landscaping.
(1) If not existing, street trees shall be provided to the following
standards in residential developments:
(a)
Street trees shall be planted in the strip between cartway edge
and sidewalk.
(b)
Such trees shall be two inches to 2 1/2 inches in diameter,
measured at chest height, when planted, and shall be spaced at intervals
no greater than 40 feet along both sides of each street, including
arterial roads, but not including rear access lanes or alleys.
(c)
Species shall be selected according to the following criteria:*:
[1]
Cast moderate shade to dense shade in summer.
[2]
Long-lived (over 60 years).
[3]
Mature height of at least 50 feet.*
[4]
Be tolerant of pollution and direct or reflected heat.
[5]
Require little maintenance, by being mechanically strong (not
brittle) and insect- and disease-resistant.
[6]
Be able to survive two years with no irrigation after establishment.
[7]
Of a deep-rooted design, least likely to disturb sidewalks and
paving.
*
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NOTES: This criteria may be adjusted if street
trees are planted in proximity of either overhead or underground utilities.
The selection of specific tree species will be generally left to the
applicant. However, the planning agency or Township Board of Supervisors
may reject a selected species if there is clear evidence it cannot
be used successfully.
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(2) All common areas, transition areas between various land uses, setback
areas and other spaces shall be suitably landscaped.
I. Design manual. Pursuant to Section 708-A of the Pennsylvania Municipalities
Planning Code, Clinton Township may adopt a written and graphic design
manual for use in preparing traditional neighborhood development plans.
The manual is to be used by developers as a basic guide to the Township's
referred site and building design.