The Traditional Neighborhood (T-N) Overlay development
guidelines provide for alternative development options which will
advance the following community goals for new development in Springettsbury
Township:
A.
Encourage new development that reintroduces traditional
town and village character to the Township.
B.
Allow for compact, visually unified mixed-use developments
with a consistent building scale and integrated village greens, open
spaces and service-oriented commercial uses.
C.
Accommodate households of different sizes, ages and
incomes by providing a mix of housing styles, types and sizes.
D.
Minimize negative impacts of the automobile with an
interconnected and broadly rectilinear pattern of streets and alleys
that offers multiple routes for motorists, pedestrians and bicyclists
and provides connections to existing and future developments.
E.
Promote pedestrian and bicycle travel by providing
sidewalks, pedestrian- and bike-friendly streets, greenways, bike
paths and trail systems and by locating a mix of uses in close proximity
to each other.
F.
Protect and enhance natural and cultural features,
including historic resources, scenic viewsheds, natural topography,
woodlands, wetlands, stream corridors, steep slopes and prime agricultural
soils.
G.
Improve the efficiencies of public services and reduce
the cost of public and private infrastructure.
Each T-N District shall meet all of the following
minimum requirements:
A.
A T-N tract shall be at least 20 acres in total area.
B.
A T-N tract greater than 40 acres in area shall include
a neighborhood center.
C.
The T-N shall be connected to both a public water
supply system and sanitary sewer system.
D.
The T-N shall include open space in accordance with
this article.
E.
The T-N shall be generally consistent with the Comprehensive
Plan for Springettsbury Township.
F.
The T-N tract shall be developed according to a master
plan that depicts complete build-out of the T-N tract with common
authority and responsibility. If more than one person has an interest
in all or a portion of the T-N tract, all persons with interests in
any portion of the T-N tract shall join as applicants and shall present
an agreement, in a form acceptable to the Township Solicitor, guaranteeing
that the T-N tract as a whole shall be developed in accordance with
any approval granted under this article as a single T-N with common
authority and governing documents.
G.
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 housing and nonresidential uses. The master
plan is intended to be similar to what is commonly termed a "sketch
plan." 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.
(1)
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.
H.
The master plan and application for the traditional
neighborhood 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 Traditional
Neighborhood Development, then individual lots may be submitted for
approval under the Subdivision and Land Development Ordinance and
allowed uses may occur as permitted by right uses, provided the lots
and uses comply with the approved master plan.
The T-N shall be designed as a mixed-use neighborhood
in which residential, commercial, civic and open space uses are within
close proximity to one another. The development shall be designed
with a mix of housing types and sizes to allow a diversity of household
types. The T-N shall also provide a community focal point in the form
of public open space, civic space and/or retail use.
In order to promote a pedestrian-oriented development,
it is important to locate a mix of land uses in close proximity to
each other. The T-N shall consist of a mix of residential, commercial,
civic and open space uses as provided below.
B.
Neighborhood center areas shall comply with the following
general use requirements and may contain the permitted uses listed
below.
(1)
General use requirements.
(a)
T-Ns that are greater than 40 acres in area
shall provide a neighborhood center containing a mix of commercial,
residential, civic and/or open space uses. Said neighborhood center
shall comprise a minimum of 10% and a maximum of 30% of the total
gross land area of the T-N tract or 10 acres, whichever is smaller.
(b)
T-Ns that are greater than 100 acres may have
two neighborhood centers, located in two different areas of the T-N.
Said neighborhood center shall comprise a minimum of 10% and a maximum
of 30% of the total gross land area of the T-N tract. It is recommended
that the neighborhood center be located within approximately 1/4 mile
of all residential uses in the T-N.
(c)
No individual commercial or office use shall
exceed 6,000 square feet in gross floor area.
(d)
Sales of gasoline or other fuel shall not be
permitted.
(e)
Drive-through facilities shall not be permitted.
(f)
Commercial or institutional uses shall comprise
a minimum of 50% of the total square footage of the neighborhood center.
(2)
Commercial uses.
(a)
Personal services.
(b)
Professional offices, general offices, financial
offices and financial institutions, provided that no drive-through
service shall be provided.
(c)
Health club, educational businesses, including
music, art, dance or other cultural pursuits' instruction for individuals
and including instrument, art or other directly related sales.
(d)
Restaurants, including coffeeshops or teashops,
and delicatessens with inside and/or outside table service, but excluding
drive-through service.
(e)
Individual retail stores, shops or establishments,
including neighborhood grocery stores, pharmacies, bakery or confectionery
stores, bookstores, newsstands, gift shops, bicycle shops, specialty
foodstores, florists, art galleries, studios and shops of artists
and artisans.
(f)
Child or adult day-care facilities.
(g)
Another use which is determined substantially
similar by the Board of Supervisors during the conditional use process.
(3)
Residential uses.
(a)
Single-family attached dwelling.
(b)
Single-family semi-attached dwelling.
(c)
Two-family dwelling.
(d)
Multifamily dwelling.
(f)
Residential units located on upper floors above
commercial uses.
(g)
Live-work units consisting of a first floor
office or work area use of no more than 1,000 square feet and within
the same structure as a residential dwelling. Live-work units shall
conform to uses and standards established for home occupations.
(6)
Permitted accessory uses.
To accommodate a diversity of age and incomes,
the T-N shall contain a mix of each of the permitted residential uses.
A.
Detached single-family dwellings shall constitute
a minimum of 40% and a maximum of 60% of all dwelling units in the
T-N tract.
B.
Single-family detached dwellings shall be dispersed
throughout the T-N such that:
(1)
A minimum of 20% of the single-family detached dwellings
shall be located immediately adjacent to or immediately across a street
from and facing semidetached single-family dwellings, attached single-family
dwellings, two-family dwellings, or live-work units.
(2)
No more than 50% of the single-family detached dwellings
shall be designed to include an accessory apartment.
The maximum density for dwelling units within
a T-N shall be determined as follows.
A.
Begin with total land area of the development tract,
after deleting existing rights-of-way of existing streets.
E.
Multiply the resulting acreage by the "Maximum Density
Factor" in the chart below to determine the maximum number of permitted
dwelling units within the development.
|
T-N Residential Densities
| ||
|---|---|---|
|
Zoning District
|
Maximum Density Factor
(units per acre)
| |
|
N-C, R-7 or R-10 District
|
4.0
| |
|
M-U or R-1 District
|
9.0
| |
|
Note: This method of calculating density does
not require the deletion of stormwater detention basins, shared parking
areas, new streets, new common recreation areas, new alleys or similar
features; therefore, the actual density that could be achieved on
a "net" tract of land would be higher than the density factors listed
above.
|
The T-N shall be designed with an interconnected
and broadly rectangular pattern of blocks, streets and alleys defined
by buildings, public open space and streetscapes. The T-N shall be
compact and designed at a human scale. A compact development can promote
a more efficient use of the land and lower the costs of infrastructure
and public services. Compact development patterns can also promote
social interaction by including a diversity of uses and encouraging
pedestrian movement.
A.
All dwelling units shall be located within 1/4 mile
of a common, green, square or trail.
B.
No more than two contiguous dwelling units shall have
the some continuous roof ridgeline.
C.
Front facades shall be visually articulated. The preferred
method of facade articulation shall be staggered offset facades constructed
such that no more than two dwelling units in any one building have
more than 60% of their front facade on the same vertical plane as
any other dwelling unit in the same building. Where offsets are not
possible or practical, the following methods of visual articulation
will be considered:
D.
For attached single-family dwellings, no more than
eight dwelling units shall be in any one structure.
E.
At least one public entrance of each residential principal
structure shall be oriented towards the front lot line or street side
lot line. Vehicular openings, such as those for garages and carports,
shall not constitute a public entrance.
F.
The front and street side exterior walls of each residential
principal structure shall each contain a minimum of 15% of transparent
or translucent materials on each story below the roofline. Garage
facades shall be included in the transparency/translucency calculation.
G.
Pedestrian access from the public sidewalk, street
right-of-way or driveway to the front doorway of the residential principal
structure shall be provided via an improved surface.
H.
In order to make the living area of a residence more
visually dominant than its parking facilities, all garages or carports
(whether detached, attached to or incorporated within the principal
structure) shall be recessed at least 10 feet behind the front facade
of the principal structure or required minimum front yard setback,
whichever is greater. When an alley is present, garages shall be located
in the rear yard and accessed through the alley.
I.
A porch may extend into the required front yard setback
up to eight feet. Roof projections (eaves) may extend beyond the eight
feet but not extend into the required setback more than 10 feet. Wherever
such an extension into the front yard setback has been approved, no
other modification of front yard setback standards shall be approved
by the Zoning Officer.
J.
Where several attached single-family dwellings are
located on one lot, the following separation distances shall be applicable:
(1)
Front-to-front, rear-to-rear, or front-to-rear parallel
buildings shall have at least 30 feet between faces of the building.
If the front or rear faces are obliquely aligned, the above distances
may be decreased by as much as 10 feet at one end, if increased by
similar or greater distance at the other end.
(2)
A minimum yard space of 30 feet is required between
end walls of buildings where both end walls contain windows and 20
feet otherwise. If the buildings are at angles to each other, the
distance between the corners of the end walls of buildings where both
end walls contain window may be reduced to a minimum of 20 feet.
(3)
Minimum yard space of 30 feet is required between
end walls and front or rear faces of buildings.
Each T-N greater than 40 acres shall include
a neighborhood center. Each neighborhood center shall comply with
the following:
A.
As outlined in § 325-54, it is recommended that the neighborhood centers shall be located within approximately 1/4 mile of all residential uses and may contain a mix of commercial, residential, civic, institutional and open space uses. Commercial or institutional uses shall comprise a minimum of 50% of the total square footage of the neighborhood center. Retail uses should be those that support the day-to-day needs of local residents and should be complemented by compatible business, civic, institutional, residential and open space uses. The size and type of each use within the neighborhood center is restricted in order to ensure the neighborhood center is oriented to the local user.
B.
The neighborhood center shall not be located adjacent
to preexisting single-family homes located outside of the T-N development.
C.
The neighborhood center shall be constructed prior
to the completion of 50% of the planned housing units.
D.
The applicant may initially use all or a portion of
the neighborhood center as a sales office. If the applicant uses all
or a portion of the neighborhood center as a sales office, the applicant
shall ensure that not less than 50% of the floor area of that portion
shall be converted to neighborhood center uses authorized in § 326-15-6
upon the sale of 30% of the dwelling units in the T-N. The applicant
shall further ensure that not less than 75% of the floor area of the
neighborhood center used as a sales office shall be converted to neighborhood
center uses upon the sale of 75% of the dwelling units in the T-N.
E.
The maximum land area permitted to be devoted to the
total of all neighborhood center uses shall be no less than 10% and
no more than 30% of the gross land area of the T-N tract.
F.
Pedestrian access.
(1)
Direct pedestrian access shall be provided from the
principal entrance of each principal structure.
(2)
Pedestrian access shall be provided from the rear
parking facilities to the ground floor uses, either through rear building
entrances, pedestrianways 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.
G.
At least one public entrance of all principal structures
shall be oriented towards the street. Vehicular openings such as those
for garages and carports shall not constitute a public entrance.
H.
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.
I.
The front and street side exterior walls of each principal
structure shall each contain a minimum of 15% of transparent or translucent
materials on each story below the roofline. Garage facades shall be
included in the transparency/translucency calculation.
J.
Parking facilities shall be permitted only to the
rear or side of the principal structure. No parking shall be permitted
in the front yard.
The T-N shall be designed with an interconnected
network of circulation systems that facilitates vehicular, pedestrian
and bicycle use. An interconnected street pattern will create multiple
routes in the development and limit the use of isolated culs-de-sac.
Bikeway and trail systems will complement the street network. Narrow
streets which utilize traffic-calming techniques will promote pedestrian
use as will a compact mixed-use development pattern.
The circulation system shall provide functional
and visual links within the T-N 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 be bordered
by sidewalks on both sides.
(3)
Sidewalks shall be provided along existing streets
connecting the T-N to existing or future development adjacent to the
T-N.
(4)
Sidewalks shall be not less than five feet in width.
(5)
Trails shall be not less than eight feet in width.
(6)
Sidewalks shall be separated from street curbs by
a planting strip not less than six feet wide. In the neighborhood
center, the sidewalk width may be increased to 10 feet wide and include
grated tree wells and decorative paving used in lieu of planting strips.
B.
C.
Vehicular circulation. Motor vehicle circulation shall
be designed to minimize conflicts with pedestrians and bicycles. Traffic-calming
features, such as neck downs, chicanes, traffic circles and medians,
may be used to encourage slow traffic speeds.
(1)
General guidelines for street design:
(a)
Streets shall be designed and located so as
to minimize alteration of topography, natural water bodies and areas
of significant vegetation.
(b)
Streets shall accommodate safe pedestrian movement
and bicycle traffic.
(c)
Street design shall incorporate traffic-calming
techniques.
(d)
Streets shall be designed with minimized asphalt
areas so as to limit impervious area.
(2)
Street hierarchy. Each street within a T-N shall be
classified according to the following:
(a)
Boulevard. Provided with a landscaped median,
the boulevard is a short-distance connector between residential areas
and core areas such as the neighborhood center and open space uses.
Boulevards may also provide circulation around squares or neighborhood
parks.
(b)
Main street. Main streets provide access to
neighborhood centers and multifamily residential uses but are also
part of the T-N's major street network.
(c)
Local street. Provides access to all residential
uses. On-street parking is permitted on both sides of the street.
(d)
Neighborhood street. Provides access to single-family
and semidetached residential uses and connects streets of lower and
higher function. On-street parking is permitted on only one side of
the street.
(e)
Alley. Provides secondary access to properties.
Utilities may be located within alley rights-of-way.
(3)
Street layout.
(a)
Streets shall terminate at other streets or
at public land, except main streets and local streets that may terminate
in stub streets when such streets act as connections to future phases
of this or adjacent development.
(b)
Local streets and neighborhood streets may terminate
other than at other streets or public land when there is a connection
to the pedestrian-and-bicycle-path network at the terminus.
(4)
Center-line turning radii. Tight turning radii at
street intersections shorten pedestrian crossings and inhibit drivers
from turning corners at high speeds.
(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.
(a)
Within residential areas, the minimum clear
sight triangle shall be 45 feet for intersections of access drives
and streets and for intersections of streets with streets other than
existing or proposed collector streets.
(b)
Within the neighborhood center, the minimum
clear sight triangle shall be 25 feet for intersections of access
drives and streets and for intersections of streets with streets other
than existing or proposed collector streets.
(c)
The minimum clear sight triangle shall be 100
feet for intersections of streets with existing or proposed collector
streets.
The chart below describes the street design
standards for the T-N overlay. The figure illustrates required and
recommended design.
|
Street Design Standards
| ||||||||
|---|---|---|---|---|---|---|---|---|
|
Street Type
|
No. Travel Lanes
|
Pariing
|
Sidewalks
|
Minimum Lane Width
(feet)
|
Minimum ROW Width
(feet)
|
Curb
|
Maximum Curb Radii
(feet)
|
Minimum Design Speed
(mph)
|
|
Boulevard
|
2
|
When necessary
|
Yes
|
12*
|
varies with
median
|
Yes
|
25
|
25
|
|
Main street
|
2
|
2 sides
|
Yes
|
11
|
58
|
Yes
|
20
|
25
|
|
Local street
|
2
|
2 sides
|
Yes
|
10
|
56
|
Yes
|
20
|
25
|
|
Neighborhood street
|
2
|
1 side
|
Yes
|
10
|
48
|
Yes
|
20
|
25
|
|
Alley
|
1
|
No
|
No
|
8
|
16
|
No
|
10
|
n/a
|
|
*
|
NOTE: Street width does not include width of
median.
|
 |
A minimum of 30% of the T-N tract shall be devoted
to common open space.
A.
Open space shall be designed and arranged to achieve
as many of the following objectives as possible:
(1)
Protection of important natural, historic and cultural
resources.
(2)
Preservation of scenic views from inside and outside
the development, from public roads and neighboring properties.
(3)
Provision of new and/or connection with existing trails,
greenways, bikeways, linear parks or open space on adjoining parcels.
(4)
Provision of usable play areas, recreation areas and/or
equipment made conveniently accessible to residents throughout the
T-N.
(5)
Establishment of public open space, including public
greens, squares and commons, as a focal point of the T-N.
(6)
Interconnection of areas of proposed open space within
the T-N with existing or planned open space or recreational facilities
on lands adjoining the T-N tract.
B.
The applicant shall demonstrate the specific measures employed to achieve the objectives in Subsection A through the provision of an open space plan depicting all proposed elements of the common open space. Each open space plan shall include:
(1)
The location and size of proposed commons, greens
and/or squares.
(2)
Identification of connections among proposed areas
of open space within the T-N tract and connections of proposed areas
of open space on the T-N tract with elements of open space on adjoining
tracts if such exists or is proposed.
(3)
Location, type and size of proposed recreational equipment.
(4)
Location and size of trails, greenway or other pedestrian
linkages, including the proposed surface treatment.
C.
In all T-Ns, regardless of the total amount of open
space provided, not less than 50% of the required open space shall
meet all of the following criteria: 1) The land shall not contain
floodplains, wetlands, steep slopes or other natural features which
would render the land unbuildable under applicable ordinances and
regulations. For the purposes of this section, unbuildable land is
land on which a principal structure cannot be constructed. 2) The
land shall not contain stormwater management facilities. The remaining
portion of the required open space may contain floodplains, wetlands,
steep slopes and similar features.
D.
The arrangement and configuration of the open space
shall relate to the design of the T-N and shall be usable by and/or
accessible to residents of the proposed development. Strips of land
along the perimeter of the T-N tract or separating proposed lots within
the T-N shall not be counted as open space to meet the required minimum
unless such land is improved with walking trails, fitness stations
or other improvements acceptable to the Board of Supervisors or unless
such land is, in the opinion of the Board of Supervisors, integrated
and integral to the overall open space design.
E.
Each T-N containing 150 or more dwelling units shall be provided with at least one public common or green containing not less than 20,000 square feet. Other greens, squares and commons of not less than 1,000 square feet shall be dispersed throughout the T-N. A green, square or common that meets the requirements of Subsection C above may be included within the required minimum open space.
F.
A hard- or soft-surfaced pedestrian and bicycle network
system linking development within the T-N shall be provided to connect
greens, squares and commons depicted on the open space plan. Access
to all such areas shall be provided from public streets or publicly
accessible private streets. Where necessary, easements shall be provided
to accommodate pedestrian access as well as access for maintenance
equipment and bicycles.
For the purpose of ownership, maintenance and
preservation of common open space, as well as the ownership of all
streets and alleys, the developer shall establish a property owners'
association in accordance with one or more of the following provisions:
A.
There shall be provisions to ensure that the open
space shall continue as such and be properly maintained. Any of the
following methods and no other may be used, either individually or
together, to preserve, own and maintain open space:
B.
The following specific requirements are associated
with each of the various methods:
(1)
Homeowners' association: the establishment of a nonprofit
homeowners' association. If a homeowners' association is formed, it
shall be governed according to the following:
(a)
The landowner or developer shall provide the
Township with a description of the organization, including its bylaws
and methods for maintaining open space, which shall be acceptable
to the Township and its Solicitor.
(b)
The organization is to be organized by the landowner
or developer and operating with financial subsidy by the landowner
or developer, if necessary, before the sale of any lots within the
development.
(c)
Membership in the organization is mandatory
for all purchasers of dwelling units therein and their successors.
(d)
The members of the organization shall share
equitably the costs of maintaining and developing open space in accordance
with procedures established by them. If a member fails to pay his
pro rata share, then a lien against an individual property may be
made in accordance with the provisions for the same in the bylaws
of the organization.
(e)
The organization shall be responsible for maintenance
of and insurance and taxes on open space.
(f)
The organization shall have or hire adequate
staff to administer common facilities and maintain the open space
to the satisfaction of the Township Board of Supervisors.
(2)
Condominium association. The open space may be controlled
through the use of condominium agreements. Such agreements shall be
in conformance with the Unit Property Act of 1963, as amended from
time to time. All open space land shall be held as common element.
(a)
The landowner or developer shall provide the
Township with a description of the organization, including its bylaws
and methods for maintaining open space, which shall be acceptable
to the Township and its Solicitor.
(b)
The organization is to be organized by the landowner
or developer and operating with financial subsidy by the landowner
or developer, if necessary, before the sale of any lots within the
development.
(c)
Membership in the organization is mandatory
for all purchasers of dwelling units therein and their successors.
(d)
The members of the organization shall share
equitably the costs of maintaining and developing open space in accordance
with procedures established by them. If a member fails to pay his
pro rata share, then a lien against an individual property may be
made in accordance with the provisions for the same in the bylaws
of the organization.
(e)
The organization shall be responsible for maintenance
of and insurance and taxes on open space.
(f)
The organization shall have or hire adequate
staff to administer common facilities and maintain the open space
to the satisfaction of the Township Board of Supervisors.
(3)
Transfer to a private conservation organization. With
permission of the Township, the landowner or developer may transfer
either the fee-simple title with appropriate deed restrictions running
in favor of the Township or the development rights or easements to
a private, nonprofit organization, one of whose purposes is to conserve
open space land, provided that:
(a)
The organization is acceptable to the Township
and is a bona fide conservation organization with perpetual existence.
(b)
The organization is chartered under the laws
of the state to administer deed restrictions limiting eventual disposition
of such property for the purposes stated in its articles of incorporation.
(c)
The conveyance contains appropriate provisions
for reversion or retransfer in the event that the organization becomes
unwilling or unable to continue to function.
(d)
A maintenance agreement acceptable to the Township
is entered into by the landowner or developer and the organization.
C.
The applicant for any proposed traditional neighborhood
development shall arrange with the York County Board of Assessment,
when applicable, a method of assessment of the open space which will
allocate to each tax parcel in the subdivision a share of the total
assessment for such open space. Where this alternative is to be utilized,
the method of allocation shall be approved by the Township Board of
Supervisors.
A.
Landscape plan. The applicant shall provide a landscape
plan, prepared by a registered landscape architect, for all areas
of the T-N. The landscape plan shall include the following:
(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 open space.
(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.
B.
Street trees. Shade trees shall be provided and installed
in accordance with the landscape plan.
C.
Landscaping and screening.
(1)
Landscaping and screening shall be required for the
following areas when fronting public streets, sidewalks or trails
or when abutting residential uses:
D.
Perimeter landscaping shall be provided along the
exterior boundaries of the T-N development in conformance with the
following:
E.
Parking lot landscaping. All parking lots fronting
public streets or sidewalks and all parking lots abutting residential
uses shall provide:
(1)
Screening a minimum of three feet high and a maximum
of five feet high.
F.
Existing trees. Existing trees shall be protected
to prevent unnecessary destruction.
Streetlighting shall be provided along all streets
and is intended to increase both pedestrian and vehicular safety as
well as enhance the character of the T-N. More frequently placed smaller-scale
lights, as opposed to fewer, taller, high-intensity lights, should
be used. The scale of lighting fixtures and the illumination provided
must be appropriate for both pedestrian and vehicular movements. Streetlights
shall be provided in a manner consistent with the architectural guidelines
and acceptable to the Township.
A.
Provision. Off-street parking shall meet the regulations set forth in Article XXV herein, except that additional visitor parking shall be provided for each residential unit in which parking is located in the rear yard and accessed by an alley, according to the following ratio and design standards:
(1)
At least 0.2 parking spaces shall be provided.
(2)
Parking spaces shall be grouped in lots of not more
than four spaces each.
(3)
At least one visitor parking lot shall be located
within 0.25 miles of each residence with rear yard parking.
(4)
Whenever possible, visitor parking lots shall be incorporated
into commercial open space, recreation or other community features.
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 finds that projected average daily traffic of the roadway
will permit such reductions.
Prior to the issuance of any permits for development
within a T-N, 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 the 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 § 325-47F through H in the form of a sketch plan of the T-N 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)
A location map with sufficient information to
enable the Township to locate the property.
(d)
A North arrow.
(e)
Approximate tract boundaries.
(f)
Name of the municipality or municipalities in
which the project is located, including the location of any municipal
boundaries if located within the vicinity of the tract.
(g)
Delineation of residential and neighborhood
center areas.
(h)
Distance to the closest public water and sewer
facilities.
C.
Formal application. An applicant who desires to develop
under the T-N option shall submit an application for conditional use
approval, together with the following:*
(1)
The plotting of all existing adjacent land uses and
lot lines within 200 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.
(2)
A list of site data, including but not limited to
the following:
(a)
Total acreage of the tract.
(b)
Zoning district.
(c)
Proposed gross area of the development.
(d)
Proposed number of dwelling units and the mix
of dwelling types.
(e)
Acreage of all street rights-of-way proposed
for dedication.
(f)
Acreage and percentage of common open space.
(g)
Acreage to be sold to individual owners.
(h)
Acreage to be retained by landowner.
(i)
Acreage of any commercial, civic or institutional
use.
(j)
Proposed number of parking spaces.
(3)
The proposed location and dimensions of all streets,
access drives, parking compounds, sidewalks, pedestrian trails, bikeways
and curbing.
(4)
The proposed location of all lot lines with approximate
dimensions.
(5)
The approximate size of all lots in square feet or
acreage.
(6)
The proposed location and configuration of all buildings.
Single-family detached, single-family semidetached and two-family
dwelling units may be schematic in configuration. Identification of
building type with number of dwelling units in each multiunit building.
(7)
The proposed location, size and use of all common
open space areas, structures and recreation facilities.
(8)
A proposed phasing plan for the T-N.
(9)
A descriptive 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 in accordance with the purposes outlined in § 325-45. The applicant shall take appropriate steps to conserve these resources and shall identify efforts which have been made to mitigate impacts to these resources. Resources depicted on the plan shall include, but shall not be limited to, the following:
(10)
Open space plan identifying all features required by § 325-59. The open space plan shall also include a written statement describing the applicant's proposal for future ownership and maintenance of the open space.
(11)
Landscape plan providing a complete proposal for landscaping and planting of the T-N and identifying all features required by § 325-61.
(12)
Streetlighting plan providing a complete proposal for the location and installation of streetlighting to serve the T-N as outlined by § 325-62.
(14)
Architectural guidelines for the T-N, which
shall include building styles, proportions, massing and detailing.
(16)
Required application fee.
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*
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*NOTE: No application shall be considered complete
without all of the above-listed items. The Township shall not accept
incomplete applications for conditional use approval to use the T-N
option.
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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-N 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, an applicant may make minor revisions
to the T-N without additional conditional use approval for the following
revisions. Alteration of any of the following items:
(1)
Increase in the number of dwelling units or decrease
in the number of dwelling units not in excess of 10%.
(2)
Change in the percentage or mix of each type of dwelling
unit by no more than 10% and still within the parameters of § 326-15-6.
(3)
Change in the amount of nonresidential building area
or land area to be devoted to nonresidential uses of not more than
10%.
(4)
Change in the amount of open space areas by not more than 10% and still within the parameters of § 325-59 or change in the location of open space areas by not more than 800 feet.
(5)
Change in the minimum lot sizes for the residential
dwelling by not more than 10%.
(6)
Change in building setbacks by not more than 10%.
G.
An applicant who desires to make a change to an approved site plan which 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 which 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-N 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 which shall alter any of the following items shall demonstrate during the additional conditional use process that the revised site plan for the proposed T-N 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 in the number of dwelling units or
decrease in the number of dwelling units in excess of 10%.
(b)
Change in the percentage or mix of each type
of dwelling unit.
(c)
Change in the amount of nonresidential building
area or land area to be devoted to nonresidential uses.
(d)
Change in the amount or location of open space
areas.
(e)
Change in the minimum lot sizes for the residential
dwellings.
(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
which shall either be impractical or detract from the appearance or
function of the proposed T-N.
(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-N, 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 serves the intended purposes and goals of the T-N as expressed in § 325-45.
B.
Such modifications of design standards would not result
in adverse impact to adjoining properties or to future inhabitants
within the T-N.
C.
Such modifications will not result in an increase
in residential densities permitted for the T-N.
D.
Such modifications will not result in a decrease in open space below that required in § 325-59 for the T-N.
E.
The extent of modification provides the minimum amount
of relief necessary to ensure compliance with the preceding criteria
in this article.
