[Added 10-11-2005 by Ord. No. 2005-11]
The provisions of this article shall be followed in the construction of a traditional neighborhood development (TND) in accordance with § 500-1409 of Chapter 500, Zoning. These provisions are in addition to other applicable regulation of this chapter. Should there be a conflict between these standards and others elsewhere in the chapter, these shall govern.
A.
An overall subdivision and/or land development plan
shall be submitted, regardless of whether the site will be developed
in separate phases. The overall plan should include both the residential
and nonresidential uses. It should be the intention of the plan to
provide a pedestrian-oriented traditional neighborhood development,
with both residential and nonresidential uses, preserving the existing
vegetation, rock formations, streams, floodplains, steep slopes and
other natural features to the maximum extent practical.
B.
Proposed elevations of buildings and samples of building
materials shall be submitted to the Board of Supervisors for approval.
Final determination on appropriateness of architectural details shall
rest with the Board of Supervisors.
C.
TND street and sidewalk standards.
(2)
Sidewalk, curbs and storm sewers shall be in accordance with § 425-410. Curbs shall be Belgian block on private streets and on public streets subject to Township approval when a homeowners' association or similar entity shall be responsible for the street's maintenance. An alternate layout for sidewalks may be approved by the Board of Supervisors as part of an overall pedestrian plan. In the event that an alternate layout is proposed, the following shall apply:
(a)
Sidewalks should link to pedestrian pathways
to provide movement through the open space areas. Pedestrian pathways
shall be paved and be six feet wide. Pavement material shall be varied
in texture and/or color to add interest to sidewalk areas and pathways
along private streets and on public streets when a homeowners' association
or similar entity shall be responsible for the street's maintenance.
(b)
Pavement material should be varied in texture
and/or color, particularly at intersections, crosswalks and in the
nonresidential areas. Pavement differentiation is required on private
streets and on public streets when a homeowners' association or similar
entity shall be responsible for the street's maintenance.
(c)
Sidewalks may be adjacent to the curb in parking
courtyards or where the roadway is widened to provide for on-street
parking, provided they are level and not part of any driveway apron.
(3)
TND collector streets shall have an ultimate
right-of-way of 60 feet with a thirty-four-foot cartway, with a minimum
horizontal center-line radius of 300 feet and minimum curb radii of
25 feet. Parking and individual residential driveway accesses are
not permitted on TND collector streets.
(4)
TND through streets shall have an ultimate right-of-way
of 50 feet with a twenty-four-foot cartway, with a minimum horizontal
center-line radius of 150 feet and minimum curb radii of 25 feet.
Cartway width may be increased to accommodate on-street parking. Individual
residential driveway access is not permitted on TND through streets.
(5)
Residential streets shall have an ultimate right-of-way
of 40 feet with a twenty-four-foot cartway, with a minimum horizontal
center line radius of 100 feet and minimum curb radii of 25 feet.
The horizontal center-line radius may be reduced if the applicant
proves to the Township Engineer's satisfaction that both emergency
and passenger vehicles can safely and efficiently negotiate the proposed
minimum center-line radius. Cartway width may be increased to accommodate
on-street parking. Residential streets may be public or private.
(6)
Alleys shall have a twenty-foot access easement
and an eighteen-foot paved cartway. Alleys shall be privately owned
and maintained by a homeowners' association.
(7)
Where a parking area is located in a courtyard,
grass paver blocks may be used.
(8)
Pavement standards for all TND roads shall be
per Upper Hanover Township Engineering Standards.
D.
Lighting. All lighting shall be coordinated throughout the residential and nonresidential portions of the development and chosen from a selection of fixtures approved by the Board of Supervisors. The applicant shall provide sufficient lighting for the convenience and safely of residents and visitors along internal roads, at alley intersections, driveways, parking areas, sidewalks, and pathways, subject to approval by the Board of Supervisors, with the advice of the Township Engineer. All lighting shall be the responsibility of a homeowners' association, or similar entity, including operation, maintenance and utility costs. All lighting shall comply with the standards of § 425-419 of this chapter.
E.
Standards for TND residential uses.
(1)
Units shall be designed with a variety of architectural
styles and materials to avoid creating monotonous streetscapes. Single-family
attached units shall have no more than three units in a row with the
same roof color and front facade finish.
(2)
Where possible, plumbing vents, soil stacks
and other utilities that pierce the roof or wall of a unit shall be
located on the rear roof or wall. Satellite dishes may be on the rear
wall only.
(3)
Units with garage door(s) facing the street
shall have the garage doors painted a color that matches or complements
the primary elevation color of the unit.
(4)
At least 75% of all single-family detached units
constructed shall have a full or partial front porch. Minimum porch
dimension shall be six feet by six feet.
(5)
At least 50% of all single-family attached units
constructed shall have a full or front partial porch. Minimum porch
dimensions shall be six feet by five feet. A minimum of 20% of porches
must have a metal roof.
(6)
At least 75% of all single-family detached units
constructed shall have a raised first-floor level. The first-floor
level shall be a minimum of 24 inches above the elevation of the front
sidewalk. The exterior facade finish for the aboveground basement
level shall be identical to the remainder of the facade or other compatible
finish approved by the Township. The crawl space underneath the porch
shall be enclosed with lattice or similar.
(7)
Fencing in single-family attached units shall
only be permitted when used as privacy fencing between two dwelling
units at the rear of the building. Privacy fencing shall be a maximum
of six feet tall and shall extend no more than 12 feet from the rear
face of the building. Privacy fencing shall not completely enclose
a rear yard or patio area. Fencing in single-family detached units
shall be coordinated and chosen from a selection of fence styles approved
by the Board of Supervisors. Fencing located in the rear or side yard
shall be a maximum of four feet tall. Fencing located in a front yard
shall be a maximum of three feet tall. Chain link fencing shall not
be permitted.
(8)
Vent-style fireplaces shall only be permitted
at the rear of the unit.
(9)
All exterior lighting shall be coordinated and
chosen from a selection of fixtures approved by the Board of Supervisors.
(10)
Where a mailbox cluster(s) is provided for multiple
users, there shall be at least one parking space for every 20 mailboxes,
located within 50 feet of the mailboxes. The mailbox clusters should
be designed as a place for gathering with appropriate message boards
or kiosks, paving material, trash receptacles and landscaping.
F.
Standards for TND nonresidential uses.
(1)
Retail stores or restaurants shall have glass
facades between the height of three and eight feet for no less than
60% of the horizontal length of the building facade.
(2)
Exterior building materials and colors contribute
significantly to the visual impact of a building. The exterior building
skin shall be composed of one dominant facing material and not more
than two additional materials. The dominant material shall comprise
60% or greater of each building elevation.
(5)
Dominant facade colors must be low-reflectance,
subtle, neutral or earth-toned. The use of high-intensity colors,
metallic colors and black is prohibited. Building trim and accents
may feature brighter colors. Neon-tube lighting may not be used for
building trim or accent. Final determination on appropriateness will
rest with the Board of Supervisors.
(6)
Nonresidential areas shall include amenity areas
with such things as outdoor seating, additional landscaping, specialty
paving, fountains and similar.
G.
Open space and recreation facilities. The applicant shall provide sufficient space for active and passive recreation facilities and shall install recreation facilities in compliance with the requirements of § 425-503, Open space design and specifications and installation of recreation facilities, of this chapter, and § 500-804 of Chapter 500, Zoning. At the discretion of the Board of Supervisors, some of the required recreation facilities may be provided off site or a fee in lieu of a portion of the recreation facilities may be permitted. The open space should also include village green areas with the following characteristics:
(1)
The minimum area for a village green shall be
one acre.
(2)
Central location with convenient access from
the surrounding neighborhood(s).
(3)
Majority of its areas as lawn, suitable for
informal active recreation.
(4)
A gazebo, pavilions, fountain and/or paved plaza
as a central gathering place, located to not interfere with lawn recreation
activities.
(5)
Perimeter and internal landscaping that includes
street trees and a variety of additional ornamental landscaping.
H.
Additional landscape standards.
(1)
Street trees along private roads shall be located
between the curbline and the proposed sidewalk. Street trees in this
location are more conducive to traditional town planning principles,
will aid in the separation of vehicular and pedestrian circulation
patterns, and will create a safety zone for those pedestrians. To
minimize interference with sidewalks and utilities, tree species should
be chosen based on root characteristics; with respect to underground
utilities, tree spacing adjustments and/or tree relocation may be
permitted by the Township Engineer. Species with extensive surface
roots should be avoided. In addition to the trees listed in Section
2 of Appendix B,[1] the following trees may be used as street trees in a TND:
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Acer griseum
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Paperbark maple
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Carpinus betulas "fastigiata"
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Pyramidal european hornbeam
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Koelreuteria paniculata
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Goldenrain tree
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Ostrya virginica
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American hophornbeam
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Phellodendron amurense
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Amur corktree
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Tilia x euchlora
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Crimean linden
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[1]
Editor's Note: Appendix B is included at the end of this chapter.
(2)
Property line buffers shall be provided in accordance with § 425-500E. In areas where buffers are 10 feet or less, fencing or walls may be used in conjunction with proposed plantings as a design element in overall plan for the development. In these areas, plantings may be reduced, provided the intent of the chapter is met.
(3)
Site element screen shall be provided in accordance with § 425-500F. In areas where the space available for screening is limited, fencing or walls may be substituted for some of the required plant material as part of an overall landscape plan for the development provided the intent of the chapter is met.
(4)
Parking lot landscaping shall be provided in accordance with § 425-500H. Where smaller setbacks are used in a TND to provide parking in the rear of buildings, a reduction in perimeter planting and additional parking lot planting, in accordance with § 425-500H(1) and (4), may be approved as part of an overall landscape plan for the entire development, provided that parking areas are screened from view to an extent deemed appropriate by the Township; that vehicular headlight glare is minimized; and that shading for parking areas is provided.
