[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.
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.
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.
TND street and sidewalk standards.
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:
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.
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.
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.
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.
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.
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.
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.
Where a parking area is located in a courtyard, grass paver blocks may be used.
Pavement standards for all TND roads shall be per Upper Hanover Township Engineering Standards.
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.
Standards for TND residential uses.
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.
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.
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.
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.
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.
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.
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.
Vent-style fireplaces shall only be permitted at the rear of the unit.
All exterior lighting shall be coordinated and chosen from a selection of fixtures approved by the Board of Supervisors.
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.
Standards for TND nonresidential uses.
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.
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.
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.
Nonresidential areas shall include amenity areas with such things as outdoor seating, additional landscaping, specialty paving, fountains and similar.
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:
The minimum area for a village green shall be one acre.
Central location with convenient access from the surrounding neighborhood(s).
Majority of its areas as lawn, suitable for informal active recreation.
A gazebo, pavilions, fountain and/or paved plaza as a central gathering place, located to not interfere with lawn recreation activities.
Perimeter and internal landscaping that includes street trees and a variety of additional ornamental landscaping.
Additional landscape standards.
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, the following trees may be used as street trees in a TND:
Editor's Note: Appendix B is included at the end of this chapter.
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.
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.
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.
Sidewalks in a TND may be installed outside of road rights-of-way, subject to the provision of appropriate easements, as approved by the Township.