A.
Provisions for the Traditional Neighborhood Development (TND) Overlay
District have been enacted to:
(1)
Improve the function and appearance of various districts throughout
the Township as a means of implementing the Joint Comprehensive Plan
of Springfield Township and Clifton Heights Borough and the Goals,
Objectives, and Strategies contained therein.
(2)
Comply with Article VII-A, Traditional Neighborhood Development,
of the Pennsylvania Municipalities Planning Code, Act 247,[1] as amended, in particular, those purposes and objectives
listed in Section 701-A of Article VII-A[2] such as: encouraging innovation for mixed-use pedestrian-oriented
development; extending opportunities for housing; encouraging a more
efficient use of land; allowing for integrated, mixed-use, pedestrian-oriented
neighborhoods; establishing public greens; minimizing traffic congestion;
and fostering a sense of place and community.
(3)
Provide effective opportunities for infill development, mixed-use
development, and redevelopment, particularly along older commercial
corridors throughout the Township.
(4)
Enhance the Streetscapes of Springfield Township.
(5)
Minimize the width and number of existing and proposed curb cuts
to provide safe pedestrian circulation and control vehicular access
along Baltimore Pike, Sproul Road, Woodland Avenue, State Road, Saxer
Avenue, Powell Road, and Brookside Road.
(6)
Promote an enhanced, pedestrian friendly streetscape along Baltimore
Pike, per the "Green Boulevard" concept advocated in the Joint Comprehensive
Plan and depicted in Exhibit B,[3] Green Boulevard Plan, dated August 11, 2008, or as amended.
[3]
Editor's Note: Exhibit B is on file in the Township offices.
(7)
Promote context sensitive massing, proportion, height, articulation
and detailing of buildings, streetscape elements, signage, and landscaping
in accordance with the Manual of Written and Graphic Design Guidelines,
Exhibit A.[4]
[4]
Editor's Note: Exhibit A is included at the end of this chapter.
(9)
Provide opportunities for sustainable development on selected tracts
with direct access to a Principal Arterial and/or light rail transit
stations.
(11)
Provide increased housing opportunities for Springfield Township's
population of retirees.
(12)
Promote campus-type development, especially involving municipal
uses and complementary recreational and hospitality uses.
[Added 7-10-2012 by Ord. No. 1521]
B.
Applicability.
(1)
This Article applies to properties located within a TND Overlay District
as shown on the Springfield Township Zoning Map[7] dated March 22, 2010 or as amended, which is incorporated herein by reference and made a part of the Zoning Ordinance. The TND Overlay District is separated into six distinct overlay districts, each with specific regulations as set forth in this Article XIV and the Manual of Written and Graphic Design Guidelines, particularly Table A-1, Applicability of Exhibit A.[8]
[Amended 7-10-2012 by Ord. No. 1521]
(a)
TND-1 (Saxer Avenue);
(b)
TND-2 (Brookside Neighborhood);
(c)
TND-3 (Baltimore Pike);
(d)
TND-4 (Springfield Mall);
(e)
TND-5; and
(f)
TND-6.
[7]
Editor's Note: The Zoning Map is included at the end of this chapter.
[8]
Editor's Note: Exhibit A is included at the end of this chapter.
(2)
All new development and redevelopment located in a TND Overlay District
shall comply with the provisions set forth in the Manual of Written
and Graphic Design Guidelines, and specified in Table A-1, Applicability,
of Exhibit A.
(6)
All development within the TND-5 Overlay District that meets the
following Conditions of Eligibility shall be eligible for the TND-5
Overlay District:
(a)
Minimum Tract Area: 30 acres.
(b)
A minimum of 50% of the tract area shall be located within 1/2
mile of a SEPTA Regional Rail or Trolley Station.
(c)
The site shall have a minimum of 1,000 feet of frontage (lot
width) along a Principal Arterial, as designated in the Springfield
Township Joint Comprehensive Plan, or as amended.
(d)
The TND-5 Overlay shall be a Conditional Use. Any tract to be
developed as a TND shall be governed by the Conditional Use review
process and standards in accordance with this Article and Joint Comprehensive
Plan, or as amended.
(e)
All applications in for a TND-5 Overlay District shall be accompanied
by a Development Strategy Plan (Site Plan) and a site specific Manual
of Written and Graphic Design Guidelines at the time of application
for Conditional Use, and updated at the time of application for preliminary
and final land development.
(f)
All applications shall be in compliance with the Streetscape
Plans for State Road, Woodland Avenue and Church Road, dated August
11, 2009 and October 17, 2009, respectively, or as amended.
(7)
All development within the TND-6 Overlay District that meets the
following Conditions of Eligibility shall be eligible for the TND-6
Overlay District:
[Added 7-10-2012 by Ord. No. 1521]
A.
All existing uses within the TND Overlay District shall be governed
by the applicable underlying zoning district regulations.
B.
All subdivision, land development, and redevelopment within the TND Overlay District shall be governed by and comply with the TND District regulations in this Article XIV.
C.
The following uses shall be permitted by right in the TND-1 and TND-2
Overlay Districts:
[Amended 12-13-2016 by Ord. No. 1573]
(1)
All uses permitted by right in the underlying District shall be permitted
by right in the TND-1 and TND-2 Overlay Districts, EXCEPT auto-oriented
businesses, and businesses with drive-through facilities.
(2)
Live-Work Units.
(3)
Restaurants with a maximum square footage of 2,000 square feet of
gross floor area, and no drive-through facilities.
(4)
Business, professional, financial, or medical offices located on
an upper floor of a commercial or mixed-use building.
D.
The following uses shall be Conditional Uses where the TND-1 and
TND-2 Overlay Districts apply to the E-business District:
[Amended 12-13-2016 by Ord. No. 1573]
(1)
Business, professional, financial, or medical offices, located on
the ground floor of a commercial or mixed use building, provided that:
(a)
When located on the ground floor, a retail area that is a minimum
depth of 15 feet along the entire frontage width of the building is
provided. Such retail area shall include a storefront window displaying
merchandise readily available for purchase by customers.
(b)
Financial offices with drive-through facilities shall locate
such facilities to the rear or side of the building, but shall not
locate such facility along a primary facade.
E.
The following uses shall be permitted by Special Exception in the
underlying E-Business district:
[Amended 12-13-2016 by Ord. No. 1573]
(1)
Club or lodge.
(2)
Movie theater or performing arts center.
(3)
Hotel, motel or inn.
(4)
Public garage.
(5)
Funeral home.
(6)
Indoor commercial recreation facility for fitness.
(7)
Nursery school or day-care center.
(8)
Restaurants larger than 2,000 square feet in gross floor area, excluding
restaurants with drive-through facilities.
F.
The following accessory uses may be permitted by right in the TND-1
and TND-2 Overlay Districts:
[Amended 12-13-2016 by Ord. No. 1573]
(1)
All uses permitted by right in the underlying District.
(2)
Restaurant may include outdoor seating, provided that when such seating
accommodates more than two tables or four people, whichever is less.
Such seating:
(a)
Shall not be permitted within 100 feet of any single-family
attached or detached dwelling unit(s).
(b)
A minimum clearance of 48 inches shall be maintained as a usable
walk area between the outdoor seating area and the street.
(c)
Shall be separated from the walk area and street by a type of
street furnishing that will help to delineate the area. The separation
of spaces shall be accomplished by:
[1]
Black fence made of steel, aluminum or wrought-iron, which shall
be 42 inches in height.
[2]
Planter boxes made of wood, precast concrete, stone, brick,
or other masonry, which shall be 36 to 42 inches in height. Such planter
boxes shall be at least 12 inches wide and have drain holes in the
bottom. Planter boxes shall contain dwarf evergreen shrubs, or a combination
of flowers and vines, which shall be installed prior to opening the
outdoor dining area, and shall be continuously maintained. Any plantings
that die shall be replaced immediately thereafter.
[3]
A type of temporary barricade such as a wooden partition wall,
or wooden partition fence that shall be 36 to 42 inches in height,
and built to be secure, stable and perpendicular to the sidewalk surface
during hours of use.
[4]
Such fence, planter boxes, temporary barricade or other enclosure
shall contain or enclose the outdoor seating area on one to three
sides, but need not enclose it on four sides.
(d)
No exterior music shall be played on public sidewalks.
(e)
Outdoor service shall not be permitted after 11:00 p.m.
(f)
Outdoor seating may be expanded to locate in front of an adjacent
non-restaurant use, provided that permission is granted by the adjacent
business owner.
G.
The TND-5 Overlay District shall be a Conditional Use. The following
uses may be permitted as Conditional Uses within the TND-5 Overlay
District:
(1)
Civic Uses.
(2)
Continuing Care Retirement Community (CCRC), including:
(a)
Independent Living Unit/Retirement Residence, such as a Single-Family
Attached dwelling unit, a Duplex dwelling unit, and/or a Multiplex
dwelling unit.
(b)
Assisted Living Facility.
(c)
Long Term Care Facility.
(d)
As part of the CCRC, any of the following commercial uses, are
permitted, provided that any single-use commercial buildings shall
be a maximum of two stories and have a building footprint no larger
than 15,000 square feet:
[1]
Personal Service Establishments, including beauty salon and
retail dry cleaner.
[2]
Cafe or restaurant with no drive-through facilities; bakery
with a maximum square footage of 5,000 square feet.
[3]
Gift shop; Florist.
[4]
Corner Grocery; Newsstand.
[5]
Professional Office/Medical Office/Bank Branch, excluding drive-through
facilities.
(3)
Active Adult Village (underlying the A-District only) which shall
include a minimum of two of the following listed uses:
[Added 7-10-2018 by Ord.
No. 1586[1]]
(a)
Independent living units - Single-family attached dwelling units
(such as semi-detached units or townhouses).
(c)
Professional office or medical office, provided that the building
shall be a maximum of three stories and have a building footprint
no greater than 15,000 square feet of floor area on the ground floor,
including accessory commercial uses provided no individual tenant
space exceeds 2,000 square feet such as a florist, gift shop, personal
service business, cafe, and coffee shop.
[1]
Editor's Note: This ordinance also redesignated former Subsection
G(3) through (16) as Subsection G(4) through (17), respectively.
(4)
Single-Family Detached Dwelling.
(5)
Live-Work Units (underlying F-District only).
(6)
Public garage.
(7)
Farmers Market (Underlying F District only).
(8)
Single-Family Attached Dwellings (underlying F-District only).
(9)
Apartment units or Garden Apartments (underlying F-District only).
(10)
Planned Business Center (underlying F-District only).
(11)
Club or Lodge (underlying F-District only).
(12)
Hotel, motel, or inn (underlying F-District only).
(13)
Funeral Home (underlying F-District only).
(14)
Commercial indoor recreation facility for fitness (underlying
F-District only).
(15)
Nursery School or Day-care center (underlying F-District only).
(16)
Restaurant, excluding a fast-food restaurant and restaurants
with drive-through facilities (underlying F-District only). Restaurant
may include outdoor seating, provided that when such seating accommodates
more than two tables or four people, whichever is less, such seating:
(a)
Shall not be permitted within 100 feet of any single-family
attached or detached dwelling unit(s).
(b)
Shall be separated from the street (and from the minimum forty-eight-inch
wide clear and usable walk area) by a type of street furnishing that
will provide a partial enclosure to the area and help to delineate
the area. The separation of spaces shall be accomplished by:
[1]
Black or dark colored fence made of steel, aluminum or wrought-iron,
which shall be 36 to 42 inches in height.
[2]
Planter boxes made of wood, precast concrete, stone, brick,
or other masonry, which shall be 36 to 42 inches in height. Such planter
boxes shall be at least 12 inches wide and have drain holes in the
bottom. Planter boxes shall contain dwarf evergreen shrubs, or a combination
of flowers and vines, which shall be installed prior to opening the
outdoor dining area, and shall be continuously maintained. Any plantings
that die shall be replaced immediately thereafter.
[3]
A type of temporary barricade such as a wooden partition wall,
or wooden partition fence, that shall be 36 to 42 inches in height,
and built to be secure, stable and perpendicular to the sidewalk surface
during hours of use.
[4]
Such fence, planter boxes, temporary barricade or other enclosure
shall contain or enclose the outdoor seating area on one to three
sides, but shall not enclose it on four sides.
(c)
No exterior music shall be played on public sidewalks.
(d)
Outdoor service shall not be permitted after 11:00 p.m.
(17)
Accessory uses customarily incidental to the uses permitted
above.
H.
The following uses may be permitted within the TND-6 Overlay District:
[Added 7-10-2012 by Ord. No. 1521]
(1)
All uses permitted in the A Residence District.
(2)
Civic Uses.
(3)
Club or Lodge.
(4)
Hotel, motel, or inn.
(5)
Conference Center, and Banquet facility.
(6)
Bed and Breakfast facility.
(7)
Active Recreational uses, such as Golf Course, Playfield, or Play
Court.
(8)
Public swimming pool.
(9)
Public indoor recreation facility.
(10)
Municipal use.
(11)
Public Garage.
(12)
Accessory uses customarily incidental to the uses permitted
above.
A.
TND-1 (Saxer Avenue) and TND-2 (Brookside Road) Overlay Districts.
[Amended 12-13-2016 by Ord. No. 1573]
(3)
Building coverage and impervious surface. Not more than 40% of the
total area of any lot shall be occupied by buildings, and not more
than 85% of any lot area shall be covered by impervious surfaces.
(4)
Build-to Line.
(a)
In lieu of a front yard setback, development in the TND-1 and
TND-2 Overlay Districts shall have a build-to line. A minimum of 50%
of the primary facade shall be located along the build-to line.
(b)
Nonresidential. Zero to five feet.
(c)
Residential. Thirty to 35 feet.
(d)
Residential over nonresidential: Zero.
(5)
Rear yard. There shall be a rear yard, the depth of which shall be
not less than 10 feet.
(6)
Side yard. The aggregate width of the side yards shall not be less
than 10 feet, and neither side yard shall be less than five feet.
When such side yard is located mid-block, a minimum of five feet shall
be provided as a pedestrian accessway to the rear yard. No side yard
shall be required for lots 25 feet in width or less nor for attached
Live-Work units.
B.
TND-3 (Baltimore Pike) Overlay District.
(1)
Setbacks. There shall be a minimum building setback of 20 feet on
each street on which the lot abuts, except as otherwise permitted
herein.
(2)
New vehicular parking shall not be permitted within 20 feet of front
lot line. Where such parking is located to the side or rear of a building,
the building front yard setback line may be reduced to 15 feet.
(3)
Building height, minimum. The minimum building height of any new
principal building shall be two stories or 20 feet.
(4)
Building height, maximum. The maximum height of any new principal
building shall be 35 feet, except:
(b)
A new or redeveloped principal building may be a maximum of
three stories or 45 feet in height if such application meets the following
conditions:
[1]
Building coverage shall be reduced to 35% of the total lot area.
[2]
Impervious surface shall be a maximum of 65% of the total lot
area.
[3]
All streetscape elements per the Manual of Design Guidelines,[1] Section 8.13, Green Boulevard, shall be provided.
[1]
Editor's Note: Said manual is included at the end of this chapter as Exhibit A.
[4]
A maximum front yard setback of 15 to 20 feet shall be provided
for a new principal building, or in the case where an existing building
is renovated or redeveloped and cannot be relocated, a street wall
consisting of other elements in accordance with the Manual of Design
Guidelines, Section 11, shall be provided.
[5]
Required parking shall be provided to the rear or side of the
building, no parking shall be located between the primary facade and
the front lot line.
(5)
All other area and bulk regulations shall be in accordance with the
underlying district.
C.
TND-4 Overlay District: Uses in the TND-4 Overlay District shall
be located in accordance with the area and bulk regulations of the
underlying district.
D.
TND-5 Overlay District.
(1)
Dimensional Standards.1
|
TND-5:
where underlying district is A-Residence
|
TND-5:
where underlying district is F-Planned Industrial
| |
|---|---|---|
|
Maximum Dwelling Units Per Gross Acre2
|
10 to 14
|
10 to 14
|
|
Min. and Max. Commercial Area3
|
2 to 7%
|
5 to 60%
|
|
Minimum Residential Area3
|
50%
|
30%
|
|
Minimum TND Open Space7
|
50%
|
20%
|
|
Maximum Impervious Surface
|
50%
|
80%
|
|
Maximum Building Coverage
|
35%
|
50%
|
|
Build-To Line4
|
Nonresidential: 0 to 5 feet, except for outdoor dining where
paved pedestrian plaza areas may be up to 20 feet in depth. Residential:
6-15 feet
| |
|
Max. Bldg. Ht.5 (Stories)
|
4
|
5
|
|
Max. Bldg. Ht. (Feet)
|
50
|
60
|
|
Min. Nonresidential/Mixed Use Bldg. Ht. (Feet/Stories)
|
20 feet or 2 stories
|
20 feet or 2 stories
|
|
Maximum Commercial/Office Building Footprint
|
15,000 square feet
|
20,000 square feet, except as noted in § 143-906
|
|
Minimum Perimeter Buffer (adjacent to residential districts)
|
25 feet
|
25 feet
|
|
Notes:
| |
|---|---|
|
1
|
Refer to § 143-87B(6) for required Conditions of Eligibility for development in the TND-5 Overlay District.
|
|
2
|
Refer to § 143-90I for density provisions.
|
|
3
|
Based on percentage of (Net) Lot Area; Calculation includes
all buildings, off-street parking areas, and stormwater management,
after subtracting Common TND Open Space.
|
|
4
|
In lieu of a front yard setback, development shall have a build-to
line. A minimum of 75% of the primary facade shall be located along
the build-to line.
|
|
5
|
See § 143-89C(3) below for further height regulations
pertaining to CCRC use.
|
|
6
|
See § 143-90 below for design requirements of buildings with footprints in excess of 20,000 SF
|
|
7
|
TND Open Space Calculations shall be based upon Gross Lot Area
of the Site.
|
(2)
Building separation distances.
(a)
All single-family detached residential buildings shall be separated
from one another by a minimum distance of 10 feet.
(b)
All attached dwelling buildings and multi-family dwelling buildings
shall be separated from one another by a minimum distance of 12 feet.
(c)
All freestanding nonresidential buildings shall have a minimum
separation distance of 20 feet to any other principal or accessory
building or building groups.
(3)
CCRC standards.
(a)
The overall plan shall be designed and built as a visually cohesive
and unified architectural and landscaping scheme.
(b)
Where subsections of the CCRC are permitted to be under individual
ownership (such as any commercial area, independent living units,
or assisted/skilled nursing facilities), the overall management and
maintenance of all common areas and functions of the CCRC, including
open space, stormwater management areas, parking, walkways, private
roads, refuse/recycling collection, snow removal, and other common
elements, shall be the responsibility of one management entity.
(c)
All buildings containing community space, assisted living, or
skilled nursing units shall be physically clustered and interconnected
through internal breezeways or covered walkways protected from the
elements.
(d)
Nonresidential buildings that are used solely for commercial
and/or office space shall be limited to a maximum footprint of 10,000
square feet and two stories.
(e)
Nonresidential buildings that are used solely for commercial
and/or office space shall be limited to 7% of the net tract area.
Such area shall include all buildings, off-street parking areas, and
stormwater management.
(4)
Single-family detached dwellings that are not proposed as part of
a CCRC, shall meet the minimum lot area of the underlying district.
(5)
Active Adult Village Standards.
[Added 7-10-2018 by Ord.
No. 1586]
(a)
The overall plan shall be designed and built as a visually cohesive
and unified architectural and landscaping scheme.
(b)
Where subsections of the development, such as an assisted living
facility, or independent living units, are owned and manage separately,
the management and maintenance of all common areas and functions,
including open space, stormwater management areas, parking, walkways,
private roads, refuse/recycling collection, snow removal, and other
common elements, shall be the responsibility of a homeowners association
or property owners association respectively.
E.
TND-6 Overlay District.
[Added 7-10-2012 by Ord. No. 1521]
(1)
Setbacks. There shall be a minimum building setback of 100 feet from
all perimeter property lines of the tract.
(2)
Building Height, minimum. The minimum building height of any new
principal building shall be 20 feet.
(3)
Building Height, maximum. The maximum building height of any new
principal building shall be 55 feet.
(4)
Maximum Building Coverage. The maximum building coverage shall be
15% of the total tract area.
(5)
Maximum Impervious Surface Coverage. The maximum impervious surface
coverage shall be 25% of the total tract area.
[Amended 7-10-2018 by Ord. No. 1586]
A.
Manual of Written & Graphic Design Guidelines. A specific and
detailed Manual of Written and Graphic Design Guidelines[1] as per Section 708-A of the Pennsylvania Municipalities
Planning Code,[2] shall be prepared and submitted by the Applicant pertaining to such specific proposed features as architecture, building materials, fencing, walls, landscaping, signs, streets, pedestrian circulation, parking, lighting and streetscape. Said Manual shall be consistent with the Design Principles for the TND Districts set forth in this Article XIV and Exhibit A,[3] and shall be submitted for review by the Planning Commission
and approval by the Board of Commissioners, which approval shall not
be unreasonably denied provided it complies with the applicable aforementioned
Design Principles.
[1]
Editor's Note: Said manual is included at the end of this chapter as Exhibit A.
[2]
Editor's Note: See 53 P.S. § 10701-A.
[3]
Editor's Note: Exhibit A is included at the end of this chapter.
B.
Street and Alley Network. Achieving a successful TND "fabric" shall
be based in part on an effective and continuous network of internal
streets, alleys, and service lanes. Through-streets are intended to
enhance connections between neighborhoods. Alleys relieve the frontage
street from certain service functions, preserve the streetscape without
curb cuts, and allow buildings to be placed forward on the lot to
provide greater curb appeal and pedestrian access. Alleys shall not
be required for an Active Adult Village in an underlying A-District,
and shall not be required for a CCRC in an underlying F-District.
(1)
A network system of interconnected streets and alleys or service
lanes shall be created to effectively accommodate vehicular, pedestrian,
and bicycle circulation, unless the Applicant can demonstrate to the
satisfaction of the Board of Commissioners that it is not feasible
to physically locate an alley or service lane due to topographic or
hydrologic conditions.
(3)
The maximum width of any new interior street without bike lanes shall
be 32 feet, with on-street parking on both sides within seven-foot-wide
parking bays.
(4)
Alleys and service drives are not required to have sidewalks or curbs.
(5)
Easements shall be provided in alleys for access for mail delivery,
trash pick-up, utilities and maintenance.
(6)
Since alleys are a type of street typically providing secondary vehicular
access to the rear or side of the lot, garages shall be located on
either side of the alley as follows:
(7)
One hundred percent of parking for attached and multi-family dwellings
shall be accessed by alleys, side or rear service lanes, and approved
on-street parking, unless otherwise approved by the Board of Commissioners
and the Applicant can demonstrate that it is not feasible to physically
locate an alley due to topographic or hydrologic conditions.
(8)
Minimum design specifications for TND-5 streets shall be in accordance
with the Table below.
|
DESIGN SPECIFICATIONS
|
TND Neighborhood Collector
|
Neighborhood Street
|
Public Lane: One Way
|
Public Alley6/Service Lane
| |
|---|---|---|---|---|---|
|
RIGHT-OF-WAY WIDTH
|
50 ft
|
40 ft
|
30 ft
|
16 ft
| |
|
CARTWAY WIDTH
| |||||
|
WITH SHOULDERS
|
34 ft5
|
22 ft
|
16 ft
|
N/A
| |
|
WITH CURBS (No Parking)
|
30 ft5
|
18 ft
|
10 ft
|
N/A
| |
|
CURBED WITH PARKING (One Side)
|
NA
|
25 ft
|
17 ft
|
16 ft1
| |
|
CURBED WITH PARKING (Two Sides)
|
NA
|
32 ft
|
24 ft
|
N/A
| |
|
TRAVELWAY WIDTH
| |||||
|
TWO WAY
|
24 ft5
|
18 ft
|
N/A
|
16 ft
| |
|
ONE WAY
|
12 ft5
|
N/A
|
12 ft
|
10 ft
| |
|
SPLIT TRAVEL- WAY
|
NA
|
N/A
|
N/A
|
8 ft
| |
|
MINIMUM CENTER LINE RADII
|
60 ft5
|
50 ft
|
25 ft
|
N/A
| |
|
MAXIMUM GRADES
|
8%
|
8%
|
8%4
|
8%4
| |
|
On-Street Parking
|
No
|
Yes
|
Yes
|
Yes
| |
|
Parallel Parking Width
|
NA
|
7 ft
|
7 ft
|
7 ft
| |
|
Isolation Distance2
|
50 ft
|
50 ft
|
25 ft
|
25 ft
| |
|
Minimum Curb Radii at Intersection3
|
20 ft5
|
15 ft
|
10 ft
|
5 ft
| |
|
Notes:
| |
|---|---|
|
1
|
One way alley with parking on one side.
|
|
2
|
Distance between the center line of the driveway/private access
street and the nearest intersecting street center line by the type
of street accessed.
|
|
3
|
When streets of different classifications intersect, the Minimum
Curb Radius shall apply to promote a pedestrian-friendly street environment.
|
|
4
|
Lanes and alleys/service lanes may be 10% grade for a maximum
of 100 feet.
|
|
5
|
All dimensions are subject to review and approval of the Township,
in order to allow sufficient room for vehicular circulation.
|
|
6
|
Alleys are not required for CCRC and Active Adult Village in
the TND-5 District.
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C.
Parking: Off-Street. In addition to the provisions of Article XV and the Manual of Design Guidelines, the following shall apply:
(1)
Off-Street Parking spaces and off-street parking lots for nonresidential
development shall be located to the rear or side of buildings, except
that where an existing public utility or conservation easement pushes
buildings back from the street line, one aisle of parking may be located
between the building and the street line. No off-street parking shall
be located between the primary facade and the street line, except
as described herein. All off-street parking shall be located within
500 feet of the principal use it is intended to serve.
(2)
Off-street parking lots shall never be located at a street corner,
except in the form of structured parking lined with first floor nonresidential
space, which shall be in accordance with the Manual of Design Guidelines.
(3)
Off-street parking areas that are visible from the street shall be
screened as set forth herein. A low wall, fence and hedges shall be
installed and permanently maintained at the street wall line to screen
parking areas to help maintain streetscape character as shown in Exhibit
A.
(4)
Parking ratios for mixed-use development within 1/4 mile of transit
and offering a minimum of three different types of nonresidential
development (office, retail/personal service, and restaurant) may
be reduced by a maximum of 30% as part of the conditional use approval
of the Board of Commissioners.
D.
Parking: On-Street. On-Street Parking is intended to insulate pedestrian
traffic from vehicular traffic.
(1)
On-Street Parking may be placed along curbs and streets to increase
the availability of parking.
(2)
On-street parking areas located immediately adjacent to the frontage
of the property may count toward the required number of parking spaces.
(3)
On-street parking shall be prohibited on the cartway of an alley
or service drive.
E.
Sidewalks, Walkways, Trails, Crosswalks, and Other Pedestrian Linkages.
Sidewalks are intended to create a continuous pedestrian walkway network.
Sidewalks provide a critical element of the streetscape and public
realm of the TND Overlay District.
(1)
Sidewalks shall be required on a minimum of one side of all streets. Where buildings or open space types as required in § 143-90H(1) are located on both sides of the street, sidewalks shall be installed on both sides. Where buildings or open space types as required in § 143-90H(1) are located on only one side of a street, the sidewalk may be reduced to one side of the street and located adjacent to such building or open space at the recommendation of the Planning Commission.
(2)
Sidewalks shall be a minimum of five feet wide.
(3)
Handicapped curb cut ramps for sidewalks shall be installed and maintained
at all street intersections in accordance with ADA requirements.
(4)
Sidewalks shall be maintained and repaired, on an on-going basis
by the lot owner, and/or adjoining lot owner, and/or Homeowners Association,
and/or the Property Owners Association.
F.
Building Width/Proportion Height.
(1)
No more than six attached dwellings or multi-family dwellings shall
be built in a row, and such dwellings shall not exceed 185 feet in
width along the primary facades.
(2)
Staggered Heights. No more than three adjoining non-residential buildings
shall have the same building height so as to create visual interest.
Buildings heights shall vary by at least two feet for nonresidential
buildings. In addition, nonresidential buildings and townhomes with
flat roofs shall have a parapet wall between four and six feet to
provide visual interest.
(3)
Individual nonresidential buildings shall be no wider than 48 feet,
unless designed with primary facade offsets, with one to four foot
recesses or projections at intervals of 20 to 32 feet.
(4)
Building heights shall be no more than two to 2 1/2 stories
along the boundaries of a proposed development when such boundary
is within 50 feet of an existing residential development to create
a smooth transition to existing residential neighborhoods.
(5)
Building footprints larger than 15,000 square feet (anchor stores)
shall be:
(a)
Designed such that the perimeter walls are lined with additional
retail space in order to maintain the pedestrian friendly streetscape
(See "Other Building Types in Exhibit A); or
(b)
Where liner shops are not provided, such building and corresponding
parking shall be screened from view of any principal arterial or collector
road on at least three sides.
G.
Building Location, Street Wall, and Build-To Line. The streetscape
character of the TND Overlay District is formed by buildings located
close to the sidewalk (along a "Street Wall") to promote a pedestrian
friendly frontage. Other structures, such as a wall or hedge could
be placed at the Build-To Line to create this character.
(1)
All buildings shall be oriented toward a public street. Where the
main entrance is not located along the street, a secondary entrance
shall be provided on the primary facade to appear as a primary entrance.
Facade walls facing a public street shall have windows at regular
intervals on each story and other architectural ornamentation, but
in no case shall blank walls face the public street. All rooftop and
other utilities shall be screened from view of the public street.
(2)
To create diversity and interest, variations in lot widths of adjacent
lots are encouraged.
(3)
The first floor elevation of a single-family detached dwelling shall
be at least 24 inches and no more than 42 inches above the sidewalk
grade in order to promote privacy.
H.
Common TND Open Space.
(1)
A minimum of 5% of the required Common TND Open Space, or one acre,
whichever is greater, shall meet the requirements for open space types
listed below and further defined by Exhibit A. A minimum of three
open space types shall be required:
(2)
A minimum of 10% of the gross tract area shall be for Greens, Plazas
or Squares which shall not be sloping greater than 5%.
(4)
Paths, trails, crosswalks and bike lanes shall be provided to connect
proposed Common Open space with any existing or planned public open
space on adjoining parcels. No single area or portion of an area connecting
required open space shall be less than 50 feet in width.
(5)
Street trees shall be located along all streets at intervals of not
less than 60 feet in accordance with Exhibit A, the Manual of Design
Guidelines.
I.
Maximum Gross Density. The maximum gross density shall not exceed
10 units to the acre.
[Added 7-10-2012 by Ord. No. 1521]
A.
Manual of Written & Graphic Design Guidelines. A specific and
detailed Manual of Written and Graphic Design Guidelines as per Section
708-A of the Pennsylvania Municipalities Planning Code,[1] shall be prepared and submitted by the Applicant pertaining to such specific proposed features as architecture, building materials, fencing, walls, landscaping, signs, streets, pedestrian circulation, parking, lighting and streetscape. Said Manual shall be consistent with the Design Principles for the TND Districts set forth in this Article XIV and Exhibit A, and shall be submitted for review by the Planning Commission and approval by the Board of Commissioners, which approval shall not be unreasonably denied provided it complies with the applicable aforementioned Design Principles.
[1]
Editor's Note: See 53 P.S. § 10701-A.
B.
All new buildings shall be planned, designed, constructed, and maintained
in a manner to complement and be consistent with the architectural
design of existing buildings.
C.
All new buildings shall be planned, designed, constructed, and maintained
in a manner to complement and be consistent with a cohesive, campus-type
environment. In so doing, new buildings shall be located close to
existing buildings, or be attached to existing buildings, whenever
possible.
D.
The public space between buildings shall be planned, designed, constructed,
and maintained to provide for pedestrian walkways, pedestrian gathering
areas, pavilions, gazebos, arbors, carports, and the like.
E.
All principal signage shall be integrated with existing signage and
existing building design, in terms of architectural character. Directional
signage shall also be designed to be consistent with existing signage
in terms of architectural character.
F.
All parking shall be calibrated with shared parking principles, as
set forth in Shared Parking, Second Edition, ULI, 2005, so that impervious
surfaces (and related stormwater runoff) are minimized.
G.
Lighting for all new buildings and parking areas shall be planned,
designed, constructed, and maintained to prevent off-site trespass
glare.
A.
All Applicants in TND-1 through TND-4 shall submit Sketch Plans for
any TND Overlay District proposals. As per Section 707-A of the Pennsylvania
Municipalities Planning Code, such plans may be informally reviewed
as conceptual plans in order to provide an opportunity for the Township
Planning Commission to make suggestions and recommendations on the
design of the proposed TND.
C.
All Applicants shall file and comply with the preliminary and final plan application requirements of the most recent version of the Springfield Township Subdivision and Land Development Ordinance, Stormwater Management Ordinance, and Zoning Ordinance, especially the Environmental Impact Assessment (EIA) report requirements, where applicable in accordance with § 143-114, and shall also include the following information:
(1)
Project Narrative. A statement with graphics and exhibits indicating
how the proposed Application promotes the Purpose of this Article.
(2)
Development Strategy Plan (TND-1, TND-2, and TND-5).
(a)
An Application in the TND-5 Overlay District shall submit a
separate plan sheet to depict the overall layout of the TND, the proposed
uses, parking, areas of Common TND Open Space (where applicable),
and areas reserved for stormwater management.
(b)
Applications in the TND-1 and TND-2 Districts shall submit a
statement with graphics and exhibits indicating how the proposed Application
meets the purpose of the applicable Development Strategy Plan for
Saxer Avenue and Brookside Road.
(3)
Conceptual Building Plan.
(a)
A separate plan sheet shall be submitted as part of the Applicant's
Proposed Manual of Written and Graphic Design Standards to depict
the proposed building program. Said plan shall indicate the proposed
principal and accessory buildings and uses, the gross square footages
of all buildings and uses, building heights, the total existing and
proposed lot area(s) and lot coverage(s).
(b)
Conceptual architectural elevations for all buildings, with
labeling to indicate proposed building materials, windows and doors,
dormers, roof pitch, pilasters, piers, green building design, and
the like.
(c)
Color sketches and renderings depicting the proposed architectural
character and streetscape character of the TND.
(4)
Street and Streetscape Plan.
(a)
A separate plan sheet shall be submitted to depict the proposed
interconnected street network. Such Plan shall indicate all cartway
widths and widths of all street and alley rights-of-way.
(b)
The plan shall indicate the location of any proposed bike/pedestrian
lanes and bikes paths.
(c)
Such plan shall also indicate the locations for all proposed
landscaped areas, street furniture, such as benches, planters, bicycle
racks, and waste receptacles.
(d)
Such plan shall indicate street network connections to adjoining
tracts.
(e)
Such plan shall indicate proposed traffic calming measures.
(5)
Public Realm Plan (TND-5).
(a)
A separate plan sheet shall be submitted to depict all proposed
Common TND Open Space, including recreational facilities, greens,
plazas, squares, parks, playgrounds, tot lots, natural areas, and
the like.
(b)
Said plan shall also depict the interconnected network for pedestrian
access including all sidewalks and crosswalks, pathways, trails, and
bike paths. The width of all such amenities shall be labeled. Such
plan shall indicate all sidewalk and crosswalk materials and gradients.
(7)
Parking Plan.
(a)
A separate plan sheet shall be submitted to depict proposed
location and materials for all parking. Such plan shall list the number
of parking spaces proposed in relation to the proposed use(s) and
shall indicate: the parking needs of all proposed uses; the times
of maximum and minimum expected use; and the compatibility with adjoining
uses to minimize conflicts and adverse impacts.
(b)
The Parking Plan shall illustrate a dispersal of parking areas
to the maximum extent possible in order to minimize large expanses
of parking lots.
(c)
On-street parking spaces may be counted toward the overall parking
requirement whenever such parking is permitted and located along the
frontage of the property that is proposed for development.
(8)
Conceptual Utilities Plan.
(a)
A separate plan sheet shall be submitted to depict all proposed
utilities.
(9)
Phasing Plan (where applicable).
(a)
A separate plan sheet shall be submitted to depict proposed
staging or phasing of the total land development and all of the uses
and mixed-use proposed, if the development will be phased over a period
greater than two years.
(b)
Where a development is proposed to be developed over a period
of greater than two years, flexibility of housing density, design
and type may be addressed to:
[1]
Permit a variation in each phase from the approved density,
intensity of use, or mixed-use for the entire development (provided
the overall gross density is maintained).
[2]
Allow for a greater concentration of density, intensity of land
use, or mixed-use within some phase of development.
[3]
Require that the approval of such greater concentration of density,
intensity of land use, or mixed-use be offset by a smaller concentration
in any completed prior phase or by reservation of common TND open
space on the remaining land by a grant of easement or by covenant
in favor of the Township; provided, however, the Developer shall establish
and maintain a pro-rata share of the minimum required Common TND Open
Space, and TND infrastructure, based on the acreage of each phase
of development.
