Bristol Township City Zoning Code
ARTICLE XIX
MRD Marina Residential Development Overlay District
§ 205-77 Purpose.
The purpose of this district is to provide an area in the Township in which a residential project associated with a marina may be developed.
§ 205-78 Applicability.
A.
The MRD Marina Residential Development (Overly) District shall be an overlay applicable to the R-3 Residence District, C Commercial District, and M-1 Light Manufacturing District.
B.
The Marina Residential Development is a development which combines the marina use with residential units designed to be compatible with the marina use and to provide housing opportunities for persons who are interested in boating or desire to live near the water. This type of development is permitted only in locations where a marina exists or may be constructed, and the residential uses are permitted only if the marina use is an integral part of the development. The development is designed to be a self-contained project with condominium ownership.
C.
The MRD Marina Residential Development (Overlay) District shall apply only to the properties within an area bounded by the Neshaminy Creek (western boundary), SR 2002 State Road (northern boundary), center line of Fourth Avenue and Bucks County Tax Parcel Nos. 5-11-29-1 and 5-11-29-2 (eastern boundary), and the southern boundary of Bucks County Tax Parcel No. 5-11-29-2 (southern boundary).
§ 205-79 Permitted uses.
A.
A building may be erected or used, and a lot may be used or occupied, for any of the following purposes, and no other:
§ 205-80 Area and dimensional requirements and other standards.
Properties being developed as part of a Marina Residential Development shall be subject to the following regulations:
A.
Minimum tract: 10 acres.
B.
Minimum lot/unit width: 20 feet.
D.
Maximum building cover: 30% of site area.
E.
Maximum impervious coverage: 60% of site area.
F.
Wetland setback:
(1)
Building: 15 feet; minimum setback for a building.
(2)
Parking area: five feet; minimum setback for a parking area.
(3)
Filling: Filling adjacent to a wetlands area shall not extend into the wetlands.
(4)
New bulkheading: New bulkheading may be proposed within the wetland and waterline area to stabilize and secure an existing shoreline.
(5)
Permits: Such filling shall only be permitted with the approval of the Township Engineer and after all required state and federal permits have been obtained.
G.
Filling within a flood fringe area: Filling adjacent to a waterline shall not extend over the waterline. New bulkheading may be proposed to stabilize and secure an existing waterline area. Filling shall be permitted for this purpose only with the approval of the Township Engineer and after all required state and federal permits have been obtained.
H.
Landscaping: Street trees shall be provided every 25 feet along all public street frontages or streets offered for dedication. Where parking areas are located between the street and the proposed principal building, plant materials shall be installed at the edge of the parking area closest to the street which shall be at least three feet in height when planted and which shall meet the landscape requirement of Chapter 177, Subdivision and Land Development.
I.
Parking.
(1)
All parking areas shall be set back a minimum of 10 feet from the ultimate right-of-way line of any public street which is offered for dedication unless otherwise specified in § 205-130A of this chapter. The area between the cartway and the parking area shall be devoted to required street trees, landscaping, and sidewalks.
(2)
The parking layout shall provide for pedestrian circulation throughout the parking area. The pedestrian circulation system shall be illustrated on the site plan.
(3)
Parking space requirements are 2.5 parking spaces for each dwelling unit; one parking space for each three seats in the sit-down restaurant with an additional space for each employee on the largest shift; and one parking space for each marina boat slip open for public use.
(4)
Parking spaces may be shared parking for multiple use.
J.
Lighting.
(1)
Parking areas, walkways, and passages shall be adequately illuminated with a light system designed to compliment the general area and the site of the proposed development and to prevent any off-site glare and spillover light onto adjacent properties.
(2)
Lighting plans must provide detailed isocandle levels with a minimum 1.0 maintained footcandle level and a maximum 3.0 maintained footcandle level. The incident spillover light at property boundaries shall not exceed 0.3 footcandles except that this maximum may be increased to 0.5 footcandles along adjacent public roadways.
(3)
All light sources are to be high-pressure sodium.
(4)
Freestanding fixtures.
(a)
Freestanding fixtures shall utilize appropriate sharp cutoff luminaries with shielding of the light source at angles above 72° from the vertical.
(b)
Various freestanding fixture types may be permitted as approved by the Township. The design lighting plan shall provide details on all proposed fixtures and poles and shall be accompanied by appropriate manufacturer cut sheets at the time of plan submission.
(c)
The maximum height of freestanding fixtures shall vary to provide scale and dimension to the project. A maximum of 25% of the fixtures required on the site shall not exceed 25 feet in height. All other fixtures shall not exceed 15 feet in height. Fixture heights shall be measured from the bottom of the fixture to ground level.
(5)
Building mounted lighting shall be shown on all plans. All building mounted lighting shall be designed so that all light from the source is shielded at angles above 72° from the vertical so as not to create any glare or visible source of light. Lights are not permitted along the outline of buildings or along rooflines.
(6)
All canopy lighting shall be recessed in the canopy with no lens extending below the canopy surface. Canopy lighting sources shall be shielded at angles above 90° from the vertical glare and view of the lighting source.
K.
Signs.
(1)
Developments shall comply with all applicable sign regulations of this chapter, except as modified or supplemented by these regulations.
(2)
All building-mounted signs shall be consistent and compatible with the style, composition, materials, colors, and details of the building and the purposes of this district.
(3)
Internally lit signs shall consist of a dark background and light lettering so that the characters, letters, and graphics of the sign are illuminated but the background is not.
(4)
Freestanding signs shall not exceed a height of eight feet and shall be mounted to the ground and landscaped to the satisfaction of the Council.
(5)
Flashing, rotating or revolving signs, pennants, flags, banners, balloons, and objects such as tires, automobiles, food products, or other items designed to draw attention to a product or business are prohibited.
L.
Building design. The following building design guidelines are recommendations which should be considered for any buildings within the marina residential development. Although only recommendations, every effort should be made to follow the suggested guidelines so that future development along these portions of State Road occur in a uniform fashion.
(1)
All sides of a building should be architecturally consistent with the front facade, and all building faces visible from the street or abutting properties should have the same architectural features and style as the front facade. Modifications may be made in the design for necessary loading and other utility areas.
(2)
Recommended building materials include stone, clapboard (wood, vinyl, or simulated), brick, stucco, board and batton, cedar shakes or simulated shakes looking like cedar, slate or slate substitute, and decorative block.
(3)
Pitched roofs are recommended. Flat roofs are discouraged, except where there is a partial or pent roof that extends along all sides of the building. HVAC units should not be visible from the surrounding properties or any public street on the same elevation.
(4)
Buildings and roofs should be designed to use primarily earth tones, colors of natural materials, or colors of traditional building materials such as brick, stone, or wood. The use of appropriate augmenting trim colors is encouraged.
M.
Additional Use A-3 requirements. Any development which includes Use A3 Single-Family Attached Dwelling must comply with other regulations applicable to Single-Family Attached Dwelling (Use A3) as listed below.
(1)
Every attached dwelling shall have a record lot on a recorded subdivision plan, though the lot may be within the interior walls of the dwelling unit.
(2)
Interior access drives which are dedicated for public use shall be improved to minimum standards contained in Section 503 of the Bristol Township Subdivision and Land Development Ordinance.[1] If not dedicated for public use, conveyance to a community association or condominium association shall be required and provision for maintenance charges shall be made.
(3)
It is not necessary that each lot have frontage on a public street. Some lots may have frontage on a public street, while others may have access by right-of-way owned by a community association or a condominium association, provided that all required improvements involving street and/or private right-of-way access shall require an appropriate bond guaranteeing completion of the improvements, conforming to the provisions of Article VII of the Bristol Township Subdivision and Land Development Ordinance.[2]
N.
Site capacity calculations: Site capacity calculations shall not be applicable except for the above-referenced area and dimensional requirements and other standards.
O.
Environmental performance standards: Environmental performance standards shall not be applicable except for the above-referenced area and dimensional reqqirements and other standards.