Caln Township City Zoning Code
ARTICLE VI
Mixed-Use Village Overlay District
§ 155-48 Purpose.
A.
The primary purpose of the MUV Mixed-Use Village Overlay District is to provide for a diversity of housing types, age groups and income levels in close proximity to commercial goods and services in a manner consistent with traditional village building and site development patterns, as enabled by Article VII-A of the MPC. Additionally, it is the purpose of this district to:
(1)
Encourage creation of a functionally diverse, but visually unified, neighborhood focused on a central square and within walking distance to an adjoining mixed commercial-residential area.
(2)
Promote use of common greens, landscaped streets, boulevards, parkways, and "single-loaded" streets (lots on one side of the street) woven into street and block patterns that provide neighborhood identity and space for social activity, recreation, and visual enjoyment.
(3)
Provide buildings for common or institutional purposes, such as civic or religious assembly, that act as visual landmarks and symbols of identity.
(4)
Promote pedestrian movement by locating new housing, services, jobs and public places within convenient walking distance of each other, wherever practicable.
(5)
Reduce traffic congestion and dependence on the automobile by creating a hierarchy of streets and ways that effectively serve pedestrians, cyclists, and drivers.
(6)
Provide for a hierarchy of common open space from public greens or parks to natural resources and woodlands conserved as greenbelt areas protected under permanent conservation easements.
§ 155-49 Applicability.
Mixed-use village development is permitted in the Mixed-Use Village Overlay District as delineated on the Caln Township Zoning Map, subject to conditional use approval of a master plan in accordance with § 155-56. The MUV district is an optional district that overlays the underlying zoning district. An applicant shall have the option of developing property in accordance with the MUV overlay district standards or the underlying district standards.
§ 155-50 General regulations.
A.
Ownership. The development tract may be held in single ownership or in multiple ownerships. When a development tract is held in multiple ownerships, it shall be:
(1)
Represented by a single application; and
(2)
Presented and approved under a common plan. The entire tract shall be designed in accordance with this Article VI.
B.
The development tract shall contain a mix of townhouses, multi-family uses, nonresidential uses, and common open space, in accordance with this Article.
C.
The development shall be sited and designed to avoid or minimize negative impacts on existing woodlands and hedgerows, specimen trees, wetlands, stream valleys, cultural landscapes and views of prominent topographic features such as knolls, hilltops, ridges, from adjacent roads, to the maximum extent possible. The use of special site design techniques is encouraged in situations where topography, hedgerows or other vegetation would not provide naturalistic screening opportunities.
D.
The development shall be served by public or community sewer and water.
E.
In connection with development within the Mixed-Use Village Overlay District, individual lots may be created for purposes of financing and/or conveyancing. Such individual lots shall not be required to comply on an individual basis with the dimensional requirements of this article, provided that the tract complies with such requirements on an overall basis, and further provided that the deeds conveying such separate lots contain covenants requiring the purchasers to, at all times, operate and maintain such lots in good order and repair and in a clean and sanitary condition; that cross easements for parking areas and all appurtenant ways, pedestrian access, and utilities shall be maintained between such lots; and that such covenants shall be subject to the approval of the Township Solicitor. The purchaser of any such lot shall so covenant and agree thereby to be bound by such conditions as set forth herein. Where a financial subdivision is proposed, a financial subdivision plan shall be submitted at the time of final plan submission and shall be approved by the Board prior to recording.
§ 155-51 Use regulations.
The following uses shall be permitted as part of the unified mixed-use village development, subject to conditional use approval of the unified mixed-use village development:
A.
Village residential uses.
(1)
Townhouse.
(2)
Multifamily, subject to § 155-63 of the Code, except that the area and bulk, density, and common open space standards of this article shall apply.
(3)
Senior independent living facility, subject to § 155-70 of the Code except that the area and bulk, density, and common open space standards of this article shall apply.
(4)
Category 1 home occupation, subject to § 155-115 of the Code.
(5)
Uses and structures accessory to residential uses.
B.
Village nonresidential uses.
(1)
Retail business establishments, business and professional offices, medical and dental clinics, restaurants, personal service establishments, and banks and financial establishments occupying 6,000 square feet or less in one-and-one-half-story buildings, and up to 8,000 square feet in buildings of two or more stories.
(2)
Educational uses, subject to § 155-92 of the Code.
(3)
Hospital, subject to § 155-92 of the Code.
(4)
Micro-hospital, subject to § 155-92 of the Code.
(5)
Medical center, subject to § 155-92 of the Code.
(6)
Religious use, subject to § 155-92 of the Code.
(7)
Municipal and governmental uses, excluding storage of materials, trucking or repair facilities, private or municipal sanitary landfills, recycling facilities, township garages and sand/salt storage facilities, subject to § 155-95 of the Code.
(8)
Child day-care center, subject to § 155-72 of the Code.
(9)
Mixed-use buildings. Dwelling units on the upper floors of commercial buildings are specifically encouraged and shall be permitted in addition to the maximum number of units otherwise permitted, provided the total number of dwelling units in a development shall not be increased by more than 10 dwelling units or 10%, whichever is greater. Shared parking arrangements shall be permitted in accordance with Article IX.
(10)
Category 1 home occupation, subject to § 155-115 of the Code.
(11)
Active recreational use, subject to § 155-91 of the Code.
C.
Common open space shall be permitted in compliance with this Article VI.
§ 155-52 Density, intensity, and minimum common open space.
A.
Residential density. The maximum residential density shall be 8.0 dwelling units (DUs) per acre of adjusted tract area (ATA).
B.
The maximum and total number of dwelling units shall be determined by a calculation as follows:
(1)
Determine gross tract area. Gross tract area shall equal the acreage within the legally described development parcel.
(2)
Determine constrained land. Constrained land consists of the resources listed in the table below, multiplied by the corresponding protection factor listed in the same table and totaled. If two or more resources overlap, only the resource with the highest protection factor shall be used for the area of overlap.
Resource | Area of Resource (acres) | Protection Factor | Constrained Land (acres) |
|---|---|---|---|
Existing road rights-of-way | x 1.0 | = | |
Portion of land under conservation easement that is restricted from further development | x 1.0 | = | |
100-year floodplain | x 1.0 | = | |
Wetlands, lakes, and ponds | x 0.95 | = | |
Very steep slopes (20% of greater) | x 0.85 | = | |
Moderately steep slopes (15% or greater but less than 20%) | x 0.25 | = | |
SUM OF CONSTRAINED LAND | = | ||
(3)
Determine adjusted tract area. Adjusted tract area equals the gross tract area minus the constrained land, as follows:
Gross tract area | __________ acres |
minus total constrained land [from table in Subsection A(2)] | - __________ acres |
equals adjusted tract area (ATA) | = __________ acres ATA |
(4)
Maximum number of dwelling units. The maximum number of dwelling units equals the adjusted tract area multiplied by 8.0, as follows:
Adjusted tract area [from table in Subsection A(3)] | __________ acres |
multiplied by 8.0 | x 8.0 |
equals maximum number of dwelling units | =__________ DUs |
(a)
Where calculations result in fractional numbers, the fraction shall be rounded down to the next whole number.
(5)
Total number of dwelling units. The total number of dwelling units permitted on a development parcel shall equal the sum of the following:
(a)
Maximum number of dwelling units permitted in Subsection B(4), above.
(b)
Any additional historic dwellings preserved in accordance with Subsection E, below.
C.
Nonresidential intensity. Village nonresidential uses, as specified in § 155-51B, including associated parking areas, shall occupy a minimum of 5% up to a maximum of 25% of the adjusted tract area. This maximum may be increased:
(1)
Up to 30% if the new nonresidential buildings include upper-story residential uses and at least half the new nonresidential building coverage shall be of two- and/or three-story construction and at least 25% of the upper-story shall be designed for residential use.
D.
Minimum common open space. The minimum common open space shall be 50% of the adjusted tract area plus the sum of constrained land in the table in Subsection B(2), as follows:
(ATA x 0.50) + sum of constrained land = minimum common open space.
E.
All tables and calculations in Subsections B through D, above, shall be shown on the preliminary and final plans.
F.
Preservation of historic dwellings. To encourage the preservation of historic dwellings, such preserved dwellings shall not count toward the maximum number of dwelling units referenced in Subsection B(4) above, provided:
(1)
Such dwellings are listed on or eligible for the National Register of Historic Places, or are listed on the Pennsylvania Historic Places Inventory or other official historic resource inventory or map adopted by Caln Township;
(2)
The dwelling is preserved in accordance with the Secretary of the Interior standards; and
(3)
The dwelling is placed in a landscape context that respects its historical status, integrity, and appearance, as determined by the Board of Commissioners, which may seek advice from the Township Historical Commission.
§ 155-53 Dimensional requirements.
The following dimensional requirements shall apply:
A.
Townhouse.
(1)
Minimum lot area: None.
(2)
Minimum lot width of individual townhouse unit: 20 feet.
(3)
Maximum number of townhouse units in a building row: eight.
(4)
Maximum building height: 35 feet.
(5)
Yards: Townhouses shall meet the yard requirements in the table below. The applicant is encouraged to consider variations in the position and orientation of principal buildings, but shall meet the minimum standards in the table below, except that side yards may be reduced to zero ("zero lot line") when an end dwelling unit has either no side windows, or when the side windowsills are located at least 64 inches above the finished grade.
Minimum Front Yard (from street line unless otherwise indicated) (feet) | Minimum Rear Yard (feet) | Minimum Side Yard | |
|---|---|---|---|
Principal dwelling (Townhouse) | 12 | 20 | Note 1 |
Front porch, open, with steps | 6 | NA | Note 1 |
Front porch, enclosed by windows or screens | 10 | NA | Note 1 |
Garage, rear-loading | NA | 10 from rear service lane or alley | 5 feet2 |
1 | Minimum 20-foot separation between principal dwellings on adjacent lots. |
2 | May be reduced to 0 feet (i.e. they may be attached). |
B.
Multifamily or senior independent living facility.
(1)
The maximum building length: 160 feet.
(2)
The maximum building depth: 80 feet.
(3)
Minimum front yard setback: zero feet.
(4)
Maximum front yard setback ("build-to" line): 15 feet. At least 60% of the buildings shall be located at the "build-to" line.
(5)
The maximum building height shall be 60 feet.
C.
Hospital, micro-hospital, or medical center.
(1)
The maximum building height shall be 60 feet.
(2)
The maximum building footprint for a micro-hospital shall be 35,000 square feet.
D.
Other non-residential uses.
(1)
Minimum front yard setback: zero feet.
(2)
Maximum front yard setback ("build-to" line): 15 feet. At least 60% of the buildings shall be located at the "build-to" line.
(3)
Maximum building height: 60 feet.
E.
No building shall be less than 1 1/2 stories in height, and at least half the commercial, civic and institutional buildings in the development shall be two or more stories in height.
F.
Parking lot setback.
(1)
No parking shall be permitted with the development tract perimeter buffer yard.
(2)
Parking lot setback from street right-of-way: 20 feet.
G.
Maximum impervious cover.
(1)
Total impervious coverage:
(a)
Common open space: 5% of ATA.
(b)
All other areas: 80% of ATA.
H.
Minimum building separation distance.
(1)
Between hospital, micro-hospital, medical center and any townhouse use: 300 feet.
(2)
Between all other buildings: 20 feet.
(3)
Storefront buildings fronting on the same street and located in the same block shall be attached, or located not more than 15 feet apart, except when separated by a public gathering space, such as a plaza or common green.
§ 155-54 Design standards.
A.
Parking. Parking and loading shall comply with Article IX and the following. Where there is a conflict, the provisions of this § 155-54A shall apply.
(1)
Minimum off-street parking requirements. The minimum number of parking spaces required in Article IX shall be provided unless different standards are stated below:
(a)
Offices, professional and public buildings: one space/300 SF of gross floor area.
(b)
Retail uses and personal services: one space/300 SF of gross floor area.
(c)
Reduced and/or shared parking may be permitted in accordance with Article IX.
(2)
Other provisions.
(a)
On-Street parking spaces along the front property line of a lot shall be counted toward the minimum number of parking spaces required for the use on that lot.
(b)
On-street parking spaces shall be provided in parking lanes parallel to the curb and shall measure eight feet wide by 22 feet long.
(c)
Off-street parking may be surface, pedestal, or structured parking. Pedestal or structured parking shall comply with § 155-135D(7).
(d)
Off-street parking shall be located to the side or rear of buildings, or within internal parking areas not visible from the street, whenever feasible. Off-street parking for townhouses shall be located in the rear of townhouse units with access provided from a rear alley.
(e)
Off-street parking may be located on a lot within 400 feet (measured along a publicly accessible route) from the use to which the parking is accessory. Said lot containing the parking shall be owned or leased to the owner of the principal use, or the lot containing the parking shall be dedicated to parking for as long as the use to which it is accessory continues and it is owned by an entity capable of assuring its maintenance as accessory parking.
(f)
Parking lots shall be landscaped in accordance with Article IX, in addition to the following:
[1]
Where an off-street parking lot abuts or faces a street it shall be screened from the street by a landscaped area no less than five feet wide in which is located a continuous row of shrubs no less than 40 inches high, or by a wall no less than 40 inches and no more than 48 inches high with complimentary plantings, Any wall shall be constructed with materials that are architecturally compatible to those used on the buildings situated on the lot, and shall include aesthetic details such as capstones, pilasters, finial treatments, and variations of pattern, color, or material.
[2]
Where an off-street parking lot abuts or faces a driveway, sidewalk, common open space or green, or other pedestrian way or public gathering space, a hedge shall be provided to screen the parking lot in accordance with the following requirements:
[a]
Three shrubs shall be provided for every 10 linear feet of parking lot edge abutting or facing the aforementioned areas.
[b]
Shrubs shall be provided at a minimum planting height of 24 to 30 inches and shall have a spread of 18 to 24 inches.
[c]
Species that typically reach a minimum of 48 inches in height shall be utilized and shall be pruned to maintain an approximate height of 48 inches.
(g)
Bicycle parking shall be provided in accordance with § 155-135E.
B.
Overall form.
(1)
New village development shall be compact with a well-defined edge between new developed areas of the village and adjacent land in existing residential use. Where the perimeter of the development tract adjoins a residential zoning district boundary or existing lot in residential use, a buffer yard and planting screen no less than 25 feet in width shall be provided along such property line to protect the privacy of the adjacent property owners. The required front, side, or rear yard setback of any lot on the perimeter shall be adjusted where necessary to provide the buffer yard. No parking area shall be permitted within the buffer yard. The design of the landscaping and planting screen shall provide an opaque, four-season screen and shall be subject to the approval of the Board of Commissioners as part of the conditional use application. The use of existing mature trees (six inches in caliper, as measured at breast height) is encouraged and may be utilized as part of the required buffer yard.
(2)
New streets shall connect with existing streets when possible.
C.
Block design.
(1)
Villages shall be designed in a generally rectilinear pattern of blocks and interconnecting streets and rear lanes, defined by buildings, landscaping, pedestrian ways, sidewalks and street furniture. To avoid the monotony of a rigid grid layout and to better conform to the natural terrain, streets may include frequent gentle curves.
(2)
The maximum block length shall be 800 feet, with mid-block footpaths connecting to sidewalks or other paths when block length exceeds 500 feet.
(3)
Rectilinear blocks of the dimensions required above may be reshaped at the discretion of the Board of Commissioners when topography, existing vegetation, or hydrology considerations influence block shape and size.
(4)
In the Village Commercial Area, at least one pedestrian pathway, a minimum of eight feet wide, shall be provided for every 250 feet of street frontage, connecting with rear parking lots.
(5)
Each block that includes storefronts and/or residential lots less than 40 feet wide shall be designed to include a rear alley serving parking areas or garages in the rear.
(6)
Local access streets shall be configured using a design speed of 20 mph. Traffic calming techniques shall include "T" intersections, traffic islands, circles, loops or crescents, and roundabouts. Speed bumps, humps and tables shall be avoided. At least 25% of local access streets shall terminate in "T" intersections. The distance between "T" intersections shall not exceed three blocks or 1,500 linear feet, whichever is less. "T" intersections shall meet the offset requirements from other intersections set forth in the Subdivision and Land Development Ordinance.
D.
Sidewalks, trails, and crosswalks.
(1)
A linked network of sidewalks and trails shall provide connectivity to all uses, including common open space areas, parking lots, and transit stops within the village.
(2)
All off-street parking lots shall provide a direct pedestrian connection to the principal building. Parking lots with more than four rows of parking spaces shall provide a pedestrian walkway through the parking lot to the principal building.
(3)
Sidewalks shall be provided on both sides of all streets.
(4)
Sidewalks along streets and within or bordering common open space areas shall be no less than five feet wide in residential areas and no less than six feet wide in commercial or mixed-use areas, and shall be constructed of brick, concrete, concrete pavers, or concrete with brick paver borders.
(5)
The width of a trail surface may vary depending upon the type of use to be accommodated, but shall, in no case, be less than four feet or greater than 10 feet. Trails shall be constructed of asphalt or other material approved by the Board of Commissioners based on recommendation of the Township Engineer.
(6)
Crosswalks shall be at least six feet in width and demarcated with changes in color, pattern, texture, and/or material. Crosswalks shall be located at all street intersections and where necessary to provide mid-block crossing.
E.
Street trees.
(1)
Street trees shall be planted on both sides of all new streets, except that, at the discretion of the Board of Commissioners, street trees may not be required where a street adjoins common open space. Street trees with a minimum caliper of 2 1/2 inches shall be provided at a rate of one tree per 30 feet linear feet of street frontage. Trees shall be planted every 30 feet on center or as required to accommodate tree canopy at full maturity, except that clustering of trees may be permitted where it will enhance the visual appearance of the streetscape or buildings, screening, shading, or public safety, or where site conditions preclude regular spacing.
(2)
Street trees shall be maintained in healthy condition and shall be replaced if they become damaged, diseased or otherwise die.
F.
Street lights.
(1)
Pedestrian scaled, ornamental streetlights shall be provided at critical locations and positioned within the right-of-way as necessary to provide a safe lighting environment along sidewalks.
(2)
Streetlight types shall be subject to approval by the Board of Commissioners.
(3)
No light shall be attached to a building that would be unshielded or create trespass glare off the property.
G.
Utilities. All new utilities shall be installed underground.
H.
Locational considerations for Village uses.
(1)
Residential uses, shall not be located within 100 feet of a collector road, unless effectively screened from public view by topography, dense vegetation or other physical or visual barriers approved by the Board of Commissioners.
(2)
Residential dwellings may front either on a street or directly onto parks or greens, which shall be designed with a perimeter sidewalk. Dwellings that front directly onto parks or greens shall be serviced by a rear service lane or shared driveway.
(3)
Townhouses shall be sited so they front directly onto streets or common open space, not parking areas.
(4)
Village commercial uses may be located either at the approximate center of the village, or at the edge, near an existing expressway, arterial, or collector road. If a village commercial use is located along a collector road, any parking areas shall be screened from view, preferably by locating them behind the commercial buildings, as seen from the road.
(5)
Village commercial uses shall be located within 1/4 mile (about a five-minute walk) from as much of the residential areas as possible. Non-residential uses that are intended to serve an area beyond the village shall be located to permit vehicular access from outside the village without passing through village residential streets. A minimum of one building wall of the principal building of any hospital, micro-hospital, or medical center shall be located within 500 feet of US Route 30.
(6)
Buildings shall anchor corners where streets intersect, to the maximum extent possible. Buildings located at intersections shall have corner entrances or entrances oriented toward each street frontage, with paved connections to the sidewalk. The Board of Commissioners may permit common open space at street corners. Off-street parking shall not be located at a street corner.
(7)
Use transitions.
(a)
To the extent possible, similar land uses shall face one another across a street, while dissimilar land uses shall abut along alleys or rear parking areas.
(b)
Where feasible, a village green shall be used to separate residential blocks from nonresidential or mixed-use blocks.
(c)
No nonresidential use shall be located within 200 feet of any property line of a preexisting residential use which is on a lot that is different from the MUV development tract.
I.
Design considerations along an existing street.
(1)
When a use other than a townhouse is located along a street existing as of the effective date of this chapter the following provisions shall apply:
(a)
The building shall be designed with windows or display windows, as applicable, and signage facing the street.
(b)
Canopy trees shall be planted between the building and sidewalk at intervals not greater than 30 feet along the street or as required to accommodate tree canopy at full maturity, except that clustering of trees may be permitted where it will enhance the visual appearance of the streetscape or buildings, screening, shading, or public safety, or where site conditions preclude regular spacing.
(c)
The use(s) shall not parallel the street for a distance greater than 600 feet, unless located behind a landscaped buffer area providing visual screening in all seasons of the year, or on the opposite side of a village green extending the full length of the use(s) as it parallels the street. If berms are used within the buffer, they shall be no taller than two feet and shall taper gradually into the landscape with slopes not exceeding 1:5.
J.
Landscaping of buildings. In addition to the requirements of § 155-125 and Chapter 137, Subdivision and Land Development, the following regulations shall apply:
(1)
To reduce maintenance, ensure longevity, and reinforce the native plant materials of the area, landscaping around buildings and their parking lots shall emphasize native plant species. Species shall be selected to provide visual interest at different times of the year, with low maintenance needs.
(2)
The facades of commercial buildings may be separated from the sidewalk by a landscaped strip no greater in depth than three feet, except as necessary to accommodate outdoor eating establishments, or in courtyard designs.
K.
Street furniture.
(1)
At least one public trash receptacle and one public recycling receptacle of a design and color approved by the Board of Commissioners shall be provided in each block on each side of the street in which a commercial use is located.
(2)
Public benches of a design and color approved by the Board of Commissioners shall be provided at transit stops and at intervals no greater than 100 feet on each block, and in greens, commons, squares and parks at a rate of one bench per 5,000 square feet.
(3)
At least one bicycle rack adjacent to the sidewalk shall be provided on each block containing a commercial use, with a paved pad.
(4)
All required street furniture shall be maintained in good condition.
L.
Signs. In addition to the requirements in Article X, signs shall conform to the following regulations. Where a conflict exists between this Subsection L and Article X, the provisions contained within this Subsection L shall apply.
(1)
Signs shall be affixed to a building facade, canopy, or arcade, except that one freestanding ground sign may be permitted at the primary entrance to the mixed-use village development.
(2)
The top of signs (except window signs) shall be located no higher than the sills of second-story windows.
(3)
Signs shall be constructed of wood, metal or synthetic material, provided that the typeface and logos have a dimensional rather than flat quality.
(4)
Signs may be illuminated from external light sources only; lighting shall conform to the applicable regulations contained in Article X and § 155-129. Flashing and moving lighting, or signs with color changes are prohibited.
(5)
Animated signs that use actual motion or the illusion of motion or change of lighting are prohibited.
(6)
External neon signs are prohibited. Non-flashing neon signs may be displayed inside windows provided they occupy no more than 15% of the glass area of the window in which they are displayed.
M.
Architectural design standards.
(1)
General standards for all buildings.
(a)
Buildings shall have a common and coherent architectural theme throughout the development.
(b)
The front facade of any building shall promote an attractive and pedestrian-friendly streetscape.
(c)
When a building has more than one primary/front facade, such primary/front building facades shall be consistent in terms of design, materials, details, and treatments.
(2)
Townhouses. Townhouse units shall be constructed utilizing mansards, gables and/or hip roofs as part of the architectural design. The front building lines or facade of any two adjoining townhouse units shall be staggered or offset so that each townhouse unit will have a minimum horizontal separation (front to back at full height) of two feet.
(3)
Buildings other than townhouses.
(a)
The length of the facade of any new building which exceeds 32 feet in length shall have vertical design elements such as pilasters, piers, entrances, changes of material, or recesses or projections of one to four feet, so that no new vertical bay or section of a building facade exceeds 40 continuous feet in length.
(b)
Buildings shall articulate the line between the ground floor and upper floors with a cornice, canopy, balcony, arcade, a change in building material, texture, patterns, or color, or other visual device.
(c)
Any building which has more than four stories shall incorporate a minimum 10-foot building stepback on at least one of the stories above the second story.
(d)
Blank walls shall not be permitted along any exterior wall facing a street. Walls in these locations shall comprise a minimum of 35% and a maximum of 75% window window area, with windows interspersed across the facade.
(e)
Ground floor facades of retail, restaurant, and related uses facing a street shall comprise a minimum of 50% clear window area, with windows providing views of display areas or the inside of the building. Ground floor windows sills shall be between 12 and 18 inches above sidewalk level and lintels shall be nine to 12 feet above sidewalk level.
(f)
Smoked, reflective, or opaque glass in windows shall be prohibited.
(g)
Roofs shall be pitched or have the appearance of a pitched roof. All roof-mounted mechanical equipment shall be shielded from public view along streets, sidewalks, and from offsite properties. In addition, roofs shall incorporate at least two of the following features:
[1]
Overhanging eaves of at least three feet.
[2]
Facade height variations of at least five feet.
[3]
Three or more roof slope planes.
(4)
Building materials. All buildings facades shall be of wood, brick, stone, stucco, or composite siding. The number of different wall materials on one building shall be kept to a minimum, preferably no more than two.
(5)
At the time of preliminary subdivision and land development plan submission, the applicant shall submit preliminary/conceptual architectural drawings (with materials) demonstrating compliance with these architectural design standards.
§ 155-55 Common open space design standards.
A.
Common open space shall include primary conservation areas and secondary conservation areas as follows:
(1)
All of the following primary conservation areas shall be included in the common open space:
(a)
Lands within the 100-year floodplain (including the floodway).
(b)
Wetlands, lakes, and ponds.
(c)
Very steep slopes.
(2)
The following secondary conservation areas, listed in order of priority, shall be included in the common open space to the fullest extent practicable.
(a)
Significant habitat and species listed as endangered, threatened, rare, or of special concern, such as those listed in the Pennsylvania Natural Diversity Inventory and county and local Natural Areas Inventories.
(b)
Historic resources.
(c)
Moderately steep slopes, particularly those adjoining watercourses and ponds, due to the potential for soil disturbance leading to erosion that is detrimental to water quality.
(d)
Healthy woodlands, particularly those performing important ecological functions such as soil stabilization and protection of streams, wetlands and wildlife habitats.
(e)
Hedgerows, groups of trees, specimen trees and other unique or significant vegetation features.
(f)
Areas where precipitation is most likely to recharge local groundwater resources because of topographic and soil conditions affording high rates of infiltration and percolation.
(g)
Visually prominent topographic features such as knolls, hilltops, ridges, woodlands, and specimen trees as seen from public roads (particularly those with historic features). Prominent topographic features visible from within the site outward shall also be considered.
(h)
Existing or proposed trails connecting the tract to other locations in the Township.
(i)
Class I, II and III agricultural soils as defined by the USDA Natural Resources Conservation Service.
B.
The following uses shall be permitted in the common open space:
(1)
Conservation of open land in its natural state.
(2)
Agricultural and horticultural uses, including raising crops or livestock, and related accessory buildings. Specifically excluded are commercial and intensive feedlot and livestock operations involving swine, poultry, mink, and other animals likely to produce highly offensive odors.
(3)
Pastureland for horses used solely for recreational purposes. Equestrian facilities shall be permitted, but shall not consume more than 50% of the minimum required common open space.
(4)
Forestry in accordance with Chapter 85B.
(5)
Common greens, picnic areas, community gardens, trails and similar low-impact, passive recreational uses.
(6)
Active non-commercial recreation areas, such as playing fields, playgrounds and bikeways, not requiring supporting structures. Such recreational uses shall meet the following standards:
(a)
Such areas shall not consume more than 50% of the minimum required common open space or five acres, whichever is less.
(b)
Playing fields and playgrounds shall not be located within 150 feet of the tract boundary or a dwelling unit within the development tract.
(c)
Minimum parking facilities for the same, as determined by the Board of Commissioners, may also be permitted. Such lots may be paved with gravel and shall be unlighted, properly drained and provide safe ingress and egress.
(7)
Stormwater management systems and associated easements may occupy up to 20% of the common open space net of the included Primary and Secondary Conservation Areas. The following stormwater management practices are acceptable within the common open space, provided they meet the guidelines in the Pennsylvania Stormwater Best Management Practices Manual:
(a)
Infiltration basin, provided the berms do not exceed 36 inches in height.
(b)
Subsurface infiltration bed.
(c)
Infiltration trench.
(d)
Rain garden.
(e)
Vegetated swale.
(f)
Infiltration berm, provided the berms do not exceed 24 inches in height.
(8)
Easements or rights-of-way for overhead power lines. Such easements or rights-of-way shall not count toward the minimum common open space requirement.
C.
Motorized off-road vehicles, shooting ranges and other uses similar in character and impact as determined by the Board of Commissioners, shall be specifically prohibited in the common open space. This provision shall not prohibit vehicles used for maintenance purposes.
D.
The common open space shall be located and designed to add to the visual amenities of the development and to the surrounding area, by maximizing the visibility of common open space as terminal vistas at the ends of streets or along the outside edges of street curves, and as perimeter greenbelts. Perimeter greenbelts shall be designed to provide buffers and to protect views as seen from existing roadways and from public parks. Common open space shall connect to open space and parkland on adjoining parcels to the maximum extent possible in order to form a network of open space.
E.
A minimum of 15% of the common open space shall be in the form of greens, commons, squares, or parks.
F.
A minimum of 30% of the required common open space shall be in a form accessible to the residents of the development, such as a central green, neighborhood squares or commons, recreational playing fields, walking trails, other kinds of footpaths, a neighborhood park, or any combination thereof. In addition, no more than 50% or five acres of the required common open space, whichever is less, may be comprised of active recreation facilities such as playing fields, tennis courts, etc.
G.
The Township may require the provision of a trail easement and/or the construction of a recreation trail through the common open space. If a developer installs a trail, it shall be completed prior to the final sale of any adjacent residential lots.
H.
No portion of any residential, commercial, or institutional building lot may include common open space.
I.
Common open space shall consist of two types: natural and formal.
(1)
Natural common open space consists of, but is not limited to: meadows, woodlands, specimen trees, hedgerows, wetlands, floodplain and steep slopes.
(2)
Formal common open space consists of: greens, commons, squares and parks that are defined by building walls, streets and street trees.
J.
Greens, commons, squares and parks.
(1)
Greens, commons, squares, and parks shall serve a variety of outdoor leisure and assembly needs of village residents and enhance the form and appearance of the village.
(2)
Greens, commons, squares and parks shall be distributed throughout the mixed-use village development.
(3)
A central village green shall be required within the commercial area of the village. The central green shall be designed as an attractive gathering place for village residents in both day and evening and:
(a)
Shall be located within 200 feet of the outer perimeter of the commercial area of the village. These locational requirements may be adjusted by reason of topography or natural resources to be preserved, at the discretion of the Board of Commissioners;
(b)
Shall border on the principal street running through the commercial area of the village, or be located so as to constitute the "terminal vista" of that street;
(c)
Should be surrounded by buildings on all sides, and shall be surrounded by streets on at least three sides;
(d)
Shall be located within 1500 feet of 80% of all dwelling units in the village. Alternatively, two smaller common greens at least 6,000 square feet in area may be substituted for the central green, in order to meet this proximity standard;
(e)
Shall be of pedestrian scale, between 20,000 and 40,000 square feet in area, and shall be no longer or wider than 300 feet;
(f)
Should ideally be surrounded by two-story development that may include residential and institutional uses in addition to commercial uses;
(g)
Shall be landscaped using elements of formal gardens including walkways, monuments, statues, gazebos, fountains, park benches and pedestrian scale lampposts.
(4)
Smaller greens, commons and squares, at least 5,000 square feet and no larger than 30,000 square feet, shall be dispersed throughout the village in such a way that no lot is more than 1,250 feet from a green, common or square.
(5)
All greens, commons and squares shall be planted with shade trees along their edges, at intervals not greater than 40 feet.
(6)
The visibility of greens, commons, and squares shall be maximized by locating common open space in "terminal vista" locations as often as possible, such as the ends of streets at three-way intersections or occupying a corner of a four-way intersection.
(7)
Greens, commons and squares shall contain no more than 10% impervious coverage.
K.
Common open space permanent protection, ownership and maintenance shall comply with § 155-124.
§ 155-56 Master Plan requirements.
A.
All properties proposed for mixed-use village development shall be developed according to a Master Plan, which shall be subject to conditional use approval in accordance with § 155-181 and this § 155-56.
B.
All uses within the mixed use village tract shall be developed as a unified development whereby no use, with the exception of townhouses, shall be subdivided into an individual lot(s) except as permitted for financial subdivision as provided in § 155-50.
C.
The Master Plan shall include the entire tract. The base site plan shall be drawn at a scale of not less than one inch equals 200 feet and shall contain the following:
(1)
Proposed site layout, locations, and proposed uses of buildings, structures, and common open space areas, and location and types of parking facilities.
(2)
Calculations of constrained land, ATA, residential density and total number of dwelling units, building area, common open space area, parking requirements, and impervious cover.
(3)
The vehicular and nonvehicular circulation pattern for the entire tract.
(4)
Proposed methods of stormwater control, type of sewage treatment and disposal, and the source of water supply.
(5)
Location and layout of proposed landscaping.
D.
In addition to the Master Plan, the applicant shall submit the following:
(1)
Traffic impact study in accordance with Chapter 137, Subdivision and Land Development.
(2)
Environmental impact assessment report in accordance with Chapter 137, Subdivision and Land Development.
(3)
A detailed report that evaluates the effect of the mixed-use village development on emergency services and fire protection, recreation, school facilities and school district budget, water supply, sewage disposal, stormwater drainage, solid waste disposal, public utilities, and Township budget.
(4)
Visualizations, graphics, and/or illustrations depicting the proposed streetscape, including but not limited to sidewalks, crosswalks, street furniture, street lights, landscaping, and the street wall formed by building facades, along commercial and residential streets.
E.
Following approval of the Master Plan, site development plans for the tract or sections of the tract shall be submitted and reviewed in accordance with the Chapter 137, Subdivision and Land Development. Where there is a conflict between this article and Chapter 137, the provisions of this article shall apply.
F.
Revision of the master plan. Development of the tract may be done in phases; however, any proposed subdivision or land development of a property or portion of a property shall be consistent with the Master Plan. If a proposed subdivision or land development is not consistent with the Master Plan, the Master Plan as a whole may be revised, provided the following requirements are met:
(1)
The revised Master Plan complies with all requirements of this Article.
(2)
The revised Master Plan is approved by the Board of Commissioners.
G.
Any conditional use approval granted for a mixed use village development shall remain valid for 10 years from the date of the conditional use decision notwithstanding enactment within that time of any amendment of the Township's Zoning Ordinance, such that any land development application or plan or other application may be submitted thereunder within 10 years from the date of the conditional use decision, provided that the 10-year time frame may be extended at the discretion of the Board of Commissioners.
