Charlestown Township
City Zoning Code
City Zoning Code
PART 22
TRADITIONAL NEIGHBORHOOD DEVELOPMENT TND DISTRICT
§ 27-2201 Purpose.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
1.
Provisions for the TND District have been enacted to:
A.
Comply with Article VII-A, "Traditional Neighborhood Development," of the Pennsylvania Municipalities Planning Code, 53 P.S. § 10701-A et seq., as amended, in particular, those purposes and objectives listed in § 701-A of Article VII-A, 53 P.S. § 10701-A, 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 space; minimizing traffic congestion; and fostering a sense of place and community.
B.
Emulate compact, mixed-use, walkable TND's such as Eagleview, Lantern Hill, Kentlands, and the like, with the features such as parks, centrally located public commons, squares, plazas, civic and public buildings, civic art, and recreational facilities.
§ 27-2202 Conditions of Eligibility.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; as amended by Ord. 158-2010, 6/21/2010, § 4; and by Ord. 179-2013, 8/5/2013, § 2]
1.
The TND or District shall be in accordance with Exhibit "C," the Development Strategy Plan June 21, 2010, which is hereby adopted as an amendment to (and shall hereafter be part of) the Charlestown Township Zoning Map. The TND Zone or District is divided into five separate but contiguous districts or areas, being TND-1, TND-2, TND-3, TND-4 and TND-5, each with specific regulations, as set forth below. The TND District shall be an overlay zoning district. All existing uses within the TND District shall be governed by the applicable underlying zoning district regulations. All new land development, development (including but not limited to any increase in impervious surface coverage and/or usable space), redevelopment and/or new uses within the TND District shall be governed by and comply with the TND District regulations in this Part.
2.
Any tract to be developed as a TND shall be served by public sewer and public water.
§ 27-2203 General Design Principles.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; as amended by Ord. 158-2010, 6/21/2010, § 4; by Ord. 179-2013, 8/5/2013, § 3; and by Ord. 181-2013, 11/4/2013, § 3]
1.
Design and development in the TND Zone or District shall comply with the following design principles:
A.
Design Principles.
(1)
Refer to Exhibit "A," "Key Design Elements: Traditional Towns and Traditional Neighborhoods," for general design principles.
(2)
Refer to Exhibit "B," the General Manual of Written and Graphic Design Guidelines for TND District.
(3)
Refer to Exhibit "C," Development Strategy Plan, which identifies the locations of the TND-1, TND-2, TND-3, TND-4, and TND-5 Districts.
(4)
Refer to Exhibits "D" Development Strategy Plan (Detail), to which development in the TND-1 and TND-2 Districts shall be consistent and "D-1" Development Strategy Plan (Supplement) to which development in the TND-1, TND-3, and TND-5 shall be consistent.
(5)
Refer to Exhibit "E," Proposed Bike and Pedestrian Paths Plan, to which development in the TND District shall be consistent.
(6)
All applicants are encouraged employ green building methods, materials, and technology in the design and construction of buildings and neighborhoods.
(a)
Applicants are strongly encouraged to achieve the highest LEED's certification by the U.S. Green Building Council (USGBC) at or above the "Silver" level rating as defined by the Leadership in Energy and Environmental Design (LEED) Green Building Rating System for new construction, interior improvements to existing commercial spaces, and for neighborhood development.
(b)
Applicants are strongly encouraged to apply for certification for green neighborhood design under the "LEED-ND: Leadership in Energy and Environmental Design for Neighborhood Development" program.
(c)
All applicants are encouraged to be consistent with the applicable be "green" practices in the "Pennsylvania Standards for Residential Site Development," April 2007, as may be amended from time to time.
B.
Street and Alley Network. The success of the fabric of the TND Zone or District shall be based in part on an effective and continuous street and alley network. Through streets enhance connections between neighborhoods. The alley relieves the frontage street from certain service functions, preserves the streetscape without curb cuts, and allows buildings to be placed forward on the lot to provide curb appeal.
(1)
A network system of interconnected streets and alleys shall be created to effectively accommodate vehicle, pedestrian, and bicycle circulation, and to create a block structure for the traditional neighborhood.
(2)
Cul-de-sac streets shall be by conditional use only.
(3)
Development adjacent to existing streets and alleys shall include extensions thereof to serve new development or redevelopment, and the street rights-of-way from the TND Zone or District shall be extended to connect to adjoining tracts where feasible.
(4)
The streets within the TND Zone or District are intended to be village-like, not like a highway and not like a conventional suburban road. The street widths, curb radii, center line horizontal alignment, and on-street parking conditions shall be in accordance with the Exhibit "B" Manual of Written and Graphic Design Guidelines, as shown on Exhibit "D" Development Strategy Plan where village-like street geometry is exhibited, and Exhibit "H," TND-1 and TND-5 District Street and Alley Design Standards.
(5)
Streets should have minor deflections in their alignment to provide short, curving vistas where feasible and desirable.
(6)
Parking shall be accommodated on-street (parallel and angled) and off of alleys whenever possible. No parking shall be located between the front of the building and the street right-of-way line, unless approved as a conditional use.
(7)
Curb bulbouts shall be located at all street intersections, subject to the approval of PennDOT and the Township.
C.
Alley. The alley is very important in that it allows for the preservation of the frontage of the lot, without curb cuts, so that the buildings and sidewalk system can be oriented to the pedestrian.
(1)
Two-way alleys shall be a minimum of 16 feet in width to provide adequate lanes for two-way travel.
(2)
One-way alleys are discouraged. However, where a two-way alley cannot physically fit in a particular area, a one-way alley shall be a minimum of 12 feet in width.
(3)
Since alleys are a type of a street typically providing secondary vehicular access to the rear or side of the lot, garages should be located on opposite sides of the alley approximately 32 to 60 feet across from one another as follows:
(a)
When an eight-foot deep driveway is built to allow for vehicles to park parallel to the sixteen-foot wide alley, the garages shall be 32 feet across from one another on opposite sides of the alley.
(b)
When an eighteen-foot to twenty-two-foot deep driveway is built to allow for vehicles to park perpendicular to the sixteen-foot wide alley, the garages shall be 52 to 60 feet across from one another on opposite sides of the alley.
(c)
A five-foot wide buffer from the edge of the alley paving shall not have anything erected, placed, planted or allowed to grow in such a manner as to limit or obstruct a safe viewing distance, as determined by the Township, until the homeowners association is established, and then as determined by the homeowners association.
(4)
Alleys need not have sidewalks, curbs, street trees and street lights, but shall be landscaped in accordance with the Exhibit "B."
(5)
All edges of alleys shall be stabilized and maintained so that wear and tear from tires, equipment, and the like is not evident.
(6)
Alleys should be the predominant thoroughfare type to gain access to parking.
(7)
One hundred percent of parking for multi-family, and townhouse dwellings shall be accessed by alleys.
(8)
At least 50% of the single-family detached dwelling lots shall be accessed by alleys.
(9)
If a dwelling is not accessed by an alley, it shall have a garage that shall be set back at least 18 feet from the front of the house or rotated so that the garage doors do not face the primary frontage street.
(10)
Land uses should be transitioned primarily at alleys, not at streets, so as to create like-type uses on both sides of a street.
D.
Building Height/Width/Proportion.
(1)
New individual commercial buildings shall be no wider than 36 feet, unless designed with bays and offset by a one- to four-foot recess or projection at intervals of 36 feet.
(2)
No more than five attached dwellings or five bays of a multi-family dwelling shall be built in a row, and attached residential units shall not exceed 130 feet along the primary frontage.
(3)
Staggered Heights. No more than three adjoining units shall have the same building height so as to create visual interest. Building heights shall vary by at least two feet for residential buildings.
(4)
No principal building shall exceed 45 feet in height.
(5)
Principal buildings shall be a minimum of two stories and/or 20 feet in height to help define the streetscape.
(6)
Minimum Roof Pitch.
(a)
The primary roof of all principal residential and civic use buildings shall have a minimum roof pitch ratio of at least eight vertical to 12 horizontal.
(b)
Roofs of commercial buildings that may be flat shall be screened by a parapet wall of at least 42 inches in height but no higher than the height of the HVAC equipment.
E.
Streetscape. The streetscape is the overall environment along the street which projects the character of the TND District including features such as the street wall at a "build-to" line, sidewalks, on-street parking parallel to the curbline, street trees, and buildings with porches.
(1)
The maximum street width for any new interior street without bike lanes shall be 34 feet, with on-street parking on both sides within seven-foot wide parking bays. There shall be two travel lanes of 10 feet each.
(2)
To create diversity and interest, there shall be variations in lot widths of adjacent lots.
F.
Street Wall.
(1)
Except for offsets as described below, the street wall of any building shall be the same location as the adjoining buildings on the block, to promote a continuation of the streetscape character and space. However, if any offsets to the street wall are designed, such as recesses or projections, such offsets shall not exceed four feet, unless radial lot lines along a curved section of street might alter typical street wall geometry; provided, however, that no more than 5% of the total number of lots are designed in this fashion, and that the maximum recess is eight feet.
(2)
Variations to the vertical orientation of a new commercial building at the street wall should be made at intervals up to 36 feet.
G.
Building Location and Build-To Line. Building location is critical to the creation of the "public realm" of the TND District. The streetscape character of the place is formed by buildings located close to the sidewalk to promote a pedestrian friendly frontage. Other structures, such as a wall, could be placed at the build-to line.
(1)
The build-to line may have up to a four-foot offset for a recess or projection, in order to provide variety and diversity in building location relative to the street, unless radial lot lines along a curved section of street might alter typical street wall geometry; provided, however, that no more than 5% of the total number of lots are designed in this fashion, and that the maximum recess is eight feet.
(2)
On a corner lot, the building location with respect to the build-to line shall apply to both sides of the lot on which the building has street frontage.
(3)
Whenever a front porch, portico, or stoop is involved, it shall be placed on the build-to line.
(4)
Front porches and wrap-around porches are expected for single-family and two-family dwellings.
(5)
Buildings shall anchor corners where streets and/or alleys intersect. However, the Board of Supervisors may permit a pedestrian-accessible green with civic art, or green court lots at street corners.
(6)
On lots where there are existing buildings that are already set back from the street wall line, existing buildings shall be adaptively reused within the existing footprint, and thirty-six to forty-two-inch high walls should be placed to form the street wall line, or the building may be renovated to create the street wall.
(7)
Adjoining single-family dwelling lots may have attached garages in the rear yard accessed off an alley to allow more usable rear yards.
(8)
The first floor elevation of a single-family detached and attached dwellings shall be at least 24 inches and no more than 42 inches above grade in order to promote privacy.
H.
Parking; Off-Street. Off-street parking shall be in accordance with Part 13 and the following:
(1)
Off-street parking shall be located to the rear of building to the maximum extent possible.
(2)
Open-air off-street parking lots shall never be located at a street corner, as buildings should anchor the corners.
(3)
Guest parking shall be provided at a ratio of: 0.25 guest parking spaces per one bedroom unit; .4 guest parking spaces per two bedroom unit; 0.5 guest parking spaces per three bedroom unit; and 0.65 guest parking spaces per four-bedroom unit, calculated over the entire development, within 500 feet of all buildings which such parking serves.
(4)
Clear sight triangles of 25 feet shall be provided for all driveways that intersect with streets.
I.
Parking Lots.
(1)
Any existing "open-air," surface parking lots shall be buffered to the maximum extent possible by buildings or low walls, opaque fencing, hedges or other landscaping, or a combination thereof, at a minimum height of three feet.
(2)
Off-street parking lots shall be landscaped so that their interiors have at least 15% of the otherwise paved area devoted to landscaping.
(3)
Lights within parking lots shall not exceed 20 feet in height.
J.
Parking; On-Street. On-street parking helps to insulate pedestrian traffic from vehicular traffic.
(1)
On-street parking shall be placed along curbs and streets to increase the availability of parking, whenever possible.
(2)
On-street parking stalls shall be seven feet wide and 22 feet long, whenever such parking is parallel to the curb.
(3)
Parking shall be prohibited on the cartway of an alley.
(4)
On-street parking bays shall have bulbouts to widen the sidewalk to provide opportunities for sidewalk cafes in commercial areas, for street trees, and for pedestrian plazas.
K.
Sidewalks, Walkways, Crosswalks, Pedestrian Paths and Bike Paths. Sidewalks help to create a continuous pedestrian walkway network. Sidewalks provide a critical element of the streetscape and public realm of the TND.
(1)
Sidewalks shall be placed on both sides of all streets to enhance pedestrian circulation.
(2)
Sidewalks shall be a minimum width of four feet six inches in residential areas, and eight feet zero inch in commercial areas. Sidewalks in commercial areas with outdoor dining shall be in the range of 12 feet zero inch to 18 feet zero inch in width.
(3)
Sidewalks shall be maintained and repaired, on an on-going basis by the lot owner and/or homeowners association, and/or the property owners association.
(4)
Crosswalks shall be at least six feet in width, and shall be physically and visually distinctive to facilitate pedestrian circulation at street corners.
(5)
Multi-use pedestrian paths and bike paths are expected through open space areas.
(6)
Sidewalks, walkways, and pedestrian paths shall be extended to connect to adjoining tracts where feasible.
L.
Street Lights.
(1)
Street lights shall be required along all streets in the TND Districts, on both sides of the street, and shall be placed at regular intervals to provide safety and convenience.
(2)
Street lights and pedestrian area lights in the TND-1, TND-4 and TND-5 Districts shall not exceed 11 feet from the pole base to the photometric center.
(3)
Pedestrian area lights in the TND-2 or TND-3 Districts shall not exceed 11 feet in height from the pole base to the photometric center.
(4)
Street lights that are intended for the primary purpose of lighting vehicular travel areas in the TND-2 and TND-3 Districts shall not exceed 18 feet from the pole base to the photometric center.
(5)
All street lights shall be designed and positioned to provide safety and security without causing excessive glare.
(6)
All street lights shall be approved by the Board of Supervisors.
(7)
Street light types and locations shall be subject to the approval of the Board of Supervisors and shall be in character with the pedestrian-oriented TND streetscape.
(8)
No street light shall be unshielded or create trespass glare.
(9)
All street lights in the TND Districts shall be rated cutoff.
M.
Street Trees/Shade Trees and Other Landscaping. Street trees add charm, beauty and shade to streets. Street trees also provide a landscape architectural compliment to the architectural alignment of buildings.
(1)
Street trees shall be maintained, and replaced if they become damaged, diseased or otherwise die by the lot owner and/or homeowners association.
(2)
Street trees shall be placed at forty foot intervals along both sides of all new streets, or along streets where there are no existing street trees. Such trees shall be at least 3 1/2 inch to four inch caliper at the time of planting. Alternative spacing, in character with a pedestrian-oriented streetscape, shall be subject to Township approval.
(3)
Species for street trees and shade trees shall be approved by the Township in accordance with the list of species in the Subdivision and Land Development Ordinance [Chapter 22].
(4)
If parking areas are permitted or visible from the street, they shall be screened. A low wall or evergreen hedge of 36 and not greater than 42 inches in height shall be installed and permanently maintained at the street wall line to screen parking areas to help maintain streetscape character.
(5)
Landscape design shall also include fences and walls to soften and screen the appearance of parking areas.
(6)
Landscape design shall also include screen and buffer plantings in the perimeter setback area of the TND District, as required in Subsection 1O.
(7)
All landscape materials should conform to the current edition of the "American Standard for Nursery Stock" of the American Nursery and Landscape Association.
N.
Signage.
(2)
The following sign regulations shall apply to nonresidential uses within an approved TND:
(a)
A blade or projecting sign may be permitted provided that the lower edge of the sign is a minimum of 10 feet above grade, but does not extend more than six feet from the building wall and not higher that the first floor or 15 feet, whichever is less. A blade sign shall not exceed six square feet in area.
(b)
A flat wall sign may be permitted provided the flat wall sign does not exceed 12 square feet in area and may be mounted on either side of a doorway or between the first and second floors of a multi-story building.
1)
An awning sign may be used in lieu of a flat wall sign or in combination; provided, that awning signs shall maintain a clear height of at least 10 feet and maximum of six feet in depth out in front of the building. Material shall be canvas cloth or an equivalent material, but in no case shall shiny or reflective material as well as metal, plastic or glass be permitted. Lettering shall be limited to 12 inches vertically.
(c)
Individual channelized letters shall be provided to the maximum extent possible for all flat wall signs.
(d)
A ground sign may be permitted provided it does not exceed 18 square feet in area.
(e)
Directional signage shall be provided to identify all civic uses and all buildings of 15,000 square feet or greater. Such signage shall not exceed six square feet per sign.
(f)
One sandwich board portable sign may be permitted provided it is displayed only during normal business hours.
1)
The sandwich board may be placed on the sidewalk immediately in front of the use, provide a five-foot clear pedestrian passage is maintained.
2)
The sandwich board sign shall be a maximum of six square feet.
3)
The sandwich board shall not obstruct clear sight distance at intersections of streets, alleys, and driveways.
(g)
Illumination shall be only from a concealed indirect source.
(3)
Signs for residential properties shall comply with Part 14.
O.
Perimeter Setbacks. The following minimum perimeter setbacks shall apply along perimeter property lines of the TND District (1, 2, 3, 4 and 5) except along streets and alleys that are along the perimeter of a tract, in which cases a five-foot perimeter setback shall apply:
§ 27-2204 Use Regulations for TND District, Area 1 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
3.
Conditional Uses.
[Amended by Ord. 2015-194, 10/5/2015; and by Ord. No. 210-2019, 11/4/2019]
§ 27-2205 Density, Housing Mix, Use Composition, and Open Space Requirements for TND District, Area 1 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
1.
The maximum gross density shall not exceed 3.32 dwelling units per net tract area, including all dwelling unit types, not including accessory dwelling units.
2.
At least three housing types shall be provided on each separate TND Area 1 neighborhood, including:
Housing Types | Minimum | ||
|---|---|---|---|
A. | Single-Family Detached Units | 25% | |
B. | Two-Family | 25% | |
C. | Townhouse Units | 25% |
3.
Use Composition.
A.
A minimum of 35% of the gross tract area shall be designated and maintained as common TND open space as follows:
(1)
A minimum of 5% of the gross tract area shall be for greens. Such areas shall not be sloping greater than 5%, and shall be bounded by dwelling units on at least two sides, but preferably three sides.
(2)
A minimum of 10% and a maximum of 20% of the gross tract area shall be for active recreation facilities, such as playfields, play courts, playgrounds and tot lots.
(3)
The balance of the open space areas shall be passive open space areas and/or natural resource conservation areas.
§ 27-2206 Area and Bulk Regulations and Special Design Standards for TND District, Area 1, as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4; and by Ord. 2015-194, 10/5/2015]
1.
The following lot size, lot width, yards, and lot coverage regulations shall apply, and be governed by the maximum gross density set forth in § 27-2205, Subsection 1:
A.
Lot Size (minimum required and maximum permitted, where indicated) or Lot Area Equivalent.
(1)
Single-family detached dwelling: 5,000 to 10,000 square feet, unless radial lines along a curved section of frontage might alter typical lot geometry, in which case a single-family detached dwelling lot shall have a minimum lot size of 5,000 square feet and a maximum lot size of 14,000 square feet; provided, however, that no more than 10% of the total number of lots are designed in this fashion.
(2)
Two-family dwelling: 3,500 to 6,000 square feet per dwelling unit, unless radial lines along a curved section of frontage might alter typical lot geometry, in which case a two-family dwelling lot shall have a minimum lot size of 3,500 square feet and a maximum lot size of 6,500 square feet; provided, however, that no more than 5% of the total number of lots are designed in this fashion.
(3)
Townhouse: 1,000 to 5,500 square feet per dwelling unit, unless radial lines along a curved section of frontage might alter typical lot geometry, in which case a townhouse lot shall have a minimum lot size of 1,000 square feet and a maximum lot size of 6,500 square feet; provided, however, that no more than 10% of the total number of lots are designed in this fashion.
B.
Lot Width.
(1)
Single-family detached dwelling lot: 40 feet minimum to 85 feet maximum, unless radial lines along a curved section of street might alter typical lot geometry, in which case a single-family detached dwelling lot shall have a minimum width of 40 feet and a maximum width of 160 feet; provided, however, that no more than 5% of the total number of lots are designed in this fashion.
(2)
Two-family dwelling: 25 feet individual minimum, 100 feet maximum for both units, unless radial lines along a curved section of street might alter typical lot geometry, in which case a two-family dwelling lot shall have an individual minimum width of 45 feet and a maximum width of 150 feet for both units; provided, however, that no more than 5% of the total number of lots are designed in this fashion.
(3)
Townhouse: 20 feet minimum to 36 feet maximum, unless radial lines along a curved section of street might alter typical lot geometry, in which case a townhouse lot shall have a minimum width of 20 feet and a maximum width of 50 feet; provided, however, that no more than 5% of the total number of lots are designed in this fashion.
(4)
On a corner lot in the TND-1 District, the maximum lot width at the build-to line may be exceeded along the secondary frontage.
C.
Yard Requirements (minimum required).
Build-To Line (feet) | Either Side (feet) | Total Two Side(s) (feet) | Rear** (feet) | |||
|---|---|---|---|---|---|---|
(1) | Single-Family Detached Dwelling | 10 | 5 to 8* | 15* | 35 | |
(2) | Two-Family Dwelling | 10 | 5 | 10 | 35 | |
(3) | Townhouse, Other Multi-Family | 10 | 7.5 | 15 | 25 | |
Notes: | ||||||
* Side yard variations required ** If rear yard does not abut an Alley | ||||||
E.
F.
Special Design Standards.
(1)
Two-story garages shall only be permitted on detached garages.
(2)
A second story may be over either two-car or three-car garages.
(3)
Every three-car garage shall have a second story. The second story may or may not contain, or be used as, an in-law suite but shall still count as an in-law suite.
(4)
No more than 30% of single-family detached garages may have a second story.
(5)
No more than 30% of the garages in any one street or alley may have a second story.
(6)
There shall be a minimum of at least one home, and preferably two homes, between homes with two-story garages.
(8)
Any garage may have exterior water.
(9)
Only garages approved for an in-law suite, or designated to count as an in-law suite, may have any plumbing other than exterior water.
(10)
Any second-story room over a garage may be left unfinished. However, if this occurs over a three-car garage, it shall count as an in-law suite.
(11)
An unenclosed, covered breezeway between the house and garage may be permitted.
§ 27-2207 Use Regulations for the TND District, Area 2 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
1.
Permitted Principal Uses.
A.
Live-work units; and apartments above retail and/or office.
B.
Bed and breakfast inn.
C.
Day care center.
D.
Retail uses and shops not to exceed 60,000 square feet of gross floor area for all buildings in the entire Area 2 as shown in Exhibit C, with no more than 15,000 square feet per use with no more than two such buildings, and no more than 24,000 square feet per multi-tenant building, including:
(1)
Cafe without drive-thru facilities.
(2)
Restaurant without drive-thru facilities.
(3)
Antique shop; gift shop.
(4)
Corner store; newsstand; florist; jeweler.
(5)
Clothing store.
(6)
Art gallery; art studio.
(7)
Pharmacy with any drive-thru located opposite the primary street frontage side of the building.
(8)
Bank with any drive-thru located opposite the primary street frontage side of the building.
(9)
Personal service shops.
E.
Office, not to exceed 60,000 square feet of gross floor area for all office buildings in the entire Area 2 as shown in Exhibit C.
F.
Civic use.
G.
Outdoor recreational facilities.
H.
Police and/or fire substation.
2.
Accessory Uses. Uses and structures that are customarily associated with the permitted uses, such as gardens, garages and parking areas.
§ 27-2208 Housing Mix, and Open Space Requirements for the TND District, Area 2 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
1.
No more than 25 dwellings units may be built as apartments. The total of 25 apartment units may be apartments over retail or apartments over office, or live-work units.
2.
Each parcel may use no more than its pro rata share of the TND-2 Area allowable units based on the percentage of 60,000 square feet of approved retail use and personal service shops, except upon explicit agreement with the Board of Supervisors for good cause shown.
3.
A minimum of 15% of the gross tract area shall be designated and maintained as common TND open space as follows:
A.
A minimum of 5% of the gross tract area shall be for greens. Such areas shall not be sloping greater than 5%, and shall be bounded by buildings on at least two sides.
B.
A minimum of 2% of the gross tract area shall be for active recreation facilities, such as playfields, play courts, playgrounds, and tot lots.
C.
The balance of the open space areas shall be passive open space areas and/or natural resource conservation areas.
4.
All land that may be dedicated to Charlestown Township for parkland or other municipal use shall count as part of the required active recreation facilities and playfields, as per the Subdivision and Land Development Ordinance [Chapter 22].
5.
No less than 2% of the total tract area shall be devoted to civic uses.
§ 27-2209 Area and Bulk Regulations for the TND District, Area 2 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
1.
The following lot size, lot width, yards, and lot coverage regulations shall apply, and be governed by the maximum gross density set forth in § 27-2208, Subsection 1:
§ 27-2210 Context Sensitive Design Standards for Properties Less Than five Acres.
§ 27-2211 Use Regulations for the TND District, Area 3 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; as amended by Ord. 158-2010, 6/21/2010, § 4; and by Ord. 179-2013, 8/5/2013, § 4]
1.
Permitted Principal Uses.
A.
Cafe without drive-thru facilities.
B.
Restaurant without drive-thru facilities.
C.
Retail uses.
D.
Bank with drive-thru located opposite the primary street frontage side of the building.
E.
Personal service shops.
F.
Office use.
G.
Civic use.
H.
Outdoor recreational facilities.
I.
Suite style hotel, not to exceed 130 suite style rooms for overnight lodging for guests. Such facility shall:
(1)
Be built in a campus-type setting with a retail facility, collectively forming a unified commercial development.
(2)
Have a minimum lot area of six acres, in combination with the retail facility, collectively forming a unified commercial development.
(3)
Have 100% suite style rooms for the lodging of guests.
(4)
Have parking at 1.25 parking spaces per room; however, the Board of Supervisors upon recommendation by the Planning Commission may allow the placement of up to 25% of the required parking into reserve, in order to provide additional green areas on the site. The applicant shall be required to demonstrate that a reduction in parking is feasible based on similar suite style hotels.
(5)
Have a parking lot green of at least 3,000 square feet of contiguous area within which pavers, benches, gazebos, pergolas, planters, plantings, lighting, and the like, are installed and maintained, and which is connected by walkways and crosswalks to buildings in a campus-type setting.
J.
Live-work units; and apartments above retail and/or office.
[Added by Ord. No. 212-2020, 8/3/2020]
2.
Accessory Uses. Uses and structures that are customarily associated with the permitted uses.
§ 27-2212 Area and Bulk Regulations for the TND District, Area 3 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; as amended by Ord. 158-2010, 6/21/2010, § 4; and by Ord. 179-2013, 8/5/2013, § 5]
1.
The following lot size, lot width, yards, and lot coverage regulations shall apply:
A.
Lot Size (minimum required): 20,000 square feet; and six acres for a suite style hotel in a campus-type setting as part of a unified commercial development as per § 27-2211, Subsection 1I.
B.
Lot Width at the Build-to Line (minimum required): 80 feet.
D.
Maximum Impervious Surface Coverage: 60% of the lot.
F.
Building Area.
[Amended by Ord. No. 212-2020, 8/3/2020]
(1)
For single-story and/or single use buildings, the ground floor area of any individual store, shop, office, etc., shall not exceed 5,000 square feet, and the ground floor area of any restaurant shall not exceed 8,000 square feet, and no group of retail buildings under one roof shall exceed 30,000 square feet in gross floor area.
(2)
For live-work units, and apartments above retail and/or office, the ground floor area shall not exceed 3,000 square feet.
§ 27-2213 Context Sensitive Design Standards for Properties Less Than five Acres.
§ 27-2214 Use Regulations for the TND District, Area 4 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
1.
Permitted Principal Uses.
A.
Civic use.
B.
Outdoor recreational facilities.
C.
Conference center/hotel, not to exceed 90 rooms for overnight lodging for guests. Such facility shall have:
(1)
Principal access with no more than two access points from an arterial road as designated in the Comprehensive Plan.
(2)
One and twenty-five hundredths parking spaces per room.
(3)
Side yard and rear yard setbacks of at least 150 feet.
(4)
At least 200 square feet of gross floor area of conference center for each room.
2.
Accessory Uses. Uses and structures that are customarily associated with the permitted uses, such as yards, gardens, garages and parking areas.
§ 27-2215 Open Space Requirements for the TND District, Area 4 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
1.
Except for a CCRC as governed by § 27-2217, a minimum of 25% of the gross tract area shall be designated and maintained as common TND open space as follows:
A.
A minimum of 5% of the gross tract area shall be for greens. Such areas shall not be sloping greater than 5%.
B.
A minimum of 5% of the gross tract area shall be for active recreation facilities such as: playfields, play courts, and tot lots.
C.
The balance of the open space areas shall be passive open space areas and/or natural resource conservation areas.
§ 27-2216 Area and Bulk Regulations for the TND District, Area 4 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
1.
The following lot size, lot width, yards, and lot coverage regulations shall apply, and be governed by the maximum gross density set forth in § 27-2213, Subsection 1, except for CCRC as governed by § 27-2217:
§ 27-2217 Regulations for Continuing Care Retirement Community.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; and as amended by Ord. 158-2010, 6/21/2010, § 4]
1.
A continuing care retirement community (CCRC), as licensed by the Pennsylvania Department of Insurance, may be permitted in the TND District, Area 4, only in accordance with the following conditions:
A.
Any CCRC shall provide all three levels of health care including independent living, assisted living, and skilled nursing care.
B.
Any tract of land on which a CCRC is located shall be held in single ownership or shall be the subject of an application filed jointly by the owners of the tract. The tract shall be developed according to a single plan under single direction.
2.
Use Regulations.
A.
B.
Accessory Uses.
(1)
Common facilities intended for use by the residents, staff, and guests of residents of the CCRC and do not exceed 20% of the total floor area of all buildings include such facilities as:
(2)
Retail uses and personal service shops not to exceed 20% of the total floor area of the common facilities.
(3)
Community center, hobby and craft shops and recreational facilities.
(4)
Chapel or other religious facilities.
(5)
Maintenance shop, emergency power generation, central laundry and kitchen.
(6)
Rooms for guests of residents.
(7)
Administrative offices.
(8)
Child day care center for employees.
3.
Density, Housing Mix, Use Composition, and Open Space Requirements.
A.
The maximum number of units shall be 100 for all nursing, assisted and personal care, rehabilitative, or dementia care units in the total area on both sides of Phoenixville Pike, shown as Area 4 in the Development Strategy Plan, Exhibit C.
B.
The total number of equivalent-unit beds (two beds equals one dwelling unit for the assisted living and/or skilled nursing components) shall not exceed 25% of the total number of permitted dwelling units.
C.
A CCRC shall, in addition, also contain a mix of at least three types of dwelling units. The total number of independent living units shall not exceed 75% of the total number of permitted dwelling units and no more than 50% of the independent living dwelling units shall be single-family detached units.
D.
A minimum of 50% of the gross tract area shall be retained as permanent open space and recreational area.
4.
Area and Bulk Regulations.
B.
Setbacks.
(1)
When a CCRC tract boundary abuts a single-family detached residential land use or a single-family detached residential zoning district, no principal building, accessory building, sign or parking lot shall be located less than 150 feet from the tract boundary, nor shall a vehicular access drive be less than 50 feet from the tract boundary. When a tract boundary abuts any other land use, no principal structure shall be located less than 30 feet from a tract boundary and no accessory structure, parking lot or vehicular road or drive shall be located less than 25 feet from a tract boundary.
(2)
The following are the required minimum setbacks from internal cartways and parking areas for the buildings in a CCRC:
C.
Maximum Impervious Surface Coverage.
(1)
Not more than 40% of the net tract area shall be covered by impervious surfaces.
D.
Separation Distances.
(1)
All buildings shall be separated from one another by a minimum distance of 50 feet.
E.
Dimensional Requirements.
(1)
No group of townhouse dwelling units shall exceed five dwelling units and not more than two adjoining dwelling units shall have the same front or rear setback, each variation in setback being at a minimum, four feet.
(2)
The overall dimension of a multi-family building, assisted living, personal care, nursing, rehabilitative, dementia care or common facility building, in a single direction, shall not exceed 180 feet.
(3)
All independent living, assisted living and personal care units in a CCRC shall provide a minimum habitable floor area of 300 square feet per person residing in the dwelling.
5.
Other Design Standards.
A.
A paved pedestrian system interconnecting all dwelling units, service areas, common facilities, recreational facilities, health care facilities and parking areas shall be provided and shall be a minimum of six feet in width.
B.
Solid waste collection stations and parking areas shall not be located within any minimum yard setback area. Solid waste collection stations shall be fully screened by a solid wall, fence, evergreen planting or a combination thereof.
§ 27-2218 Use Regulations for TND District, Area 5 as Shown in the Development Strategy Plan.
§ 27-2219 Density, Housing Mix, Use Composition, and Open Space Requirements for TND District, Area 5 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; as amended by Ord. 158-2010, 6/21/2010, § 4; and by Ord. 171-2011, 4/4/2011, § 3]
1.
The maximum gross density shall not exceed 3.32 dwelling units per net tract area, including all dwelling unit types.
2.
Use Composition.
A.
No more than 3% of the gross tract area shall be used for retail use, office use and/or personal service shops.
B.
A minimum of 25% of the gross tract area shall be designated and maintained as common TND open space as follows:
(1)
A minimum of 5% of the gross tract area shall be for greens. Such areas shall not be sloping greater than 5%, and shall be bounded by dwelling units on at least two sides, but preferably three sides.
(2)
A minimum of 5% of the gross tract area shall be for active recreation facilities such as: playfields, play courts, and/or tot lots.
(3)
The balance of the open space areas shall be passive open space areas and/or natural resource conservation areas.
§ 27-2220 Area and Bulk Regulations for TND District, Area 5 as Shown in the Development Strategy Plan.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; as amended by Ord. 158-2010, 6/21/2010, § 4; and by Ord. 171-2011, 4/4/2011, §§ 4 — 7]
1.
The following lot size, lot width, yards, and lot coverage regulations shall apply, and be governed by the maximum gross density set forth in § 27-2219, Subsection 1:
A.
Tract Size: 20 acre minimum.
B.
Lot Size or Lot Area Equivalent.
(1)
Retail use, office use, and/or personal service shop: 20,000 square feet minimum, and 43,560 square feet maximum.
(2)
Townhouse and stacked flats: 1,000 square feet minimum to 4,800 square feet maximum per dwelling unit.
(3)
Two-family: 3,500 square feet minimum to 6,000 square feet maximum per dwelling unit.
(4)
Apartment building: 10,000 square feet minimum lot area per dwelling unit.
C.
Minimum and Maximum Lot Widths at the Build-to Line.
(1)
Townhouse: 20 feet minimum to 40 feet maximum. On a corner townhouse lot, the maximum lot width at the build-to line may be exceeded along the secondary frontage.
(2)
Two-Family: 30 feet minimum to 40 feet maximum. On a corner two-family lot, the maximum lot width at the build-to line may be exceeded along the secondary frontage.
(3)
Apartment building: 150 feet.
(4)
Retail use, office use, and/or personal service shop: 150 feet.
D.
Building Width: 130 feet maximum.
E.
Minimum Building Setbacks.
(1)
Tract perimeter: 100 feet for residential uses abutting a public roadway and industrial uses; 75 feet for residential uses abutting lands zoned residential or institutional; 35 feet for non-residential uses abutting a public roadway.
(2)
Residential uses, internal streets:
(a)
Ten feet from the inner edge of the sidewalk to the residential building.
(b)
However, the build-to line may have up to a four foot offset for a recess or projection, in order to provide variety and diversity in building location relative to the street, unless radial lot lines along a curved section of street might alter typical street wall geometry.
(c)
Provided, however, that no more than 15% of the total number of lots are designed in this fashion, and that the maximum recess is 20 feet.
(3)
Retail use, office use, and/or personal service shop, internal streets: 20 feet from the curb of an internal street.
(4)
Common parking: 10 feet from the curb to the building for residential uses, and eight feet for nonresidential uses.
§ 27-2221 Procedures for Approval of Development in the TND District.
[Ord. 6/20/1979; as added by Ord. 146-2008, 4/7/2008, § 4; as amended by Ord. 158-2010, 6/21/2010, § 4; and by Ord. 181-2013, 11/4/2013, § 4]
1.
All applicants shall submit sketch plans for all TND District proposals. As per § 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, and in particular the Design Review Committee to make suggestions and recommendations on the design of the proposed TND.
2.
The applicant shall comply with the preliminary and final plan application requirements of the most recent version of the Charlestown Township Subdivision and Land Development Ordinance [Chapter 22], especially the environmental impact assessment (EIA) report requirements pertaining to traffic and fiscal impacts, and shall also include the following information:
A.
Project Narrative. A statement with graphics and exhibits indicating how the proposed application promotes TND and integrates with the community.
B.
Manual of Written and Graphic Design Guidelines. At the time of land development plan submission for each phase or stage of development, a detailed Manual of Written and Graphic Design Guidelines ("Applicant's Proposed Manual") shall be submitted by the applicant to illustrate the proposed design quality, architectural quality, and related construction excellence for the proposed architectural, streetscape, and landscape features. Said manual shall be consistent with the design principles for the TND District set forth in this Part and Exhibit "A" and Exhibit "B," and shall be submitted for approval to the Board of Supervisors, which approval shall not be unreasonably denied provided it complies with the applicable aforementioned design principles.
C.
Building Plan.
(1)
A separate plan sheet shall be submitted as part of the manual to depict the proposed building program. Said plan shall indicate the proposed principal and accessory uses, the gross square footages of all buildings, and the building heights. The building plan shall also indicate the total lot area and lot coverage, existing and proposed.
(2)
Building elevations for all proposed building types.
(3)
Color sketches and renderings depicting the proposed architectural character and streetscape character of the TND.
(4)
Building elevations with labeling to indicate building materials, windows and doors, roof pitch, dormers, pilasters, piers, green building design, and the like.
D.
Street, Alley, and Streetscape Plan.
(1)
A separate plan sheet shall be submitted to depict the proposed interconnected street and alley network. Such plan shall indicate all street widths and rights-of-way widths, and alley widths.
(2)
The plan shall indicate the location of all bike lanes and bike paths.
(3)
Such plan shall indicate all materials, depths of pavement courses, and gradients.
(4)
Such plan shall also indicate the locations for all proposed street furniture, such as benches, planters, bicycle racks, and waste receptacles.
E.
Pedestrian Access Plan.
(1)
A separate plan sheet shall be submitted to depict the proposed interconnected network for pedestrian access including sidewalks, crosswalks, other pathways, and bike paths, which shall be consistent with Exhibit E, the Township's Bike and Pedestrian Path Plan.
(2)
Such plan shall indicate all sidewalk, crosswalk, and path widths, materials and gradients.
F.
Common TND Open Space and Recreational Facilities Plan. A separate plan sheet shall depict all proposed open space, greens, recreational facilities, and civic art.
G.
H.
Parking Plan.
(1)
A separate plan sheet shall be submitted to depict proposed location and materials for all surface 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.
(2)
The parking plan shall illustrate a dispersal of parking areas to the maximum extent possible in order to minimize large expanses of parking lots.
(3)
On-street parking spaces may be counted toward the overall parking requirement whenever such parking is located along the frontage of the property that is proposed for development.
I.
Utilities Plan.
(1)
A separate plan sheet shall be submitted to depict all proposed utilities. Such plan shall indicate all proposed types, sizes, and materials of utilities that are proposed.
(2)
All new and relocated utilities shall be underground.
(3)
All cable TV boxes, PECO meters, and the like shall be located to the rear of properties and shall be screened.
J.
Phasing Plan.
(1)
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.
(2)
In the case of a development proposed to be developed over a period of two years, flexibility of housing density, design and type may be addressed and flexibility in uses and mixed-uses may be addressed to:
(a)
Permit a variation in each phase from the density, or intensity of use, or mixed-use for the entire development.
(b)
Allow for a greater concentration of density intensity of land use, or mixed-use within some phase of development.
(c)
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 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.
K.
Declaration of Covenants, Easements and Restrictions. A declaration shall be submitted to the Township at the time of final plan submission, which shall be in a form deemed satisfactory to the Township Solicitor.
3.
In order to promote flexibility of design of a traditional neighborhood development, modifications from specific design criteria typically contained in the Subdivision and Land Development Ordinance [Chapter 22] may be needed pertaining to such design standard items as streets, sidewalks, stormwater management, street trees, and street lights. The Board of Supervisors shall have the authority to grant modifications of such subdivision and land development requirements if, in the Board of Supervisors discretion, it determines that such modifications will result in a better design of a traditional neighborhood development, and will not adversely affect the health, safety, and welfare of the Township. Such grant shall occur after a public hearing and public meeting to consider the modifications.
A.
The Manual of Written and Graphic Design Guidelines shall include the following language to describe the procedure by which Modifications to the Manual may be made:
"This Manual of Written and Graphic Design Guidelines is part of the approved final land development plan for the [insert name] Traditional Neighborhood Development (TND) in Charlestown Township, Chester County, PA. This Manual is a requirement under §§ 27-2202, Subsection 3, and 27-2221, Subsection 2B, of the Charlestown Township TND Ordinance (No. 146-2008). All construction and land development of the [insert name] TND shall be in compliance with this manual and the Charlestown Township TND Ordinance.
"Where this [insert name] TND Manual is in conflict with the Charlestown TND Ordinance, what is stated in the Manual shall override what is stated in the ordinance, with the understanding that the conflicting elements have been approved by the Township.
"This manual has been approved by the Design Review Committee and the Charlestown Township Board of Supervisors for compliance with the Design Principles of the Charlestown Township TND Ordinance. The Board of Supervisors of Charlestown Township oversees and approves changes to the Charlestown Township TND Ordinance, and provides final approval of, and modifications to, this manual.
"All Modifications to the written and graphic elements of this manual shall be approved by [insert name(s) of developer, builder, and/or owner] and Charlestown Township. No building permit will be issued for an individual building permit application in which the building design does not comply with this manual. Prior to submitting a building permit application for a non-complying design, this manual shall be modified, as defined herein. Failure to obtain approval of modifications may result in the alteration and/or demolition of buildings and structures.
"Approval of modifications to this manual shall be requested by the developer, builder, and/or subsequent property owner, and Charlestown Township, in advance of any construction and land development, in accordance with the following three-step procedure.
"Step 1 — All requests for modifications shall be in writing. All requests shall include: a narrative to explain the request; and all diagrams, sketches, plans, sections, or other illustrations to depict the proposed alternative outcome. All proposed modifications shall be in the same format as this manual, and shall be cross-referenced to this manual, and shall be clearly labeled on each page as an approved modification. All requests shall be signed and dated, and six copies shall be submitted to the Charlestown Township Secretary for initial review by the Charlestown Township Design Review Committee (DRC).
"Step 2 — The DRC shall review all requests and notify the applicant of the decision on the request. The DRC may call a meeting with the applicant to review the request.
"Following the DRC's review and approval or disapproval of a request, the DRC shall request 14 additional copies and refer the request to the Charlestown Township Board of Supervisors for action. The Board may approve or disapprove the request after the DRC makes a recommendation for approval or disapproval.
"Step 3 — The Board shall notify the Applicant of approval or disapproval within 60 days of receipt of a request.
"If the DRC and the Board approve the request, they shall sign and date the appropriate number of copies, and distribute them to: (1) the Township Secretary; (2) the DRC Secretary; (3) the builder or developer or property owner, and others as required.
"All approved, signed, and dated requests shall be attached to the manual given final plan approval, and shall become an appendix to the manual."
4.
Compliance with the provisions for a Traditional Neighborhood Development under this chapter shall be determined by the Board of Supervisors in the exercise of its reasonable discretion and judgment, in consultation with the Township Planning Commission.
5.
Convenience store regulations.
[Added by Ord. No. 210-2019, 11/4/2019]
A.
In addition to the general conditional use standards in Part 18, the following additional standards shall be met in order for the Board of Supervisors to grant conditional use approval for the use of a lot as a convenience store:
(1)
All gasoline pump dispensers and automobile window washing materials shall be covered by a canopy and shall be illuminated by overhead lighting during nondaylight hours.
(2)
All gasoline pump dispensers and the canopy covering such dispensers shall be set back at least 50 feet from the legal right-of-way line of all streets abutting the lot upon which the convenience store is located.
(3)
Equipment intended to be utilized for the washing of windows of motor vehicles, as well as places for the storage of such equipment, shall be permitted.
(4)
No building on a lot upon which there is proposed to be located a convenience store shall contain more than 5,500 square feet of gross floor area, exclusive of any area of such lot being used for gasoline pump dispensers or a canopy over such dispensers.
(5)
All ingress and egress from any lot upon which there is proposed to be located a convenience store shall be designed to promote safe and convenient travel.
(6)
The internal circulation pattern of any lot upon which there is proposed to be located a convenience store which will support the retail sale of gasoline shall be designed so as to prevent vehicles waiting for such gasoline service from stacking onto public streets.
(7)
No outdoor display of products shall be permitted.
(8)
All trash generated from a convenience store shall be stored in a completely fenced-in or screened enclosure for periods not to exceed seven days. Trash bins shall be subject to setback regulations for the district where the lot is located.
(9)
Parking on any lot used as a convenience store shall be provided as required by Part 13. In addition, parking for at least five oversized trucks with parking spaces of 10 feet by 30 feet shall be provided, beyond the parking otherwise required.
(10)
Landscaping and screening on any lot used as a convenience store shall be provided as required by this chapter and the applicable sections of the Subdivision and Land Development Ordinance.
(11)
A traffic study shall be submitted to indicate the adequacy of existing or proposed roadways to accommodate any increase in traffic from the proposed convenience store. The traffic study shall be prepared in sufficient detail to determine peak traffic volumes and roadway capacity, and shall provide effective solutions to traffic congestion.
(12)
The maximum number of gasoline pump dispensers and the location of the same on any lot upon which there is proposed to be located a convenience store shall be as permitted by the Commonwealth of Pennsylvania Department of Labor and Industry, or any successor agency or entity.
(13)
No direct or sky-reflected glare, whether from spotlights, floodlights, searchlights or other sources, shall be visible from adjoining streets or adjacent lots when viewed by a person standing on ground level or from floor level on an adjacent property.
(14)
Exterior lighting on any lot used as a convenience store shall be properly shielded so as to not be directed towards, or shine onto, other lots.