General Requirements. A safe and convenient vehicular access shall be provided from abutting public streets or roads.

Access. The entrance road connecting the park streets with a public street or road shall have a minimum cartway width of 20 feet with six-foot crushed stone shoulders.

Internal Streets. Surfaced roadways shall be of adequate width to accommodate anticipated traffic and, in any case, shall meet the following minimum requirements:

Street Construction and Design Standards.

The open space shall be landscaped with a water-absorbent surface except for recreational facilities and walkways utilizing a hard surface.

The open space must be maintained by the mobile home park operator or the open space can be dedicated to the Township, provided the Township is willing to accept and maintain the open space.

A key map at a scale of one inch equals 400 feet showing the location of the site in relation to adjacent properties and the larger neighborhood, adjacent zoning and road system connections with existing and proposed roads within 1,000 feet.

Existing man-made features, including utilities, adjacent roadways and adjacent land uses and owners.

Existing natural features, including, but not limited to, soil types, unique vegetation, all tree masses greater than 10 feet in height, all other trees in excess of four inches in caliper, rock outcroppings, closed depressions, sinkholes, watercourses, floodplains, steep slopes, wetlands and topography of the site.

A conceptual landscaping plan showing the treatment of materials and design concepts used for private and common open space.

A plan showing the proposed general lot layout; the location of the various types of land uses; the approximate location, use, height and bulk of building(s); the proposed density of population and housing in each distinct residential area; the location and size of recreational spaces, parks, schools and other facilities which are intended for public use with off-street parking; the provisions for automobile parking and the size and floor space of commercial or industrial uses.

A public utility plan for sanitary sewer, water and stormwater management controls and their easements, and a general grading plan showing any major alterations that affect the tract topography by five vertical feet or more.

A plan showing the width and location of proposed streets and public ways.

The approximate locations of public transit amenities, bicycle paths, sidewalks and relevant recreational amenities including adjacent bikeways, sidewalks, parkland and open space.

Signature block for Township Planning Commission and Board of Supervisors.

An explanation of the character of the planned residential development and the reasons why a planned residential development would be in the public interest and would be consistent with the Centre Region Comprehensive Plan and the Township's Parks, Recreation and Open Space Plan, when adopted. Discussion of other criteria used in site planning; such as natural features, consideration of adjacent land uses, circulation and community facilities is required with the explanation.

Covenants, grants, easements or other restrictions proposed to be imposed upon the use of the land, buildings or structures, including proposed easements or grants for public utilities.

A statement of the present ownership of all the land included within the planned residential development and the applicant's interest in the land proposed for development. By definition, the PRD is required to be developed as a single entity for a number of dwelling units or combination of residential and nonresidential uses. Therefore, if multiple owners wish to form a partnership in order to pursue tentative approval of a PRD, a lot consolidation plan will be required as a condition of approval and must be completed prior to submission of the pre-final design.

The form of organization proposed to own and maintain the common open space and whether public or private ownership is proposed.

A statement describing the proposed surface drainage of the tract, proposed erosion and sediment control plan and proposed sanitary sewage treatment system and water service. Documentation shall be provided to support the feasibility of the proposal for water supply, control of stormwater, erosion and sediment control and for the sanitary sewage treatment, including sewer authority and public water authority ability and capacity to serve the PRD.

A traffic impact study as per the adopted Township standards.

The date when construction of the project can be expected to begin.

The phases in which the project will be built and the date when construction of each phase can be expected to begin and end. The number and type of units to be developed in each phase shall also be included. This schedule will be updated every January.

The development plan shall illustrate all items described in § 27-302, Subsection 1B(1)(a) through (i) above and include the phasing of all sections. In addition, the phasing of all on-site and off-site improvements such as roadways, storm drains and stormwater management shall be illustrated.

The area and location of common open space that will be provided in each phase.

The type and location of both active and passive recreation areas that will be provided in each phase.

Within 60 days after the filing of an application for tentative approval of a planned residential development pursuant to this Part 3, a public hearing pursuant to public notice on said application shall be held by the Board of Supervisors for the enactment of an amendment to this chapter. The Chairman, or, in his/her absence, the Vice Chairman, of the Board of Supervisors may administer oaths and compel the attendance of witnesses. All testimony by witnesses at any hearing shall be given under oath and every party of record at a hearing shall have the right to cross-examine adverse witnesses.

Prior to the public hearing by the Board of Supervisors, the Planning Commission shall consider the application without the requirement of public notice and shall make its recommendation to the Board of Supervisors. In the event that the Planning Commission shall not have a complete recommendation prior to the public hearing of the Board of Supervisors referred to herein, the Board of Supervisors may continue the public hearing as provided in this chapter.

A verbatim record of the public hearing shall be caused to be made by the Board of Supervisors whenever such a record is requested by any party to the proceedings, but the cost of making and transcribing such a record and the expense of the copies shall be borne by the party requesting it. All exhibits accepted in evidence shall be identified and duly preserved or, if not accepted in evidence, shall be properly identified and the reason for exclusion clearly noted in the record.

The Board of Supervisors may continue the hearing from time to time and may refer the matter back to the Planning Commission for a report; provided, however, that in any event the public hearing or hearings shall be concluded within 60 days after the date of the first public hearing.

Owners of all adjacent and adjoining properties including any properties on the opposite side of any public right-of-way which is adjacent to the property in question shall individually receive written notice of the public hearing at least two weeks prior to the date of the meeting.

The Board of Supervisors, within 60 days following the conclusion of the public hearing(s) provided for in this section, shall by official written communication to the landowner either:

The grant or denial of tentative approval by official written communication shall include not only conclusions but also findings of fact related to the specific proposal and shall set forth the reasons for the grant, with or without conditions, or for the denial and said communication shall set forth with particular emphasis in what respects the development plan would or would not be in the public interest, including, but not limited to, findings of fact and conclusions on the following:

In the event a development plan is granted tentative approval, with or without conditions, the Board of Supervisors may set forth in the official written communication the time within which an application for final approval of the development plan shall be filed, or, in case a development plan provides for development over a period of years, the periods of time within which applications for final approval of each part thereof shall be filed. Except upon the consent of the landowner, the time so established between grant of tentative approval and an application for final approval shall not be less than three months and, in the case of developments over a period of years, the time between applications for final approval of each part of a plan shall not be less than 12 months.

The official written communication provided for in this section shall be certified by the Township Secretary and shall be filed in his/her office and a certified copy shall be mailed to the landowner. Where tentative approval has been granted, it shall be deemed an amendment to the Zoning Map, effective upon final approval, and shall be noted on the Zoning Map.

Tentative approval of a development plan shall not qualify the planned residential development for recording nor authorize development or the issuance of any building permits. A development plan which has been given tentative approval with conditions of the tentative approval as submitted or which has been given tentative approval with conditions which have been accepted by the landowner (and provided that the landowner has not defaulted nor violated any of the conditions of the tentative approval), shall not be modified or revoked nor otherwise impaired by action of the Township pending an application or applications for final approval, without the consent of the landowner, provided an application for final approval is filed, or in the case of development over a period of years, provided applications are filed within the periods of time specified in the official written communication granting tentative approval.

Revisions to a Development Plan After Tentative Approval. Any changes to the tentatively approved development plan which are proposed prior to the pre-final or final plan submittal shall be submitted to the Board of Supervisors for consideration and determination as to whether or not the changes are substantial enough to require a public hearing prior to approval. If the Board of Supervisors determines a public hearing is not required, the plan may move to the final approval stage. If the Board of Supervisors determines a public hearing is necessary, the process outlined in § 27-302, Subsection 1B(5) and (6) ("Public Hearings" and "Findings of Fact") shall be followed. If a public hearing is required to review the revised plan, the applicant shall be responsible for payment of the fee for the legal advertising notice. Upon tentative approval, the applicant shall provide the Township with three copies of the revised master plan.

An application for final design approval may be for all of the land included in the development plan or, for a specific phase as set forth in the tentative development plan. Application shall be made to the Board of Supervisors within the time or times specified by the official written communication granting tentative approval but not until after the pre-final design submission has been approved. Application for final design approval shall be accompanied by:

A public hearing on an application for final approval of the development plan, or part thereof, shall not be required provided that the development, or part thereof, submitted for final approval is in compliance with the development plan theretofore given tentative approval and with any specified conditions attached thereto.

In the event the application for final approval has been filed, together with all drawings, specifications and other documents in support thereof and as required by this section and the official written communication of tentative approval, the Board of Supervisors shall, within 45 days of such filing, grant such development plan final approval. At the time of approval, the Board of Supervisors shall pass a resolution to change the zoning of the final plan portion of the property from its underlying zoning district to planned residential development (PRD).

In the event the final development plan as submitted contains variations from the development plan given tentative approval, the Board of Supervisors may refuse to grant final approval and shall, within 45 days from the filing of the application for final approval, so advise the landowner, in writing, of said refusal, setting forth in said notice the reasons why one or more said variations are not in the public interest. In the event of such refusal, the landowner may either:

If the landowner wishes to take either such alternate action he/she may do so at any time within which he shall be entitled to apply for final approval, or within 30 additional days if the time for applying for final approval shall have already passed at the time when the landowner was advised that the development plan was not in substantial compliance. In the event the landowner shall fail to take either of these alternate actions within said time, he/she shall be deemed to have abandoned the development plan. Any such public hearing shall be held pursuant to public notice within 30 days after request for the hearing is made by the landowner, and the hearing shall be conducted in the manner prescribed in this section for public hearings on applications for tentative approval. The applicant shall be responsible for payment of the fee for placement of the legal notice to advertise the public hearing. Within 30 days after the conclusion of the hearing, the Board of Supervisors shall by official written communication either grant final approval of the development plan or deny final approval. The granting or denial of final approval of the development plan shall, in cases arising under this section, be in the form and contain the findings required for an application for tentative approval set forth in this section.

Once all of the final plan approval conditions are met, with the exception of posting financial surety, construction may commence in accordance with Township road standards. However, no lots or parcels may be transferred or sold until financial surety is posted and the plan is recorded.

A development plan, or any part thereof, which has been given final approval shall be so certified without delay by the Board of Supervisors and shall be filed on record forthwith in the office of the Recorder of Deeds of Centre County, in accordance with the provisions of Sections 509 and 513(a) of the Pennsylvania Municipalities Planning Code,[1] together with any restrictive covenants and agreements or other provisions which govern the use, maintenance and continued protection of the planned residential development and its common open space. Upon the filing of record of the development plan, the zoning and subdivision regulations otherwise applicable to the land included in such plan shall cease to apply thereto. Pending completion, Section 508 of the Pennsylvania Municipalities Planning Code[2] and the Township final subdivision regulations shall apply to said planned residential development or that part thereof, as the case may be, that has been finally approved. No modification of the provisions of said development plan, or part thereof, as finally approved, shall be made except with the consent of the landowner.

Approval of a final plan may be subject to posting a performance bond covering up to 110% of the cost of developing common open spaces, planting plans, public improvements and other improvements deemed appropriate by the Board of Supervisors.

A neighborhood shopping center shall not exceed the total gross floor area for the market area population of the neighborhood as defined above. The market area population is determined to be the daytime employment and residential population of the neighborhood as defined above. The neighborhood shopping center shall be planned and operated as a single unit, in the context of the PRD.

For every 500 square feet of nonresidential floor area proposed, 20 square feet of public space (not including standard sidewalk dimensions) shall be provided. This public space shall serve as a focal point and shall be comprised of areas such as plazas, courtyards, walkways, market squares, civic spaces and other such gathering spaces. Although expected to be landscaped, these areas may contain a substantial hardscape design element.

Ground floor commercial uses shall provide the opportunity for upper-story housing or office space over a minimum of 30% of the square footage. Mixed-use buildings shall not exceed three stories except through conditional use approval which would permit up to five stories in appropriate locations.

The following uses are permitted within the aforementioned neighborhood shopping center: greenways; trails; arts and artisan studios; music, dance, martial arts, or exercise studios; health clubs; fire/police/emergency services facilities; transit facilities; eating and licensed drinking establishments; bakery; butcher shop; cafe; catering; coffee shop; delicatessen; neighborhood grocer; neighborhood convenience store; ice cream and confections; eating and drinking establishment (not including drive-through service); diner; neighborhood market/farm market; sale, service or rental of a limited range of goods such as bookstore; florist; antique or gift shop; apothecary/pharmacy (not including drive-through service); jewelry; hardware; dry goods; clothing, toy, or home accessories store; lighting; music store including instruments and recordings; bikes; skateboards; skis; exercise equipment; personal service shops; business and professional offices such as barber; beautician; day care; hair/nails salon or spa; home occupations and no-impact home-based business; dry cleaning services; administrative or financial offices (not including drive-through service); medical/dental offices; frame shop; laundromat; shoe repair; tailor; phone store; accountant; architect; attorney; or place of assembly.

None of these uses shall, by reason of their location, construction, manner or timing of operation, signs, lighting, parking arrangements or other characteristics, be permitted to have adverse effects on residential uses within or adjoining the district or create traffic congestion or hazards to vehicular or pedestrian traffic. Mixed-use buildings, which contain any combination of the above permitted uses, shall also be permitted within a neighborhood shopping center. However, mixing of uses is desired between and among individual lots within the PRD as well as within structures. Mixed-use buildings that are located in a predominantly residential context may be setback in a manner that maintains general alignment with the facades of other structures in the block.

The sale of aircraft, boats, cars, heavy equipment, lumber yard, maintenance equipment, and vehicles, together with the servicing of vehicles is prohibited. Retail operations that rely on a market area exceeding the larger neighborhood of which the PRD is a part are prohibited as is any form of drive-through service.

Buildings which are designed for nonresidential or mixed-use purposes shall have a minimum front setback of zero feet and a maximum front setback of 20 feet. However, such structures shall maintain a minimum of 65% of their frontage along the sidewalk's edge (zero setback) and the main pedestrian entrance shall be from this facade.

The setback of these structures may be increased where plazas, courts, or outdoor seating areas are proposed, as long as sufficient pedestrian walkway width is retained. Setbacks which provide for public space shall be usable and shall include special amenities such as benches, fountains, or sitting areas. Fabric awnings on commercial or mixed use structures may encroach within the setback or into the pedestrianway in instances where such feature enhances the human scale of the pedestrian environment or public space. All such extensions shall, however, be set back a minimum of two feet from the face of curb. In no instance shall the setback be extended to accommodate parking.

For all nonresidential structures, a minimum of 50% of the front facade on the ground floor shall be transparent, consisting of window or door openings allowing views into and out of the interior. Blank walls along pedestrian routes are discouraged. Where blank walls are established, a landscaped border shall be provided between the wall and the walkway. This border shall be between six feet and eight feet in width and shall be designed to provide visual interest and to screen the blank wall.

In nonresidential, mixed-use, or multifamily areas, well-lit walkways shall connect building entrances to the adjacent public sidewalk and to associated parking areas. Walkways shall be a minimum of five feet in width. Lighting shall be pedestrian-oriented and provided at a level between 0.5 and 2.0 footcandles, dependent on the volume of both pedestrian and vehicular traffic and the location of the walkway in relation to intersections.

Year-round screening of any utility apparatus appearing above the surface of the ground shall be required unless such apparatus is placed in a lane or alley. As a result, the placement of aboveground utility structures should be coordinated with the proposed landscape plans to ensure that they are positioned away from key focal areas. The visual impact of all rooftop mechanical equipment such as vents, exhaust hoods, and antennas (including satellite dishes and telecommunication facilities) shall be minimized by integrating or screening such appurtenances with the building design.

Multiple nonresidential structures may be provided on a single parcel, provided that each structure is separated by a minimum of 20 feet and site amenities such as plazas, courtyards, park space, greens, or other such facility are incorporated to break up the massing of the structures. Such amenities shall also feature benches, plantings, fountains, or other element(s) that typically define a public space.

All dwelling units located within mixed-use buildings shall be situated within 1,000 feet of a commons, square, greenway, park or playground.

All neighborhood shopping centers shall accommodate transit service through provision of a stop or pull-off area convenient to the pedestrian access for the stores or offices or a universally accessible route to transit service if located adjacent to the neighborhood shopping center. If said service facility is on the lot, a shelter and seating with lighting shall be provided.

Bicycle parking is required to be provided for all nonresidential, mixed-use, or multifamily land uses. Bicycle parking spaces are to be located so as to be convenient to the structure or use for which they are provided and to be visible from at least one entrance. Lighting shall be provided for all such bicycle parking areas.

The underlying zone was nonresidential (C, I, IRD).

The PRD is adjacent to a commercial, industrial or similar nonresidential use that relates to the adjacent area. Where applicable, the proposed location of the nonresidential use shall be adjacent to neighboring nonresidential uses.

Where tracts of land adjoin land in the Rural Agricultural (RA) Zoning District, then a buffer yard of not less than 50 feet in width shall be provided.

Residential.

Recreational, Cultural, and Civic or Community Facilities. Parks, playgrounds, greenways, trails, squares, commons, plazas, courtyards and public areas, shared use paths, arts and artisan studios, museums, community theaters, libraries, music, dance, martial arts, or exercise studios, health clubs, lodges, fraternal organizations, amphitheaters, community gardens, civic service clubs, private or charter schools, community centers, government buildings such as municipal offices, fire/police/emergency services facilities, community meeting facilities, post offices, places of worship, educational facilities, transit facilities.

Commercial.

Prohibited Uses. Uses which are expressly prohibited in a traditional town development or associated mixed residential area shall include heavy or light manufacturing; storage or distribution as a principal use; outdoor advertising or billboards; prisons; detention centers; scrap yards; kennels; sand, gravel, or other mineral extraction; cemetery or crematorium; mobile home park; automobile sales, service or repair; car wash; hospital(s); personal care homes; bulk fuel storage; heavy equipment storage, sales, or rental; warehouse; drive-through or drive-in establishments; food processing and/or packing; fuel generation; landfill; campgrounds; manufactured home sales or storage; automobile storage facilities; shopping centers; truck terminals; waste transfer facilities; adult business uses; convenience food stores that include gas sales; race track, riding stable, self-service storage facilities; dormitory; surface mining operations; motels; and nonmunicipally owned surface parking lots that constitute the principal use of a property.

Accessory Unit Criteria.

This housing shall not be segregated or clustered within a neighborhood and, from the exterior, will provide no evidence that distinguishes it from market-rate units.

No more than two adjacent lots may contain such units.

No more than four lots along any one block width or block length may contain such units.

These areas, associated with an existing or proposed TTD, shall follow the above requirements with the exception of the minimum percentage applied to commercial land uses. Commercial uses shall be permitted at appropriate intensities, but not required for such areas.

Where no commercial development is proposed in a mixed residential area, the 20% land area required to be dedicated for such uses in a TTD shall, instead, be dedicated to some combination of the following: live/work; recreational, cultural, and community facilities; or small lot (4,000 square feet to 8,000 square feet) single-family residential uses. This 20% shall not be consumed by any single one of these alternative uses. In order to qualify for development as a mixed residential area, the availability of a variety of retail, office, and/or business opportunities must be existing or proposed within walking distance (1/4 mile) of 90% of any proposed dwelling units. This area must be accessible by a variety of transportation modes and provide safe pedestrian access. Additionally, the acreage of such nonresidential area shall constitute a minimum of 20% of the acreage intended to be developed as a mixed residential area, and the composition of the existing nonresidential area must contain a mixture of retail, entertainment, service, and business/professional offices.

Lot Sizes. Lot sizes within the block shall vary to assure housing diversity and to meet the projected housing needs of the community. Additionally, all lots shall conform to the provisions of the Subdivision and Land Development Ordinance, § 22-504, Subsection 2A(1), (2), and (4).

Required Mixture. A mix of housing types shall be provided within blocks.

Permitted Density. The density permitted within the traditional town development shall be up to 20 residential units per acre, provided that the development exhibits good project design, provides maximum open space, and encourages pedestrian orientation and movement throughout. In areas which are designed for community, mixed-use, or commercial development, no density limit will be applied. However, this acreage must be subtracted from the overall acreage of the site when calculating the permitted density.

Required Density. While some phases of the development may be less intensely developed than others, an average minimum density of seven residential units per acre must be maintained for development of the entire TTD or associated mixed residential area. This calculation must exclude any acreage which accommodates civic, mixed-use, or commercial development, as well as any accessory dwelling units associated with such areas.

Distance from Open Space. All dwelling units shall be situated within 1,000 feet of a commons, square, greenway, park or playground.

Maximum Setback. The maximum 20 feet setback for residential structures may be increased by up to 10 feet for dwelling units fronting on a collector street.

Fence Heights. Fence heights at the front of residential units and along the side to the front facade of the structure shall not exceed 3.5 feet and, for the balance of the lot, shall not exceed six feet. Piers, fence posts and gateways in the front yard may have a maximum height of five feet, and trellises and similar features may have a maximum height of nine feet. Fence height restrictions on corner lots shall be subject to the preservation of adequate clear sight per § 22-502 Subsection G.

Prohibited Fence Types. Chain-link, concrete block, unfaced concrete, plastic, fiberglass, plywood, slatted snow fences and mesh construction fences are prohibited.

Faux wood-type fencing, manufactured from plastic or fiberglass, may be approved.

Garage Setback.

Privacy. Spacing between structures shall be provided to ensure privacy and sufficient light and air. Although no minimum side yard setbacks are mandated for residential uses, each development shall provide reasonable visual and acoustical privacy for dwelling units. Fences, insulation, walks, barriers, and landscaping shall be used as appropriate, for the protection and aesthetic enhancement of property, the privacy of its occupants, the screening of objectionable views or uses, and the reduction of noise.

Side Yard Setback. A minimum side yard setback of six feet is suggested for all detached residential buildings, and the end units of residential structures containing multiple units of occupancy.

Rear Yard Setback. A minimum rear yard setback of 25 feet is applicable to all primary dwelling units. However, accessory structures and detached garages shown on the approved plan may be set back only five feet from the rear lot line. The rear yard setback for primary dwelling units, accessory structures and detached garages from an alley may be reduced to zero feet.

Front Setback. Structures which are designed for commercial, light industrial, or mixed-use purposes, shall have a minimum front setback of zero feet and a maximum front setback of 25 feet. However, such structures shall maintain a minimum of 65% of their frontage along the sidewalk's edge (zero setback).

Street Trees. Street trees shall be provided. At a minimum, they shall be located along each side of all existing or proposed streets as well as within the median of any proposed parkway or boulevard. Medians may also contain shrubs and plant ground cover. Street trees shall be in accordance with Chapter 25, Trees.

Landscape Plan. A landscape plan, as required by § 27-904, Subsection 6D(1), shall be prepared by a registered landscape architect and shall illustrate the project's conformance with the above requirements.

Type. Signage designed to serve pedestrians within the community may include directional and informational signage regarding destinations such as parks, museums, shopping districts, transit stops, parking, bikeways, or entertainment locations. Information for pedestrians may also be displayed on kiosks or in other designated areas. A coordinated signage plan should be established in order to provide the appropriate amount of signage with a consistent appearance. A common style, established by size, shape, material, and/or lettering is expected.

Appearance. Signs must have a consistent vocabulary of heights, sizes, shapes, materials, colors, and lettering. Signs should not be identical in all respects, just similar in a few.

Street/Traffic Signs. All street and/or traffic signage located within the public right-of-way shall comply with the Township standards for such infrastructure.

Applicability of Chapter 19. All signs shall be subject to the provisions of Chapter 19, § 19-105, Construction Specifications, § 19-106, Prohibited Signs, § 19-107, Exempt Signs, § 19-108, Temporary Signs, § 19-110, Residential Use, § 19-113, Permits, § 19-114, Review, § 19-117, Administration and Enforcement, and § 19-118, Penalties.

Square Footage. Each nonresidential establishment shall be permitted a total of 35 square feet of signage which may be applied among the following four sign types:

Sandwich Board Sign. One sandwich board-type portable sign may be permitted in addition to the above total of 35 square feet of signage permitted per establishment, provided it is no more than six square feet per side and is displayed only during normal business hours.

Illumination. Backlit and internally illuminated signs are not permitted in the TTD or associated mixed residential area. Illumination shall be from a concealed, indirect source only. If a sign is located on an exterior wall, awning, canopy or marquee, only the section which contains and is defined as the sign may be illuminated to the maximum permitted size of the sign.

Glare. All signs shall be so designed, located, shielded and directed so as to prevent the casting of glare or direct light from artificial illumination upon adjacent publicly dedicated roadways and surrounding property.

Lighting Plan. A comprehensive lighting plan in accordance with § 27-904, Subsection 6D(7) must be provided for the TTD and/or mixed residential area. Such plan must include, at a minimum, architectural details and specifications for all proposed fixtures, luminaries, and standards, maintenance and replacement plan for lighting fixtures, and photometric details.

Lighting Locational Requirements. Lighting shall be provided at street intersections, entryways to commercial or multifamily uses, and in parking areas as well as for pedestrian safety in areas between parking areas and these uses.

Lighting Scale and Intensity. All light posts and fixtures shall be pedestrian-friendly as measured by scale and harshness of the light source. The style and size of fixtures shall be appropriate for the size and massing of associated structures, the surrounding public space, and the unified concept of the TTD and/or associated mixed residential area (e.g., wall-mounted, sidewalk lamps, bollards, landscape up lighting, etc.).

Applicability of Chapter 4. Regulations regarding the placement, shielding, and intensity of lighting found in Chapter 4, Part 1, Outdoor Lighting Regulations, remain applicable to the extent that they are not in conflict with the above provisions.

Visibility. Service areas for nonresidential structures, including areas for storage and/or loading, shall not be visible from major pedestrianways or neighboring residential areas.

Storage Areas. Storage areas for live/work units, mixed-use buildings, civic uses and multifamily dwellings shall be integrated into overall building design.

Screening. Adequate capacity for the storage of trash, recyclables, and compostables shall be provided. Service, loading, and trash disposal areas shall be effectively screened so as not to be visible from parking areas, roadways, or adjacent properties. Such screening shall consist of a combination of architectural masonry (or fencing) and landscaping with a height of at least six feet.

Service Entrances. For commercial uses, service entrances shall be separate from those used by customers. When feasible, the location of service areas should be coordinated with adjacent properties so that the size and number of driveways and other paved surfaces can be minimized.

Off-Street Loading Areas. Off-street loading shall be accommodated whenever possible. Such spaces shall be a minimum of 12 feet in width, 45 feet in length, and have a vertical clearance of at least 14 feet. Every nonresidential use with a floor area of at least 5,000 square feet should provide at least one such off-street space. Curbside deliveries are permitted only so long as they do not occupy on-street parking spaces or block travel lanes.

When an eating or drinking establishment is located in a building with a front yard deeper than 10 feet, a patio area with seating is required to serve the establishment within the building.

All parking must be provided in an on- or off-site below-ground parking structure unless a municipally owned parking lot/garage is available.

The building must adhere to the design requirements in Chapter 22 and must have lot frontage on West College Avenue.

The center may include eating and sleeping accommodations if incorporated in a manner that is consistent with the intent of the district.

The proposed accessory use is associated with a use specifically permitted in the district.

Conformance to the design requirements as stipulated in Chapter 22, Part 5.

Shall be located a minimum of 300 feet from any property line adjoining a residential district or use.

Shall be limited to a maximum building footprint of 20,000 square feet.

Must comply with Chapter 4, Part 1.

Dumpsters shall be enclosed by a wall or solid fence at least six feet in height.

Rooftop mechanicals must be screened from view.

The building coverage will be increased by more than 10%.

The impervious coverage will be increased by more than 10%.

The expansion is increasing parking requirements.

The stormwater management controls are changing.

Motor vehicle access to the property is being changed by more than 50% of its width.

The location for the construction of proposed structures from an approved plan will be changed by more than 10% of the ground floor area.

The building coverage will be increased by more than 50%.

The impervious coverage will be increased by more than 50%.

The expansion is increasing parking requirements.

The stormwater management controls are changing.

Motor vehicle access to the property is being changed by more than 50% of its width.

The location for the construction of proposed structures from an approved plan will be changed by more than 50% of the ground floor area.

A street wall at least two stories or 30 feet in height (whichever is greater) shall be maintained for a minimum of 65% of the length of the lot frontage through placement of the principal structure or extension of its facade with an appropriate architectural element.

For lots with frontage on West College Avenue, the following front yard setbacks shall apply:

For all other lots fronting roads other than West College Avenue, maximum 20-foot front yard setback.

Along West College Avenue no side yard will be required except in the circumstances set forth below.

Along all other streets, a side yard of 10 feet will be applicable except in the circumstances set forth below:

On each lot there shall be a rear yard, the depth of which shall be five feet. However, if the rear yard is adjacent to a property with a single-family residential dwelling unit, or a property outside of the West College Neighborhood District, a twelve-foot landscaped buffer, in accordance with Chapter 22, Part 5, shall be provided at the property line and shall constitute the required setback. Surface parking may not encroach within the required setback.

If the rear yard of a lot abuts an alley, whether in or out of the district, a five-foot concrete sidewalk shall be provided along the entire length of the property adjacent to the alley. Buildings may directly abut this sidewalk. If the alley coincides with the district boundary, the twelve-foot landscaped buffer required above shall be provided in addition to the five-foot sidewalk, establishing a total seventeen-foot setback.

All buildings built on a zero lot line shall be independent, and no structural wall may be shared by buildings on adjacent lots. Buildings on the same lot may be connected by enclosed walkways or covered walks.

Off-site parking must be located within two blocks or 1/4 mile of the main building entrance. If the off-site spaces are not in a publicly owned and operated parking structure, documentation of the reservation of such spaces, for each use, must be provided in the form of a shared parking agreement.

A designated walking path must be provided between the off-site parking and the main building entrance. The walking path must utilize designated crosswalks when crossing West College Avenue.

Vehicular access shall not be permitted onto West College Avenue except if the lot has no other street or alley access.

For lots with frontage on West College Avenue that do not have access to another street or alley, only one curb cut, not to exceed 24 feet, is permitted every 75 feet of lot frontage.

When surface parking is located to the side of a structure, it may not encroach into the front yard, except for vehicular access. In addition to the front yard requirements of Chapter 22, § 22-5A05, Subsection 1D, all surface parking lots with frontage on West College Avenue shall be required to include a low architectural wall, masonry piers, fencing, or a combination thereof, and a continuous four-foot high (at time of planting) shrub hedge that screens the parking and defines the sidewalk edge. Additional deciduous and evergreen trees may be used to supplement the required plantings.

Surface parking located to the side of a structure may not extend to a side street. The corner lots are subject to the use and yard requirements as stipulated above.