Frankford City Zoning Code
§ 30-1003.13
Frankford Center Neighborhood Services FCNS.
[Ord. No. 2014-01 § 9]
The purpose of the Frankford Center Neighborhood Service Zone is to provide for smaller scale mixed use and commercial activities of a more neighborhood character than the Center Core Area, and to incorporate more residential uses.
a.
Limitations on Intensity and Density of Development and Use. Notwithstanding any other provision of this or any other ordinance, the total intensity of development and density of use shall be limited in any applications and approvals to require no more than the total of 210,394 gallons per day (gpd) of projected flows of treated wastewater approved as set forth in the Site Specific Wastewater Management Plan Amendment (WWMP) for the Frankford Center Sewer Service Area (SSA).
b.
The FCNS allows the uses, accessory uses and conditional uses set forth in Schedule A as adopted by Section 30-1006 and subject to the requirements set forth in Schedules B, C, D, E and F (as adopted by Sections 30-1007, 30-1015, 30-608). In the Frankford Center Neighborhood Services Zone, the building types may include single use buildings and mixed use buildings for retail and offices on the first floor, and apartments or condominiums and multi-family units on upper floors together with standalone uses such as restaurants, hotels, multi-family and condominium buildings. The Frankford Center Neighborhood Service commercial uses, such as grocery stores, are also permitted. Assisted living, nursing homes and continuing care facilities are permitted. Medical services such as doctors' offices, urgent care facilities, laboratories and x-ray facilities are permitted. The Neighborhood Residential uses are incorporated into this area as an option including single family, duplexes, triplexes, townhouses and condominium/multi-family units and live work units. Low income units are also permitted in mixed use areas and buildings and adjacent to the same. Accessory apartments are also a permitted use.
c.
In the Frankford Center Neighborhood Services Zone, applications for development for the portion of the zone north of the Frankford Center Commercial Zone along Route 206 may be developed for a Planned Development of up to 250 residential units including single family, duplexes, triplexes, quadraplexes, townhouses, live work units or multi-family units up to the total sewage capacity available for the application and no greater than the sewage capacity limitation set forth in a above. The units may be mixed use buildings. At least 20% of the for sale units shall be affordable units, and at least 15% of the rental units shall be affordable units.
d.
In the Frankford Center Neighborhood Services Zone, applications for development for the portion of the zone northeast of the Frankford Center Commercial Zone along Route 565 may be developed for a Planned Development of up to 250 residential units including single family, duplexes, triplexes, quadraplexes, townhouses, live work units or multi-family units up to the total sewage capacity available for the application and no greater than the sewage capacity limitation set forth in a above. The units may be mixed use buildings. At least 20% for sale units shall be affordable units, and at least 15% of rental units shall be affordable units.
e.
Prior to approval of such planned developments, the applicant shall prove and the planning board shall find the following facts and conclusions:
1.
That departures by the proposed development from zoning regulations otherwise applicable to the subject property conform to the zoning ordinance standards;
2.
That the proposals for maintenance and conservation of the common open space are reliable, and the amount, location and purpose of the common open space are adequate;
3.
That provision through the physical design of the proposed development for public services, control over vehicular and pedestrian traffic, and the amenities of light and air, recreation and visual enjoyment are adequate;
4.
That the proposed planned development will not have an unreasonably adverse impact upon the area in which it is proposed to be established; and
5.
That the terms and conditions intended to protect the interests of the public and of the residents, occupants and owners of the proposed development in the total completion of the development are adequate.
f.
Compliance with Frankford Center Circulation Plan, Safe Streets Principles and Design Standards. All applications for development in the zone shall be consistent with the following design requirements and standards:
1.
The streets, walks and bikeways shall be substantially consistent with the Township of Frankford Circulation Plan Element of the Master Plan and the safe streets goals, objectives and principles.
2.
The design of the buildings and architecture shall be based on a consistent theme throughout the center. The design theme shall be based upon traditional materials and design standards similar to Frankford Township's rural agricultural history with traditional architectural features such as residential appearance, pitched roofs, and traditional exterior materials such as clapboard, and stone, brick and similar exterior materials.