Hempfield Township City Zoning Code
ARTICLE XV
TND Traditional Neighborhood Development Overlay District
§ 87-66 Intent.
The intent of the TND Overlay District is to permit a variety of development to occur in a traditional neighborhood form that is compact, pedestrian-oriented, and designed with an interconnected grid pattern of streets, with buildings oriented toward and defining the streetscape. Architectural design and the protection of important environmental resources are also key objectives of this district. The Town Center (TC-R and TC-B) Districts are for mixed office, governmental, commercial and residential uses. They are the primary districts for adding to the multifamily housing stock in the Township. Located in Northpointe, these districts will provide identity as well as functional coherence to Greensburg. The districts will potentially benefit from provision of central water and sewer facilities and from pedestrian linkages. Therefore, certain incentives are designed to encourage such development.
§ 87-67 Purpose; general design; conflicting provisions.
A.
The Town Center Business District (TC-B) and the Town Center Residential District (TC-R) are intended to implement the goals and objectives of the Comprehensive Plan. The plan is not a mandatory design plan; rather it is intended to serve as a template for the application of specified design principles in order to achieve a desired form and appearance of development.
B.
The general design pattern for the Town Center is to create walkable, highly integrated, multifunctional public and private spaces, through a network of connected streets, sidewalks, and uses. Structures in the TC-B District are generally to have two to three stories, with retail on the ground floor and office or residential uses above. The TC-R District provides for higher-density residential development and selected uses compatible with residential streets in the immediate area surrounding the TC-B District.
§ 87-68 Definitions.
The following terms, as used in this article, shall have the meanings indicated:
A narrow service access at least 20 feet in width, providing service to the rear of more-urban buildings, providing service areas, parking access and utility easements. (Alleys, as they are used by trucks, must accommodate dumpsters and should be paved from building face to building face, with drainage by inverted crown at the center.) The definition of "alley" as set forth herein shall apply in the traditional neighborhood development; alleys shall not be dedicated to the Township as public streets and shall be the responsibility of a homeowners' or business owners' association.
The vertical distance measured from the average elevation of the proposed finished grade at the front of the building to the highest point of the roof for flat roofs, to the deckline of mansard roofs and to the mean height between eaves and ridge for gable, hip and gambrel roofs or the maximum heights of any part of the structure, including signage.
Any building or portion thereof which is designed for or used for permanent residential occupancy, including single-family dwellings, two-family dwellings and multifamily dwellings, but not including hotels or boardinghouses, as defined by this chapter.
A dwelling or building designed for or occupied by three or more families living independently of each other, divided by party walls into distinct and noncommunicating units. Buildings shall not exceed three stories in height, each dwelling unit of which has direct access to the outdoors.
One or more rooms which are used as living quarters for one family and which contain separate sleeping, cooking and sanitary facilities.
A combination of a dwelling unit and business space, such as an artisan shop or office, that is open to the public for retail trade or personal or professional services. Work activities are conducted by one or more occupants of the dwelling unit, and the dwelling unit is their principal residence. The dwelling shall have the appearance of a townhouse or row dwelling.
A two- or three-story building which houses nonresidential uses, including retail shops and offices, on the ground floor and apartments and/or professional offices on the upper floor(s). The street-level facade has individual expression by creating a very regular pattern of large storefront openings (to include windows and glass doors).
An area of the Township subject to the requirements set forth in Article XIV of this chapter.
A cloth or other nonstructural covering that either is permanently attached to a building or can be raised or retracted to a position against the building when not in use.
An area of land developed for a compatible mixture of residential units for various income levels and nonresidential commercial and workplace uses, including some structures that provide for a mix of uses within the same building. Residences, shops, offices, workplaces, public buildings and parks are interwoven within the neighborhood so that all are within relatively close proximity to each other. Traditional neighborhood development is relatively compact, limited in size and oriented toward pedestrian activity. It has an identifiable center and a discernible edge. The center of the neighborhood is in the form of a public park, commons, plaza, square or prominent intersection of two or more major streets. Generally, there is a hierarchy of streets laid out in a rectilinear or grid pattern of interconnecting streets and blocks that provides multiple routes from origins to destinations and is appropriately designed to serve the needs of pedestrians and vehicles equally.
§ 87-69 Design principles for Town Center Business (TC-B) District.
Design principles for this district are shown in the Illustrative Plan. The primary objective of the TC-B District is to create a traditional main street area. New buildings should relate to a traditional main street design as well as enhance the positive qualities that currently exist. Specifically, the design principles for the TC-B District are to:
A.
Establish a coordinated image for the Town Center.
B.
Bring buildings up toward the sidewalk and street edge.
C.
Promote a mix of commercial and residential uses in multistory buildings.
D.
Promote the prominent positioning of civic buildings and central green spaces in order to enhance community identity and public interaction.
E.
Promote pedestrian activity through a safe and walkable environment.
F.
Create narrow, tree-lined streets to slow traffic.
G.
Minimize the visual impact of the automobile by managing the placement and screening/landscaping of parking areas.
H.
Create an interconnected street system for both pedestrian and vehicular traffic.
I.
Encourage the development of both on-street parking and shared parking areas between nearby uses.
J.
Provide multiple housing options.
K.
Protect important natural and historic features.
§ 87-70 Design principles for Town Center Residential (TC-R) District.
Design principles for this district are shown in the Illustrative Plan. The primary objective of the TC-R District is to create a traditional neighborhood development. New buildings and street layouts should relate to a traditional neighborhood design as well as enhance the positive qualities that currently exist. Specifically, the design principles for the TC-R District are to:
A.
Establish a coordinated image for the Town Center.
B.
Provide a variety of housing options.
C.
Promote pedestrian activity through a safe and walkable environment.
D.
Create narrow, tree-lined streets to slow traffic.
E.
Promote the prominent positioning of civic buildings and central green spaces in order to enhance community identity and public interaction.
F.
Create an interconnected street system for both pedestrian and vehicular traffic.
G.
Protect important natural and historic features.
§ 87-71 Location.
The Traditional Neighborhood Development encompasses properties described as Tax Map numbers as set forth on TND Exhibit A, attached hereto and made a part hereof.[1]
[1]
Editor's Note: TND Exhibit A is included as an attachment to this chapter.
§ 87-72 Schedule of permitted uses.
The Schedule of Permitted Uses and Uses by Special Exception for the TC-B and TC-R Districts is found in § 87-15, Principal uses.[1]
[1]
Editor's Note: The Table of Uses is included as an attachment to this chapter.
§ 87-73 Bulk requirements.
The bulk requirements for the TC-B and TC-R Districts are found in TND Schedule A, entitled "Bulk and Area Requirements TND Schedule A."[1]
[1]
Editor's Note: TND Schedule A is included as an attachment to this chapter.
§ 87-74 Planning Commission review of projects.
A.
The design standards of this article are intended to provide guidance to the Township Planning Commission and the Board of Supervisors in their review of projects within the TC-B and TC-R Districts. It is the intent of these standards to provide the Township Planning Commission, Board of Supervisors and applicants with guidance as to favored forms and principles of site design.
C.
The Board of Supervisors may require a mix of uses in any development project. Further, the Board of Supervisors may require that a development be phased to ensure the required mix of uses is implemented. Applicants are encouraged to meet with the Township Planner prior to an application to discuss concepts, clarify procedures, and coordinate all applicable zoning in this chapter. The final determination with respect to the mix of uses and/or the phasing of said plan is within the sole discretion of the Board of Supervisors.
D.
The Township Planning Commission may recommend to the Board of Supervisors modifications of those standards that are mandatory upon written finding that such modification is warranted. Circumstances which may warrant modification of any mandatory standard include, but are not limited to, physical constraints, such as the location of existing buildings or changes in grade between adjacent properties.
§ 87-75 Design standards.
The TC-B District encourages a mixture of retail uses, restaurants, services, workplaces, entertainment and civic facilities, and moderate- to high-density housing in a compact pattern that balances automobile access with strong pedestrian elements to create a walkable environment. The TC-R District encourages complete traditional neighborhoods with a diverse range of dwelling types, such as single- and two-family houses, attached townhouses, and condominiums or apartments mixed together for a moderate- to high-density compact pattern of development that balances automobile access with strong pedestrian elements to create a walkable environment. The following are the specified standards for the TC-B and TC-R Districts:
A.
Streetscape standards.
(1)
Street standards.
(a)
The design and construction of streets within the TC-B District should be consistent with the TC-B street standards as shown in TND Street Standards Figure 1.[1]
[1]
"Commercial Town Center street" is defined as a street within the TC-B District, which shall be dedicated as a public street.
[1]
Editor's Note: The TND Street Standards Figures are included as an attachment to this chapter.
(b)
The design of streets within the TC-R District should be consistent with the TC-R street standards as shown in TND Street Standards Figure 1.[2]
[1]
"Residential collector streets" are defined as streets within the TC-R District providing access between the TC-B District and connecting streets, which shall be dedicated as public streets.
[2]
"Residential access streets" are defined as streets within the TC-R District providing primarily residential access to a residential collector street, which shall not be dedicated to the public.
[3]
"Residential rear alley" is defined as a secondary means of access to the rear of residences generally to the property abutting along its length. The residential rear lane will provide access to garages and accessory structures.
[2]
Editor's Note: The TND Street Standards Figures are included as an attachment to this chapter.
(c)
Intersections shall be at right angles whenever possible.
(2)
Blocks and lots.
(a)
Street layouts should provide for a variety of block and lot sizes. Blocks should be generally in the range of 200 to 400 feet deep by 400 to 800 feet long, to create shorter walking distances and help diffuse traffic on multiple access routes. Blocks exceeding 600 feet should have a rear lane access or pedestrian right-of-way for midblock access.
(b)
Multiple buildings and uses are permitted on a lot in the TC-B District.
(c)
Multiple-family residences are permitted on a lot in the TC-R District.
(d)
In order to facilitate fewer curb cuts, shared driveways shall be used for access to parking lots behind buildings.
(e)
Residential rear alleys shall be used for access to garages and parking lots behind buildings.
(3)
Sidewalks.
(a)
Sidewalks in the TC-B District shall be consistent with the TC-B street standards as shown in TND Street Standards Figure 1. All sidewalks should be ADA compliant.
(b)
Sidewalks in the TC-R District shall be consistent with the TC-R street standards as shown in TND Street Standards Figure 1. All sidewalks should be ADA compliant.
(c)
Restaurants may be permitted to operate outdoor cafes in front of and on public sidewalks as long as at least seven feet are maintained free for sidewalk passage.
(d)
A retail business may be permitted to have a temporary sidewalk display of store merchandise on up to 25% of its sidewalk frontage.
(4)
Landscaping.
(a)
A landscaped area shall be provided along both sides of all streets within the TC-B District. The landscaped area shall be consistent with the TC-B street standards shown in TND Street Standards Figure 1. Within the landscaped area, one shade tree (minimum of three-inch caliper diameter at four feet in height) should be provided per every 25 to 30 linear feet.
(b)
Landscaped areas shall be provided along both sides of streets as shown in the TC-R street standards. The landscaped area shall be consistent with the TC-R street standards as shown in TND Street Standards Figure 1. Within the landscaped area, one shade tree (minimum of three-inch caliper at four feet in height) should be provided per every 30 to 40 linear feet.
(c)
Street trees should be tolerant of urban conditions, especially salt and sand deposited with snow removal. Mulched tree wells should be placed around the base of each tree for protection and moisture retention.
(d)
Shrubbery shall be no higher than four feet above existing street grades, nor shall any tree with foliage extend below 10 feet above the established street grades. All landscaping (trees, shrubs, planted beds) shall be maintained within 20 feet of any street intersection or 10 feet of driveway street intersections. This restriction is for purposes of maintaining visibility at all times.
(e)
Where parking lots and drives abut the landscaped strip along the street right-of-way, evergreen shrubs and/or a three-foot stone wall, as approved by the Board of Supervisors, should be provided for screening. The screening should be a plant species that is a minimum of three feet high and a maximum of six feet high and that extends along the entire street frontage of the parking lot, exclusive of driveways and visibility lines.
(f)
Visibility. Street-level landscaping shall not interfere with visibility and safety.
(g)
Street trees are a major means of providing a pedestrian amenity as well as visual coherence. Property owners shall have responsibility for planting and maintaining trees along street frontage(s) within the Town Center right-of-way.
(h)
Maintenance of landscaping within the Town Center right-of-way shall be the responsibility of the property owner.
(5)
Lighting. Streetlights and other lighting shall be 10 to 15 feet in height, except whole lights in parking lots, which shall not exceed 20 feet in height. Lighting shall be metal halide or other full-spectrum fixture and should avoid illumination above the horizontal level into the night sky. All exterior lights shall be designed and located in such a manner as to prevent objectionable light and glare to spill across lot lines. Maintenance of all lighting shall be the responsibility of the developer or its assignee. Exterior lighting shall be architecturally compatible with the building style, material, and colors. Cutoff fixtures are preferred over cobra-type light fixtures and directional floodlights.
(6)
Street furniture and waste receptacles. Street furniture and waste receptacles approved by the Board of Supervisors should be provided along street frontages.
(7)
On-street parking.
(a)
On-street parking arrangements within 500 feet of each building are strongly encouraged along TC-B commercial streets, as illustrated in the TC-B street standards.
(b)
No on-street parking shall be permitted along residential collector and access streets.
(c)
On-street parking along and adjacent to the property frontage may apply toward the minimum parking requirements.
(d)
The Township reserves the right to establish metered parking in the TC-B District.
(8)
Off-street parking, loading and driveway standards.
(a)
General provisions.
[1]
All structures and land uses hereafter erected, enlarged, moved, created, changed in intensity or substantially altered shall be provided with the amount of off-street parking and loading space required by the terms of this chapter to meet the needs of persons using or occupying such structures or land.
[2]
The plans for any new building or any expansion of an existing building or use, when submitted for a land development plan approval, special use permit or construction permit, shall show specifically the location, size and type of improvements of the off-street parking and loading space required to comply with this chapter and the means of access to such space from the public streets or highways. Except for a one-family residence, no building permit shall be issued until such plan for parking and loading space and access to it and improvement is approved by the Board of Supervisors, which shall determine that traffic access, traffic circulation and general layout of the parking facility are planned with regard to pedestrians using the parking facility as part of its land development plan study and review. No certificate of occupancy shall be issued for any building or land use until the required off-street parking space has been constructed in accordance with the land development plan approval of the Board of Supervisors.
(9)
Location. Required parking and loading spaces shall be provided upon the same lot as the use or structure to which they are accessory, except that off-street parking spaces required for structures or land uses on two or more adjacent lots may be provided in a single common facility on one or more of said lots, provided that a legal instrument, satisfactory to the Township, assures the continued existence of the parking facility to serve said structures or land uses as long as they may exist. Such agreements shall also guarantee that, upon the termination of such joint use, each subsequent use of the premises will provide off-street parking facilities for its own use in accordance with all requirements of this chapter. Also, the Board of Supervisors may permit all or part of the required off-street parking spaces to be located on any lot within 500 feet of the building if the Board determines it is impractical to provide parking on the same lot with the building. In no event shall such parking and loading spaces for a nonresidential use be located in any residential district. In any residential district, no required off-street parking shall be developed within the required front yard, apart from a driveway of no more than 20 feet in width, nor shall it be developed within 15 feet of a side or rear lot line.
(10)
Size of parking spaces.
(a)
Each parking space shall be at least 91/2 feet wide and 20 feet long. Where parking spaces are defined by curbs providing spaces for overhang of vehicles, such spaces may be reduced in depth to 18 feet. Backup and maneuvering aisles between rows of parking spaces shall be at least 25 feet wide, except where the approving authority approves a lesser dimension as adequate to serve parking spaces arranged at less than a ninety-degree angle. The front or rear overhang shall not encroach on any sidewalk or landscaped areas.
(b)
The Board of Supervisors may consider, in the land development plan approval process and upon the request of the applicant, a reduction in the size of the parking spaces for up to 15% of the total number of parking spaces. In no event shall any parking space be less than 8 1/2 feet wide and 18 feet long.
(11)
Parking landscaping. Except for parking spaces accessory to a single-family dwelling, all off-street parking areas shall be curbed and landscaped with appropriate trees, shrubs and other plant materials and ground cover, as approved by the Board of Supervisors. At least one tree with a minimum diameter of two inches at a height of five feet above ground level shall be provided within such parking area for each six parking spaces.
(a)
Wherever possible, raised planting islands, at least six feet in width, except that the planting island between the parking area and the street shall be a minimum of 10 feet, shall be provided to guide vehicle movement and to separate opposing rows of parking spaces so as to provide adequate space for plant growth, pedestrian circulation and vehicle overhang. Such raised planting islands and the landscaping within them shall be designed and arranged in such a way as to provide vertical definition to major traffic circulation aisles, entrances and exits, to channel internal traffic flow and prevent indiscriminate diagonal movement of vehicles, and to provide relief from the visual monotony and shadeless expanse of a large parking area. Curbs of such islands should be designed so as to facilitate surface drainage, when necessary, and prevent vehicles from overlapping sidewalks and damaging landscaping materials, and front or rear overhang shall not encroach on any sidewalk.
(b)
In all off-street parking areas containing 25 or more parking spaces, at least 15% of the area within the inside perimeter of the parking surface of the parking area shall be curbed and landscaped with appropriate trees, shrubs and other plant materials as determined necessary by the Board of Supervisors to assure the establishment of a safe, convenient and attractive parking facility.
(12)
Grades, drainage, paving and marking. All required parking facilities shall be graded, surfaced, drained and maintained throughout the duration of their use to the extent necessary to avoid nuisances of dust, erosion or excessive water flow across public ways or adjacent lands. The maximum slope within a parking area shall not exceed 3%. The Board of Supervisors may, in special cases, allow a portion of the lot to have a slope of 5%. The Board of Supervisors shall require the provision of suitable markings to indicate individual parking spaces, maneuvering area, entrances and exits.
(13)
Traffic circulation.
(a)
In order to encourage safe and convenient traffic circulations, the Board of Supervisors may require the interconnection of parking areas via access drives within and between adjacent lots. The Board shall require written assurance and/or deed restrictions, enforceable by the Township, binding the owner and his heirs and assignees to permit and maintain such internal access and circulation and interuse of parking facilities.
(b)
Adequate access to buildings by use of fire lanes shall be provided and maintained in all off-street parking and loading zones.
(14)
Waiver of improvement.
(a)
The Planning Commission may, at its sole discretion, recommend to the Board of Supervisors approval of the joint use of a parking facility and allow a reduction in the parking requirement for two or more principal buildings or uses, either on the same, adjacent, or nearby parcels, where it is clearly demonstrated that the reduction in spaces and shared use of the parking facility will substantially meet the intent of the parking requirements by reason of variation in time of use by patrons or employees among such establishments (offset peak parking demand). Where the Board of Supervisors determines that less than the required number of parking spaces will satisfy the intent of this chapter, said Board may waive the requirement in part, but not in excess of 30% of the number required according to this section.
(b)
In all cases, it shall be expressly demonstrated in the land development plan that sufficient space remains for the provision of the total amount of off-street parking otherwise required, and the land development plan shall bear such designation. All such undeveloped parking space shall be used and maintained as additional landscaped grounds until required for parking. Written guarantees shall be submitted by the applicant for the eventual improvement of any such spaces which may have been waived; these spaces must be constructed by the property owner within six months of the date of written notice to the property owner by the Board of Supervisors that such spaces have been determined as necessary and must be constructed. Written guarantees and proposed designs of future parking shall be shown on the land development plan.
(c)
There shall be a covenant on the separate parcel or lot guaranteeing the maintenance of the required off-street parking facilities during the existence of the principal use. Such covenant shall be:
[1]
Executed by the owner of said lot or parcel of land and by all other parties having beneficial use of, or some other legal interest in, the property, such as, but not limited to, a collateral or security interest;
[2]
Enforceable by any of the parties having shared beneficial use of the facility; and
[3]
Enforceable against the owner, the parties having beneficial use, and their heirs, successors and assigns.
(15)
Operation and maintenance of off-street parking facilities. Required off-street parking facilities shall be maintained as long as the use of the structure exists which the facilities are designed to serve. Required parking areas developed for specific structures and uses shall be reserved at all times to those persons who are employed at or make use of such structures and land uses.
(16)
Off-street parking requirements.
(a)
Off-street motor vehicle parking facilities shall be provided as follows, except as may be modified in other provisions of this article or where additional parking requirements may be made as a condition of the issuance of approval, in which case provisions of the appropriate section shall apply:
Table 5 | ||
|---|---|---|
Off-Street Parking Requirements for the TND | ||
Use | Minimum Number of Spaces | |
Single-family dwellings | 2 for each dwelling unit (garages excluded) | |
Multifamily dwelling | 1 plus 1/2 for each bedroom for each dwelling unit (1 1/4 for elderly housing) | |
Professional office or home occupation permitted in a residential district as an accessory use | 2 in addition to spaces required for the residential and allowable employees' use, and additional home occupation spaces may be required on a case-by-case basis | |
Place of worship, theater, auditorium, athletic field or other place of assembly | 1 for each 4 seats or pew spaces or, in places without seats, 1 for each 100 square feet of floor space used for public assembly (a pew space shall be 20 inches wide); 1 per 3 theater seats | |
Residential health care facilities and adult homes | 1 for each 3 patient beds and 1 for each employee, including medical, nursing and service staff | |
Golf and country club | 1 for each 2 memberships | |
Centers of public amusement | 1 per 100 square feet of floor space used for public amusement | |
Research and development lab | 1 per employee, but not less than 1 per 600 square feet | |
Bowling alley | 5 for each alley | |
Retail or service business | 1 for each 200 square feet of gross floor area plus 1 for each employee | |
Restaurant | 1 for each 3 seats or 1 for each 100 square feet of gross floor area, whichever is greater | |
Office for business or professional use (other than accessory to residential uses) | 1 for each 175 square feet of ground floor area and 1 for each 300 square feet of other floor, except accessory storage | |
Banking office | 8, plus 1 for each employee, plus 4 additional for each person in excess of 2 acting as tellers, including waiting spaces for a drive-in window | |
Inn/bed-and-breakfast | 1 for each guest sleeping room, plus 1 for each 1.5 employees | |
Industrial | 1 for each employee, but not less than 1 per 400 square feet | |
Funeral home | 1 per employee, plus 1 per 25 square feet of gross floor space in assembly rooms | |
Kennel or animal hospital or veterinary office | 4 per examining room, plus 1 per employee, but in no case less than 1 per 400 square feet of gross floor area | |
Gasoline filling stations and motor vehicle repair establishments | 10, or 5 for each garage bay, whichever is greater | |
Uses not specified | As determined by the Board of Supervisors | |
(b)
Reasonable and appropriate off-street parking requirements for structures and land uses which do not fall within the categories listed above shall be determined in each case by the Board of Supervisors, which shall consider all factors entering into the parking needs of each such use, as part of its land development plan review process.
(c)
Where two or more different uses occur on a single lot, the total amount of parking facilities to be provided shall be the sum of the requirements for each individual use on the lot, except that the Board of Supervisors may approve the joint use of parking space by two or more establishments on the same or on contiguous lots, the total capacity of which space is less than the sum of the spaces required for each, provided that said Board finds that the capacity to be provided will substantially meet the intent of the requirements by reason of variation in the probable time of maximum use by patrons or employees among such establishments, and provided that such approval of such joint use shall be automatically terminated upon the termination of the operation of any such establishments.
(d)
Parking spaces shall not exceed minimum requirements unless clearly justified by parking generation data submitted by the applicant.
(17)
Off-street loading requirements. Off-street loading and unloading facilities shall be located on the same site with the use to be served and shall be provided as follows:
(a)
Size. Each off-street loading space shall be at least 15 feet in width, at least 40 feet in length and at least 14 feet in height, exclusive of access and turning areas, except that adjacent loading spaces may be each 12 feet in width, except where delivery service will be by tractor trailer, in which case the minimum length shall be 60 feet and the minimum width shall be 14 feet.
(b)
Required number of spaces.
[1]
For retail and/or service business establishments: a minimum of one space for the first 6,000 square feet, plus one space for each additional 8,000 square feet of gross floor area or major part thereof, except that no berths shall be required for buildings with a gross floor area of less than 5,000 square feet.
[2]
For office establishments: a minimum of one space for the first 10,000 square feet of gross floor area, plus one space for each additional 15,000 square feet of gross floor area or major part thereof, except that no berths are required for buildings of less than 5,000 square feet of gross floor area.
[3]
For office research establishments: a minimum of one space for the first 8,000 square feet of gross floor area of building, plus one space for each additional 10,000 square feet of gross floor area, or major part thereof.
[4]
For wholesale business, industry, storage, warehouses, and other commercial establishments: a minimum of one space for each establishment, plus one space for each 8,000 square feet of gross floor area or major part thereof.
(c)
Any loading dock facing a street frontage shall be sufficiently far back from the street to permit the largest permitted tractor trailer to maneuver into said loading dock without encroaching on the required front yard. Any such dock shall be screened so it is not visible from the street.
(18)
Driveways.
(a)
For reasons of traffic and pedestrian safety, both on and off the street, as well as to provide for possible future street widening or other improvements, all new driveways and sidewalk crossings entering onto any street shall comply with all requirements of this chapter and shall be subject to the approval of the Board of Supervisors.
(b)
No driveway center line shall intersect a street line less than 70 feet from the intersection of any two street center lines.
(c)
Driveway grades.
[1]
The maximum grade for any new driveway accessory to a single-family dwelling and connecting its off-street parking area to a street shall not exceed 10%, as measured between any two-foot contour interval; except that where it can be demonstrated to the satisfaction of the approving authority that, because of practical difficulty or unreasonable hardship affecting a particular property, the construction of a driveway shall be permitted, provided that the increase in driveway grade is the minimum increase required, and further provided that in no case shall such driveway grade be permitted to exceed 15%.
[2]
The maximum grade for new driveways accessory to uses other than single-family dwellings and connecting the required off-street parking area to the street shall not exceed 7%, except that the approving authority shall have the same power to permit increased grades here as above, provided that such grades shall in no case exceed 10%.
[3]
Notwithstanding the maximum permitted grades specified above, no driveway shall have a grade in excess of 1 1/2% within 30 feet of the edge of the pavement, within 30 feet of the traveled way of the street, or within 25 feet of the property line of the street, whichever distance is greater. The Board of Supervisors may require increased platform areas of this type in situations where, because of the nature of the proposed use, substantial traffic volumes are anticipated.
[4]
Clear visibility shall be provided and maintained in both directions at all exit points so that the driver of an automobile stopped on the platform portion of any new driveway will have an unobstructed view of the highway for a reasonable distance (commensurate with the speed and volume of traffic on such highway, but not less than 300 feet) and so that there is a similar view of the automobile in the driveway.
(d)
Shared driveways may be permitted to serve up to three residences, providing the minimum street frontage for the specific zoning district is physically available.
(e)
Additional driveway design details shall conform to current Township driveway standards, which may be obtained in accordance with the applicable ordinances of the Township.
(19)
Additional requirements.
(a)
Parking lots and garages shall be located to the rear of a building wherever possible, and access to parking and garages should be from a rear alley.
(b)
Shared driveways should be used to access parking lots behind buildings and facilitate fewer curb cuts. Shared driveways and/or entrances for ingress and egress access between neighboring buildings and parking lots is strongly encouraged for the TC-B District.
B.
Site standards.
(1)
TC-B site development.
(a)
Connections between the parking lots to the rear and the main retail frontage are desirable. Wherever practical, through-store passages should be provided.
(b)
The frequency of store entrances along commercial Town Center streets is important in maintaining retail continuity and viability. In new buildings, a maximum distance of 60 feet between individual store entrances is encouraged.
(c)
Two- or three-story buildings are required for the entire frontage of the TC-B District street. Larger-scale, single-use facilities (conference spaces, theaters, supermarkets or department stores, for example) shall occur behind smaller-scale buildings or storefronts with pedestrian orientation and may be one story with a two-story facade.
(d)
The ground floor should reinforce retail continuity along specified street frontages within the TC-B District. (See the Illustrative Plan.) Second stories and above may be used for a mix of residential, commercial, and/or office space.
(e)
Buildings should be brought up toward the right-of-way line, consistent with the TC-B street standards as shown in TND Street Standards Figure 1 for the TC-B District.
(f)
Balconies, bay windows and cornice features, open porches, canvas-type awnings, and projecting signs may encroach up to six feet into the front setback or up to six feet over the sidewalk area above seven feet six inches.
(g)
The Board of Supervisors may waive height and setback requirements for landmark civic buildings, including government buildings, churches, schools, or libraries, and for pedestrian-oriented places such as plazas or outdoor eating areas.
(h)
Drive-through facilities or lanes shall be prohibited.
(i)
Gas station pump canopies shall be located to the rear of the building.
(2)
TC-R site development.
(a)
A variety of housing types from single-family houses on lots of 6,000 square feet to 10,000 square feet to attached townhouses and apartments are permitted, with an overall density of up to six to 12 dwelling units per acre.
(b)
Side yard and rear yard setbacks for garages or accessory structures shall be a minimum of six feet.
(c)
Access to driveways and garages should be from the rear alley. Any lot with a front driveway shall recess the garage 20 feet from the front building line of the main structure.
(d)
Balconies, bay windows, cornice features, and/or open porches may encroach up to six feet into the front setback for the TC-R District.
(3)
Mixed-use ratio requirements.
(a)
The arrangement of uses in a Traditional Neighborhood District shall create a distinctive place with integration of scale and a continuous sense of neighborhood form.
(b)
A Traditional Neighborhood District shall be designed so that different housing types are well integrated, similar to patterns found in traditional villages. A Traditional Neighborhood District shall be particularly sensitive to mixing uses or types of residential products along the edges of the proposed development. Accordingly, a Traditional Neighborhood District shall meet the following requirements:
[1]
[2]
Additional ratio requirements are as follows:
[a]
A minimum of 30% of all dwelling units shall be single-family detached units.
[b]
A maximum of 35% of all dwelling units shall be two-family semidetached units.
[c]
A maximum of 35% of all dwelling units may be townhouse or row dwellings.
[d]
A maximum of 50% of all dwelling units may be multifamily dwellings.
[e]
Accessory dwelling units shall not be considered as dwelling units for the purposes of the above percentages or calculation of total density when the accessory dwelling unit meets the following:
[3]
Nonresidential use ratios:
[a]
No more than 10% of the site area may consist of nonresidential buildings/uses. Any mixed-use or live/work buildings shall be counted as nonresidential space. For purposes of calculating this ratio, community center buildings are not considered nonresidential buildings/uses.
(4)
Site standards.
(a)
Maximum impervious surface standards:
[1]
Impervious surface shall not exceed 30% of the gross land area for the tentative plan.
[2]
Impervious surface shall not exceed 75% of the lot area of a single-family detached lot.
[3]
Impervious surface shall not exceed 95% for two-family semidetached dwelling, townhouse or row dwelling, and multiple-family dwelling and nonresidential lots (including mixed-use, live/work, and community center buildings).
§ 87-76 General requirements.
A.
Mechanical equipment, garbage containers, and electrical transformers. Mechanical equipment, garbage containers, and electrical transformers should be concealed from public view on all sides by architectural elements and/or landscaping satisfactory to the Board of Supervisors approval.
B.
Fencing and walls.
(1)
The design of fences and walls should be compatible with the architecture of the principal building(s) and should use similar materials.
(2)
All fences or walls 50 feet in length or longer, and four feet in height or taller, should be designed to minimize visual monotony by changing plane, height, material, or material texture, or significant landscape massing.
(3)
Chain-link fencing is prohibited.
D.
Open space. Where appropriate and practical, new development should create public open spaces and should maintain existing public open space.
§ 87-77 Architectural standards.
A.
The architectural standards are intended for buildings that are compatible with the design standards set by an Architectural Review Board comprised of representatives from the Planning Commission, the Township, owners, planners, architects and engineers. Design compatibility includes complementary building style, form, size, color, materials, and detailing. In reviewing projects, the Planning Commission shall consider each of the following principal features contributing to the identity of buildings within the TC-B and TC-R Districts:
(1)
Size: the relationship of the project to the site.
(2)
Scale: the relationship of the building to those around it.
(3)
Massing: the relationship of the building's various parts to each other.
(4)
Fenestration: the placement of windows and doors.
(5)
Rhythm: the relationship of fenestration, recesses, and projections.
(6)
Setback: the relation of a setback to its immediate surroundings.
(7)
Materials: their compatibility with other buildings constructed under the Town Center standards in the Town Center District.
(8)
Context: the overall relationship of the project to its surroundings.
B.
The following architectural design concepts are encouraged:
(1)
Street-level continuity of shop fronts.
(2)
Street-level expression line, visually tying together the retail base and separating the upper stories.
(3)
Diversity of architectural design should be encouraged.
(4)
Multiple buildings on the same lot should be designed to create a cohesive visual relationship between the buildings.
(5)
Blank wall areas and long, uninterrupted rooflines shall be avoided, and buildings should exhibit more detail and elements appropriate for close-range pedestrian view. Building surfaces over 50 feet in length should be relieved with changes of wall plane (i.e., recesses and projections) that provide strong visual interest.
(6)
All sides of a building may have an impact on its surroundings and should be considered for treatment with an architectural finish. Architectural features, materials, windows, and articulation of a facade of a building should be continued on all sides visible from a street or public parking areas.
(7)
Exterior building materials on the primary structure should not include smooth-faced concrete block, tilt-up concrete panels, or prefabricated steel panels, highly reflective, shiny, or mirror-like materials, mill-finish (noncolored) aluminum metal windows or door frames, exposed, unfinished foundation walls; exposed plywood or particle board, and unplastered, exposed concrete masonry blocks.
(8)
Facade colors should be low-reflectance colors. High-intensity colors, metallic colors, black, or fluorescent colors should not be used. Building trim and accent areas may feature brighter colors.
(9)
Building colors should be carefully chosen so that each building color complements that of its neighbors.
(10)
The scale of a building should be compatible with the surrounding buildings.
(11)
Pitched roofs with gables/dormers or symmetrically shaped parapet roofs are encouraged.
(12)
Consideration should be given to the height of the cornice line or other expression lines.
(13)
The use of canvas-type awnings on buildings is recommended to provide protection from sun, wind, and rain and to improve the aesthetics of the building exterior.
(14)
Existing structures, if deemed historic or architecturally significant, should be protected from demolition or incompatible adjacent development.
D.
Signage standards.
(1)
The purpose of this subsection is to provide standards for signage. The standards are in addition to, but override in the event of inconsistency, the regulations for signs found elsewhere in the chapter. The following standards are intended to assist the Board of Supervisors in approving the quality of signage in the TC-B and TC-R Districts. In general:
(a)
Signs should be compatible with surroundings and appropriate to the architectural character of the buildings on which they are placed.
(b)
Signs should be appropriate to the business they advertise but not out of character with the community.
(c)
Signs should be clearly visible and legible.
(d)
Layout and graphics should be orderly and should utilize simple shapes, such as rectangles, circles, or ovals.
(e)
Lettering should be in proportion to the sign panel and the surrounding building.
(f)
The variety of colors should be held to a minimum and should relate to the building to which they are related.
(g)
Illumination should be appropriate to the character of the sign and surroundings and should avoid glare or unnecessary brightness.
E.
Number and type of signs.
(1)
A maximum of three signs shall be permitted for each business or civic establishment:
(a)
One wall sign, generally, over the storefront windows, of one square foot in area for every two linear feet of ground-floor street frontage, but not exceeding a total of 30 square feet.
(b)
One projecting sign, hanging by a metal bracket perpendicular to the storefront or printed on a canvas-type awning, not exceeding 10 square feet.
(c)
Storefront window signs or lettering, attached to the glass or within two feet of the inside of the window, shall not exceed a total of six square feet.
(2)
The Board of Supervisors may allow public purpose directional signs. The Board of Supervisors may also allow a freestanding, monument-style sign for a large single-use facility which is located behind other stores. The monument-style sign shall be under six feet in height and shall not exceed 30 square feet.
(3)
All illuminated signs shall be lit by exterior fixtures focused downward on the sign surfaces. There shall be no internally lit signs, or internally lit architectural features, such as, but not limited to, neon tubing used to highlight facades. No animated signs shall be permitted.
§ 87-78 Supplemental regulations for residential uses.
A.
Multifamily dwellings. Multifamily dwellings shall meet the following requirements:
(1)
Land development plan approval. Land development plan approval shall be required by the Township.
(2)
Standards shall be as follows:
(a)
Gross site area. In order to provide sufficient area for a traditional neighborhood development, the proposed site shall have a minimum gross site area of not less than 500 acres.
(b)
Density. The number of bedrooms per acre shall not exceed 120 and the number of units per acre shall not exceed 48 in a Town Center District if it is served by public water and sewage.
(c)
Parking. No parking lot should be closer than 25 feet to the front of any building nor 10 feet to the side or rear of any building.
(d)
Lot specifications. Setbacks, building area coverage, building height and frontage requirements appear in the Schedule of Bulk Regulations.[1]
[1]
Editor's Note: TND Schedule A is included as an attachment to this chapter.
(e)
Gross floor area. Each apartment must have a minimum gross floor area of 500 square feet.
(f)
Water and sewer facilities. Where connections to the existing central water and sewer facilities are feasible, such connections shall be required. Where connections are not feasible, the developer shall provide central water and sewer facilities and shall provide assurance of adequate long-term management and maintenance satisfactory to the Town.
(g)
Design. The architectural design of multifamily dwellings shall be harmonious with the character of immediately surrounding areas.
(h)
Buffer areas. When necessary to ensure compatibility with the surroundings, buffers shall be provided. Consisting of trees, hedges, dense plantings, earth berms, and changes in grade, these buffers shall be used, in particular, to separate the more-dense character of multifamily housing from less intensely developed land uses and to maintain a natural interlude between multifamily structures.
(i)
Parking lots must not be located closer than five feet to any residential lot line.
(j)
The front or rear of any building shall be no closer to the front or rear of any other building than 50 feet. The side of any building shall be no closer than 20 feet to the side, front or rear of any other building.
(k)
No structure shall exceed 220 feet in length.
B.
Subdivision. After the above site approval for two-family or multifamily uses, where permitted, then the following regulations shall apply.
(1)
The purpose of such subdivision shall be to facilitate the sale of dwelling units on individual lots, or to facilitate the development of the site with two or more condominium or property owners' associations, or to facilitate financing or construction in appropriate phases. The configuration of lots shall be consistent with the intent of the approved site development plan.
(2)
The approval of any such subdivision shall not constitute an amendment to or be contrary to the approved site development plan with respect to the physical layout of the site or other aspects of construction. Further, no development within any of the approved lots shall be permitted except as shown on the approved site development plan, as such plan may thereafter be amended.
(3)
The subdivision may establish separate lots for each of the dwelling units shown on the approved site development plan, or separate lots for clusters of such dwelling units, and may establish one or more separate lots encompassing open space or other common facilities shown on the approved site development plan, without regard to otherwise prevailing lot size, yard, building height and coverage requirements. However, all such requirements shall apply to the overall site development.
(4)
Provisions satisfactory to the Board of Supervisors shall be made with respect to the ownership, use, preservation, maintenance and operation of all open space, streets and other common facilities on the overall site. Responsibility for all private common facilities shall be lodged with one or more condominium or property owners' associations or similar entities, which shall be empowered to levy assessments against property owners to defray the cost of preservation, maintenance and operation, and to acquire liens, where necessary, against property owners for unpaid charges or assessments. The Board of Supervisors may require the establishment of a single umbrella entity for the overall site if there are open spaces, streets or other common facilities that are intended for the shared use of the entire site. If the Board of Supervisors determines that such shared facilities are not significant, or that an umbrella entity is not required for proper administration, the Board of Supervisors may instead make appropriate requirements, in the form of easements or otherwise, to ensure proper administration.
(5)
Lots containing one or more dwelling units shall not be required to have frontage on a public street, provided that appropriate easements are provided, to the satisfaction of the Board of Supervisors, for access between such lots and public streets over common internal streets and driveways to be constructed in accordance with the approved site development plan.
(6)
Appropriate cross easements shall also be provided, to the satisfaction of the Board of Supervisors, to allow the use and enjoyment of common off-street parking spaces (other than those exclusively serving respective dwelling units), and the use and enjoyment of other common facilities in accordance with the approved site development plan.
(7)
The Board of Supervisors may consider an application for the subdivision of a site, in accordance with this subsection, concurrently with the application for site development plan approval for the overall site.
(8)
The boundaries between lots may be intended to coincide with common walls separating attached dwelling units, and it may be desirable to finalize these boundaries after the foundations of the dwelling units have been constructed and the actual locations of the dwelling units are thereby known. In such cases, the Board of Supervisors may approve a final subdivision plat on which a single lot is shown to encompass an entire building or cluster of attached dwelling units, with a notation as to how many such dwelling units are to be constructed within such single lot. The Board of Supervisors may treat the subdivision of the single lots, in order to provide separate lots for each dwelling unit in the building or cluster, as a subsequent section of the plat, and may simultaneously approve a preliminary subdivision plat showing the tentative boundary lines coincident with the common walls of the dwelling units. Upon determination of the actual locations of the foundations of the dwelling units, and after any necessary revision of the preliminary subdivision plat, the Board of Supervisors may proceed with the approval of a final subdivision plat showing the final lot lines of the building or cluster.
§ 87-79 Accessory apartments.
A.
Special exception. A special exception is required to create a single apartment within a single-family dwelling, subject to the following provisions:
(1)
Only one apartment is allowed and it shall be clearly subordinate to the single-family dwelling.
(2)
The number of bedrooms in the apartment shall not be more than one.
(3)
The gross floor area of the apartment shall be greater than 400 square feet.
(4)
The gross floor area devoted to the apartment shall not exceed 35% of the entire livable gross floor area of the single-family dwelling.
(5)
The apartment and single-family dwelling must have safe and proper means of entrance.
(6)
If the water supply is from a private source, the applicant shall certify that the water supply is potable and of adequate flow. Failure to correct promptly any water quality problems shall result in the revocation of the special permit.
(7)
The applicant's engineer shall certify that the sewage disposal system is adequate for the two units. Failure to correct promptly any sewage system problem shall result in revocation of the special permit.
(8)
No special exception for an apartment shall be granted in any case where the Township Municipal Authority has determined that the sewage system serving the dwelling or dwellings in question is for any reason not capable of handling the additional demand that would be imposed upon it.
(9)
Stairways leading to any floor or story above the first floor shall be located within the walls of the building wherever practicable. Stairways and fire escapes shall be located on the rear wall in preference to either side wall. In no instance shall an exterior stairway or fire escape be located on any wall fronting on a street.
(10)
Off-street parking shall be on the parcel on which the accessory apartment is located.
(11)
Owner occupancy required. The owner(s) of a property on which there is an accessory apartment must occupy one of the two residential units on the property.
(12)
The residential unit not occupied by the owner(s)-resident(s) on a property on which there is an accessory apartment may only be occupied by a person who is related by blood or marriage to such owner(s).
§ 87-80 Overnight accommodations.
Overnight facilities may include inns or bed-and-breakfast facilities. The following regulations apply to each form of accommodation:
A.
Inns are overnight accommodations similar to a small hotel. They must meet the following conditions:
(1)
They must be limited to 60 rooms.
(2)
They must meet all parking, signage and other applicable requirements.
(3)
If converted from an existing structure, inns must meet all requirements of the special permit process.
(4)
Dining facilities and bar, if open to the general public, will be treated as separate uses and thereby conform to additional restrictions for restaurants and bars.
(5)
An inn will be permitted only if it is compatible in character with its immediate neighborhood.
(6)
Dining facilities shall not exceed 50 square feet per overnight room (exclusive of the kitchen facilities).
B.
Bed-and-breakfast establishments are owner-occupied.
(1)
They must be limited to 10 guest rooms.
(2)
They must meet all applicable zoning requirements.
(3)
The proprietor may serve meals to guests. A public dining room and bar is expressly prohibited.
(4)
Parking lots shall not be located closer than 15 feet to any residential lot line.
(5)
A bed-and-breakfast will be permitted only if it is compatible with its immediate neighborhood.
§ 87-81 Senior citizens' residential communities.
A.
A planned senior citizen residential community on a parcel of over 50 acres. A senior citizen residential community must include a combination of housing for persons 55 years of age and over, including the following: independent senior housing, which may be single-family houses or multifamily dwellings or a combination thereof, and assisted living facility with provision for enhanced assisted living certificate as regulated by the Commonwealth of Pennsylvania. In addition to residential facilities, the community must provide for the following:
(1)
A community center, which shall include meeting rooms, multipurpose rooms, lounges, and lobby areas with similar common spaces.
(2)
Game rooms, arts and craft rooms, workshops, exercise rooms, libraries or similar indoor recreation or leisure facilities.
(3)
Outdoor sitting areas, game areas, walking trails or other similar outdoor recreation or leisure facilities.
B.
Within the community center, the following accessory uses may be permitted, provided that such facilities are managed as part of the building or complex of buildings and restricted in their use to residents of the building or building complex and their guests, and, further, provided that there are no external advertising signs for such facilities.
(1)
A common kitchen and dining room.
(2)
A beauty and/or barbershop, provided that the maximum gross floor area devoted to such use is no more than 500 square feet.
(3)
A self-service laundry.
(4)
A convenience shop for daily needs, such as food items, prescription and nonprescription drugs, newspapers and small household items and similar items, provided that the maximum gross floor area devoted to such use is no more than 800 square feet.
(5)
A coin-operated vending machine room, provided that the maximum gross floor area devoted to such use is no more than 250 square feet.
(6)
Office space for a facility manager and/or program coordinators.
C.
The density for such planned development district will be set by the Board of Supervisors not to exceed that density provided in the TC-R Zone. In establishing such density, the Board of Supervisors may take into consideration preservation of agriculture/farmlands, historic structures, stream corridor zones, and clustered development. After creation of a unit count for density purposes, the unit count will be converted into a bedroom count based on four bedrooms per unit, the application will be allowed to adjust the types of housing to fit market demands, not to exceed the total number of bedrooms per acre as would be allowed if the property were located in a TC-R Zone. Lot size and front/rear/side line setbacks shall be as if the property were located in a TC-R Zone.
§ 87-83 Additional application content requirements.
In addition to the requirements set forth in §§ 76-6, 76-6.1, 76-7, 76-7.1, and 76-9 of the Subdivision and Land Development Ordinance, the following are also required:
A.
Additional application content requirements for a Traditional Neighborhood District:
(2)
Total gross acreage of site area (entire area included in the preliminary plan).
(3)
Acreage of open space and its percentage of the total gross land area listed by type of open space.
(4)
Total number of lots for each type of residential use.
(5)
Gross residential density.
(6)
The total number of dwelling units, and for each type of residential use, the percentage in relation to the total number of residential dwelling units.
(7)
Gross land area percentage for nonresidential uses; the acreage of each type of nonresidential use, square footage proposed, and location of areas proposed for nonresidential uses.
(8)
General vehicular and nonvehicular patterns, including all points of access to the site for the entire Traditional Neighborhood District, including a map designating street types and identifying those proposed for public dedication.
(9)
Location and dimensions of streets and rights-of-way of the proposed street network. A street specification document shall be provided as part of the tentative plan. This document shall include an illustration and specifications for all proposed streets and shall depict the travel lanes, parking lanes, planting areas and sidewalks.
(10)
A discussion of the proposed uses of open space, including identification of types of parks, general standards for such parks, active recreational areas and natural or agricultural preservation areas. A land development plan for each park shall be provided.
(11)
Lot lines, typical lot and building layouts and landscape features for each category of dwelling unit or use, including, without limitation, build-to-lines, setback lines, driveway approaches, building heights and accessory buildings.
(12)
When proposing special condition lots, guidelines shall be established and provided as part of the tentative plan when recommended by the Planning Commission and approved by the Board of Supervisors. Special condition lots may include: corner and multiple-frontage buildings, buildings terminating views, wide-shallow lots, courtyard entry lots, lots backing to open space, lots facing open space, lots fronting on a pedestrian courtyard, lots facing toward a square or park, and accessory dwellings.
(13)
Boundaries and conceptual depiction of the location and proposed use in each area of the development, which includes depictions of residential and nonresidential uses.
(14)
Architectural and community design guideline documents in the form of a pattern book that establishes graphic design, scale and character of all proposed structures. The pattern book shall, at a minimum, define the pattern of lots for neighborhoods, establish the architectural styles for the community, illustrate neighborhood character, define standard elements, and set the paint palettes and minimum landscape standards for the community.
(15)
A narrative that describes the proposed covenants, restrictions and development standards and the proposed community association documents or a draft of such documents.
(16)
Location of proposed public utilities, including a narrative and plan designating which improvements will be dedicated to and maintained by the public, where improvements will be owned, operated and maintained by a property owners' association and where easements and restrictive covenants will be imposed for third-party beneficiaries to preclude future development.
(17)
A plan for providing stormwater control, including curb and gutter where appropriate. The plan for stormwater management facilities shall be accompanied by a written analysis and discussion of anticipated stormwater management methods.
(18)
A plan for providing streetlighting, street trees, sidewalks, and pedestrian or bicycle trails.
(19)
Street trees shall be identified in terms of location and type as well as the method for installation.
(20)
Streetlights shall be identified in terms of the location and type as well as plans for the regulation of lighting in commercial areas and residential areas. Photometric drawings shall be provided.
(21)
Such other data as reasonably found necessary by the Planning Commission and/or the Board of Supervisors.
(22)
There is attached hereto and marked TND Figure 2 suggested layouts for various types of residential construction permitted in the TND District. Developers are encouraged to use these suggestions in the development of the TND.[1]
[1]
Editor's Note: TND Figure 2 is included as an attachment to this chapter.
§ 87-84 Development in phases.
A Traditional Neighborhood District may be developed in phases if the following standards are met:
§ 87-85 Final approval.
A.
Submission of application. The application for final approval of a traditional neighborhood development shall be submitted within six months after tentative approval, unless the Board of Supervisors grants an extension upon written request of the developer to a date not to exceed 18 months from the date of tentative approval. Traditional neighborhood developments, however, shall have applications for final approval made pursuant to the phasing schedule set forth in the official written communication of the findings of the Board of Supervisors with respect to tentative approval.