Springettsbury Township
City Zoning Code
City Zoning Code
ARTICLE XV
T-N Traditional Neighborhood Overlay
§ 325-45 Purpose and goals.
The Traditional Neighborhood (T-N) Overlay development guidelines provide for alternative development options which will advance the following community goals for new development in Springettsbury Township:
A.
Encourage new development that reintroduces traditional town and village character to the Township.
B.
Allow for compact, visually unified mixed-use developments with a consistent building scale and integrated village greens, open spaces and service-oriented commercial uses.
C.
Accommodate households of different sizes, ages and incomes by providing a mix of housing styles, types and sizes.
D.
Minimize negative impacts of the automobile with an interconnected and broadly rectilinear pattern of streets and alleys that offers multiple routes for motorists, pedestrians and bicyclists and provides connections to existing and future developments.
E.
Promote pedestrian and bicycle travel by providing sidewalks, pedestrian- and bike-friendly streets, greenways, bike paths and trail systems and by locating a mix of uses in close proximity to each other.
F.
Protect and enhance natural and cultural features, including historic resources, scenic viewsheds, natural topography, woodlands, wetlands, stream corridors, steep slopes and prime agricultural soils.
G.
Improve the efficiencies of public services and reduce the cost of public and private infrastructure.
§ 325-46 Applicability.
§ 325-47 Minimum requirements.
Each T-N District shall meet all of the following minimum requirements:
A.
A T-N tract shall be at least 20 acres in total area.
B.
A T-N tract greater than 40 acres in area shall include a neighborhood center.
C.
The T-N shall be connected to both a public water supply system and sanitary sewer system.
D.
The T-N shall include open space in accordance with this article.
E.
The T-N shall be generally consistent with the Comprehensive Plan for Springettsbury Township.
F.
The T-N tract shall be developed according to a master plan that depicts complete build-out of the T-N tract with common authority and responsibility. If more than one person has an interest in all or a portion of the T-N tract, all persons with interests in any portion of the T-N tract shall join as applicants and shall present an agreement, in a form acceptable to the Township Solicitor, guaranteeing that the T-N tract as a whole shall be developed in accordance with any approval granted under this article as a single T-N with common authority and governing documents.
G.
The master plan shall show proposed streets, alleys, cartway widths, lots, common open spaces, recreation areas, major pedestrian and bicycle pathways, parking areas, major stormwater facilities and proposed types of housing and nonresidential uses. The master plan is intended to be similar to what is commonly termed a "sketch plan." The master plan is not required, for the purposes of these zoning district regulations, to meet the minimum submission requirements for a preliminary or final subdivision/land development plan.
(1)
An applicant may voluntarily submit a preliminary subdivision or land development plan at the same time as a conditional use application, and thereby have the conditional use application be considered during a time period that overlaps with review and approval of the subdivision or land development plan.
H.
The master plan and application for the traditional neighborhood development shall be reviewed by the Planning Commission and require approval by the Board of Supervisors as a conditional use. Once conditional use approval is granted for the Traditional Neighborhood Development, then individual lots may be submitted for approval under the Subdivision and Land Development Ordinance and allowed uses may occur as permitted by right uses, provided the lots and uses comply with the approved master plan.
§ 325-48 Mixed use neighborhoods.
The T-N shall be designed as a mixed-use neighborhood in which residential, commercial, civic and open space uses are within close proximity to one another. The development shall be designed with a mix of housing types and sizes to allow a diversity of household types. The T-N shall also provide a community focal point in the form of public open space, civic space and/or retail use.
§ 325-49 Permitted uses.
In order to promote a pedestrian-oriented development, it is important to locate a mix of land uses in close proximity to each other. The T-N shall consist of a mix of residential, commercial, civic and open space uses as provided below.
B.
Neighborhood center areas shall comply with the following general use requirements and may contain the permitted uses listed below.
(1)
General use requirements.
(a)
T-Ns that are greater than 40 acres in area shall provide a neighborhood center containing a mix of commercial, residential, civic and/or open space uses. Said neighborhood center shall comprise a minimum of 10% and a maximum of 30% of the total gross land area of the T-N tract or 10 acres, whichever is smaller.
(b)
T-Ns that are greater than 100 acres may have two neighborhood centers, located in two different areas of the T-N. Said neighborhood center shall comprise a minimum of 10% and a maximum of 30% of the total gross land area of the T-N tract. It is recommended that the neighborhood center be located within approximately 1/4 mile of all residential uses in the T-N.
(c)
No individual commercial or office use shall exceed 6,000 square feet in gross floor area.
(d)
Sales of gasoline or other fuel shall not be permitted.
(e)
Drive-through facilities shall not be permitted.
(f)
Commercial or institutional uses shall comprise a minimum of 50% of the total square footage of the neighborhood center.
(2)
Commercial uses.
(a)
Personal services.
(b)
Professional offices, general offices, financial offices and financial institutions, provided that no drive-through service shall be provided.
(c)
Health club, educational businesses, including music, art, dance or other cultural pursuits' instruction for individuals and including instrument, art or other directly related sales.
(d)
Restaurants, including coffeeshops or teashops, and delicatessens with inside and/or outside table service, but excluding drive-through service.
(e)
Individual retail stores, shops or establishments, including neighborhood grocery stores, pharmacies, bakery or confectionery stores, bookstores, newsstands, gift shops, bicycle shops, specialty foodstores, florists, art galleries, studios and shops of artists and artisans.
(f)
Child or adult day-care facilities.
(g)
Another use which is determined substantially similar by the Board of Supervisors during the conditional use process.
(3)
Residential uses.
(a)
Single-family attached dwelling.
(b)
Single-family semi-attached dwelling.
(c)
Two-family dwelling.
(d)
Multifamily dwelling.
(f)
Residential units located on upper floors above commercial uses.
(g)
Live-work units consisting of a first floor office or work area use of no more than 1,000 square feet and within the same structure as a residential dwelling. Live-work units shall conform to uses and standards established for home occupations.
(6)
Permitted accessory uses.
§ 325-50 Required mix of residential uses.
To accommodate a diversity of age and incomes, the T-N shall contain a mix of each of the permitted residential uses.
A.
Detached single-family dwellings shall constitute a minimum of 40% and a maximum of 60% of all dwelling units in the T-N tract.
B.
Single-family detached dwellings shall be dispersed throughout the T-N such that:
(1)
A minimum of 20% of the single-family detached dwellings shall be located immediately adjacent to or immediately across a street from and facing semidetached single-family dwellings, attached single-family dwellings, two-family dwellings, or live-work units.
(2)
No more than 50% of the single-family detached dwellings shall be designed to include an accessory apartment.
§ 325-51 Density requirements for residential development.
The maximum density for dwelling units within a T-N shall be determined as follows.
A.
Begin with total land area of the development tract, after deleting existing rights-of-way of existing streets.
E.
Multiply the resulting acreage by the "Maximum Density Factor" in the chart below to determine the maximum number of permitted dwelling units within the development.
T-N Residential Densities | ||
|---|---|---|
Zoning District | Maximum Density Factor (units per acre) | |
N-C, R-7 or R-10 District | 4.0 | |
M-U or R-1 District | 9.0 | |
Note: This method of calculating density does not require the deletion of stormwater detention basins, shared parking areas, new streets, new common recreation areas, new alleys or similar features; therefore, the actual density that could be achieved on a "net" tract of land would be higher than the density factors listed above. |
§ 325-52 Traditional development patterns.
The T-N shall be designed with an interconnected and broadly rectangular pattern of blocks, streets and alleys defined by buildings, public open space and streetscapes. The T-N shall be compact and designed at a human scale. A compact development can promote a more efficient use of the land and lower the costs of infrastructure and public services. Compact development patterns can also promote social interaction by including a diversity of uses and encouraging pedestrian movement.
§ 325-53 Lot and block standards.
§ 325-54 Residential area design standards.
A.
All dwelling units shall be located within 1/4 mile of a common, green, square or trail.
B.
No more than two contiguous dwelling units shall have the some continuous roof ridgeline.
C.
Front facades shall be visually articulated. The preferred method of facade articulation shall be staggered offset facades constructed such that no more than two dwelling units in any one building have more than 60% of their front facade on the same vertical plane as any other dwelling unit in the same building. Where offsets are not possible or practical, the following methods of visual articulation will be considered:
D.
For attached single-family dwellings, no more than eight dwelling units shall be in any one structure.
E.
At least one public entrance of each residential principal structure shall be oriented towards the front lot line or street side lot line. Vehicular openings, such as those for garages and carports, shall not constitute a public entrance.
F.
The front and street side exterior walls of each residential principal structure shall each contain a minimum of 15% of transparent or translucent materials on each story below the roofline. Garage facades shall be included in the transparency/translucency calculation.
G.
Pedestrian access from the public sidewalk, street right-of-way or driveway to the front doorway of the residential principal structure shall be provided via an improved surface.
H.
In order to make the living area of a residence more visually dominant than its parking facilities, all garages or carports (whether detached, attached to or incorporated within the principal structure) shall be recessed at least 10 feet behind the front facade of the principal structure or required minimum front yard setback, whichever is greater. When an alley is present, garages shall be located in the rear yard and accessed through the alley.
I.
A porch may extend into the required front yard setback up to eight feet. Roof projections (eaves) may extend beyond the eight feet but not extend into the required setback more than 10 feet. Wherever such an extension into the front yard setback has been approved, no other modification of front yard setback standards shall be approved by the Zoning Officer.
J.
Where several attached single-family dwellings are located on one lot, the following separation distances shall be applicable:
(1)
Front-to-front, rear-to-rear, or front-to-rear parallel buildings shall have at least 30 feet between faces of the building. If the front or rear faces are obliquely aligned, the above distances may be decreased by as much as 10 feet at one end, if increased by similar or greater distance at the other end.
(2)
A minimum yard space of 30 feet is required between end walls of buildings where both end walls contain windows and 20 feet otherwise. If the buildings are at angles to each other, the distance between the corners of the end walls of buildings where both end walls contain window may be reduced to a minimum of 20 feet.
(3)
Minimum yard space of 30 feet is required between end walls and front or rear faces of buildings.
§ 325-55 Neighborhood center design standards.
Each T-N greater than 40 acres shall include a neighborhood center. Each neighborhood center shall comply with the following:
A.
As outlined in § 325-54, it is recommended that the neighborhood centers shall be located within approximately 1/4 mile of all residential uses and may contain a mix of commercial, residential, civic, institutional and open space uses. Commercial or institutional uses shall comprise a minimum of 50% of the total square footage of the neighborhood center. Retail uses should be those that support the day-to-day needs of local residents and should be complemented by compatible business, civic, institutional, residential and open space uses. The size and type of each use within the neighborhood center is restricted in order to ensure the neighborhood center is oriented to the local user.
B.
The neighborhood center shall not be located adjacent to preexisting single-family homes located outside of the T-N development.
C.
The neighborhood center shall be constructed prior to the completion of 50% of the planned housing units.
D.
The applicant may initially use all or a portion of the neighborhood center as a sales office. If the applicant uses all or a portion of the neighborhood center as a sales office, the applicant shall ensure that not less than 50% of the floor area of that portion shall be converted to neighborhood center uses authorized in § 326-15-6 upon the sale of 30% of the dwelling units in the T-N. The applicant shall further ensure that not less than 75% of the floor area of the neighborhood center used as a sales office shall be converted to neighborhood center uses upon the sale of 75% of the dwelling units in the T-N.
E.
The maximum land area permitted to be devoted to the total of all neighborhood center uses shall be no less than 10% and no more than 30% of the gross land area of the T-N tract.
F.
Pedestrian access.
(1)
Direct pedestrian access shall be provided from the principal entrance of each principal structure.
(2)
Pedestrian access shall be provided from the rear parking facilities to the ground floor uses, either through rear building entrances, pedestrianways along the perimeter of buildings or by pedestrian throughways which connect the rear parking lots to the sidewalks along the front lot line.
(3)
Pedestrian throughways may be exterior and located between buildings or may be incorporated into the interior design of a structure. Pedestrian throughways shall be a minimum of five feet wide.
G.
At least one public entrance of all principal structures shall be oriented towards the street. Vehicular openings such as those for garages and carports shall not constitute a public entrance.
H.
Primary building entrances shall be clearly visible and identifiable from the street and delineated with elements such as roof overhangs, recessed entries, landscaping or similar design features.
I.
The front and street side exterior walls of each principal structure shall each contain a minimum of 15% of transparent or translucent materials on each story below the roofline. Garage facades shall be included in the transparency/translucency calculation.
J.
Parking facilities shall be permitted only to the rear or side of the principal structure. No parking shall be permitted in the front yard.
§ 325-56 Network of circulation systems.
The T-N shall be designed with an interconnected network of circulation systems that facilitates vehicular, pedestrian and bicycle use. An interconnected street pattern will create multiple routes in the development and limit the use of isolated culs-de-sac. Bikeway and trail systems will complement the street network. Narrow streets which utilize traffic-calming techniques will promote pedestrian use as will a compact mixed-use development pattern.
§ 325-57 Circulation standards.
The circulation system shall provide functional and visual links within the T-N and shall be connected to existing and proposed external development. The circulation system shall provide for different modes of transportation, including vehicular, pedestrian and bicycle.
A.
Pedestrian circulation.
(1)
Where feasible, existing pedestrian routes shall be retained and enhanced.
(2)
All streets, except for alleys, shall be bordered by sidewalks on both sides.
(3)
Sidewalks shall be provided along existing streets connecting the T-N to existing or future development adjacent to the T-N.
(4)
Sidewalks shall be not less than five feet in width.
(5)
Trails shall be not less than eight feet in width.
(6)
Sidewalks shall be separated from street curbs by a planting strip not less than six feet wide. In the neighborhood center, the sidewalk width may be increased to 10 feet wide and include grated tree wells and decorative paving used in lieu of planting strips.
B.
C.
Vehicular circulation. Motor vehicle circulation shall be designed to minimize conflicts with pedestrians and bicycles. Traffic-calming features, such as neck downs, chicanes, traffic circles and medians, may be used to encourage slow traffic speeds.
(1)
General guidelines for street design:
(a)
Streets shall be designed and located so as to minimize alteration of topography, natural water bodies and areas of significant vegetation.
(b)
Streets shall accommodate safe pedestrian movement and bicycle traffic.
(c)
Street design shall incorporate traffic-calming techniques.
(d)
Streets shall be designed with minimized asphalt areas so as to limit impervious area.
(2)
Street hierarchy. Each street within a T-N shall be classified according to the following:
(a)
Boulevard. Provided with a landscaped median, the boulevard is a short-distance connector between residential areas and core areas such as the neighborhood center and open space uses. Boulevards may also provide circulation around squares or neighborhood parks.
(b)
Main street. Main streets provide access to neighborhood centers and multifamily residential uses but are also part of the T-N's major street network.
(c)
Local street. Provides access to all residential uses. On-street parking is permitted on both sides of the street.
(d)
Neighborhood street. Provides access to single-family and semidetached residential uses and connects streets of lower and higher function. On-street parking is permitted on only one side of the street.
(e)
Alley. Provides secondary access to properties. Utilities may be located within alley rights-of-way.
(3)
Street layout.
(a)
Streets shall terminate at other streets or at public land, except main streets and local streets that may terminate in stub streets when such streets act as connections to future phases of this or adjacent development.
(b)
Local streets and neighborhood streets may terminate other than at other streets or public land when there is a connection to the pedestrian-and-bicycle-path network at the terminus.
(4)
Center-line turning radii. Tight turning radii at street intersections shorten pedestrian crossings and inhibit drivers from turning corners at high speeds.
(5)
To allow for emergency vehicles to turn corners, a clear zone shall be established that is free of significant obstructions.
(6)
Clear sight triangle.
(a)
Within residential areas, the minimum clear sight triangle shall be 45 feet for intersections of access drives and streets and for intersections of streets with streets other than existing or proposed collector streets.
(b)
Within the neighborhood center, the minimum clear sight triangle shall be 25 feet for intersections of access drives and streets and for intersections of streets with streets other than existing or proposed collector streets.
(c)
The minimum clear sight triangle shall be 100 feet for intersections of streets with existing or proposed collector streets.
§ 325-58 Street standards.
The chart below describes the street design standards for the T-N overlay. The figure illustrates required and recommended design.
Street Design Standards | ||||||||
|---|---|---|---|---|---|---|---|---|
Street Type | No. Travel Lanes | Pariing | Sidewalks | Minimum Lane Width (feet) | Minimum ROW Width (feet) | Curb | Maximum Curb Radii (feet) | Minimum Design Speed (mph) |
Boulevard | 2 | When necessary | Yes | 12* | varies with median | Yes | 25 | 25 |
Main street | 2 | 2 sides | Yes | 11 | 58 | Yes | 20 | 25 |
Local street | 2 | 2 sides | Yes | 10 | 56 | Yes | 20 | 25 |
Neighborhood street | 2 | 1 side | Yes | 10 | 48 | Yes | 20 | 25 |
Alley | 1 | No | No | 8 | 16 | No | 10 | n/a |
* | NOTE: Street width does not include width of median. |
 |
§ 325-59 Open space.
A minimum of 30% of the T-N tract shall be devoted to common open space.
A.
Open space shall be designed and arranged to achieve as many of the following objectives as possible:
(1)
Protection of important natural, historic and cultural resources.
(2)
Preservation of scenic views from inside and outside the development, from public roads and neighboring properties.
(3)
Provision of new and/or connection with existing trails, greenways, bikeways, linear parks or open space on adjoining parcels.
(4)
Provision of usable play areas, recreation areas and/or equipment made conveniently accessible to residents throughout the T-N.
(5)
Establishment of public open space, including public greens, squares and commons, as a focal point of the T-N.
(6)
Interconnection of areas of proposed open space within the T-N with existing or planned open space or recreational facilities on lands adjoining the T-N tract.
B.
The applicant shall demonstrate the specific measures employed to achieve the objectives in Subsection A through the provision of an open space plan depicting all proposed elements of the common open space. Each open space plan shall include:
(1)
The location and size of proposed commons, greens and/or squares.
(2)
Identification of connections among proposed areas of open space within the T-N tract and connections of proposed areas of open space on the T-N tract with elements of open space on adjoining tracts if such exists or is proposed.
(3)
Location, type and size of proposed recreational equipment.
(4)
Location and size of trails, greenway or other pedestrian linkages, including the proposed surface treatment.
C.
In all T-Ns, regardless of the total amount of open space provided, not less than 50% of the required open space shall meet all of the following criteria: 1) The land shall not contain floodplains, wetlands, steep slopes or other natural features which would render the land unbuildable under applicable ordinances and regulations. For the purposes of this section, unbuildable land is land on which a principal structure cannot be constructed. 2) The land shall not contain stormwater management facilities. The remaining portion of the required open space may contain floodplains, wetlands, steep slopes and similar features.
D.
The arrangement and configuration of the open space shall relate to the design of the T-N and shall be usable by and/or accessible to residents of the proposed development. Strips of land along the perimeter of the T-N tract or separating proposed lots within the T-N shall not be counted as open space to meet the required minimum unless such land is improved with walking trails, fitness stations or other improvements acceptable to the Board of Supervisors or unless such land is, in the opinion of the Board of Supervisors, integrated and integral to the overall open space design.
E.
Each T-N containing 150 or more dwelling units shall be provided with at least one public common or green containing not less than 20,000 square feet. Other greens, squares and commons of not less than 1,000 square feet shall be dispersed throughout the T-N. A green, square or common that meets the requirements of Subsection C above may be included within the required minimum open space.
F.
A hard- or soft-surfaced pedestrian and bicycle network system linking development within the T-N shall be provided to connect greens, squares and commons depicted on the open space plan. Access to all such areas shall be provided from public streets or publicly accessible private streets. Where necessary, easements shall be provided to accommodate pedestrian access as well as access for maintenance equipment and bicycles.
§ 325-60 Ownership, maintenance and preservation of common open space and streets.
For the purpose of ownership, maintenance and preservation of common open space, as well as the ownership of all streets and alleys, the developer shall establish a property owners' association in accordance with one or more of the following provisions:
A.
There shall be provisions to ensure that the open space shall continue as such and be properly maintained. Any of the following methods and no other may be used, either individually or together, to preserve, own and maintain open space:
B.
The following specific requirements are associated with each of the various methods:
(1)
Homeowners' association: the establishment of a nonprofit homeowners' association. If a homeowners' association is formed, it shall be governed according to the following:
(a)
The landowner or developer shall provide the Township with a description of the organization, including its bylaws and methods for maintaining open space, which shall be acceptable to the Township and its Solicitor.
(b)
The organization is to be organized by the landowner or developer and operating with financial subsidy by the landowner or developer, if necessary, before the sale of any lots within the development.
(c)
Membership in the organization is mandatory for all purchasers of dwelling units therein and their successors.
(d)
The members of the organization shall share equitably the costs of maintaining and developing open space in accordance with procedures established by them. If a member fails to pay his pro rata share, then a lien against an individual property may be made in accordance with the provisions for the same in the bylaws of the organization.
(e)
The organization shall be responsible for maintenance of and insurance and taxes on open space.
(f)
The organization shall have or hire adequate staff to administer common facilities and maintain the open space to the satisfaction of the Township Board of Supervisors.
(2)
Condominium association. The open space may be controlled through the use of condominium agreements. Such agreements shall be in conformance with the Unit Property Act of 1963, as amended from time to time. All open space land shall be held as common element.
(a)
The landowner or developer shall provide the Township with a description of the organization, including its bylaws and methods for maintaining open space, which shall be acceptable to the Township and its Solicitor.
(b)
The organization is to be organized by the landowner or developer and operating with financial subsidy by the landowner or developer, if necessary, before the sale of any lots within the development.
(c)
Membership in the organization is mandatory for all purchasers of dwelling units therein and their successors.
(d)
The members of the organization shall share equitably the costs of maintaining and developing open space in accordance with procedures established by them. If a member fails to pay his pro rata share, then a lien against an individual property may be made in accordance with the provisions for the same in the bylaws of the organization.
(e)
The organization shall be responsible for maintenance of and insurance and taxes on open space.
(f)
The organization shall have or hire adequate staff to administer common facilities and maintain the open space to the satisfaction of the Township Board of Supervisors.
(3)
Transfer to a private conservation organization. With permission of the Township, the landowner or developer may transfer either the fee-simple title with appropriate deed restrictions running in favor of the Township or the development rights or easements to a private, nonprofit organization, one of whose purposes is to conserve open space land, provided that:
(a)
The organization is acceptable to the Township and is a bona fide conservation organization with perpetual existence.
(b)
The organization is chartered under the laws of the state to administer deed restrictions limiting eventual disposition of such property for the purposes stated in its articles of incorporation.
(c)
The conveyance contains appropriate provisions for reversion or retransfer in the event that the organization becomes unwilling or unable to continue to function.
(d)
A maintenance agreement acceptable to the Township is entered into by the landowner or developer and the organization.
C.
The applicant for any proposed traditional neighborhood development shall arrange with the York County Board of Assessment, when applicable, a method of assessment of the open space which will allocate to each tax parcel in the subdivision a share of the total assessment for such open space. Where this alternative is to be utilized, the method of allocation shall be approved by the Township Board of Supervisors.
§ 325-61 Landscaping and screening.
A.
Landscape plan. The applicant shall provide a landscape plan, prepared by a registered landscape architect, for all areas of the T-N. The landscape plan shall include the following:
(1)
Identification and location of existing vegetation to be retained.
(2)
The type and size of proposed vegetation.
(3)
Location and specifications of lighting proposed for all portions of the open space.
(4)
The location of proposed street landscaping and the type, size and location of proposed street trees.
(5)
The type, size and location of landscaping for areas to be screened.
(6)
The type, size and location of parking lot landscaping.
B.
Street trees. Shade trees shall be provided and installed in accordance with the landscape plan.
C.
Landscaping and screening.
(1)
Landscaping and screening shall be required for the following areas when fronting public streets, sidewalks or trails or when abutting residential uses:
D.
Perimeter landscaping shall be provided along the exterior boundaries of the T-N development in conformance with the following:
E.
Parking lot landscaping. All parking lots fronting public streets or sidewalks and all parking lots abutting residential uses shall provide:
(1)
Screening a minimum of three feet high and a maximum of five feet high.
F.
Existing trees. Existing trees shall be protected to prevent unnecessary destruction.
§ 325-62 Streetlighting.
Streetlighting shall be provided along all streets and is intended to increase both pedestrian and vehicular safety as well as enhance the character of the T-N. More frequently placed smaller-scale lights, as opposed to fewer, taller, high-intensity lights, should be used. The scale of lighting fixtures and the illumination provided must be appropriate for both pedestrian and vehicular movements. Streetlights shall be provided in a manner consistent with the architectural guidelines and acceptable to the Township.
§ 325-63 Off-street parking.
A.
Provision. Off-street parking shall meet the regulations set forth in Article XXV herein, except that additional visitor parking shall be provided for each residential unit in which parking is located in the rear yard and accessed by an alley, according to the following ratio and design standards:
(1)
At least 0.2 parking spaces shall be provided.
(2)
Parking spaces shall be grouped in lots of not more than four spaces each.
(3)
At least one visitor parking lot shall be located within 0.25 miles of each residence with rear yard parking.
(4)
Whenever possible, visitor parking lots shall be incorporated into commercial open space, recreation or other community features.
B.
Access. Curb cuts and driveways for parking facilities shall be a maximum of 24 feet wide for two-way drives and 16 feet wide for one-way drives. The curb radii shall be the minimum possible, dependent upon width of road, width of driveway and location of parking. The Township Engineer shall authorize the reduction of driveway width wherever he finds that projected average daily traffic of the roadway will permit such reductions.
§ 325-64 Application procedure.
Prior to the issuance of any permits for development within a T-N, the following steps shall be completed according to the procedures outlined in this section:
A.
The applicant shall comply with the requirements set forth in the Springettsbury Township Subdivision and Land Development Ordinance (Chapter 289) in addition to requirements listed below. The applicant may proceed simultaneously with the formal application as described in Subsection C below and the subdivision and land development review process.
B.
Preapplication review.
(1)
As part of the preapplication review process, the applicant and Township staff shall make a site visit in order to ascertain site conditions and areas of special concern.
(2)
Following the site visit, each applicant under this article shall submit a master plan as described in § 325-47F through H in the form of a sketch plan of the T-N to the Planning Commission. The sketch plan shall incorporate the recommendations made by Township staff during the site visit. The sketch plan shall, at a minimum, contain the following:
(a)
Name and address of the developer (if applicable) and the landowner of the tract.
(b)
Name of the individual and/or the firm that prepared the plan.
(c)
A location map with sufficient information to enable the Township to locate the property.
(d)
A North arrow.
(e)
Approximate tract boundaries.
(f)
Name of the municipality or municipalities in which the project is located, including the location of any municipal boundaries if located within the vicinity of the tract.
(g)
Delineation of residential and neighborhood center areas.
(h)
Distance to the closest public water and sewer facilities.
C.
Formal application. An applicant who desires to develop under the T-N option shall submit an application for conditional use approval, together with the following:*
(1)
The plotting of all existing adjacent land uses and lot lines within 200 feet of the proposed development, including the location of all public and private streets, drives or alleys, greenways, public or private parks, railroads, historic sites and other significant natural or man-made features.
(2)
A list of site data, including but not limited to the following:
(a)
Total acreage of the tract.
(b)
Zoning district.
(c)
Proposed gross area of the development.
(d)
Proposed number of dwelling units and the mix of dwelling types.
(e)
Acreage of all street rights-of-way proposed for dedication.
(f)
Acreage and percentage of common open space.
(g)
Acreage to be sold to individual owners.
(h)
Acreage to be retained by landowner.
(i)
Acreage of any commercial, civic or institutional use.
(j)
Proposed number of parking spaces.
(3)
The proposed location and dimensions of all streets, access drives, parking compounds, sidewalks, pedestrian trails, bikeways and curbing.
(4)
The proposed location of all lot lines with approximate dimensions.
(5)
The approximate size of all lots in square feet or acreage.
(6)
The proposed location and configuration of all buildings. Single-family detached, single-family semidetached and two-family dwelling units may be schematic in configuration. Identification of building type with number of dwelling units in each multiunit building.
(7)
The proposed location, size and use of all common open space areas, structures and recreation facilities.
(8)
A proposed phasing plan for the T-N.
(9)
A descriptive narrative of the proposed development's impact on the following resources and the specific measures which will be undertaken to protect and incorporate such features in accordance with the purposes outlined in § 325-45. The applicant shall take appropriate steps to conserve these resources and shall identify efforts which have been made to mitigate impacts to these resources. Resources depicted on the plan shall include, but shall not be limited to, the following:
(10)
Open space plan identifying all features required by § 325-59. The open space plan shall also include a written statement describing the applicant's proposal for future ownership and maintenance of the open space.
(11)
Landscape plan providing a complete proposal for landscaping and planting of the T-N and identifying all features required by § 325-61.
(12)
Streetlighting plan providing a complete proposal for the location and installation of streetlighting to serve the T-N as outlined by § 325-62.
(14)
Architectural guidelines for the T-N, which shall include building styles, proportions, massing and detailing.
(16)
Required application fee.
* | *NOTE: No application shall be considered complete without all of the above-listed items. The Township shall not accept incomplete applications for conditional use approval to use the T-N option. |
D.
The Board of Supervisors in approving conditional use applications shall make compliance with the site plan and any revisions thereto required by the Board of Supervisors a part of the approval. The applicant shall develop the T-N tract in the manner set forth on the site plan and any required revisions thereto unless a change to the site plan is authorized in accordance with Subsections E and F below.
E.
An applicant may make minor revision to the site plan as is necessary to accommodate fully engineered stormwater management facilities, public sewer facilities, public water facilities, floodplains and changes to street design as may be required by the Pennsylvania Department of Transportation as part of a highway occupancy permit. The Board of Supervisors during the subdivision and land development process shall determine whether the applicant's proposed changes to the approved site plan constitute minor revisions necessary to accommodate fully engineered stormwater management facilities, public sewer facilities, public water facilities, floodplains and changes to street design as may be required by the Pennsylvania Department of Transportation as part of a highway occupancy permit.
F.
Provided that any change is approved under the Subdivision and Land Development Ordinance, an applicant may make minor revisions to the T-N without additional conditional use approval for the following revisions. Alteration of any of the following items:
(1)
Increase in the number of dwelling units or decrease in the number of dwelling units not in excess of 10%.
(2)
Change in the percentage or mix of each type of dwelling unit by no more than 10% and still within the parameters of § 326-15-6.
(3)
Change in the amount of nonresidential building area or land area to be devoted to nonresidential uses of not more than 10%.
(4)
Change in the amount of open space areas by not more than 10% and still within the parameters of § 325-59 or change in the location of open space areas by not more than 800 feet.
(5)
Change in the minimum lot sizes for the residential dwelling by not more than 10%.
(6)
Change in building setbacks by not more than 10%.
G.
An applicant who desires to make a change to an approved site plan which the Board of Supervisors determines does not constitute a minor revision authorized by Subsections E and F above shall apply for and obtain an additional conditional use approval.
(1)
Any applicant who proposes a change to an approved site plan which shall not alter any of the items set forth in Subsection G(2) below shall demonstrate during the additional conditional use approval process that the site plan for the proposed T-N as revised by the applicant continues to meet all requirements of this article.
(2)
Any applicant who proposes a change to an approved site plan which shall alter any of the following items shall demonstrate during the additional conditional use process that the revised site plan for the proposed T-N continues to meet all requirements of this article and shall also demonstrate that the proposed modification to the approved site plan meets the requirements of Subsection G(3) below:
(a)
Increase in the number of dwelling units or decrease in the number of dwelling units in excess of 10%.
(b)
Change in the percentage or mix of each type of dwelling unit.
(c)
Change in the amount of nonresidential building area or land area to be devoted to nonresidential uses.
(d)
Change in the amount or location of open space areas.
(e)
Change in the minimum lot sizes for the residential dwellings.
(f)
Change in the building setbacks.
(g)
Change in the street standards.
(3)
An applicant who desires to make a revision to a site plan which affects any of the criteria in Subsection G(2) above shall demonstrate to the satisfaction of the Board of Supervisors during the additional conditional use approval process that such change will:
(a)
Generally enhance the development plan or not adversely impact its physical, visual or spatial characteristics.
(b)
Generally enhance the streetscape and neighborhood or not adversely impact the streetscape and neighborhood.
(c)
Not result in lot configurations or street systems which shall either be impractical or detract from the appearance or function of the proposed T-N.
(d)
Not result in any danger to the public health, safety or welfare by making emergency vehicle access more difficult or by depriving adjoining properties of adequate light and air.
(e)
Allow for equal or better results than the originally approved site plan and represent the minimum modification necessary.
§ 325-65 Modification of standards.
The Board of Supervisors may, by conditional use approval, permit the modification of the design standards in order to encourage the use of innovative design. An applicant desiring to obtain such conditional use approval shall, when making application for conditional use approval for a T-N, also make application for conditional use approval under this section. The Board of Supervisors shall consider both conditional use approval requests simultaneously. Any conditional use to permit a modification of the design standards shall be subject to the following standards:
A.
Such modification of design standards better serves the intended purposes and goals of the T-N as expressed in § 325-45.
B.
Such modifications of design standards would not result in adverse impact to adjoining properties or to future inhabitants within the T-N.
C.
Such modifications will not result in an increase in residential densities permitted for the T-N.
D.
Such modifications will not result in a decrease in open space below that required in § 325-59 for the T-N.
E.
The extent of modification provides the minimum amount of relief necessary to ensure compliance with the preceding criteria in this article.