Steelton City Zoning Code
ARTICLE IX
R-3, Traditional Neighborhood District
§ 120-43 District provisions.
A.
Intent. The intent of the Traditional Neighborhood District is to create a design framework for new or infill residential development that generally includes a interconnected network of streets and blocks, a clear neighborhood center, a mix of uses and housing types, a compact form of pedestrian-oriented design with an emphasis on quality civic or green spaces.
B.
Purpose.
(1)
The purpose of the Traditional Neighborhood District is to create a residential zoning classification that encourages a pattern of neighborhood development that was commonly built in Steelton in the early 1900's. These neighborhoods are characterized by a diversity of housing types integrated with pathways to schools, parks, civic spaces and commercial uses. This traditional pattern is based on a pedestrian environment that is more people-friendly than auto-oriented and incorporates attractive streetscapes. Parks and small green spaces are amenities throughout the district that are accessible by pedestrian and bicycle transportation.
(2)
This zoning district includes both design standards (mandatory elements of a traditional neighborhood) and design guidelines (desired elements of a traditional neighborhood which may vary depending on the individual development). Design standards are part of requirements of the district, which design guidelines are recommended techniques for achieving the standards and are advisory.
C.
Permitted uses.
(1)
All types of residential uses up to three multifamily and mixed uses.
(3)
Commercial uses, including:
(a)
Commercial child or adult day-care centers.
(b)
Personal services.
(c)
Professional, business or administrative offices.
(d)
Fitness center.
(e)
Music/art/cultural studios.
(f)
Bed-and-breakfast establishments.
(g)
Eating establishments excluding taverns and drive-through establishments.
(h)
Day care, child or adult.
(i)
Retail, including grocery stores, pharmacies, bakery, bookstores, gift shops, newsstands, specialty food stores, florists, art galleries, studios and shops of artists.
D.
Special exception uses.
(1)
Multifamily containing four or more units/structures subject to the requirements of this district, except as herein modified, and provided:
E.
Lot dimension requirements.
Table 1: Lot Dimension Requirements | |||
|---|---|---|---|
Single-Family Detached, Two-Family Detached | Townhouse (TH) or Triple | Multifamily Structure Above Four Units | |
Lot coverage | 70% | 70% | 80% |
Minimum street frontage | 30 feet | 30 feet/unit | 20 feet/unit |
Maximum units per structure | 1 and 2 respectively | TH - 6 units Triple - 3 units | 10 units |
Garages: Front-loaded garages Rear garages | 15-20 feet from curb Constructed at property line* | ||
Building separation distance | 10 feet | 10 | 10 |
Rear yard | 20 feet | 20 feet | 30 feet |
Building height | 36 feet | 45 feet | 45 feet |
Driveway width | 12 feet | 12 feet | Screened parking lot required |
Garage or accessory structure height | 15 feet | 15 feet | 15 feet |
Garage or accessory structure max area | 500 square feet | 500 square feet | 500 square feet |
Accessory structure distance from rear property line | 5 feet | 5 feet | 10 feet |
* | Rear/alley residential garages can not be constructed over dry or wet easement areas. |
F.
Traditional neighborhood principles. Although each neighborhood of Steelton has its own differences, there are a number of basic, fundamental principles found in traditional neighborhood designs. These principles can be summarized with respect to: land use; streets; streetscape; architecture and design.
(1)
Land use. Residential use is the basic building block of this zone. A diversity of residential types, styles, and densities can exist. A diversity of housing types per block gives neighborhood homeowners the opportunity to move to different types of housing within the same neighborhood depending on their state in life, such as young couples moving to homes with yards for children. These options support a wider range of housing prices, thus increasing the supply of dwellings available to households of modest means. The compact, walkable nature of a traditional neighborhood is supported by the opportunity of its residents to have nonvehicular access to neighborhood services, facilities, and outdoor spaces. A wide range of parks and small green spaces are requirements of a traditional neighborhood to establish the identity and focus for each individual neighborhood.
(2)
Streets. The street system of a traditional neighborhood is an integral part of a design process and is the key element in maintaining or creating a neighborhood. Streets must encourage alternative modes of transportation, including automobile, pedestrian, transit, bicycle. Must have a high level of connectivity to adjacent and neighboring street systems either existing or proposed. Numerous ingress, egress and internal circulation are required. Safety, utilities, street network and level of service identifying street classification must be addressed. In Steelton there are three types of streets existing or potentially proposed in designated traditional neighborhood districts: main streets, neighborhood streets and alleys. Adequate sight triangles at all intersections shall be designed.
(a)
Main streets. The main street provides access to higher density residential and commercial and mixed uses. Alleys are required. Most often this type of street will contain utility infrastructure that serves the greater demands of the commercial uses as well as mixed residential uses. Main streets must retain a forty-two foot minimum cartway width (curb to curb) to which on-street parking is expected. Streetlighting and tree installation are required and should be consistent with the Steelton streetscape design guidelines.
(b)
Neighborhood streets. A neighborhood street will serve residential land uses ranging from single-family to multifamily residential dwelling unit types. Neighborhood streets must retain a thirty-two-foot street cartway width (curb to curb) to which on-street parking is expected. A minimum of 66 feet is required between building faces on opposite sides of the street. This 66 feet includes (on both sides of the street) a five-foot easement for dry utilities; five-foot sidewalk; seven-foot tree lawn and fire hydrant and lighting area; and the thirty-two-foot street cartway. Streetlighting and tree installation are required and should be consistent with the Steelton streetscape design guidelines. The utility easement is not required if dry utilities are located in an alley. Water and wastewater infrastructure can be located within the thirty-two-foot street cartway width or located in alleys.
(c)
Alleys. Shall provide access to rear parking, residential parking lots and garages, service and delivery vehicles. Dead-end alleys are prohibited. There shall be a minimum of 30 feet of distance between building faces on opposite sides of the alley. Dry utilities, large telecommunication vaults and electric meters should be located in alleys. Alleys must retain a sixteen-foot cartway plus must maintain an unobstructed six-foot utility easement on both sides of any alley. Alleys should be no greater than 400 feet in length. Utilities are not restricted to the required alley length. All alleys shall be paved. Landscaping materials shall be limited to ground covers, shrubs, annuals and perennial plants and flowers.
(3)
Streetscape. The streetscape is defined as that area that lies between the street curb and the front facade of the adjacent buildings. The combination of the adjacent land uses, with the public and semi-public spaces of the streetscape, are what make the street a dynamic and inviting space to the pedestrian. The streetscape design will address the following:
(a)
The proportional relationship between the street width and the building height.
(b)
The building-to lines and the structures that define this line.
(c)
The semi-public space.
(d)
The public realm.
(e)
The tree lawn improvements.
(f)
Street furniture.
(g)
Off-street parking.
(h)
Garage placement.
(i)
Streetscape design standards:
[1]
The build-to line shall be designated on the development plan. Each building's primary facade shall be set on the build-to line. Up to 50% of the structures may vary up to 20% from the build-to line. Corner lots shall have two build-to lines.
[2]
The build-to line on a neighborhood street shall be between 12 and 20 feet from the designated edge of the street cartway. Main street shall be between 15 and 20 feet.
[3]
Sidewalks shall have two access ramps per corner.
[4]
Sidewalks shall be a minimum of five feet in width.
[5]
Tree lawns shall be a minimum of seven feet.
[6]
Street trees shall be planted along all streets at a maximum distance of 30 feet on center.
[7]
Street trees at intersections shall not be planted closer than 25 feet from the corner.
[8]
Unenclosed balconies are permitted with a minimum of 10 feet of clearance above grade and shall be permitted to extend up to six feet over the sidewalk. All such balconies should have solid floors with no openings to the sidewalk below.
(j)
Streetscape design guidelines:
[1]
A consistent treatment of tree lawns is required throughout a traditional neighborhood development.
[2]
Street furniture shall be incorporated into the development plan, including benches, trash receptacles, streetlighting.
[3]
Transit should be incorporated into the development plan, including signage and shelters.
[4]
Street trees should be maintained to provide 14 feet of vertical clearance above driving lanes and eight feet above sidewalks.
(4)
Architecture and design. Building design must be architecturally distinctive, enhancing to the streetscape and must create definitive character for its neighborhood. Elements such as front porches, rear-loaded garages, front door stoops, and pedestrian scale wooden picket style fencing must be incorporated into each housing plan. The following architecture and design standards are required:
(a)
Existing streets within a traditional neighborhood zone are classified as neighborhood streets.
(b)
Public and private lighting systems.
(c)
Shielded light fixtures in parking lots.
(e)
Front porches shall be included for all one- and two-family homes. Front porches shall have a minimum depth of five feet and shall have a minimum area of 50 square feet. A second story area above a first story porch that encroaches into a build-to zone may be constructed as a balcony but shall not be roofed or enclosed, except with a porch railing or porch wall. Porch walls may be opaque and porch railings shall not exceed 42 inches in height. One-story porches shall be allowed to encroach into the build-to zone, but shall not be allowed into the public right-of-way or a dedicated easement.
(f)
As an incentive for incorporating porches into the development plan, up to 50 square feet of the porch area shall be excluded from calculations to measure lot coverage.
(g)
All residential units shall have at least one entrance oriented towards the front build-to line. A building front entrance may not front on an alley.
(h)
Front porches shall be open on the streetside and any enclosures on the sides above any porch wall shall be transparent.
(i)
Front loaded or rear garages shall not exceed a capacity of two vehicles.
(j)
Front loaded garages shall be set back a minimum of 10 feet from the front facade of the principal structure or required minimum front facade or build-to line.
(k)
Accessory structures shall not be subdivided from the principal residence property and must remain a part of the lot in which they were created.
(l)
Accessory dwelling units shall not be permitted.
(m)
Where shared parking is used, the parking requirements for those uses may be reduced by 20%.
(n)
No fence greater than 42 inches in height shall be allowed in the front build-to zone.
(o)
If neighborhood signage is proposed, the signage shall emphasize a uniform design theme and be oriented to pedestrians. They shall share a common style in terms of size and/or materials.
(p)
Trash enclosures shall be located at the rear of the lot.
(q)
General architecture and design guidelines:
[1]
A variety of lot sizes for the entire neighborhood and individual blocks.
[2]
The principal building on lots devoted to single-family detached residences should be set back no less than 25 feet from the rear lot line.
[3]
No two identical building elevations should be placed next to each other.
[4]
The number of homes in the traditional neighborhood with front-loaded garages should not exceed 20% of the block.
[5]
Ornamental or decorative light posts are recommended for freestanding lights.
[6]
Opaque fences should not be placed in the front build-to zone or along alleys.
[7]
Double frontage lots are prohibited.
[8]
Not more than two driveways may be located contiguous to each other. A landscape buffer of 10 feet wide must separate a group of two contiguous driveways from the next driveway or group of two driveways on the same side of the street.
[9]
Open space requirements shall meet the following:
[a]
Ten percent for existing street blocks.
[b]
Thirty percent for a proposed traditional neighborhood development or redevelopment plans.
[c]
Multifamily, mixed use or nonresidential use regulations.
[i]
Mixed, multifamily and/or nonresidential uses shall be located on main streets within a traditional neighborhood. Taller buildings should be located closer to the center of a newly designed main street.
[ii]
Building fronts and main entrances shall orient to the main street. They should have an entry from the sidewalk on each street frontage.
[iii]
Buildings shall be designed with consistency to the scale and design features of the surrounding buildings, showing respect for the local context.
[iv]
The design of all building shall avoid large or massive structures (example: buildings without windows, pronounced front entranceways, solid wall structures). Building design shall give particular attention to window style, front entryway design, uplighting, trim and transom design, and articulated surfaces.
[v]
Single use commercial and/or civic buildings, excluding schools, greater than 30,000 square feet of area should be located along a main street within a traditional neighborhood.
[vi]
The architectural features, materials and the articulation of a facade shall be continued on all sides visible from a public street, excluding alleys.
[vii]
Building entrances shall be clearly defined and emphasized. Such features such as awnings, recessed door openings, columns and pilasters, fanlights and sidelights, porches and other similar architectural elements.
[viii]
First floor street frontage of any new parking structures, excluding alleys, shall be dedicated to commercial civic or office use.
[ix]
Upper stories of parking structures fronting onto streets should be articulated to avoid blank walls. This may be achieved through the use of such elements as changes in surface texture, addition of architectural features and stepping back upper floors.
[x]
The front of the building should have the greatest articulation.
[xi]
For commercial space, a minimum of 50% of the area of the front facade on the ground floor shall be transparent, consisting of office or display windows, door openings both allowing views into and out of the interior.
[xii]
If a neighborhood center or a multifamily development is proposed within a traditional neighborhood, on-street parking can be counted towards meeting the minimum parking requirements.
[xiii]
Lighting fixtures attached to nonresidential or multifamily shall be fully shielded from other uses.
[xiv]
All outdoor mechanical equipment, such as heating and ventilation systems, must be placed on the roof, in the rear or side of a building, and otherwise be visually screened from any street. Mechanical equipment along street frontage(s) shall be screened. Mechanical equipment on a roof shall be screened with a parapet wall or other type of visual screening walls.
[xv]
All buildings must maintain the build-to line zone.
[xvi]
With any mixed use, all signs shall be wall or projecting signs. Projecting signs shall be affixed and sized in accordance with Article XVII.
[xvii]
All on-site parking shall be located in the rear or side of buildings.
[xviii]
All parking lots shall be screened from the street by a wall and/or landscaping achieving a minimum of 36 inches in height.
[xix]
Parking lots shall not abut street intersections, excluding alleys.
[xx]
The provision of on-site parking lots shall not exceed the minimum parking requirements.
[xxi]
All new buildings must maintain and repeat similar cornice lines of adjacent buildings.
[xxii]
All new buildings must echo architectural styles and details, design themes, building material and colors used in surrounding buildings.
[d]
Parking standards.
Table 2: Parking Standards | |
|---|---|
Use | Minimum |
Single-family detached | 2 spaces (on-street or on-site) |
Single-family attached (townhouse) | 2 spaces (on-street or on-site) |
Multifamily units (triple, apartments, multiplexes) | 1 off-street space per dwelling unit |
Nonresidential and/or civic uses | 1 space per 300 square feet of gross usable floor area |
[i]
Any uses not included in the above table shall follow the parking requirements stated elsewhere in this chapter.
[ii]
Commercial and retail uses may count on-street parking located within 150 feet of the use. Once on-street parking is counted for a use it may not be counted again for another use.
[iii]
Off-street parking shall be located at mid-block parking facilities located to the rear of any principal use.
[iv]
Parking is prohibited in alleys except in garages and driveways and constructed parking lots.