[Added by Ord. 17-04, 2/23/2017]
Susquehanna Township
City Zoning Code
City Zoning Code
PART 19
TND-1: TRADITIONAL NEIGHBORHOOD DEVELOPMENT - 1
§ 27-1901 Intended Purpose.
The TND-1 District is intended to enable a TND – Traditional Neighborhood Development in order to promote an innovative community that is a compact, mixed-use, walkable, and interconnected place, with the following related intents:
1.
The TND-1 District is intended to implement the Susquehanna Township Comprehensive Plan and, in particular, to "encourage an innovative planned area that may embody the 'town center,' 'village concept' or similar design theme" in the southeast corner of Linglestown Road and Progress Avenue.
2.
The TND-1 District is intended to comply with Article VII-A, Traditional Neighborhood Development, of the Act[1] and, in particular, those purposes and objectives listed in Section 701-A of Article VII-A such as: encouraging innovation for mixed-use pedestrian-oriented development; extending opportunities for housing; encouraging a more efficient use of land; allowing for integrated, mixed-use, pedestrian-oriented neighborhoods; establishing public space; and fostering a sense of place and community.
[1]
Editor's Note: See the Pennsylvania Municipalities Planning Code, 53 P.S. §§ 10701-A through 10709-A.
3.
The TND-1 District is intended to comply with Exhibit A, "Key Design Elements."
4.
The TND-1 District is intended to emulate other successful neighborhoods that have features such as mixed uses (residential and nonresidential), mixed housing types, attractive streetscapes, parks, centrally located greens, plazas, and other features as described and illustrated in Exhibit B, "Precedents."
5.
The TND-1 District is intended to be consistent with Exhibit C, the "Regulating Plan."
6.
The TND-1 District is intended to be guided by a form-based code that is cumulatively embodied in this Part 19, Exhibits A, B, and C,[2] and the relevant provisions of the Part 5 Design Guidelines of the Subdivision and Land Development Ordinance.[3]
[2]
Editor's Note: Said exhibits are included as an attachment to this chapter.
§ 27-1902 Conditions of Eligibility.
1.
Tract size minimum: 50 acres.
2.
Perimeter street frontage and access: two major collector streets.
3.
Utilities: public sewer and public water.
4.
Key Design Elements: All plans shall be consistent with the key design elements described and shown in Exhibit A.
5.
Precedents for the TND-1 - District: All plans shall be consistent with the precedents described and shown in Exhibit B.
6.
Regulating plan: All plans shall be consistent with the regulating plan as shown in Exhibit C.
§ 27-1903 Permitted Uses.
Buildings or land in the TND-1 District may be used for one or more of the following uses. No adult-oriented businesses (as defined in § 27-204) are permitted in the TND-1 District.
Residential Uses: | |
1. | Single-family detached dwelling units. |
2. | Single-family semidetached dwelling units. |
3. | Single-family attached dwelling units in accordance with § 27-2011. |
4. | Multiple-family dwellings in accordance with § 27-2008, except as otherwise approved on the Regulating Plan. [Amended 9-9-2021 by Ord. No. 21-07] |
5. | Apartments above ground floor commercial uses. |
6. | Live-work units. |
Office Uses: | |
7. | Administrative and support services. |
8. | Banks and financial institutions. |
9. | Finance and insurance offices. |
10. | Home health care services. |
11. | Information services and data processing. |
12. | Offices of physicians, dentists, and other health practitioners. |
13. | Professional, scientific, and technical services and offices. |
Commercial Uses up to 40,000 Square Feet on the Ground Floor: | |
13.1. | Brew pub. [Added by Ord. No. 18-08, 6/14/2018] |
14. | Caterers. |
15. | Clothing and clothing accessories stores. |
16. | Dry-cleaning and laundry services. |
17. | Fitness and recreational sports centers. |
18. | Florists, office supplies, stationery and gift stores, antiques and collectibles, pet supply stores, and art dealers. |
19. | Food and beverage stores. |
20. | General merchandise stores. |
20.1. | Microbrewery/microdistillery/microwinery. [Added by Ord. No. 18-08, 6/14/2018] |
21. | Neighborhood pharmacy in accordance with § 27-2045. |
22. | No more than one hotel, with not more than 110 rooms. |
23. | Optical goods stores. |
24. | Personal and household goods repair and maintenance. |
25. | Personal care services. |
26. | Photofinishing services. |
27. | Real estate offices. |
28. | Restaurants. |
29. | Sporting goods, hobby, book, and music stores. |
30. | Taverns in accordance with § 27-2028. |
Public/Utility Uses: | |
31. | (Reserved)[1] |
32. | Public libraries and community activity buildings in accordance with § 27-2038. |
33. | Public transit support activities. |
34. | Telecommunications structure in accordance with § 27-2039. |
Institutional Uses: | |
35. | Business schools and computer and management training in accordance with § 27-2038. |
36. | Churches and similar places of religious worship in accordance with § 27-2038. |
37. | Day-care centers in accordance with § 27-2033. |
38. | Elementary and secondary schools in accordance with § 27-2034. |
39. | Junior colleges, colleges, universities and professional schools in accordance with § 27-2038. |
40. | Schools for fine arts and language in accordance with § 27-2038. |
41. | Technical and trade schools in accordance with § 27-2038. |
Recreational and Open Space Uses: | |
42. | Public park, recreational areas and greenways. |
43. | Indoor and outdoor recreational facilities, with the exception of outdoor shooting ranges, race tracks, and amusement parks. |
44. | Greens. |
45. | Green courts. |
46. | Community gardens. |
47. | Courtyards. |
48. | Passageways. |
Accessory Uses: | |
49. | Customary accessory uses and buildings incidental to any permitted uses in accordance with § 27-2101, including parking lots and structures and drive-through facilities. |
[1]
Editor's Note: Former Subsection 31, Municipal, county, state, and federal buildings and facilities, was repealed by Ord. No. 22-05, 8/11/2022.
§ 27-1904 Bulk and Area Regulations.
1.
Minimum tract area: 40,000 square feet for multiple-family dwelling units; 10,000 square feet for freestanding principal nonresidential building.
2.
Minimum lot area for in-line retail shops: 1,000 square feet.
3.
Maximum dwelling units per gross acre for single-family detached and single-family attached: nine, except as set forth in the density bonus provisions in § 27-1905.
4.
Maximum dwelling units per gross acre for multiple-family dwellings (apartments, age-qualified independent living units, and the like): 14, except as set forth in the density bonus provisions in § 27-1905.
5.
Build-to lines: as scaled from Exhibit C - "Regulating Plan," wherein the predominant build-to line shall be 12 feet, except for single-family dwellings with a green court. A build-to line may have a recess or projection up to two feet in order to promote variation of building placement on a block, and/or may have a recess of up to 12 feet in order to promote outdoor dining for a cafe or restaurant.
6.
Minimum side yard: 20 feet for nonresidential buildings and multiple-family dwellings; 15 feet for other residential buildings.
7.
Maximum impervious coverage: 55%.
8.
Minimum green space: 25%, of which there shall be one central green in the commercial area of at least 1/2 acre in size, and at least two other larger greens of at least one acre in size.
9.
Minimum principal building height: 20 feet.
10.
Maximum principal building height: 55 feet or four stories for no more than 35% of the total square footage of all proposed buildings; and 42 feet or three stories otherwise.
§ 27-1905 Density Bonus Provisions for the TND-1 District.
1.
Whenever the plan includes on-street parking along 80% of all of the internal street frontages, the applicant may increase the base density by an additional one dwelling unit per gross acre.
2.
Whenever the plan includes 95% of buildings forming all of the street wall, the applicant may increase the base density by an additional one dwelling unit per gross acre.
3.
Whenever the plan includes alleys servicing at least 80% of all buildings, the applicant may increase the base density by an additional one dwelling unit per gross acre.
5.
If the plan includes all four of the above density bonus provisions, the maximum dwelling units per gross acre may increase from nine to 13 for single-family detached and attached dwelling units, and from 14 to 18 for multiple-family dwelling units.
§ 27-1906 Mixed-Use Standards.
§ 27-1907 Public Realm Plan Requirements.
1.
A minimum of 25% of the gross tract area shall be designed, constructed, and maintained as green space.
2.
A minimum of 3% of the gross tract area shall be maintained as greens.
3.
A public realm plan shall be included with every submission: sketch; preliminary; final.
4.
The public realm plan shall depic all: green space; greens; passive open space; active open space; natural open space (meadows, woodlands, wetlands, steep slopes, etc.); sidewalks; walkways; trails; pathways; passageways; crosswalks; boardwalks; pedestrian bridges; and pedestrian gathering areas (plazas, courtyards, passageways, and the like).
§ 27-1908 Streetscape Plan Requirements.
1.
A streetscape plan shall depict all features proposed within the streetscape, including: street trees; streetlights; sidewalks; crosswalks; speed tables; on-street parking; and the like.
2.
A streetscape plan shall also depict any areas proposed for curb bulb-outs, bus stops, bus shelters, bicycle lanes, bicycle racks, and pedestrian gathering areas.
3.
A streetscape plan shall include, at the time of preliminary and final plan submission, pavement materials, as well as detailed information for all streetscape features.
4.
A streetscape plan shall include all proposed streets, alleys, lanes, service drives, and other vehicular thoroughfares.
5.
A streetscape plan shall include all dimensions for all thoroughfare types.
§ 27-1909 Regulating Plan Requirements.
1.
A regulating plan shall depict all proposed buildings, streets, parking areas, green spaces, and stormwater management areas.
2.
A regulating plan shall include a compliance table to list the areas devoted to mixed use, and the percentages of mixed use, as per the thresholds in § 27-1906.
3.
A regulating plan shall include either a color-coded method to highlight the proposed uses, or a numeric method, so that all proposed building types are keyed into a legend.
4.
A regulating plan shall also summarize the green space features shown on the public realm plan.
§ 27-1910 Phasing.
1.
A phasing plan shall be included with all preliminary and final plan submissions.
2.
No less than 25% of the gross tract area shall be included in the first phase of development.
3.
At least 2% of each phase shall include green space.
4.
To the maximum extent possible, each phase shall include a combination of commercial uses and residential uses.
§ 27-1911 Procedures.
1.
The applicant shall submit a concept plan as the first submission to receive informal comments from Township staff and the Planning Commission on the design and layout of the proposed development within the TND-1 District.
2.
A regulating plan and public realm plan shall be included with all sketch, preliminary, and final plan submissions.
3.
A regulating plan shall be used to gauge compliance and consistency with the TND-1 District requirements.
4.
A public realm plan shall be used to gauge compliance and consistency with the TND-1 District requirements.
5.
A streetscape plan shall be included with the preliminary and final plan submissions, and shall be used to gauge compliance and consistency with the TND-1 District requirements.
6.
A DRC - Design Review Committee shall review and comment on all regulating plan, public realm plan, streetscape plan, and design manual submissions (prior to review by the Susquehanna Township Planning Commission) in order to provide informal comments to the applicant.
§ 27-1912 Design Guidelines for the TND-1 District.
1.
All TNDs shall be designed to be consistent with the "Key Design Elements" of Exhibit A, the "Precedents" of Exhibit B and the "Regulating Plan" of Exhibit C.
2.
No preliminary or final plan for a TND shall be approved unless there is a finding by the Board of Commissioners of consistency with Exhibits A, B, and C.[1]
[1]
Editor's Note: Said exhibits are included as an attachment to this chapter.
§ 27-1913 Relationship to Other Ordinance Requirements for the TND-1 District.
1.
Relationship to other Zoning Ordinance requirements. Except as they are in conflict with these regulations, all other regulations in Part 19 shall apply to this TND-1 District.
2.
Signage. The regulations for signs in Part 24 and the requirements listed in Table 2401 - Permitted on Premises, Permanent Signs,[1] shall apply.
[1]
Editor's Note: Table 2401 is included as an attachment to this chapter.
3.
Relationship to Subdivision and Land Development Ordinance requirements.
A.
The "Regulating Plan," Exhibit C, shall govern such features as the design of streets, street geometry, grading, sidewalks, crosswalks, curbing, curb radii, street trees, streetlights, parking lots, and recreational areas. Therefore, the conventional Design Standards of the Susquehanna Township Subdivision and Land Development Ordinance shall not apply to such features, if such Design Standards are found to be in conflict with Exhibit C, the Regulating Plan.
B.
Land development in this TND-1 District is subject to all nonconflicting provisions of the Subdivision and Land Development Ordinance, including, but not limited to: Plan Specifications and Processing Procedures in Part 4; Design Standards in Part 5; Stormwater Management in Part 6; Drainage Plan Requirements in Part 7, especially soil erosion and sedimentation control; Inspections of Stormwater and Erosion and Sedimentation Facilities in Part 8; Stormwater Discharge Prohibitions in Part 9; Natural Features Preservation in Part 10, including recreation land, open space, and fee requirements in § 22-1007; Improvements and Construction Requirements in Part 11; Traffic Impact Studies in Part 13; and financial security in Part 4, § 22-406.
§ 27-1914 Exhibits.
[1]
Editor's Note: Said exhibits are included as an attachment to this chapter.