Loading...
1. The Municipalities Planning Code makes provisions for waiving standards to promote better land development. This change incorporates similar language into the purpose of the local ordinance.
2. It is the intent of this Chapter to encourage flexibility, economy and creativity in layout and design of subdivisions and land development (mobile home parks) and planned residential developments. The Planning Commission should have the authority to alter site requirements in order to encourage sound site planning and development practices that are consistent with contemporary planning concepts and principles and the Pennsylvania Municipalities Planning Code.
(Ord. 319/1993B, § 800)
Performance zoning is a method of regulating land use based upon flexibility and creativity. When this approach is used, it supersedes the standards of conventional zoning districts. Under performance zoning, land uses are permitted based upon meeting certain site criteria rather than upon their location in a specific zoning district. The increased flexibility of performance zoning enables the landowner to work with the constraints of the site and to buffer adjoining uses. Performance criteria include site capacity, evaluation and buffer standards which are described in § 27-804, 27-805 and 27-806 of this Chapter.
(Ord. 3/9/1993B, § 801)
These standards may be used at the discretion of the Planning Commission to evaluate major subdivision and land development and planned residential developments as an alternative to specific standards and requirements of the particular zoning district. Performance zoning, when applied by the Planning Commission, shall supersede the specific zoning requirements for the district, or districts, in which the development-project is located.
(Ord. 3/9/1993B, § 802)
1. Each site has physical features which are unique and not found elsewhere. Portions of some sites may not be usable due to steep slope, wetland or other sensitive areas.
2. A minimum of buildable land also should be reserved for recreation and open space. The purpose of this Section is to establish the appropriate intensity of use to which a specific tract may be put. For each tract, the developer shall submit the following calculation with the initial plan:
A. Base Site Area. That portion of the tract which is not usable for the activities proposed for the site shall be subtracted from the site area to determine base site area. Use the following formula to determine the base site area:
1. Site area of the development as determined by actual onsite survey. | Ac. |
2. Subtract: all land within the ultimate right-of way used for existing roads and utility rights of-way or easements. | Ac. |
3. Subtract: land which is not contiguous; i.e., | |
a. A separate parcel which does not abut or adjoin, nor share common boundaries with the rest of the development, and/or; | |
b. Land which is cut off from the main parcel by a road, railroad existing land uses, or major streams so as to serve as a major barrier to common use, or so that it is isolated and unavailable for building purposes. | Ac. |
4. Subtract: land which in a previously approved subdivision was reserved for resource reasons such as flooding or recreation. | Ac. |
5. Subtract: land used or zoned for another use; i.e., land which is used or is to be used for commercial or industrial uses in a residential development, or land in a different zoning district than the primary use. | Ac. |
Total: Equals BASE SITE AREA | Ac. |
B. Resource Protection Land. All land within the base site area shall be mapped and measured for the purpose of determining the amount of open space needed to protect it. On the form below identify the amount of land in each resource and then multiply the open space ratio that has been determined for that resource.
DETERMINATION OF RESOURCE PROTECTION AREA
Resource | Open Space Ratio | Acres of Land in Resource | Land (Acres in Resource x Open Space Ratio)
4 |
Resource | Open Space Ratio | Acres of Land in Resource | Land (Acres in Resource x Open Space Ratio)
4 |
Floodplains | 1.00 | ||
Floodplain soils | 1.00 | ||
Lakes or ponds | 1.00 | ||
Wetlands | 1.00 | ||
Steep Slope (25% or more) | .85 | ||
Forest | .80 | ||
Pond Shore | .80 | ||
Lake Shore | .70 | ||
Steep Slope (15-25%) | .70 | ||
Steep Slope (8-15%) | .60 | ||
Agricultural Soils Class I | .90 | ||
Agricultural Soils Class II | .85 | ||
Agricultural Soils Class III | .75 | ||
Total Land with Resource Restrictions | |||
Total Resource Protection Land | |||
4 The open space ratio appears in the first column.
C. Recreation Land. In order to provide for usable public or common open space as near to each development as possible, the following specific guidelines are intended to assure that a minimum amount of land, not included in the chart above, is retained for open space and recreational purposes:
Take Base site area
Subtract Total land with Resource Restriction -
Equals TOTAL UNRESTRICTED LAND =
D. In determining the recreation or open space requirement, or set aside, for a particular type of development, use the following formula:
Multiply Total Unrestricted Land by: x
1. Zero (0) for single-family detached uses where permitted as part of a major subdivision.
2. Two-tenths (0.20) for single-family cluster or performance subdivision in residential districts.
3. Two-tenths (0.20) for commercial projects using the performance standard.
4. Zero (0) for all uses in the agricultural district.
Equals TOTAL RECREATION LAND =
E. Determination of Site Capacity. Individual site capacity is determined by calculating the net buildable site area. For single-family performance subdivisions, the number of allowable dwelling units is determined by multiplying the net density by net buildable site area. The calculations are as follows:
Take | Resource Protection Land | Ac. |
Add | Recreation Land | + Ac. |
Equals | TOTAL OPEN SPACE | = Ac. |
Take | Base Site Area | Ac. |
Subtract | Total Open Spaces
5 | Ac. |
Equals | NET BUILDABLE SITE AREA
3 | = Ac. |
Multiply | by Net Density for project area | Ac. |
Equals | NUMBER OF DWELLING UNITS (do not round up) | = DU's |
5 In the case of commercial projects, the net buildable site area is the final calculation.
NOTE: For commercial projects the formula is intended to provide the developer and Planning Commission with the net buildable site area, including the resource protection and open space set aside, and does not relate to the number of building units.
(Ord. 3/9/1993E, § 803)
1. Once the developable site area has been determined as a result of the previous calculations, the project would be evaluated according to the criteria below. The intent is to produce a project which is compatible with the existing landscape, adjoining land uses and structures, and which exhibits creativity in layout and design
2. The Planning Commission shall use a positive and negative rating criteria to evaluate the project in terms of all of the applicable criteria that appear on the site performance criteria and rating chart. In some cases where there are major qualitative factors involved, there are five rating categories, ranging from +4 to a -4; in other cases, there are three rating categories; +2, 0 and -2.
3. Some of the categories that deal with infrastructure, parking, and other physical requirements shall be considered absolute guidelines that must be met for the development, or project, to be approved.
4. The developer, or builder, may use the rating categories as a guide in preparing the site plan and should, during the review process, work cooperatively with the Planning Commission to address, correct or improve a negative rating.
5. The rating categories factors would be taken into account in approving major subdivisions, commercial projects, mobile home park developments and planned residential developments.
6. Site Performance Criteria and Rating Factors.
A. Architectural Compatibility. This criterion pertains to all areas of the Township, but principally to proposed structures in the villages of Mackeyville and Salona and to the rolling agricultural landscape and associated farmhouses, barns and outbuildings.
(1) The proposed development maintains the general appearance of the small towns and farm landscape through the sensitive siting and design of new buildings and structures.
Rating Guidelines
+4: Highly compatible and sensitive in terms of architectural, style, scale and design to existing landscape and architecture in surrounding area.
+2: Compatible with adjoining uses.
0: Limited compatibility with adjoining architecture.
-2: Incompatible with adjacent buildings and landscape.
-4: Disruptive to the existing village or rural character.
For projects in the village center district of Salona and Mackeyville or in the agriculture district, this criteria shall be multiplied by 2.
______ Rating Score
(2) Proposed setback lines are consistent with adjacent buildings.
Rating Guidelines
+4: Maintains similar setback and lot position as neighboring buildings.
+2: Generally conforms to building setbacks in the immediate vicinity.
0: Meets setback requirements of this Chapter.
-2: Proposed setbacks are inconsistent and incompatible with adjoining buildings and structures in the immediate vicinity.
For projects in the village center district of Salona and Mackeyville or in the agriculture district, this criteria shall be multiplied by 2.
______ Rating Score
B. Land Use. Proposed use does not conflict with existing uses in the district and conforms to the desired character and function of the district.
Rating Guidelines
+4: High priority use of the site that is compatible with land use district guidelines and adjacent uses.
+2: Compatible with district guidelines and adjacent uses.
0: Compatible with district guidelines.
-2: Not compatible with district guidelines.
-4: Extremely incompatible with the neighborhood.
For projects in the Village Center district of Salona and Mackeyville or in the Agriculture district, this criteria shall be multiplied by 2.
______ Rating Score
C. Comprehensive Plan. The proposed use is consistent with the Township's comprehensive plan in terms of community development objectives, existing land use patterns, and future land use recommendations.
Rating Guidelines
+2: Project is highly compatible with goals and objectives of the comprehensive plan and the type of development(s) proposed for the district.
0: Compatible with some of the goals and objectives of the plan and some of the development(s) proposed for the district.
-2: Incompatible with many of the goals and objectives of the comprehensive plan and future development for the district.
______ Rating Score
D. Open Space. Open space is a principal consideration for all of the rural and agricultural areas in the Township and should be reflected in new residential and commercial projects in order to achieve harmony between the existing landscape and proposed new development activity.
(1) Proposed use incorporates open space in such a way that the project relates well to the surrounding environment.
Rating Guidelines
+2: Complementary relationship to surrounding landscape and preserves most of the natural linkage with surrounding land that existed before the project.
0: Complementary relationship to surrounding landscape and preserves some of the natural linkage with surrounding land.
-2: Conflicts with adjoining open space areas and there is no continuity of landscape or negative material; or open space is sited or screened in such a way that it seems to be isolated from surrounding environment; or is inadequate for size and scale of project.
In the agricultural (AG) and open space/recreation (O/R) districts, this criteria shall be multiplied by a factor of 2.
______ Rating Score
(2) Proposed use demonstrates concern for environmental, scenic and other natural features of the site.
+4: Highly creative open space plan that exceeds spatial requirements and recognizes natural features in a sympathetic way.
+2: Good use of open space that preserves most natural and scenic features of the site; sound relationships between proposed use and open space.
0: Meets open space requirements of this Chapter.
-2: Insensitive to some of the natural characteristics of the site and lacking in creativity.
-4: Highly insensitive to natural features and environment; proposed use encroaches unnecessarily in the open space.
In the agricultural (AG) and open space/recreation (O/R) districts, this criteria shall be multiplied, by a factor of 2.
______ Rating Score
E. Site Design. Proposed use is compatible with the site in terms of building placement, infrastructure elements, design and layout and relate-well to existing roadways, adjoining land uses and terrain.
Rating Guidelines
+2: Highly sensitive to characteristics of the site in terms of the layout of buildings, existing infrastructure; uses land planning concepts in creative way.
0: Proposed use addresses the needs of the site in an acceptable but uncreative way.
-2: Highly insensitive to the site in terms of layout and placement of buildings, roads, and other infrastructure; very uncreative design.
______ Rating Score
F. Infrastructure /Roads and Related Features. Absolute criteria proposed use should provide for an adequate road network to service the project and other infrastructure features, such as culverts, small bridges, curbing and sidewalks should be appropriate for the particular site.
(1) Roads and/or road network are sufficient in terms of width, construction and design to handle anticipated demands.
Rating Guidelines
+2: Roads and/or road network exceed the standards and are designed for ease of maintenance.
0: Roads meet minimal standards for proposed use.
-2: Roads and network are not adequate to service the project, demonstrate poor design and/or appear to invite future maintenance problems.
(-2 rating is not acceptable for the project to proceed)
______ Rating Score
(2) Other infrastructure elements such as bridges, culverts, sidewalk and curbing are sufficient to meet access and drainage demands of the site.
Rating Guidelines
+2: Infrastructure elements meet requirements and address the site needs safely and in a creative way.
0: Addresses infrastructure needs of the project in an adequate manner.
-2: Other infrastructure features are not well designed and fail to meet the requirements of the site.
-4: Infrastructure is poorly designed and inadequately sized to meet the requirements of the site, high maintenance, unsafe conditions are likely to result.
(-2 rating is not acceptable for the project to proceed)
______ Rating Score
G. Landscaping. Proposed use recognizes the need for good landscaping to complement buildings and other structures, provides natural plantings within the project area, and establishes a complimentary relationship with the surrounding landscape.
(1) Village-style landscaping and features are included in the proposed project. (All of the features below should be encouraged and can be rated cumulatively.)
+2: A fence or hedge of no more than 4 feet in height enclosing the front yard.
+2: Two canopy trees or three flowering trees located within the front yard.
+2: One canopy tree plus flowering shrubs located in the front or side yard.
+2 One canopy tree plus an arbor with climbing vines located in the . front yard.
+2: An unenclosed porch at least 7 feet wide running across at least 3/n of the house front.
______ Rating Score
(2) Landscaping relates to the rural character of the area.
Rating Guidelines
+4: Provides a buffer yard of generous width and breadth consisting of trees. Has a harmonious relationship with the rural landscape. Utilizes existing hedgerows.
+2: Utilizes trees and shrubs to achieve a good relationship between existing and proposed buildings, project terrain and surrounding environment.
0: Adequate use of landscaping to complement buildings and surrounding landscape.
-2: Inadequate landscaping for size and scale of project. Does not relate well to existing buildings or landscape.
-4: Poor design. Creates an abrasive relationship with the surrounding landscape.
(-2 rating is not acceptable for the project to proceed)
______ Rating Score
H. Recreational Facilities. Recreational facilities reflect the general recreational needs of the project residents, are adequate to serve the population and are sited in an appropriate and accessible location.
Rating Guidelines
+4: Well-sited facilities exceed requirements and creatively provide for both passive and active recreational needs of the project residents.
+2: Facilities exceed requirements and are linked to needs of residents, positive site considerations.
0: Facilities meet requirements and are reasonably sited.
-2: Facilities fail to meet requirements and are inadequately sited.
-4: No facilities, or inadequate; poorly planned and sited.
______ Rating Score
I. Parking: Absolute Criteria. Proposed parking is adequate to service the project and is designed in such a way as to complement adjoining land uses.
Rating Guidelines
+4: Meets parking requirements and establishes a creative, well designed area that is attractively landscaped and makes excellent use of the site.
+2: Meets parking requirements and show some creativity in layout siting and buffering.
0: Meets minimum parking requirements.
-2: Meets minimum standards but fails to adapt well to the site and/or adjoining land uses.
(-2 rating is not acceptable for the project to proceed)
______ Rating Score
J. Building Height/Scale. Buildings are scaled to adjoining land uses.
Rating Guidelines
+4: Building height and scale are consistent with neighboring structures; setback and buffers are used effectively to provide complimentary relationship to adjoining structures and land uses.
0: Building height and scale are inconsistent with neighboring structures and land uses, but creative and effective use of buffers help to minim>,e the impact.
-2: Building height and scale are inconsistent with neighboring structures and ineffectively buffered.
Note: Building shall not exceed the height limitations of the district in which they are located.
______ Rating Score
K. Sewer and Water: Absolute Criteria. Sewer and water facilities are adequate to serve the site as well as demonstrate capacity for future needs if subsequent expansion is anticipated.
(1) Sewer Facilities.
Rating Guidelines
+2: Community sewer or onlot system, including connecting lines where needed, is adequate to handle all current and expected demands and meets or exceeds DEP standards. [Ord. 12/10/20011
0: Meets Township or DEP standards. [Ord. 12/10/2001]
-2: System is inadequate to meet present needs and allows for no expansion.
-4: System is inadequate and proposed project may threaten groundwater sources.
(-2 rating is not acceptable for the project to proceed)
______ Rating Score
(2) Water Resources.
+2: Water source is adequate for present and projected needs, including capacity, level of pressure and size of lines.
0: Water source is adequate to serve present needs.
-2: Water supply is not adequate to serve the intended use and there is inadequate levels of pressure and/or undersize lines.
-4: Inadequate water supply and proposed project may threaten groundwater sources.
(-2 rating is not acceptable for the project to proceed)
______ Rating Score
L. Stormwater Management: Absolute Criteria. Adequate drainage and erosion control is provided.
Rating Guidelines
+2: Provides for onsite drainage and erosion control in a way that enhances the site and adequately controls the projected volumes of water following construction.
0: Meets the standards required by the Soil Conservation Service (SCS).
-2: Fails to complement the site and is likely to increase the volume of water and/or fails to meet SCS standards.
-4: The proposed project may threaten the environment quality of the area.
(-2 rating is not acceptable for the project to proceed)
______ Rating Score
SUMMARY TOTALS OF EVALUATIVE CRITERIA
______ A. Architectural Compatibility
1. compatible character
2. setback
______ B. Land Use
______ C. Comprehensive Plan
D. Open Space
______ 1. related to environment and landscape
______ 2. concern for scenic and other natural features
______ E. Site Design
F. Infrastructure/roads and related features
______ 1. adequate road network
______ 2. sufficient infrastructure elements
G. Landscaping
______ 1. village style
______ 2. larger rural landscape
______ H. Recreational Facilities
______ I. Parking
______ J. Building Height/Scale
K. Sewer and Water
______ 1. sewer
______ 2. water
______ L. Stormwater Management
______ TOTAL SCORE
The minimum total score for project approval shall be a +20; all absolute criteria, however, shall be met. The Planning Commission shall make comments as appropriate in support of the rating criteria, including a listing of specific inadequacies and/or problem areas in the proposed plan.
(Ord. 3/9/1993B, § 804; as amended byOrd. 12/10/2001)
1. Definition. A buffer is a specified land area together with the planting and landscaping required on the land. A buffer may also contain a barrier, such as a berm or a fence, where such additional screening is necessary to achieve the desired level of buffering between various activities.
2. Purpose. The provisions of this Section are provided for the following purposes:
A. To act as a guide in evaluating buffering criteria when the performance zoning approach is used.
B. To act as buffer design standards as referenced throughout Chapter when the conventional zoning district approach is used.
C. To provide flexibility to the developer by manipulation of four basic elements: distance, plant material type, plant material density and land forms.
The general purpose of a buffer is to ameliorate nuisances and unfavorable land use relationships. The required buffer is intended to minimize nuisances including incongruous land uses.
3. Buffer of Agriculture Areas. Where development is proposed adjacent to or within the agricultural zoning district, a buffer yard of trees shall be provided. This requirement shall supersede use of the design diagrams below, if at the discretion of the Planning Commission, a tree plantation better serves to preserve the larger rural landscape. Existing hedgerows and woodlots shall be preserved to the greatest extent possible and can be used toward the fulfillment of the buffer requirements.
4. Location of Buffer Yards. Buffer yards shall be located on the side and rear lot lines of a parcel extending to the lot or parcel boundary line. The buffer is normally calculated along the property line. However, design variations are allowed and may be calculated as shown on the "Design Option Chart," Table 1.
5. Determination of Buffer Yard Requirements.
A. Existing hedgerows and woodlots, may be applied toward fulfillment of the buffer yard requirements. The Planning Commission may require that more trees be added to an existing hedgerow in order to increase the buffer density.
B. To determine the type of buffer yard required between two adjacent parcels, the following procedure shall be followed:
(1) Identify the land use class of the proposed use by referring to Table 3, "Buffer Yard Requirements."
(2) Identify the land use class of each adjoining use by referring to Table 2, "Land Use Classification Chart."
(3) Determine the buffer yard requirements for side and rear lot lines or the portion thereof on the subject parcel by referring to Table 1, "Design Options." Retained natural woodland shall be preferred landscaping. The buffer yards specified are to be provided on each lot or parcel independent of adjoining uses or adjoining buffer yards, except that the Planning Commission may take such existing buffering into consideration when determining the buffer yard requirements.
(4) When a developed use is proposed adjacent to vacant land, the owners of the affected properties may submit a contractual agreement whereby the buffer yard for the developed use is reduced or waived, provided that the owner of said property to be developed agrees to: (a) develop at no greater intensity than the specified land use class and (b) if an additional buffer is needed at a future time, it will be provided on the vacant land. This agreement or common consent, shall be recorded on the respective property deeds of all affected landowners.
(5) Should a developed use increase in intensity from a given land use class to a higher one (e.g., Class 3 to Class IV), the Planning Commission shall determine, during the site plan review process, whether additional buffer yard is needed and if so to what extent and type.
Note: Buffer yard requirements are stated in terms of the width of the buffer yard and the number of plant units required per 100 linear feet of buffer yard. The requirements may be satisfied by any of the options indicated (Buffer Yard Type A through E).
6. Buffer Yard Use. A buffer yard may be used for passive recreation. It may contain pedestrian, bike or equestrian trails provided that:
A. Adequate plant material is retained as necessary to achieve the buffer effect.
B. The total width of the buffer yard is maintained.
7. Buffer Yard Maintenance. It shall be the responsibility of the property owner to maintain required landscaping and buffer yards. Dead plant materials must be replaced within 1 year of their original planting. landscaped areas and buffer yards shall be kept free of noxious weeds and trash. Where natural plant growth changes the actual buffer effect over time, the Zoning Officer may require supplementary plantings to achieve the intent and purposes of this Chapter.
8. Optional Landscaping Methods. As a design option, the developer may propose to develop, with concurrence of the Planning Commission, an orchard, a grove of trees or similar vegetation in keeping with the rural character of the Township. For example, an earth berm with appropriate vegetation may be used to reduce the required number of plantings in the buffer yard design standards. Such reduction would be determined by the Planning Commission after review of the earth berm and proposed vegetative pattern.
9. Buffer Yard Design.
A. Plant Materials. All plant materials required within a specified buffer yard shall be plaited to completion within 6 months from date of approval of the site plan and thereafter be properly maintained.
B. Plant Types. The following landscape/plant materials are suggested for inclusion in the required buffer yards:
(1) Canopy trees: maple, oak, birch, beech, linden, honey-locust, ash, ginko, sweetgum.
(2) Deciduous shrubs and shrublike trees: Russian olive, dogwood, redbud, dowering crab, hawthorn, magnolia, fruit (pear, cherry, plum, peach, honeysuckle, lilac, cotoneaster, forsythia, euonymus, hydrangea, privet, vibernum.
(3) Evergreens: pine, fir, spruce, hemlock, juniper, yew, arborvitae, rhododendron.
C. Minimum Allowable Size/Trees. Minimum 6 feet in height or not less than 1 inch in caliper.
D. Required Number of Plantings. The number of canopy trees, evergreens and shrubs is based on the depth of the buffer yard and the types of land uses to be buffered. To determine the required number, identify the adjoining land use (A-E) and buffer yard depth and then count the number of canopy trees, evergreens and shrubs in the respective block on the chart below.
BUFFER YARD DESIGN OPTIONS -- TABLE 1
LAND USE CLASSIFICATION -- TABLE 2
The following list shows the principal type of land uses in each class which are used to determine the buffer required between any particular class. See Table 3, "Buffer Yard Requirements."
CLASS I
Agriculture
Single-Family Detached Residences
Open Space/Recreation Areas
Forested Areas
CLASS II
Performance Subdivision
Recreational Facilities
Institutional Uses
Public Buildings/Public Service Installations
Two-Family Dwellings
CLASS III
Multifamily Dwellings
Offices and Service Establishments
Mobile Home Parks
Convenience Retail Establishments
General Retail Establishments
Research and Development Use
CLASS W
Other Commercial Uses
Wholesale and Warehousing
CLASS V
Industrial Uses
BUFFER YARD REQUIREMENTS -- TABLE 3
Land Use Class | Adjacent Existing Land Use Class | Adjacent Vacant Land (Zoning District) | ||||||||||||
I | II | III | IV | V | R-1 | R-2 | VC | RRC | HI | GC | LI | AG | OR | |
I | -- | A | C | D | E | -- | A | -- | A | C | C | D | -- | -- |
II | A | A | B | C | D | A | B | A | B | B | B | C | A | A |
III | C | B | B | C | C | C | C | C | B | B | B | B | C | C |
IV | D | C | B | A | B | D | D | C | C | B | B | A | D | C |
V | E | E | D | B | A | E | E | E | D | C | C | B | D | D |
Interpreting Table 3
Table 3 is used to determine the type of buffer required for any project using the Performance Zoning Standard.
A. To determine the land use class for any type of development, consult Table 2, "Land Use Classification." Classes are divided into five categories, based on the nature and character of the use. (Agriculture, for example, is in Class I, while industrial use is in Class V.)
B. If the adjoining land parcel is occupied, identify the adjacent land use by class also (See horizontal heading entitled "Adjacent Existing Land Use Class" near the left of chart). Then, select the proposed land use class from the vertical column labeled "Land Use Class" at the extreme left of the chart in order to identify the type of buffer yard design required. A proposed land use IV, for example, that is adjacent to another land use IV property, would require an A type buffer yard design as described in Table 1. No buffer would be required between two Class I residential uses.
C. When the adjacent land is vacant, the type of buffer yard design required depends on the zoning designation of the particular adjoining parcel. For instance, a project that qualifies as a land use Class 3 on Table 2 would require a C-type buffer in an (R-1) residential district and a B-type buffer in the (H-I) highway interchange district.
(Ord. 3/9/1993B, § 805)
Loading...