Lancaster Model Code Outline

Model Code Outline: Implementing Growth Management Plans for L ancaster C ounty , PA

TRANSIT

ENVIRONMENT

LAND USE

MODEL CODE OUTLINE IMPLEMENTING GROWTH MANAGEMENT PLANS FOR LANCASTER COUNTY, PA

Prepared by: Urban Design Studio 702 Department of City and Regional Planning PennDesign, University of Pennsylvania

Professors Jonathan Barnett Dana Tomlin

Studio Team Matthew Bachler Andrea Buglione Sean Eno Jeffrey Kurtz Shea O’Neill John Postic Ayse Unver Yu Wang Jesica Youngblood

May 2012

Contents 1. Introduction.............................................................................. 6 1.1. Vision. . ................................................................................... 6 1.2. Purpose ................................................................................ 6

2. Organization and Objectives.............................................. 7 2.1. Overview.............................................................................. 7

3. Districts..................................................................................... 8 3.1. Overview.............................................................................. 8 3.2. SC: Scenic and Recreational Zone.. .................................... 9 3.3. AL: Low-Impact Agricultural Zone.. ..................................... 11 3.4. AH: High-Impact Agricultural Zone.................................... 15 3.5. CC: Crossroads Communities. . ............................................. 20 3.6. VG: Village Growth Area................................................... 24 3.7. WN: Walkable Neighborhood Zone................................. 30 3.8. CN: Core Neighborhood Zone. . .......................................... 35 3.9. RC: Regional Center District. . .............................................. 40 3.10. CBD: Central Business District........................................... 44 3.11. CIC: Civic and Institutional Campus Zone. . ...................... 49 3.12. CD: Corridor District. . ........................................................ 53 3.13. IM: Industrial and Manufacturing District........................ 58

4. Thoroughfares ........................................................................ 61 4.1. Roads.................................................................................... 61 4.2. Street.................................................................................... 62 4.3. Drive. . .................................................................................... 63 4.4. Avenue ................................................................................. 64 4.5. Boulevard ............................................................................ 65

5. Overlay Districts..................................................................... 66 5.1. Environmental Protection Overlay...................................... 66 5.2. Transit District Overlay Plans. . ............................................ 74

5.3. Historic Conservation District ............................................. 76

6. Definitions................................................................................ 81 6.1. Density.................................................................................. 81 6.2. Blocks.................................................................................... 81 6.3. Streets................................................................................... 81 6.4. Streetscape and Public Space. . .......................................... 82 6.5. Lots........................................................................................ 83 6.6. Buildings................................................................................ 84 6.7. Renewable Energy Standards.. ........................................... 85 6.8. Environmental Performance. ................................................ 85

7. Maps......................................................................................... 86 7.1. Woodlands........................................................................... 86 7.2. Interior Forests...................................................................... 87 7.3. Priority Filtration Cover. . ..................................................... 88 7.4. Riparian Corridors . ............................................................. 89 7.5. Wetlands and Wetland Soil............................................... 90 7.6. Floodplains........................................................................... 91 7.7. Steep Slopes and Erodible Soils........................................ 92 7.8. Natural Heritage Areas...................................................... 94

1. Introduction

1.1. Vision 1.1.1. Lancaster County is a unique mosaic of tradition and modernity, development and preservation. As the County anticipates adding 95,000 people by 2030, it will become imperative that zoning standards encourage compact, transit-friendly development proposals. This Code Outline provides progressive zoning opportunities supportive of form-based and performance elements in addition to the installation of a first-phase bus rapid transit system.

Combining intelligent land use and transportation decisions will help Lancaster County achieve diverse urban economic centers inclusive of cultural heritage while planning for the protection of its invaluable agricultural and environmental features.

1.2. Purpose 1.2.1. Lancaster County has adopted 13 Urban Growth Areas involving 43 municipalities within the County. These Urban Growth Areas are intended to focus new development where services currently exist or are anticipated in the future. Within the Urban Growth Areas the County has adopted Five Key Objectives: 1.2.1.a. Increase the proportion, density and intensity of development with the UGAs. 1.2.1.b. Place a new emphasis on compatible reinvestment, infill and redevelopment.

1.2.1.c. Improve the character and form of new development in UGAs. 1.2.1.d. Increase housing choice and affordability.

1.2.1.e. Increase employment opportunities.

1.2.2. Outside the Urban Growth Areas the County has adopted a Rural Strategy with three key objectives: 1.2.2.a. Establish Designated Rural Areas 1.2.2.b. Reduce nonrural development outside of UGAs and direct it to Rural Centers to maintain the form and character of rural areas.

1.2.2.c. Maintain the viability of the rural economy, including agriculture and other economic activities that depend on rural resources or a rural location.

1.2.3. Within the Designated Rural Areas the adopted policies include Designated Natural Areas, and two categories of

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Agriculutural Uses. There are also policies for four types of Rural Centers: 1.2.3.a. Village Growth Areas 1.2.3.b. Crossroads Communities 1.2.3.c. Rural Business Areas 1.2.3.d. Rural Neighborhoods.

1.2.4. The purpose of this code outline is to help translate Lancaster County’s adopted growth management policies into development regulations that can be incorporated into local codes by the municipalities within the County.

2. Organization and Objectives

2.1. Overview 2.1.1. This code outline seeks to maintain the general organizational structure of the Lancaster County Growth Management Plan. In doing so, the code outlines 12 distinct zones which relate to the County’s rural and urban strategies. Each zone is designed to help the County meet its key objectives in terms of population growth and land consumption by facilitating compact, walkable development. A vision for each zone is used to guide the spatial and aesthetic components found within to ensure

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development achieves a desired character. Each zone incorporates multiple designations found within the County’s Zoning Lexicon in order to simplify the zoning code and provide greater flexibility in development opportunities.

RURAL STRATEGY

ANA

AA

URBAN STRATEGY

CC

V

GRA

SC

AL

AH

CC

VC

WN

RR-OS

RR-RA RR-AR

RR-RA RR-AR

VG-TN VG-R1 VG-R2

VG-TN VG-R1 VG-R2 VG-R3 VG-MX

UG-R1 UG-R2 UG-MX

CN

CRA

GBA

RC

CB

UG-R2 UG-R2 UG-R3 UG-R3 UG-R3 UG-MX UG-MX UG-MX UG-CN UG-CN UG-CN UGCBD UG-I1 UGCBD UGBPO UGBPO UGBPO UG-I1 UG-I1 UG-M UG-M UG-W UG-W UGINS

CBA

CD

CIC

IM

UG-CH

UGINS

UG-I2 UG-RE UG-M UG-W

3. Districts

3.1. Overview 3.1.1. Purpose 3.1.1.a. Zoning codes regulate the size, bulk, use, and location of buildings to protect public health, safety and welfare.

Subdivision codes regulate the division of properties into lots, the location, configuration, dimensions, and grading of streets, and the management of environmental conditions such as stormwater and erosion, for the same purpose.

3.1.1.b. This document outlines a unified code that is intended to include both zoning and subdivision regulations. In addition the maps on which it is based incorporate detailed information

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about the natural environment and existing buildings and infrastructure.. The code outlines regulations for land uses, buildings, lots, lot coverage, streets – including street design standards, public space, blocks, and densities. Additionally, this Code regulates Environmental Performance and includes requirements for Renewable Energy 3.1.2. The Outline Code describes regulations that can be applied by local governments throughout Lancaster County and is intended to incorporate both existing and future development.

3.1.3. For requirements and conditions for specific locations, refer to the Code Map to determine the applicable District.

3.2. SC: Scenic and Recreational Zone 3.2.1. Description and Purpose 3.2.1.a. The SC Zone comprises land with high scenic, recreational, and natural resource value, and land unsuitable for development because of environmental constraints such as steep slopes, wetlands, and floodplains. The intent of this zone is that such areas should be permanently protected from inappropriate development and incorporated as much as possible into an open space / greenway network that extends both inside and outside the Urban Growth Areas.

1. The image at right illustrates the general character and feel of the SC Zone. While generally rural in nature, these areas may abut existing or proposed development.

Source: Bing maps

3.2.1.b. All development in SC zones requires a special permit and preliminary and final approval of a development plan.

3.2.1.c. Development may include active and passive recreation areas such as baseball fields, golf courses, hiking trails, scenic overlooks, and buildings, roads and parking places that are accessory to these uses. Agricultural and Silvicultural

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uses may be permitted if they are compatible with the intent of the district, subject to approval of a management plan, and buildings, roads, and impervious surfaces accessory to these uses, again if they are part of an approved plan.

3.2.2. Density 3.2.2.a. Permitted Residential Density - One (1) dwelling unit per 10 acres (0.1 du/acre) 3.2.2.b. Lots 3.2.2.c. Minimum Lot Area - One (1) acre. Residential use minimum lot area requirement is ten (10) acres.

3.2.2.d. Minimum Street Frontage -100’ on primary roadway 3.2.2.e. Front Setback -Minimum of 50 feet 3.2.2.f. Front Setback - No maximum requirement 3.2.2.g. Rear Setback - 25 feet 3.2.2.h. Side Setback - 20 feet 3.2.2.i. Green Area Ratio - Minimum of 70% 3.2.2.j. Driveways - Permitted in front of residential units 3.2.3. Stormwater Management: 3.2.3.a. The intent is for stormwater to leave the property no more rapidly than before development - Cisterns are required on-site to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site. Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices. Retention should utilize natural systems wherever possible.

3.2.3.b. Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.2.4. Renewable Energy Standards 3.2.4.a. Resource Capture - Solar Panels are permitted, water capture and retention methods (e.g. cisterns, retention ponds) are required, wind turbines are not permitted.

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3.2.4.b. Multi-modal Facilities - bicycle parking is required at all public and commercial locations. Roads are encouraged to include bicycle lanes as dictated by the street profile and type.

3.2.5. Environmental Performance 3.2.5.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.2.5.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are Must be submitted for plan approval. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.2.5.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build and to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.2.5.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map.

3.3. AL: Low-Impact Agricultural Zone 3.3.1. Description and Purpose 3.3.1.a. The purpose of this zone is to promote the continuation and preservation of agricultural activities in areas recognized as having significant importance to the agricultural economy, and containing rich soils highly suitable for agricultural purposes, but which also include areas which require significant measures to maintain the sustainability of the environment. This zone does not permit uses that are incompatible with farming, and sets limits for agricultural support businesses.

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2. The image at right illustrates the general character and feel of the SC Zone. While generally rural in nature, these areas may abut existing or proposed development.

Source: Bing maps

3.3.2. Permitted Uses 3.3.2.a. Agriculture, including one single-family detached dwelling contained on the site and including commercial poultry operations and commercial livestock operations 3.3.2.b. Horticultural and forestry-related uses 3.3.2.c. Municipal uses 3.3.2.d. Public utilities structures 3.3.2.e. Accessory uses customarily incidental to the above permitted uses 3.3.2.f. Wind turbines 3.3.2.g. Farm-related business are permitted by special exception 3.3.2.h. Intensive Agricultural Production Facilities are not permitted in AL zones 3.3.3. Lot and Farm Size Requirements 3.3.3.a. Minimum Farm Size: 50 acres which can include one accessory residential unit and accessory buildings used for agricultural purposes 3.3.3.b. Minimum Lot Size for an additional accessory residence on an existing farm parcel: 25 acres 3.3.3.c. Minimum Street Frontage - 150 feet abutting primary roadway 3.3.3.d. Front Setback - Minimum of 50 feet 3.3.3.e. Front Setback Maximum - No max

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3.3.3.f. Rear Setback - 50 feet 3.3.3.g. Side Setback - 50 feet 3.3.3.h. Green Area Ratio - Minimum of 70% 3.3.3.i. Driveways - Not permitted in front of residential units.

Maximum permitted width of 20 feet.

3.3.3.j. Ground Story floor to floor Height - 9-14 feet 3.3.3.k. Upper Story floor to floor Height - 9-12 feet 3.3.3.l. Balconies, Stoops and Porches - Permitted with no maximum size regulated.

3.3.3.m. Maximum Building Height - 35 feet; Silos and structures related to agricultural uses have a maximum height of 100 feet.

3.3.4. Businesses in the AL Zone 3.3.4.a. Businesses in the Agricultural Zone are permitted by special exception if they provide at-home employment opportunities that are intended to serve residents of the agricultural community.

3.3.4.b. A farm related business can be conducted either in a farm dwelling or in an accessory building. Any building constructed for the use of the farm occupation shall be of the nature that it can be converted to agricultural use or removed from the property if the farm occupation is discontinued.

3.3.4.c. The maximum lot size of a farm related business shall be two (2) acres, including all structures, buildings, parking and outdoor storage, and the building shall not exceed a total of five thousand (5,000) square feet. At least one owner of the farm business shall reside on the premises.

3.3.5. Streets 3.3.5.a. Parking - At least one space per residential unit is to be provided. No Maximum parking controls exist. Parking areas as part of new construction or substantial renovation are to incorporate permeable paving materials.

3.3.5.b. Cul-de-sacs - Not permitted unless there is no feasible alternative 3.3.5.c. Building Height to Width Ratio - is defined by the street profile. Refer to the street-section matrix for appropriate dimensional standards.

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3.3.6. Streetscape and Public Space 3.3.6.a. Street trees - Not required 3.3.6.b. Sidewalks - Not required 3.3.6.c. Street Lighting - Standards are to meet the requirements set forth in section 4.3.9.i.

3.3.6.d. Open space requirement - 80% 3.3.6.e. Public Green Area Ratio - N/A 3.3.6.f. Maximum Impervious Surfaces - Maximum of 5% 3.3.6.g. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if a structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.3.7. Renewable Energy Standards 3.3.7.a. Resource Capture - Required elements include water capture and retention methods (e.g. cisterns, retention ponds).

Permitted devices include solar panels. All street lights (existing or new) should include energy capture devices.

3.3.8. Environmental Performance 3.3.8.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3. Zoning provisions allow for the use wind turbines in agricultural areas. Greater efforts must be made to incorporate renewable energy sources into the landscape.

Source: Democrats for Sale

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3.3.8.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones 3.3.8.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in

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order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.3.8.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map. 3.3.8.e. Noise Pollution - Noises associated with typical agricultural uses are expected. Levels should not exceed 120 decibels. Noise pollution should not exceed levels of 90 decibels 100 feet beyond the property line.

3.3.8.f. Air Pollution - To meet agricultural levels determined

by Environmental Protection Agency.

3.3.8.g. Light Pollution - Low ambient lighting permitted.

Designed to allow lighting for safety and convenience but is not intended to be continuous or persistent. Lighting standards are intended accommodate low levels of nighttime activity. Lighting levels should not interfere with the environments of natural flora and fauna.

3.3.8.g.i. Base allowed lumens per square foot of hardscape is 1.25

3.4. AH: High-Impact Agricultural Zone 3.4.1. Description and Purpose 3.4.1.a. The purpose of the AH Zone is to promote the continuation and preservation of agricultural activities in areas recognized as having significant importance to the agricultural economy, and containing rich soils highly suitable for agricultural purposes, These zones are situated in areas that have been determined to provide adequate buffer from environmentally sensitive features so as to prevent their contamination or degradation by agricultural uses. Consequently more intensive agriculture is permitted in this zone than in the AL Zone, and additional agricultural uses, and farm-related businesses, are also permitted.

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4. Example of high-impact agricultural use.

Source: Bing Maps

3.4.2. Permitted Uses: 3.4.2.a. Agriculture, including one single-family detached dwelling contained on the site and including commercial poultry operations and commercial livestock operations 3.4.2.b. Horticultural and forestry-related uses 3.4.2.c. Municipal uses 3.4.2.d. Public utilities structures 3.4.2.e. Accessory uses customarily incidental to the above permitted uses 3.4.2.f. Bed and breakfast establishments (conversion of existing residential structures only).

3.4.2.g. Commercial grain or commercial feed mills.

3.4.2.h. Communications towers and antennas for the purpose of facilitating communications services and attendant support structures 3.4.2.i. Facilities for the sale, repair, and service of agricultural equipment, vehicles, feed, or supplies.

3.4.2.j. Kennels, including commercial animal breeding operations.

3.4.2.k. On-farm occupations.

3.4.2.l. Outdoor recreational uses with no permanent buildings or structures.

3.4.2.m. Retail sale of nursery and garden materials.

3.4.2.n. Riding school or commercial horse boarding stable.

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3.4.2.o. Wholesale agricultural produce sales, stockyards, and buying stations.

3.4.2.p. Wind turbines 3.4.2.q. A permitted farm-related business can be conducted either in a farm dwelling or in an accessory building. Any building constructed for the use of the farm occupation shall be of the nature that it can be converted to agricultural use or removed from the property if the farm occupation is discontinued.

3.4.2.r. The maximum lot size of a farm related business shall be two (2) acres, including all structures, buildings, parking and outdoor storage, and the building shall not exceed a total of five thousand (5,000) square feet. At least one owner of the farm business shall reside on the premises.

3.4.3. Uses permitted by special exception: 3.4.3.a. Intensive Agricultural Production Facilities are permitted by special exception on approval of a site plan and pollution management plan 3.4.4. Lot and Farm Size Requirements 3.4.4.a. Minimum Farm Size: 50 acres which can include one accessory residential unit and accessory buildings used for agricultural purposes 3.4.4.b. Minimum Lot Size for an additional accessory residence on an existing farm parcel: 25 acres 3.4.4.c. Minimum Street Frontage - 150 feet abutting primary roadway 3.4.4.d. Setbacks: 3.4.4.d.i. Front, Minimum: 50 feet 3.4.4.d.ii. Front Maximum: No max 3.4.4.d.iii. Rear: 50 feet 3.4.4.d.iv. Side: 50 feet 3.4.4.e. Green Area Ratio - Minimum of 70% 3.4.4.f. Driveways - Maximum permitted width of 20 feet, 12 feet within 50 feet of a street.

3.4.4.g. Ground Story floor to floor Height - 9-14 feet 3.4.4.h. Upper Story floor to floor Height - 9-12 feet

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3.4.4.i. Balconies, Stoops and Porches - Permitted with no maximum size regulated.

3.4.4.j. Maximum Building Height - 35 feet; Silos and structures related to agricultural uses have a maximum height of 100 feet.

3.4.5. Streets 3.4.5.a. Parking - At least one (1) space per residential unit is to be provided. No Maximum parking controls exist. Parking areas as part of new construction or substantial renovation are to incorporate permeable paving materials.

3.4.5.b. Cul-de-sacs - Not permitted unless there is no feasible alternative design configuration 3.4.5.c. Building Height to Width Ratio - Defined by the street profile. Refer to the street-section matrix for appropriate dimensional standards.

3.4.6. Streetscape and Public Space 3.4.6.a. Street Trees - Not required 3.4.6.b. Sidewalks - Not required 3.4.6.c. Street Lighting - Standards are to meet the requirements set forth in section 4.4.9.h.

3.4.6.d. Open space requirements - 80% 3.4.6.e. Public Green Area Ratio - Not required 3.4.6.f. Maximum Impervious Surfaces - Not to exceed 5% of lot area 3.4.6.g. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

3.4.6.h. Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.4.7. Renewable Energy Standards 3.4.7.a. Resource Capture - Permitted devices include solar

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panels and wind turbines. Require devices include water capture and retention methods such as cisterns and retention ponds.

3.4.7.b. Multi-modal Facilities - Bicycle parking at public and commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type 3.4.8. Environmental Performance 3.4.8.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.4.8.b. Runoff and Infiltration - Retention basins are required onsite to ensure the rate of runoff post-development is equal to pre-development levels. Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff. Specific Requirements may be susceptible to soil protection overlay zones.

3.4.8.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

5. Care must be taken to minimize the impact of agricultural uses on water sources.

Agricultural waste is one of the leading causes of degradation of water quality.

Source: State of the Susquehanna

3.4.8.d. Wetland Conservation, Floodplains, and Slope - Refer to Environmental Protection Overlay Map. 3.4.8.e. Noise Pollution - Noises associated with typical agricultural uses are expected. Levels should not exceed 120 decibels. Noise pollution should not exceed levels of 90 decibels 100 feet beyond the property line.

3.4.8.f. Air Pollution - To meet agricultural levels determined by Environmental Protection Agency.

3.4.8.g. Light Pollution - Low ambient lighting permitted.

Designed to allow lighting for safety and convenience but is not intended to be continuous or persistent. Lighting standards are intended accommodate low levels of nighttime activity. Lighting levels should not interfere with the environments of natural flora and fauna.

3.4.8.g.i. Base allowed lumens per square foot of hardscape is 1.25

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3.5. CC: Crossroads Communities 3.5.1. Description and Purpose 3.5.1.a. A Crossroads Community is an existing compact gathering of 20 to 50 dwellings with a distinct identity located in a rural area, typically at a crossing of two important local streets. A Crossroads Community often has a central gathering place and may have a few supporting commercial or public uses.

The CC zone permits these communities to become the focus of a limited amount of residential and necessary local businesses as an alternative to locating such activities amid agricultural land. Only development that is compatible with the traditional character and scale of these small communities, and which is feasible to support with rural infrastructure, is permitted in a CC zone.

6. Example of Crossroad Community Source: Bing Maps

3.5.2. Size of CC Zones 3.5.2.a. RA CC zone should not comprise more than 40 acres and should not extend more than 600 feet from the center of the crossroads.

3.5.3. Density 3.5.3.a. The target residential density is 2.5 dwelling units per acre.

3.5.4. Permitted Uses 3.5.4.a. Single family residences, either attached or detached 3.5.4.b. Retail stores 3.5.4.c. Houses of Worship 3.5.4.d. Accessory apartments 3.5.5. Lots:

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3.5.5.a. Minimum Lot area for residential lots in CC Zones is 2500 square feet.

3.5.5.b. Minimum Street Frontage: 25’ on primary roadway 3.5.5.c. Front Setback, Minimum: 10’ 3.5.5.d. Front Setback, Maximum: 30’ 3.5.5.e. Rear Setback: 20’ 3.5.5.f. Side Setback not required for attached houses, otherwise a total of 10’ 3.5.5.g. Green Area Ratio: Minimum 30% 3.5.5.h. Maximum driveway width with 50 feet of a street is 12 feet.

7. Despite small front setbacks many homes lots, due 8. have West large High Street in primarily Maytown tois an generous rear example ofsetbacks a walkable community with a Source: of Lancaster County grossNeighborhoods residential density of approximately 2.5 dwelling units per acre. The setbacks and lot sizes create a livable, walkable community while still allowing for generous private yards.

Source: Neighborhoods of Lancaster County

3.5.6. Buildings: 3.5.6.a. Ground Story Height - 9’ -14’ 3.5.6.b. Upper Story Height - 9’ - 12’ 3.5.6.c. Stoops - max. 5’ deep, 6’ wide 3.5.6.d. Porch - 8’-10’ deep, < 50% lot width wide 3.5.6.e. Ground floor level - 0” - 5” or 30”-60” above sidewalk 3.5.6.f. Max blank walls permitted - 20’ ; may be dependent

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upon street type 3.5.6.g. Ground Story Transparency - 30% - 70% 3’-8’ above finished floor 3.5.6.h. Upper Story Transparency - 30% - 70% 3’-8’ above finished floor 9. Maytown is a good example of a neighborhood with high connectivity. Many of the roads have four way intersections. Source: Neighborhoods of Lancaster County

3.5.6.i. Maximum Building Height - 35’.

3.5.7. Blocks 3.5.7.a. Where new streets are created: 3.5.7.a.i. Maximum Block Length - 400 linear feet 3.5.7.a.ii. Maximum Block Perimeter - 1,400 linear feet 3.5.7.a.iii. Alleys - Not permitted 3.5.7.a.iv. Connectivity Index - Minimum of 1.2 3.5.7.a.v. Grid pattern - Minimum of 35% of intersections within new development or substantial redevelopment must contain four-way intersection crossings.

3.5.7.b. Required Build-to-Line - Not mandated; Refer to minimum and maximum setbacks.

3.5.7.c. Required Build-to-Line Build out - Minimum of 33% of building face must be built to RBL. 3.5.7.d. Consistent Building Envelope Standards - Sites fronting one another across streets shall maintain a consistent building envelope and consistent lot line. Sites at corner lots or separated by parks, open spaces, or civic green space shall meet building envelope standards of the street type.

3.5.8. Streets 3.5.8.a. Parking - At least one (1) space per residential unit is to be provided. On-street and off-street parking is permitted.

No maximum parking controls. Parking spaces built as part of new construction or substantial renovation are to incorporate permeable paving materials.

3.5.8.b. Cul-de-sacs - Not permitted unless there is no feasible alternative design configuration.

10. Permitting on-street parking allows for more shallow front and side setbacks helping increase the overall density.

Source: Neighborhoods of Lancaster County

22

3.5.8.c. Building Height to Width Ration - Defined by the street profile. Refer to the street-section matrix for appropriate dimensional standards.

3.5.9. Streetscape and Public Space

SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

3.5.9.a. Street Trees - For all new development street trees shall be planted at the time of development and spaced 25 to 30 feet on center. The minimum width of the tree lawn is 5’. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements 3.5.9.b. Street lighting - For all new development street lights shall be installed on both sides of streets along the street tree alignment line at no more than 60-foot intervals measured parallel to the street. For existing development, all streets are to maintain safe levels of lighting consistent with neighborhood designation. Significant improvements to streetscape should result in street lighting meeting standards set forth for new construction, including Dark Sky luminaires.

3.5.9.c. Sidewalks - New development must include sidewalks.

The width of new development sidewalks is to be determined by the applicable street profile or section with a minimum width no less than 5 feet. Infill development must connect constructed sidewalks to existing sidewalk network where appropriate.

3.5.9.d. Open Space Requirement - Minimum of 30% 3.5.9.e. Public Green Area Ratio - Not required for sites less than 1 acre in size. For sites greater than 1 acre, a minimum of 5% exists.

3.5.9.f. Maximum Impervious Surfaces - Maximum of 45% 3.5.9.g. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.5.10. Renewable Energy Standards 3.5.10.a. Resource Capture - Solar Panels are permitted, water capture and retention methods (e.g. cisterns, retention ponds) are required, wind turbines are not permitted 3.5.10.b. Multi-modal Facilities - Bicycle parking at public and

UNIVERSITY OF PENNSYLVANIA | CPLN 702 | URBAN DESIGN STUDIO | SPRING 2012

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commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type.

3.5.11. Environmental Performance 3.5.11.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.5.11.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.5.11.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.5.11.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map. 3.5.11.e. Noise Pollution - Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels . Noise pollution should not exceed levels of 50 decibels 100 feet beyond the source of pollution.

3.5.11.f. Air Pollution - To meet non-moving standards set by for residential areas 3.5.11.g. Light Pollution - Dark Sky light fixtures are required.

Lighting standards are intended accommodate low levels of nighttime activity. Lighting levels should not interfere with the environments of natural flora and fauna 3.5.11.g.i. Base allowed lumens per square foot of hardscape 1.25

3.6. VG: Village Growth Area 3.6.1. Description and Purpose 3.6.1.a. Village Growth Areas are intended to permit limited residential growth in rural areas and also serve as the center of rural commercial life. Village Growth Areas include an existing

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SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

traditional village core, adjacent areas that have already developed and additional land that can absorb future growth, while maintaining village scale, character and a defined edge.

Development in VG zones should be provided with public sewer and water service. VG zones should not exceed 80 acres. The targeted net density is an average density of 2.5 dwelling units per acre. Village Centers can accommodate a mix of uses and housing styles. These communities greatly assist in the conservation of farmland by clustering development around community/service centers. Regulations for these communities are intended to help mitigate the impacts of development on proximate agricultural land.

3.6.2. Size: 3.6.2.a. A VG zone may not exceed 80 acres.

3.6.3. Density 3.6.3.a. Residential density within these communities may range from 6 - 10 DU/Acre 3.6.4. Permitted uses: 3.6.4.a. Single family residences, both attached and detached 3.6.4.b. Accessory apartments 3.6.4.c. Apartments 3.6.4.d. Retail Stores 3.6.4.e. Houses of Worship 3.6.4.f. Schools 3.6.4.g. Municipal Buildings

UNIVERSITY OF PENNSYLVANIA | CPLN 702 | URBAN DESIGN STUDIO | SPRING 2012

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3.6.5. Lots 3.6.5.a. Minimum Lot Area - 2000 square feet 3.6.5.b. Minimum Street Frontage - 20 feet on primary roadway 3.6.5.c. Front Setback, Minimum - 10 feet 3.6.5.d. Front Setback, Maximum - 20 feet 3.6.5.e. Rear Setback - 10 feet 3.6.5.f. Side Setback - 5 feet on each side on lots where buildings are not attached 3.6.5.g. Green Area Ratio - Minimum of 15% 3.6.5.h. Driveways - width limited to 12 feet within 50 feet of a street.

11. The compact development pattern and small side setbacks of Litiz is a good example of the land use for envisioned for Village Centers. However, the minimum lot size must be small enough to accommodate small retail sites.

Source: Neighborhoods of Lancaster County

3.6.6. Buildings 3.6.6.a. Ground Story Height - 9-14 feet 3.6.6.b. Upper Story Height - 9-12 feet 3.6.6.c. Stoops - Maximum of 5 feet in depth and 6 feet in width 3.6.6.d. Porches - 8-10 feet in depth or less than 50% the width of lot width 3.6.6.e. Ground floor level - 0-5 inches or 30-60 inches above sidewalk 3.6.6.f. Max blank walls permitted - 15 feet; May be dependent upon street type 3.6.6.g. Ground Story Transparency - 30-70% from 3-9 feet above finished floor 3.6.6.h. Upper Story Transparency - 30-70% and 3-9 feet above finished floor 3.6.6.i. Minimum Building Height - 35 feet 3.6.6.j. Maximum Building Height - 65 feet 3.6.7. Blocks 3.6.7.a. Where new streets are created: 3.6.7.a.i. Maximum block width in limited to 400 linear Ft. 3.6.7.a.ii. Maximum block perimeter is limited to 1400 linear

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SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

Ft. 3.6.7.a.iii. Alleys are permitted where average lot width does not exceed 50 feet 3.6.7.a.iv. Connectivity must have a minimum index of 1.2 3.6.7.a.v. Grid pattern - Minimum 40% of intersections within new development or substantial redevelopment must be 4-way intersections 3.6.7.b. Required Build-to-Line - For new development 10’; for infill development no more than 5’ from median setback line of block 3.6.7.c. RBL Build out - Minimum of 50% of Building face must be built to RBL. 3.6.7.d. Consistent building envelope standards - Sites fronting one another across streets shall maintain a consistent building envelope and consistent lot line. Sites at corner lots or separated by parks, open space, or civic green shall meet building envelope standards of the street type.

3.6.8. Streets 3.6.8.a. Parking - At least one (1) space per residential At least one (1) space per residential unit is to be provided with a maximum of two (2) spaces per residential unit. On-street and off-street parking is permitted. Parking for commercial areas is restricted to 1 space per 1,000 square feet. All parking for commercial uses shall occur on-street or in rear of buildings.

Parking areas as part of new construction or substantial renovation are to incorporate permeable paving materials.

3.6.8.b. Cul-de-sacs - Not permitted unless there is no feasible alternative design configuration.

3.6.8.c. Building Height to Width Ratio - Defined by the street profile. Refer to the street-section matrix for appropriate dimensional standards.

3.6.9. Streetscape and Public Space 3.6.9.a. Street Trees - For all new development street trees shall be planted at the time of development and spaced 25 to 30 feet on center. Minimum size of tree lawn is 5’. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements.

12. Manheim Source: Neighborhoods of Lancaster County

3.6.9.b. Street Lighting - For all new development street lights shall be installed on both sides of streets along the street

UNIVERSITY OF PENNSYLVANIA | CPLN 702 | URBAN DESIGN STUDIO | SPRING 2012

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tree alignment line at no more than 60 foot intervals measured parallel to the street. For existing development all streets are to maintain safe levels of lighting consistent with neighborhood designation. Significant improvements to streetscape should result in street lighting meeting standards set forth for new construction, including Dark Sky Luminaires.

3.6.9.c. Sidewalks - New development must include sidewalks, the width to be determined by the applicable street profile/ section, with a minimum no less than 5’. Infill development must connect to existing sidewalk network where appropriate.

3.6.9.d. Max Impervious surfaces - 60% 3.6.9.e. Open space requirements - 15% 3.6.9.f. Public Green Area Ratio - Not required for sites less than 1 acre in size. For sites greater than 1 acre in size, a 2% ratio is required.

3.6.9.g. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.6.10. Renewable Energy Standards 3.6.10.a. Resource Capture - Permitted devices include solar panels. Required devices include water capture and retention methods (e.g. cisterns, retention ponds). Prohibited devices include wind turbines.

3.6.10.b. Multi-modal Facilities - Bicycle parking at public and commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type.

3.6.11. Environmental Performance 3.6.11.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

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SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

3.6.11.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.6.11.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.6.11.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map.

13. Rain gardens are an appropriate means of minimizing site runoff. The implementation of a rain garden also allows for purification of surface level pollutants before contamination of subsurface water.

Source: www.esf.edu

3.6.11.e. Noise Pollution - Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels . Noise pollution should not exceed levels of 50 decibels 100 feet beyond the source of pollution.

3.6.11.f. Air Pollution - To meet non-moving standards set by the Environmental Protection Agency for residential areas 3.6.11.g. Light Pollution - Dark Sky luminaires are required.

Designed to allow lighting for safety and convenience but is not intended to be continuous or persistent. Lighting standards are intended accommodate low levels of nighttime activity. Lighting levels should not interfere with the environments of natural flora and fauna.

3.6.11.g.i. Base allowed lumens per square foot of hardscape is 1.25

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14. Local Example of Walkable Neighborhood: Mill Creek, West Lampeter Township. This mixed-use development began construction in 2002. THe development offers a range of housing types and lot sizes. It achieves an overall net density of 7.1 dwelling units per acre.

3.7. WN: Walkable Neighborhood Zone 3.7.1. Description and Purpose 3.7.1.a. Walkable Neighborhood Zones are intended to be primarily residential but permit and encourage civic buildings and service commercial uses. These zones should be characterized by tree-lined streets which prioritize pedestrian traffic over vehicular traffic. Developments within this zone can and should include a mix of lot-sizes and house types. Build-to lines within Walkable Neighborhoods vary to allow for variety in block character. These Zones are required to have high levels of street-connectivity (internal and external) to create a street network with few, if any, cul-de-sacs or limited access points.

Requirements for small block sizes are used to promote walking.

The target density for Walkable Neighborhoods is at least 7.5 units to the acre, a population density that can support public transit. WN Zones should be mapped where there are suitable locations close to rail or BRT stations. The zone may include both existing and new development.

3.7.2. Size 3.7.2.a. Maximum Size of a WN Zone is 160 acres.

3.7.3. Density 3.7.3.a. Residential density within these communities may range from 6-10 dwelling units per acre with a target density of 7.5 units to the acre.

3.7.4. Permitted Uses 3.7.4.a. Single family residences, both attached and detached Source: Neighborhoods of Lancaster County

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3.7.4.b. Accessory apartments

SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

3.7.4.c. Apartments 3.7.4.d. Bed and Breakfast Hotels 3.7.4.e. Retail Stores 3.7.4.f. Houses of Worship 3.7.4.g. Schools 3.7.4.h. Municipal Buildings 3.7.5. Lots 3.7.5.a. Minimum Lot -1,000 sq ft.

3.7.5.b. Minimum Street Frontage - 20 feet on primary roadway 3.7.5.c. Setbacks 3.7.5.c.i. Front: Minimum - 0 feet 3.7.5.c.ii. Front: Maximum - 20 feet 3.7.5.c.iii. Rear:10 feet; Ancillary buildings abutting an alley do not require a setback.

3.7.5.c.iv. Side: Not required 3.7.5.d. Green Area Ratio - Minimum of 15% 3.7.5.e. Driveways for individual residences are not permitted on street frontages, unless the lot abuts a natural area or is otherwise situated where alley access is not possible. Driveways to garage or ancillary structures are permitted off alley in rear of lot. Driveways and parking for other uses must conform to an approved site plan.

3.7.6. Buildings 3.7.6.a. Ground Story Height - 9-14 feet 3.7.6.b. Upper Story Height - 9-12 feet 3.7.6.c. Stoops - Maximum of 5 feet in depth and a maximum of 6 feet in width 3.7.6.d. Porches - 8-10 feet in depth; Total area must be less than 50% of lot width 3.7.6.e. Ground Floor Level - 0-5 inches or 30-60 inches above sidewalk 3.7.6.f. Max Blank Walls Permitted - 15 feet; May be

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dependent upon street type

▪ ▪ Connectivity: the diagrams below illustrate calculations for street connectivity. For a given area, divide the number of line segments (links) by the number of intersections (nodes).

3.7.6.g. Ground Story Transparency - 30-70% or 3-9 feet above finished floor 3.7.6.h. Upper Story Transparency - 30-70% or 3-9 feet above finished floor 3.7.6.i. Maximum Building Height - 50 feet

▪ ▪ Do NOT count dead-end (e.g. cul-de-sac) links or nodes.

3.7.7. Blocks 3.7.7.a. Where new streets are created: 3.7.7.a.i. Maximum Block Width - 330 linear feet

PASS

3.7.7.a.ii. Maximum Block Perimeter - 1,800 linear feet 20/15 15 23

1.3

3.7.7.a.iii. Alley access is required for all residential offstreet parking spaces or garages.

3.7.7.a.iv. Connectivity Index - Minimum of 1.2 3.7.7.a.v. Grid pattern - Minimum of 45% of intersections within new development or substantial redevelopment must maintain four-way intersections 3.7.7.b. Required Build-to-Line (RBL) - New development is defined by lot type. For infill development, the RBL is to be no more than 5 feet from median setback line of block.

3.7.7.c. RBL Build out - Minimum of 55% of a building face must be built to the RBL.

PASS 19 28

1.5

3.7.7.d. Consistent Building Envelope Standards - Sites fronting one another across streets shall maintain a consistent building envelope and consistent lot line. Sites at corner lots or separated by parks, open space, or civic green shall meet building envelope standards of the street type.

3.7.8. Streets

FAIL 0.8

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3.7.8.a. Parking - At least one space per residential unit is permitted with no more than two spaces allotted per residential unit. Parking is to be provided on street and in rear of lot with access from an alley. Off-street parking for commercial uses is restricted to 1 space per 1,000 square feet of leasable retail area. All parking for commercial uses shall occur either on-street or on a lot situated to the rear of the building. Parking lots between a commercial building and the street are not permitted.

Outdoor parking areas as part of new construction or substantial renovation are to incorporate permeable paving materials.

SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

3.7.8.b. Cul-de-sacs - Not permitted unless there is no feasible alternative design configuration 3.7.8.c. Building Height to Width Ratio - Defined by the street profile. Refer to the street-section matrix for appropriate dimensional standards.

3.7.9. Streetscape and Public Space 3.7.9.a. Street Trees - For all new development street trees shall be planted at the time of development and spaced 25 to 30 feet on center. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements.

3.7.9.b. Street Lighting - For all new development street lights shall be installed on both sides of streets along the street tree alignment line at no more than 60 foot intervals measured parallel to the street. Dark Sky luminaires should be used. For existing development all streets are to maintain safe levels of lighting consistent with neighborhood designation. Significant improvements to streetscape require street lighting meeting standards set forth for new construction.

3.7.9.c. Sidewalks - New development must include sidewalks, the width of such to be determined by the applicable street profile and section, with a minimum no less than 5 feet. Infill development must connect to existing sidewalk network where appropriate.

3.7.9.d. Maximum Impervious surfaces - 40% 3.7.9.e. Open space requirements - 15% 3.7.9.f. Public Green Area Ratio - Not required for sites less than 1 acre in size. For sites greater than 1 acre in size, a 3% ratio is required.

3.7.9.g. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff to be

UNIVERSITY OF PENNSYLVANIA | CPLN 702 | URBAN DESIGN STUDIO | SPRING 2012

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handled on site or within local retention facility.

3.7.10. Renewable Energy Standards 3.7.10.a. Resource Capture - Permitted devices include solar panels. Required devices include water capture and retention methods (e.g. cisterns, retention ponds). Prohibited devices include wind turbines.

3.7.10.b. Multi-modal Facilities - Bicycle parking at public and commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type.

3.7.11. Environmental Performance 3.7.11.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.7.11.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.7.11.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.7.11.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map. 3.7.11.e. Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels. Noise pollution should not exceed levels of 50 decibels 100 feet beyond the source of pollution.

3.7.11.f. Air Pollution - To meet non-moving standards set by the Environmental Protection Agency for residential areas 3.7.11.g. Light Pollution - Low ambient lighting permitted.

Designed to allow lighting for safety and convenience but is not intended to be continuous or persistent. Lighting standards are intended accommodate low levels of nighttime activity. Lighting levels should not interfere with the environments of natural flora and fauna.

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SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

3.7.11.g.i. Base allowed lumens per square foot of hardscape is 1.25

3.8. CN: Core Neighborhood Zone 3.8.1. Description and Purpose 3.8.1.a. Core Neighborhoods combine moderate housing densities with commercial uses. Commercial components of the Core Neighborhood must be able to utilize small floor plates and may include, but are not limited to, retail, office, and cultural and institutional facilities. Core Neighborhoods contain tree-lined streets designed to accommodate higher levels of automobile traffic than found in Walkable Neighborhoods, but should also designed to be walkable These areas shall be visually interesting with variations in lot-size and house form. Build-to lines within Core Neighborhoods vary to allow for variety in block character.

Streets in Core Neighborhoods are required to have high levels of connectivity (internal and external) to avoid creating cul-desacs and places with limited access. Requirements for small block sizes are used to promote walkability. Core Neighborhoods shall maintain overall densities sufficient to support public transit.

3.8.2. Size 3.8.2.a. The CN zone can be mapped for new development, in which case the zone should not exceed 160 acres, but can also apply to existing developed areas.

3.8.3. Density 3.8.3.a. Permitted Residential Density - 10-20 dwelling units/ acre 3.8.4. Permitted Uses

UNIVERSITY OF PENNSYLVANIA | CPLN 702 | URBAN DESIGN STUDIO | SPRING 2012

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3.8.4.a. Single family residences, both attached and detached 3.8.4.b. Accessory apartments 3.8.4.c. Apartments 3.8.4.d. Offices with floor area on a single level of no more than 10,000 square feet 3.8.4.e. Hotels, Motels, Bed and Breakfast Hotels 3.8.4.f. Retail Stores 3.8.4.g. Commercial Services 3.8.4.h. Houses of Worship 3.8.4.i. Schools 3.8.4.j. Municipal Buildings 3.8.5. Lots: 3.8.5.a. Minimum Lot Area - 2,000 square feet Minimum Street Frontage - 18 feet 3.8.5.b. Setbacks 3.8.5.b.i. Front - 5 feet 3.8.5.b.ii. Rear - 20 feet. Where there is no alley required, the rear setback must be 20 feet.

3.8.5.b.iii. Side - Not required 3.8.5.c. Green Area Ratio - Minimum of 15% 3.8.5.d. Driveways - Driveways are not permitted in front of home. The provision of driveways to garages (or ancillary parking) is permitted off of the alley in the rear of the lot.

3.8.6. Buildings 3.8.6.a. Housing Type Allowed - Single Family Detatched; Single Family Attached, Multi-Family 3.8.6.b. Ground Story Height - Between 15-25 feet 3.8.6.c. Upper Story Height - 9-14 feet 3.8.6.d. Porches, Balconies and Stoops - Balconies - Minimum 5 foot depth and 8 foot width.

3.8.6.e. Ground Floor Level - Between 0-5 inches or 30-60 inches above sidewalk.

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SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

3.8.6.f. Maximum Blank Walls Permitted - 15 feet; Dependent upon street type 3.8.6.g. Ground Story Transparency - 30-90% or 3-9 feet above the finished floor.

3.8.6.h. Upper Story Transparency - 30-90% or 3-9 feet above the finished floor.

3.8.6.i. Minimum Building Height - 25 feet 3.8.6.j. Maximum Building Height - 65 feet 3.8.7. Blocks 3.8.7.a. Where new streets are created: 3.8.7.a.i. Maximum Block Length - 400 feet 3.8.7.a.ii. Maximum Block Perimeter - 1,200 feet 3.8.7.a.iii. Alleys - Permitted where average lot width does not exceed 50 feet 3.8.7.a.iv. Connectivity Index - Minimum of 1.4 3.8.7.a.v. Grid Pattern Percentage - Minimum of 95% 3.8.7.b. Required Build-to-Line (RBL) - New development will be at 5 feet. Infill development in existing zones will be no more than 2 feet from median setback line of block.

3.8.7.c. RBL Buildout - Minimum of 50% lot coverage 3.8.7.d. Consistent Building Envelope Standards - Sites fronting one another across the same street shall maintain a consistent building envelope and consistent lot line. Sites located at corner lots or separated by parks, open space, or civic green space shall meet building envelope standards of the street type.

3.8.8. Streets 3.8.8.a. Parking - Parking required to be provided onstreet and in rear of lot (alley). Parking areas as part of new construction or substantial renovation are to incorporate permeable paving materials. Structured parking is permitted.

3.8.8.b. Cul-de-Sacs - Permitted where necessary, provided that street network meets connectivity standards.

3.8.8.c. Building Height to Width Ratio - Defined by street type

UNIVERSITY OF PENNSYLVANIA | CPLN 702 | URBAN DESIGN STUDIO | SPRING 2012

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3.8.9. Streetscape and Public Space 3.8.9.a. Street Trees - For new development, street trees shall be planted during development and spaced 25 to 30 feet on center. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements.

3.8.9.b. Street Lighting - For new development, street lights shall be installed on both sides of the street along the street tree alignment line at no more than 60-foot intervals measured parallel to the street.

For existing development, all streets shall maintain safe levels of lighting consistent with neighborhood designation. Significant improvements to the streetscape should result in street lighting meeting standards set forth for new construction.

Lighting levels shall not exceed standards established in Lighting Pollution Code (See Environmental Performance.

3.8.9.c. Sidewalks - New development must include sidewalks with width determined by the applicable street profile or section.

Infill development must provide sidewalks that connect to the existing sidewalk network where appropriate.

3.8.9.d. Maximum Impervious Surfaces - 60% 3.8.9.e. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.8.9.f. Open Space Requirements - Minimum of 15% 3.8.9.g. Public Green Area Ratio - For sites less than 1 acre in size, a public green area ratio is not required. For sites that are greater than or equal to 1 acre in size, a 3% public green area ratio is required.

3.8.10. Renewable Energy Standards

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3.8.10.a. Resource Capture - Required elements include water capture and retention methods (e.g. cisterns, retention ponds).

Permitted devices include solar panels. All street lights (existing or new) should include energy capture devices.

3.8.10.b. Multi-modal Facilities - Bicycle parking at public and commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type.

3.8.11. Environmental Performance 3.8.11.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.8.11.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.8.11.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.8.11.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map. 3.8.11.e. Noise Pollution - Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels. Noise pollution should not exceed levels above 60 decibels at 100 feet beyond the source of pollution.

3.8.11.f. Air Pollution - All point-sources must meet the Environmental Protection Agency standards for residential areas.

3.8.11.g. Light Pollution - For moderate ambient lighting, the design should allow lighting for safety and convenience and should not be intended to be continuous or persistent. Dark sky luminaires should be used for street lights.

The baseline allowance for lumens per square foot of hardscape is 2.5.

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3.9. RC: Regional Center District 3.9.1. Description 3.9.1.a. Regional Centers consist largely of commercial uses, including offices, hotels, and retail along with apartments and attached houses. Regional Center districts can also contain a variety of entertainment and sports destinations and government buildings, as well as institutions such as hospitals. They contain a variety of street types with building form and use varying by street. Street types within Regional Centers are intended to handle larger amounts of vehicular traffic than other districts.

Infrastructure for public transport and multi-modal transportation is required. Build-to-lines and building envelope standards are protect the quality of the public space. Block size varies by street type. Open space requirements are less than other code districts.

Regional Centers shall serve as hubs of public transportation networks.

3.9.2. Permitted Uses 3.9.2.a. Single family residences, both attached and detached 3.9.2.b. Accessory apartments 3.9.2.c. Apartments 3.9.2.d. Offices 3.9.2.e. Medical Facilities 3.9.2.f. Hotels, Motels, Bed and Breakfast Hotels 3.9.2.g. Retail Stores

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3.9.2.h. Commercial Services 3.9.2.i. Houses of Worship 3.9.2.j. Schools 3.9.2.k. Municipal Buildings 3.9.3. Density 3.9.3.a. Permitted Residential Density - 20-50 dwelling units per acre 3.9.4. Lots 3.9.4.a. Minimum Lot Area - 2000 square feet (mixed-use) 3.9.4.b. Minimum Street Frontage - 20 feet 3.9.4.c. Setbacks 3.9.4.c.i. Front - 5 feet 3.9.4.c.ii. Rear - 20 feet; Where there is no alley, a 12 foot setback is required 3.9.4.c.iii. Side - Not required 3.9.4.d. Green Area Ratio - Minimum of 15% 3.9.4.e. Driveways - Driveways are not permitted in front of home. The provision of driveways to garages (or ancillary parking) is permitted off of the alley in the rear of the lot.

3.9.5. Buildings 3.9.5.a. Ground Story Height - All new construction and significant renovations along boulevard and avenue street types must be between 15-25 feet.

3.9.5.b. Upper Story Height - 9-14 feet 3.9.5.c. Porches, Balconies and Stoops- Balconies - Minimum 5 foot depth and 8 foot width.

3.9.5.d. Ground Floor Level - Between 0-5 inches or 30-60 inches above sidewalk.

3.9.5.e. Maximum Blank Walls Permitted - 15 feet; Dependent upon street type 3.9.5.f. Ground Story Transparency - 60-90% or 2-10 feet above the finished floor.

3.9.5.g. Upper Story Transparency - 30-70% or 3-9 feet

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above the finished floor.

3.9.5.h. Minimum Building Height - 35 feet 3.9.5.i. Maximum Building Height - 150 feet 3.9.6. Blocks 3.9.6.a. Where new streets are created: 3.9.6.a.i. Maximum Block Length - 530 feet 3.9.6.a.ii. Maximum Block Perimeter - 1,400 feet 3.9.6.a.iii. Alleys - Required as by street type 3.9.6.a.iv. Connectivity Index - Minimum of 1.4 3.9.6.a.v. Grid Pattern Percentage - Minimum of 95% 3.9.6.b. Required Build-to-Line (RBL) - New development will be at 5 feet. Infill development in existing zones will be no more than 2 feet from median setback line of block.

3.9.6.c. RBL Buildout - Minimum of 75% lot coverage 3.9.6.d. Consistent Building Envelope Standards - Building envelope standards are dictated by neighborhood and street type.

3.9.7. Streets 3.9.7.a. Parking - Permitted parking types include on-street, structured, and underground facilities. Surface parking lots are not permitted. Residential units may access parking through rear alleys, structured facilities or off-site parking. Parking included as component of new construction or substantial renovation shall incorporate permeable paving materials.

3.9.7.b. Cul-de-Sacs - Not permitted 3.9.7.c. Building Height to Road Width Ratio - Defined by street type.

3.9.8. Streetscape and Public Space 3.9.8.a. Street Trees - For new development, street trees shall be planted during development and spaced 25 to 30 feet on center. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements.

3.9.8.b. Street Lighting - For new development, street lights

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shall be installed on both sides of the street along the street tree alignment line at no more than 60-foot intervals measured parallel to the street.

3.9.8.c. Sidewalks - New development must include sidewalks with width determined by the applicable street profile or section.

Infill development must provide sidewalks that connect to the existing sidewalk network where appropriate.

3.9.8.d. Maximum Impervious Surfaces - 60% 3.9.8.e. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.9.8.f. Open Space Requirements - 15% 3.9.8.g. Public Green Area Ratio - Not required for sites less than 1 acre in size. For sites greater than 1 acre, a 5% public green area ratio is required.

3.9.9. Renewable Energy Standards 3.9.9.a. Permitted Methods of Resource Capture - Permitted but not required devices include solar panels, water capture and retention methods (e.g. cisterns, retention ponds). Compact wind turbines are also permitted. Street lights (new and existin) should include energy capture devices.

3.9.9.b. Multi-modal Facilities - Bicycle parking is required at all public and commercial locations. Roads are encouraged to include bicycle lanes as dictated by the street profile and type.

3.9.10. Environmental Performance 3.9.10.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.9.10.b. Runoff and Infiltration - Maximum impervious surface

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and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.9.10.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.9.10.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map. 3.9.10.e. Noise Pollution - Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels . Noise pollution should not exceed levels above 60 decibels at 100 feet beyond the source of pollution.

3.9.10.f. Air Pollution - All point-sources must meet EPA standards for residential areas.

3.9.10.g. Light Pollution - For moderate ambient lighting, the design should allow lighting for safety and convenience. Lighting is uniform and continuous, particularly along street types of avenue and boulevard. Dark sky luminaires should be used for all street lighting.

The baseline allowance for lumens per square foot of hardscape is 5.0.

3.10. CBD: Central Business District 3.10.1. Description and Purpose 3.10.1.a. Central Business Districts (CBD) possess many of the same characteristics, functions and regulations as Regional Centers. However, where Regional Center designations may be mapped to regulate new development, CBDs apply to existing and historical business centers.

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3.10.2. Density 3.10.2.a. Permitted Residential Density - Residential densities are limited by building height.

3.10.3. Permitted Uses: 3.10.3.a. Single family residences, both attached and detached 3.10.3.b. Accessory apartments 3.10.3.c. Apartments 3.10.3.d. Offices 3.10.3.e. Medical Facilities 3.10.3.f. Hotels, Motels, Bed and Breakfast Hotels 3.10.3.g. Retail Stores 3.10.3.h. Commercial Services 3.10.3.i. Houses of Worship 3.10.3.j. Schools 3.10.3.k. Municipal Buildings 3.10.4. Lots 3.10.4.a. Minimum Lot Area - 2,000 square feet (Central Business District) 3.10.4.b. Minimum Street Frontage - N/A 3.10.4.c. Setbacks

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3.10.4.c.i. Front - 0 feet 3.10.4.c.ii. Rear - Not required 3.10.4.c.iii. Side - Not required 3.10.4.d. Green Area Ratio - Minimum of 15% 3.10.4.e. Driveways - Driveways not permitted. Access to be provided by alley in the rear of lot.

3.10.5. Buildings 3.10.5.a. Ground Story Height - All new construction and significant renovations must have a ground story height of 15-25 feet. Construction of buildings completed prior to new zoning code are exempt.

3.10.5.b. Upper Story Height - 3-14 feet 3.10.5.c. Porches, Balconies and Stoops - Minimum 5 foot depth and 8 foot width.

3.10.5.d. Ground Floor Level - Between 0-5 inches or 30-60 inches above sidewalk.

3.10.5.e. Maximum Blank Walls Permitted - 15 feet 3.10.5.f. Ground Story Transparency - 60-90% or 2-10 feet above the finished floor.

3.10.5.g. Upper Story Transparency - 30-70% or 3-9 feet above the finished floor.

3.10.5.h. Minimum Building Height - 45 feet 3.10.5.i. Maximum Building Height - 150 feet 3.10.6. Blocks 3.10.6.a. Maximum Block Length - 530 feet 3.10.6.b. Maximum Block Perimeter - 1,400 feet 3.10.6.c. Alleys - Permitted 3.10.6.d. Connectivity Index - 1.4 3.10.6.e. Grid Pattern Percentage - Minimum of 95% 3.10.6.f. Required Build-to-Line (RBL) - New development will be at 5 feet. Infill development in existing zones will be no more than 2 feet from median setback line of block.

3.10.6.g. RBL Buildout - Minimum of 75% lot coverage

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3.10.6.h. Consistent Building Envelope Standards - Building envelope standards are dictated by neighborhood and street type.

3.10.7. Streets 3.10.7.a. Parking - Permitted parking types include on-street, structured, and underground facilities. Surface parking lots are not permitted. Residential units may access parking through rear alleys, structured facilities or off-site parking. Parking included as component of new construction or substantial renovation shall incorporate permeable paving materials.

3.10.7.b. Cul-de-Sacs - Not permitted 3.10.7.c. Building Height to Width Ratio - Defined by street type.

3.10.8. Streetscape and Public Space 3.10.8.a. Street Trees - For new development, street trees shall be planted during development and spaced 25 to 30 feet on center. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements.

3.10.8.b. Street Lighting - For new development, street lights shall be installed on both sides of the street along the street tree alignment line at no more than 60-foot intervals measured parallel to the street.

3.10.8.c. Sidewalks - New development must include sidewalks with width determined by the applicable street profile or section.

Infill development must provide sidewalks that connect to the existing sidewalk network where appropriate.

3.10.8.d. Maximum Impervious Surfaces - 70% 3.10.8.e. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

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3.10.8.f. Open Space Requirements - Minimum of 15% 3.10.8.g. Public Green Area Ratio - Not required for sites less than 1 acre in size. For sites greater than 1 acre, a 5% public green area ratio is required.

3.10.9. Renewable Energy Standards 3.10.9.a. Permitted Methods of Resource Capture - Permitted devices include solar panels, water capture/retention, and compact wind turbines. Street lights should include energy capture devices.

3.10.9.b. Multi-modal Facilities - Bicycle parking at public and commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type.

3.10.9.c. Multi-modal Accommodation - Bicycle parking at public and commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type.

3.10.10. Environmental Performance 3.10.10.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.10.10.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.10.10.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.10.10.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map. 3.10.10.e. Noise Pollution - Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels . Noise pollution should not exceed levels above 60 decibels at 100 feet beyond the source of pollution.

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3.10.10.f. Air Pollution - All point-sources must meet Environmental Protection Agency standards for residential areas.

3.10.10.g. Light Pollution - In a moderately high lighting zone.

The design is for safety, security and convenience. Lighting is to be uniform and continuous, particularly along street types avenue and boulevard. Dark Sky luminaires should be used in all street lighting.

3.10.10.g.i. Base allowed lumens per square foot of hardscape is 5.0

3.11. CIC: Civic and Institutional Campus Zone 3.11.1. Description and Purpose 3.11.1.a. These areas are intended to accommodate large, stand-alone Civic and Institutional uses. The code for these areas is intended to ensure there is an appropriate relationship between the institutional use and its surroundings. Potential uses within the district include, but are not limited to museums, civic centers, schools, universities, hospitals and churches.

3.11.2. Size 3.11.2.a. The minimum size for a CIC Zone is 10 acres.

CIC Zones may be mapped for existing areas, or for new development. The designation of an area as a CIC Zone requires an approved street and development plan for existing buildings and projected future buildings 3.11.3. Permitted Uses: 3.11.3.a. Religious Institutions

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3.11.3.b. Educational Institutions 3.11.3.c. Medical Buildings 3.11.3.d. Research Laboratories not including laboratories where animals are housed 3.11.3.e. Government Buildings 3.11.3.f. Office Buildings 3.11.3.g. Retail Stores 3.11.3.h. Hotels 3.11.3.i. Apartments 3.11.4. Lots 3.11.4.a. Minimum Lot Area - 3,000 square feet or as approved in the plan 3.11.4.b. Minimum Street Frontage - 25 feet 3.11.4.c. Setbacks 3.11.4.c.i. Front - 10 feet 3.11.4.c.ii. Rear - 10 feet 3.11.4.c.iii. Side - Not required 3.11.4.d. Green Area Ratio - Minimum of 25% 3.11.4.e. Driveways - N/A 3.11.5. Buildings 3.11.5.a. Ground Story Height - N/A 3.11.5.b. Upper Story Height - N/A 3.11.5.c. Porches, Balconies, and Stoops - N/A 3.11.5.d. Ground Floor Level - N/A 3.11.5.e. Maximum Blank Walls Permitted - 15 feet 3.11.5.f. Ground Story Transparency - 30-90% or 3-9 feet above the finished floor.

3.11.5.g. Upper Story Transparency - 30-70% or 3-9 feet above the finished floor.

3.11.5.h. Minimum Building Height - N/A

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3.11.5.i. Maximum Building Height - 80 feet 3.11.6. Blocks 3.11.6.a. Maximum Block Length - 530 feet 3.11.6.b. Maximum Block Length Perimeter - 1,400 feet 3.11.6.c. Alleys - Not permitted 3.11.6.d. Connectivity Index -1.4 3.11.6.e. Grid Pattern - Minimum of 95% 3.11.6.f. Required Build to Line (RBL) - For new development, the RBL is 0 feet. For infill development in existing zones, the RBL will not exceed 2 feet from median setback line of block.

3.11.6.g. RBL Build-out - Minimum of 50% 3.11.6.h. Consistent Building Envelope Standards - Building standards are dictated by neighborhood and street type.

3.11.7. Streets 3.11.7.a. Street Type Allowed - All 3.11.7.b. Parking - Permitted parking types include on-street, structured, underground, and at grade. At grade parking included as component of new construction or substantial renovation shall incorporate permeable paving materials.

3.11.7.c. Cul-de-sacs - Not permitted 3.11.7.d. Building Height to Width Ratio - Defined by street type 3.11.8. Public Space Standards 3.11.8.a. Open Space Requirement - 15% 3.11.8.b. Public Green Area Ratio - Not required for sites less than 1 acre in size. For sites greater than 1 acre, a 5% public green area ratio is required.

3.11.9. Streetscape and Public Space 3.11.9.a. Street Trees - For new development, street trees shall be planted during development and spaced 25 to 30 feet on center. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements.

3.11.9.b. Street Lighting - For new development, street lights

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shall be installed on both sides of the street along the street tree alignment line at no more than 60-foot intervals measured parallel to the street.

3.11.9.c. Sidewalks - New development must include sidewalks with width determined by the applicable street profile or section.

Infill development must provide sidewalks that connect to the existing sidewalk network where appropriate.

3.11.9.d. Maximum Impervious Surface - 60% 3.11.9.e. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.11.10. Renewable Energy Standards 3.11.10.a. Resource Capture - Permitted devices include solar panels, water capture/retention, and compact wind turbines.

Street lights should include energy capture devices.

3.11.10.b. Multi-modal Facilities - Bicycle parking at public and commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type.

3.11.11. Environmental Performance 3.11.11.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.11.11.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.11.11.c. Tree Removal and Replacement - Clearing of native

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vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.11.11.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map. 3.11.11.e. Noise Pollution - Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels . Noise pollution should not exceed levels above 60 decibels at 100 feet beyond the source of pollution.

3.11.11.f. Air Pollution - All point-sources must meet Environmental Protection Agency standards for residential areas.

3.11.11.g. Light Pollution - In a moderate ambient lighting zone. The design is for safety, security and convenience. Lighting is not intended to be uniform and continuous. Dark Sky luminaires should be used for all street lighting.

3.11.11.g.i. Base allowed lumens per square foot of hardscape is 2.5

3.12. CD: Corridor District 3.12.1. Description and Purpose 3.12.1.a. Corridor Districts are intended to recognize and regulate existing commercial development along thoroughfares and highways where the prevailing development consists of separate commercial buildings and large areas of surface parking.. Regulations for this district are intended to mitigate environmental issues caused by stormwater runoff/impervious surfaces and to improve the pedestrian environment along the corridors. Given the close proximity to highways and thoroughfares Corridor Districts are viewed as promising areas for future development and incorporation of transit systems. If a new permanent transit station is established within a CD district, the zoning district should be changed to CN. The Transit Overlay District will also apply. Existing Residential development within CD districts should be remapped in order to be included in one of the mixed-use districts that permit residences.

3.12.1.b. New corridor districts are not permitted to be mapped in undeveloped or partially developed areas.

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3.12.2. Permitted Uses: 3.12.2.a. Retail stores 3.12.2.b. Offices 3.12.2.c. Auto sales, service and repair 3.12.2.d. Equipment sales, service and repair 3.12.2.e. Hotels and motels 3.12.2.f. Warehouses, including individual storage units 3.12.3. Density 3.12.3.a. Residential densities are restricted by building height 3.12.4. Lots 3.12.4.a. Minimum Lot Area -2,000 square feet 3.12.4.b. Minimum Street Frontage - 100 feet 3.12.4.c. Setbacks 3.12.4.c.i. Front - 35 feet 3.12.4.c.ii. Rear - 15 feet 3.12.4.c.iii. Side - 25 feet 3.12.4.d. Green Area Ratio - Minimum of 15% 3.12.5. Buildings 3.12.5.a. Ground Story Height - All new construction and

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significant renovations must have ground story height of 15’ – 25’. Construction/ buildings completed prior to new zoning code are exempted.

3.12.5.b. Upper Story Height - 9-14 feet 3.12.5.c. Porches, Balconies and Stoops - Minimum 5 foot depth and 8 foot width.

3.12.5.d. Ground Floor Level - Determined by site conditions 3.12.5.e. Maximum Blank Walls Permitted - 15 feet 3.12.5.f. Ground Story Transparency - 60-90% or 2-10 feet above the finished floor.

3.12.5.g. Upper Story Transparency - 30-70% or 3-9 feet above the finished floor.

3.12.5.h. Minimum Building Height - N/A 3.12.5.i. Maximum Building Height - 45 feet 3.12.6. Blocks 3.12.6.a. Maximum Block Length - 530 feet 3.12.6.b. Maximum Block Length Perimeter - 1,400 feet 3.12.6.c. Alleys - Permitted 3.12.6.d. Connectivity Index -1.4 3.12.6.e. Grid Pattern - Minimum of 95% 3.12.6.f. Required Build to Line (RBL) - For new development, the RBL is 35’ feet. For infill development in existing zones, the RBL will not exceed 10 feet from median setback line of block.

3.12.6.g. RBL Build-out - Minimum of 75% 3.12.6.h. Consistent Building Envelope Standards - Building standards are dictated by neighborhood and street type.

3.12.7. Streets 3.12.7.a. Parking - Permitted parking types include on-street, structured, underground and surface parking. Residential units may access parking through rear alleys, structured facilities or off-site parking. Parking included as component of new construction or substantial renovation shall incorporate permeable paving materials.

3.12.7.b. Cul-de-Sacs - Not permitted

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3.12.7.c. Building Height to Width Ratio - Defined by street type 3.12.8. Public Space Standards 3.12.8.a. Open Space Requirement - Minimum of 15% 3.12.8.b. Public Green Area Ratio - Not required for sites less than 1 acre in size. For sites greater than 1 acre, a 5% public green area ratio is required.

3.12.9. Streetscape and Public Space 3.12.9.a. Street Trees - For new development, street trees shall be planted during development and spaced 25 to 30 feet on center. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements.

3.12.9.b. Street Lighting - For new development, street lights shall be installed on both sides of the street along the street tree alignment line at no more than 60-foot intervals measured parallel to the street.

3.12.9.c. Sidewalks - New development must include sidewalks with the width of such to be determined by the applicable street profile and section. Infill development must connect to existing sidewalk network where appropriate.

3.12.9.d. Maximum Impervious Surface - 35% 3.12.9.e. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.12.10. Renewable Energy Standards 3.12.10.a. Permitted Methods of Resource Capture - Permitted but not required devices include solar panels and water capture and retention methods (e.g. cisterns, retention ponds). Compact

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wind turbines are permitted. Street lights should include energy capture devices.

3.12.10.b. Multi-modal Facilities - Bicycle parking at public and commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type.

3.12.11. Environmental Performance 3.12.11.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.12.11.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to pre-development levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.12.11.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.12.11.d. Floodplains, Slope, and Wetland Conservation See Environmental Protection Overlay Map. 3.12.11.e. Noise Pollution - Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels . Noise pollution should not exceed levels above 60 decibels at 100 feet beyond the source of pollution.

3.12.11.f. Air Pollution - All point-sources must meet EPA standards for residential areas.

3.12.11.g. Light Pollution - In moderately high lighting zone.

The design is for safety, security and convenience. Lighting is intended to be uniform and continuous, particularly along street types of avenue and boulevard. Dark Sky luminaires should be used for all street lighting.

3.12.11.g.i. Base allowed lumens per square foot of hardscape is 5.0

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3.13. IM: Industrial and Manufacturing District 3.13.1. Description and Purpose 3.13.1.a. This district is characterized by higher traffic, noise, pollution, energy use than other development districts. Uses found in the IM district either a) fail to meet performance standards to locate in mixed use development districts or b) require greater access to infrastructure (highway, rail lines). Uses include, but not limited to warehouses, research & development facilities, factories, shipping centers, and mining.

3.13.2. Permitted Uses 3.13.2.a. Manufacturing Buildings 3.13.2.b. Warehouses 3.13.2.c. Extractive industries 3.13.2.d. Research Laboratories 3.13.2.e. Research Laboratories requiring animals 3.13.3. Lots 3.13.3.a. Minimum Lot Area - 1 acre 3.13.3.b. Minimum Street Frontage - 100 feet 3.13.3.c. Setbacks 3.13.3.c.i. Front - 50 feet 3.13.3.c.ii. Rear - 50 feet 3.13.3.c.iii. Side - 50 feet

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3.13.3.d. Green Area Ratio - Minimum of 15% 3.13.4. Buildings 3.13.4.a. Ground Story Height - N/A 3.13.4.b. Upper Story Height - N/A 3.13.4.c. Porches, Balconies and Stoops - N/A 3.13.4.d. Ground Floor Level - N/A 3.13.4.e. Maximum Blank Walls Permitted - N/A 3.13.4.f. Ground Story Transparency - 30-90% or 3-9 feet above the finished floor.

3.13.4.g. Upper Story Transparency - 30-90% or 3-9 feet above the finished floor.

3.13.4.h. Maximum Building Height - 45 feet. Mining and resource extraction facilities may be granted increased height limits based on site plan.

3.13.5. Blocks 3.13.5.a. Alleys - Not permitted 3.13.5.b. Connectivity Index - Minimum of 1.2 3.13.5.c. Grid Pattern Percentage - Minimum of 85% 3.13.5.d. Required Build-to-Line (RBL) - For new development, the RBL is 50 feet. For infill development in existing zones, the RBL will not exceed 10 feet from median setback line of block.

3.13.5.e. RBL Buildout - Minimum of 75% 3.13.6. Streets 3.13.6.a. Parking - Permitted parking types include on-street, structured, underground, and surface. Parking areas as part of new construction or substantial renovation are to incorporate permeable paving materials.

3.13.6.b. Cul-de-Sacs - Permitted where necessary. Street network must meet connectivity standards.

3.13.7. Streetscape and Public Space 3.13.7.a. Street Trees - For new development, street trees shall be planted during development and spaced 25 to 30 feet on center. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements.

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3.13.7.b. Street Lighting - Street Lighting - For new development, street lights shall be installed on both sides of the street along the street tree alignment line at no more than 60foot intervals measured parallel to the street.

3.13.7.c. Sidewalks - New development must include sidewalks with the width of such to be determined by the applicable street profile and section. Infill development must connect to existing sidewalk network where appropriate.

3.13.7.d. Maximum Impervious Surfaces - 50% 3.13.7.e. Stormwater Management - Cisterns are required onsite to handle runoff from roofs and other elevated impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

3.13.7.f. Public Green Area Ratio - Not required 3.13.8. Renewable Energy Standards 3.13.8.a. Permitted Methods of Resource Capture - Permitted but not required devices include solar panels and water capture and retention methods (e.g. cisterns, retention ponds). Compact wind turbines are permitted. Street lights should include energy capture devices.

3.13.8.b. Multi-modal Facilities - Bicycle parking at public and commercial places is required. Roads are encouraged to include bicycle lanes with requirements dictated by street profile type.

3.13.9. Environmental Performance 3.13.9.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

3.13.9.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to pre-

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development levels. Specific Requirements may be susceptible to soil protection overlay zones.

3.13.9.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

3.13.9.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map. 3.13.9.e. Noise Pollution - Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels . Noise pollution should not exceed levels above 60 decibels at 100 feet beyond the source of pollution.

3.13.9.f. Air Pollution - All point-sources must meet Environmental Protection Agency standards for residential areas.

3.13.9.g. Light Pollution - Low ambient lighting is permitted.

The design is for safety, security and convenience. Lighting is not intended to be uniform or continuous. Lighting standards are intended to accommodate low levels of nighttime activity.

Lighting levels should not interfere with the environments of natural flora and fauna. Dark Sky luminaires should be used for all street and parking lighting.

3.13.9.g.i. Base allowed lumens per square foot of hardscape is 1.25.

4. Thoroughfares

4.1. Roads 4.1.1. Roads are found in the SC, AL, AH, CC, WN, CIC and IM districts. Roads are found in both rural and urban situations and vary widely in cross-sectional dimensions.

4.1.2. Height limitations along Roads are restricted to a maximum Building Height-to-Road Width ratio (H:W) of 1:2. Minimum H:W is 1:6. Where H:W exceeds 1:4 street trees must be used to enhance streetscape enclosure.

4.1.3. Key Features of roads include: 4.1.3.a. Cartway: maximum 3 lanes 4.1.3.b. Cartway width: 9-10 feet

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4.1.3.c. Parking: is allowed. Parking lane width not to exceed 7 feet 4.1.4. New roads and significant improvements to existing roads should incorporate the following features: 4.1.4.a. Bicycle lane 4.1.4.b. Bioswale, roadside or incorporated in pedestrian zone 4.1.5. Typical road section: Road: Height to Width Ratio = 1:2

10'

5'

10'

10'

8'

10'

5'

58'

k

k

al

ac

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al

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4.2. Street 4.2.1. Streets are the most common thoroughfare type, found in the SC, AL, AH, CC, VC, WN, CN, RC, CBD, CIC and IM districts. Streets are found in both rural and urban situations and vary widely in cross-sectional dimensions.

4.2.2. Height limitations along Streets are restricted to a maximum Building Height-to-road width ratio of 1:2. Minimum H:W is 1:6.

Where H:W exceeds 1:4 street trees must be used to enhance streetscape enclosure. While the ratio is the same as along roads, Streets typically have wider cross-sections than do roads.

4.2.3. Key Features of roads include: 4.2.3.a. Cartway: maximum 4 lanes 4.2.3.b. Cartway width: 9-10 feet 4.2.3.c. Parking: is allowed. Parking lane width not to exceed 7 feet 4.2.4. New streets and significant improvements to existing streets should incorporate the following features:

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4.2.4.a. Bicycle lane 4.2.4.b. Bioswale, roadside or incorporated in pedestrian zone 4.2.4.c. Street furniture and improvements to pedestrian environment 4.2.5. Typical Street section: Street: Height to Width Ratio = 1:2

10'

8'

6'

10'

10'

10'

6'

8'

10'

8'

86'

k

k

al

ac

tb

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ew

sid

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la

ke

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an

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ca

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la

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an

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k

al

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sid

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ac

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4.3. Drive 4.3.1. Drives are found in the CC, VC, WN, CN, RC CBD, CIC and IM districts. Drives are found in both rural and urban situations and have some variation in cross-sectional dimensions.

4.3.2. Height limitations along Drives are restricted to a Building Height-to-road width ratio of 1:1. Minimum H:W is 1:3.

4.3.3. Key Features of roads include: 4.3.3.a. Cartway: maximum 4 lanes 4.3.3.b. Cartway width: 9-10 feet 4.3.3.c. Parking: is allowed. Parking lane width not to exceed 8 feet 4.3.4. New Drives and significant improvements to existing drives should incorporate the following features: 4.3.4.a. Bicycle lane 4.3.4.b. Bioswale, roadside or incorporated in pedestrian zone 4.3.4.c. Street furniture and improvements to pedestrian

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environment 4.3.4.d. Dedicated lanes for rapid transit 4.3.5. Typical Drive section: Drive: Height to Width Ratio = 1:1

5'

8'

5'

8'

10'

10'

10'

10'

8'

5'

5'

k

rk

pa

k

ac

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tb

se

et

re

st

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an

rl

ca

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rk

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sid

tb

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86'

8'

4.4. Avenue 4.4.1. Avenues are found in the VC, WN, CN, RC CBD, CIC, CD and IM districts. Avenues are found in both rural and urban situations and have some variation in cross-sectional dimensions.

4.4.2. Height limitations along Avenues are restricted to a maximum H:W of 1.5:1. Minimum H:W is 1:2.

4.4.3. Key Features of roads include: 4.4.3.a. Cartway: maximum 4 lanes plus additional lanes for dedicate rapid transit 4.4.3.b. Cartway width: 10-11 feet 4.4.3.c. Parking: is allowed. Parking lane width not to exceed 8 feet 4.4.4. New Avenues and significant improvements to existing Avenues should incorporate the following features:

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4.4.4.a. Bicycle lane 4.4.4.b. Bioswale, roadside or incorporated in pedestrian zone 4.4.4.c. Street furniture and improvements to pedestrian environment 4.4.5. Typical Avenue section: Avenue: Height to Width Ratio = 1.5:1

8’

5’

5’

10’

10’1

0’

8’

8’

8’

10’

10’

10’

5’

8’

5’

120’

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an

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p to ss

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4.5. Boulevard 4.5.1. Boulevards are found in the RC, CBD, CIC, CD and IM districts. Boulevards are found in urban situations and may have some variation in cross-sectional dimensions but the street section requires a special approval.

4.5.2. Height limitations along Boulevards are restricted to a maximum Building Height-to-road width ratio of 2:1. Minimum H:W

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is 1:2. If maximum H:W would exceed height limits in place for the zone, approval must be granted.

4.5.3. Key Features of roads include: 4.5.3.a. Cartway: maximum 4 lanes plus additional lanes for dedicate rapid transit 4.5.3.b. Cartway width: 10-12 feet 4.5.3.c. Parking: is allowed. Parking lane width not to exceed 8 feet 4.5.4. New Boulevards and significant improvements to existing Boulevards should incorporate the following features: 4.5.4.a. Bicycle lane 4.5.4.b. Bioswale, roadside or incorporated in the pedestrian zone 4.5.4.c. Street furniture and improvements to pedestrian environment 4.5.4.d. Dedicated lanes for rapid transit 4.5.5. Perimeter Streets 4.5.5.a. Perimeter streets are located at the edge of dedicated public open space or along rivers. Heights of buildings facing perimeter streets may be increased by special exception in order to take advantage of views, provided the building is not out of scale with surrounding development.

5. Overlay Districts

5.1. Environmental Protection Overlay 5.1.1. Purpose 5.1.1.a. The environmental protection overlay builds upon the Model Conservation Zoning District and Natural Resource Protection Standards designed by the Lancaster County Planning Commission. The intent of the overlay is to protect environmental systems such as sensitive habitats, forests, and watersheds and to protect the rights of the residents of the Lancaster County to clean air, pure water, and the natural, scenic, historic, and aesthetic values of the environment as set forth in Article I, Section 27 of the Pennsylvania Constitution. The performance criteria established in the environmental protection overlay were designed so as to permit municipalities of Lancaster County to accommodate their growth management needs in ways that minimize impacts to sensitive environmental areas. The standards

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delineated in the overlay district apply to all land-uses within a given zoning category, unless otherwise specified. All environmental conditions discussed below have been mapped by Lancaster County GIS Department and are available for public viewing.

5.1.2. Environmental Protection Standards 5.1.2.a. Forests/Vegetative Cover (Taken from LC Conservation Zoning District and Env Team Research) 5.1.2.b. Purpose 5.1.2.b.i. Forests and vegetated blocks are essential elements of the local green infrastructure and remaining locations of these prime woodlands should be conserved for future generations. They provide high quality habitat, scenic beauty, recharge groundwater, slow runoff, filter pollutants, and stabilize soil from erosion.

5.1.2.c. Definitions 5.1.2.c.i. Forest Block – Contiguous areas of Woodland one hundred acres or greater, regardless of location of parcel lines, boundaries, zoning districts, etc.

5.1.2.c.ii. Interior – Interior Forests are Woodlands of five acres or greater, located at least three hundred twenty-eight (328) feet in from the woodland edge or from an opening such as a field road, railway line, or right-of-way.

5.1.2.c.iii. Woodland – Land predominantly covered with trees and shrubs. Woodlands include all areas of 10,000 square feet or greater, supporting at least 100 trees per acre, so that either 1) at least 50 trees are two (2) inches or greater in DBH, or (ii) 50 trees are at least 12 feet in height.

5.1.2.c.iv. Priority Filtration Cover – Priority filtration cover includes wooded or other densely vegetated areas that lie along the flow paths of precipitation. These blocks of vegetative cover play an important role in filtering sediment and other pollutants, and should be preserved wherever possible.

5.1.2.d. Performance Criteria 5.1.2.d.i. There shall be NO land disturbance within areas classified as “interior forests;” there shall be NO land disturbance within a 100 meter perimeter of any interior forest 5.1.2.d.ii. At least 80 percent of area defined as forest block

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within a lot shall be retained, and all land disturbances should occur as close as possible to the edge of the forest 5.1.2.d.iii. No section of vegetation deemed Priority Filtration shall be disturbed, and no significant grading or land disturbance shall occur within 100 meters of these protected areas.

5.1.2.d.iv. In interior forests, at least 75 percent of trees with a DBH of 6’’ or greater must be preserved; where this is not feasible, replacement trees shall be planted according to the table below; the landowner shall be required to maintain all replacement trees for two years after the trees are planted.

SIZE OF REMOVED TREE 6 – 11.9’’ 12 – 17.9’’ 18’’ +

NUMBER OF DBH 2+ TREES TO REPLACE 1 2 3

5.1.2.d.v. In all woodlands, at least 50 percent of trees with a DBH of 6’’ or greater must be preserved; where this is not feasible, replacement trees shall be planted according to the above table; the landowner shall maintain all replacement trees for two years after the trees are planted.

5.1.3. Riparian Corridors 5.1.3.a. Purpose 5.1.3.a.i. Riparian corridor incorporates a perennial or intermittent body of water, its upper and lower banks, and the vegetation that stabilizes its slopes. They protect the waterway form erosion and sediment, provide cover and shade, maintain wildlife habitats, and filter air and water pollution. The intent of these regulations is to reduce the amount of nutrients, sediment, organic matter, pesticides, and other harmful substances that reach water courses, floodplains, adjoining wetlands, and subsurface and surface water bodies.

5.1.3.b. Definition 5.1.3.b.i. For the purposes of the environmental overlay, Riparian Corridors are defined by a buffer created by the Western Pennsylvania Conservancy for Lancaster County’s GreenScapes Green Infrastructure Plan of 2009. Riparian Corridor is intended as a measure of ideal corridor width, and is calculated from a base of 100 meters from the edge of the floodplain, with variation depending on the quality of the stream, level of impervious cover, existing vegetation, and

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topography. While there may be existing land uses within areas deemed Riparian Corridor, this overlay is intended mitigate the impacts of new construction and sizeable retrofits.

5.1.3.c. Performance Criteria 5.1.3.c.i. Property owners should preserve native vegetation and reduce impervious surface coverage as much as possible.

Clearing of native vegetation is limited to the amount needed to build the lot, allow access, and provide fire protection.

Clearance for the purpose of site preparation is not permitted.

5.1.3.c.ii. The removal of ANY vegetation with a caliper greater than 2 inches must be replaced by a native tree or shrub cover with equal or greater caliper OR where this is not feasible: 5.1.3.c.iii. Native grass cover suitable for streambank conditions. Grass from the Elmyus family, for example, is adept at stabilizing streambanks and other riparian areas.

Property owners may consult the Pennsylvania Department for the Conservation of Natural Resource for other examples of suitable grass/vegetative cover.

5.1.3.c.iv. Planting of non-native vegetation is prohibited.

5.1.3.c.v. Filing and grading of slopes over 8 percent is prohibited within the corridors unless for the purposes of trail construction, waterway access, waterway restoration and enhancement, livestock crossings, infrastructure and utilities.

5.1.3.d. Additional Constraints in Farm Zones 5.1.3.d.i. No grazing activity shall take place within 100 feet of a streambank 5.1.3.d.ii. No removal of vegetation of any kind from within the Riparian corridor. If there is no other possible alternative, landowner must replace a with a less intrusive layer of vegetative cover (grass for trees, for example) 5.1.4. Wetlands 5.1.4.a. Purpose 5.1.4.a.i. Wetlands are unique natural resources that serve multiple green infrastructure purposes, and should be conserved for their ecological functions and practical value.

They play a critical role in improving water quality, storing stormwater runoff, maintaining surface water flow, and

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providing habitat for flora and fauna.

5.1.4.b. Definition 5.1.4.b.i. For the purposes of the environmental overlay, wetlands are defined as areas inundated or saturated by surface or groundwater at a frequency and duration sufficient to support a prevalence of vegetation typically adapted for life in saturate soil conditions. Without limiting the foregoing, wetlands are identified as one of the following: 5.1.4.b.ii. Areas delineated as wetlands by the National Wetlands Inventory and/or the 1990 Lancaster County Natural Areas Inventory 5.1.4.b.iii. Areas consisting of one or more of the following hydric soil types: Baille Silt Loam (Ba), Bowmansville silt loam (Bo), Holly silt loam (Hg), Towhee silt loam (1ToA), Watchung extremely stony silt loam (WbB) 5.1.4.c. Performance Criteria 5.1.4.c.i. Wetlands shall not be altered, filled, piped, or diverted except where Federal and Commonwealth permits are obtained 5.1.4.d. A 25 foot buffer surrounding the boundary of the wetland shall be conserved of all natural vegetation 5.1.4.d.i. No land disturbance shall occur within 50 feet of a wetland boundary.

5.1.5. Floodplains (Borough of Litiz Section 215 Floodplain District, Lancaster Township Zoning Article 13, Independent Research) 5.1.5.a. Purpose 5.1.5.a.i. Floodplains are defined as those areas proximate to bodies of water that experience periodic flooding that increase to a depth and distance as defined by the size of flood event. Flooding can cause significant damage to neighboring properties and the surrounding environment. The purpose of this overlay is to protect property owners from the effects of flooding and minimize the impact that development has in increasing the intensity of flood events.

5.1.5.b. Definition 5.1.5.b.i. For the purposes of the environmental overlay, floodplains include: 5.1.5.b.ii. The 100-year floodplain as defined by the

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Federal Emergency Management Agency and mapped by the Lancaster County GIS Department.

5.1.5.b.iii. An adjacent 100-foot buffer from the existing floodplain. This definition is a preemptive measure that intends to recognize that development of land adjacent to a floodplain can alter the depth and direction of the flow.

5.1.5.c. Performance Criteria 5.1.5.c.i. Within the Floodplain Overlay 5.1.5.c.ii. Floodplain restrictions apply only to a) new construction or b) major retrofits to existing structures.

5.1.5.c.iii. All development must comply in accordance with the provisions of the Clean Streams Law of Pennsylvania, Act 394, as amended, the Rules and Regulations of the Pennsylvania Department of Environmental Protection.

5.1.5.c.iv. All structures, walls, fences, grading, filling, tilling, or other earth disturbance activities require review and approval from the Municipal Engineer or similar entity deemed appropriate by the Lancaster County Planning Commission.

5.1.5.c.v. No septic drainfields, solid waste disposal facilities, or storage of petroleum, biosolids, or other hazardous materials shall occur within the floodplain overlay.

5.1.5.c.vi. Within the Existing Floodplain 5.1.5.c.vii. No development should locate within the existing floodplain unless property owner indicates no suitable alternative; if necessary to avoid building within a floodplain, property owner may modify other form and performance criteria specified within the zoning document, subject to a review from the Municipal Engineer or entity deemed appropriate by the Planning Commission.

5.1.5.c.viii. Within the Preemptive 100-foot buffer 5.1.5.c.ix. The lowest floor in any habitable structure must be elevated at least one foot above the base flood water surface elevation of the existing floodplain 5.1.5.c.x. Structures should be set back as far as possible from the boundary between the 100-year floodplain and the preemptive buffer.

5.1.6. Steep Slopes and Erodible Soils

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5.1.6.a. Purpose 5.1.6.a.i. Improper development and agricultural practices on steep slopes and highly erodible soils can cause significant destruction of the scenic beauty of an area, decreased water quality, increased runoff and flooding, loss of sensitive habitats, erosion, slope failure, fire hazards, lack of safe access, and high cost for maintenance of public improvements.

5.1.6.b. Definition 5.1.6.b.i. For the purposes of this section restricted areas are classified as one of the following: 5.1.6.b.ii. Highly erodible soils – defined as those areas satisfying criteria base upon the United States Department of Agriculture Soil Conservation Service’s Soil Survey of Lancaster County, PA, including: 5.1.6.b.iii. Soils labeled as Class VI or Class VII by the Soil Survey of Lancaster County 5.1.6.b.iv. Soils having an Erosion Factor K of .4 or greater, as listed in Table 16 of the Soil Survey of Lancaster County, PA 5.1.6.b.v. Steep Slopes – Slopes above fifteen (15%) percent grade, and are classified as either Precautionary or Prohibitive slopes.

5.1.6.b.vi. Precautionary Steep Slopes -- natural slopes between 15 and 25 percent.

5.1.6.b.vii. Prohibitive Slopes – Slopes over 25 percent, unsuitable for agricultural and land development.

5.1.6.c. Performance Criteria 5.1.6.c.i. Any disturbance of Steep slopes shall be completed within one construction season, and disturbed areas shall not be left bare or exposed during winter and spring. Permanent vegetative cover shall be planted within 3 days after completion of grading 5.1.6.c.ii. Grading on steep slopes shall NOT result in earth cuts or fills whose highest vertical dimensions exceed 10 feet, except where no reasonable alternative exist for construction of roads, drainage structures, and other improvements, in which case they shall not exceed 20 feet. Finished slopes of all cuts and fills shall not exceed three to one (3:1) unless the applicant can demonstrate to Municipal Engineer that steep slopes can

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be stabilized.

5.1.6.c.iii. Any fill placed on the lot shall be properly stabilized and, when found necessary, supported by retaining walls or other appropriate structures as approved by the Municipal Engineer.

5.1.6.c.iv. Any cuts shall be supported by retaining walls or other appropriate retaining structures, when, depending upon the nature of the soil characteristics, such structures are approved by the Municipal Engineer in order to prevent erosion. If retaining wall does not exceed three feet, the engineer approval is not required 5.1.6.c.v. The alignment of roads and driveways shall follow the natural topography, minimize regrading and comply with maximum grades as deemed appropriate by the Municipal Engineer 5.1.6.d. Soil disturbance limits 5.1.6.d.i. Class VI soils with an erosion Factor exceeding .4 and slopes of at least fifteen percent but less than 25 percent shall have a disturbance limit of 30 percent of the restricted area.

5.1.6.d.ii. Class VII soils and slopes greater than or equal to 25 shall have a disturbance limit of 10 percent of the restricted area.

5.1.7. Natural Heritage Areas 5.1.7.a. Natural Heritage Areas are extremely sensitive lands and cannot absorb significant levels of habitat-disturbing activity, like land development, without substantial impact to the plant and animal species they harbor. The intent of this environmental overlay is to safeguard against habitat degradation to preserve the plant and animal species that depend upon these habitats for survival. For the purposes of this overlay, Natural Heritage Areas will be defined in two categories: Core Habitat Areas and Supporting Landscapes.

5.1.7.b. Definition 5.1.7.b.i. Core Habitat Areas –As Defined in the 2008 Natural Heritage Inventory of Lancaster County, Pennsylvania as the actual and adjacent similar habitats of individual species of Concern, exemplary Natural Communities, and areas of exceptional natural diversity.

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5.1.7.b.ii. Supporting Landscapes – As defined in the 2008 Natural Heritage Inventory of Lancaster County, Pennsylvania as areas that contain natural resources important to maintaining vital ecological processes, or secondary habitats that support plant and animal species in Core Habitats.

5.1.7.c. Performance Criteria 5.1.7.c.i. Applicants proposing a Land Disturbance in an area designated as a Core Habitat Area shall submit receipt of a Pennsylvania Natural Diversity Inventory (PNDI) query 5.1.7.c.ii. Where not otherwise regulated more restrictively under the provision of this Ordinance, any site containing a Core Habitat Area shall not be regraded, filled, built upon, or otherwise altered or disturbed, except the following uses or activities are permitted by right: 5.1.7.c.iii. Regulated activities permitted by the Commonwealth (i.e. permitted stream or wetland crossing); Recreation trails; Selective removal of hazardous or invasive alien vegetation species; Vegetation management in accordance with n approved landscape plan or open space management plan 5.1.7.c.iv. A buffer of no less than 25 feet of the Supporting Landscape shall be provided around the entire perimeter of a Core Habitat Area, within which no Land Disturbance shall be permitted.

5.2. Transit District Overlay Plans 5.2.1. Description and Purpose 5.2.1.a. Transit District Overlay Plans (TDOPs) are specific plans that are part of the code for areas accessible to intra- and inter-county train or bus rapid transit services. TDOPs apply only for areas within the urban growth areas, and are no larger than an area contained within a half-mile radius of the bus rapid transit (BRT) station or rail station .The TDOP can permit higher densities to support of compact, mixed use development and in pedestrian-friendly environments. To help ensure that land use patterns remain consistent with compact development , the TDO will promote land uses that strengthen economic opportunities and encourage continued BRT ridership.

5.2.1.b. Design standards for this district will promote an attractive, walkable, and pedestrian friendly atmosphere through the provision of various provisions, such as but not limited to

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parking, set-back, landscaping, street width, street connectivity, and lot size/type. All development and design must meet both TOD standards as well as standards recognized in the Base District.

5.2.1.c. Overall, the transit district overlay is purposed to help promote a compact form of development in congruence with the installation of a bus rapid transit station located in its interior in an attempt to localize activities, which will help improve Lancaster County’s ambient air quality through a reduction in vehicle miles traveled and vehicle emissions.

5.2.1.d. Transit District Overlay Plans must be created for all railway train and BRT stations.

5.2.2. PARKING 5.2.2.a. (http://www.mass.gov/envir/smart_growth_toolkit/ bylaws/TOD-Bylaw.pdf) 5.2.2.b. Parking Overview 5.2.2.b.i. The parking standards below apply. For additional restrictions or leniencies, approval must be obtained from the Lancaster County Planning Commission. Shared parking is encouraged in order to retain a compact development scheme and promote the usage of transit to and from the TOD. In addition, bicycle parking facilities must be installed as well.

5.2.3. Regulatory Standards 5.2.3.a. Residential - Only one (1) spot per residential dwelling unit is to be provided.

5.2.3.b. Commercial, Retail - No more than three (3) spots per 1,000 square feet of non-residential space and not less than one (1) spot per 500 square feet may be provided.

5.2.3.c. Surface lots - If installed, surface lots must be located in the rear of establishment in order to help maintain a pedestrian aesthetic quality to the overall environment of the area covered by the TDOP. Surface parking lots with more than thirty spaces shall be divided into separate areas via landscaping at least 10 feet in width, and each landscaped area shall have at least one tree. Landscaped areas should be planted with low-maintenance, native plantings capable of withstanding applicable weather conditions.

5.2.3.d. Parking Structures - If constructed, all parking structures must include crosswalks, varied pavement material, and clear markings for pedestrian safety. Additionally, parking structures must contain retail or commercial activities at the

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ground-floor level in order to retain walkable environmental aesthetics.

5.2.3.e. Aesthetic Provisions - Specific aesthetic provisions are required in any TOD in order to ensure a pedestrian-friendly environment. The following items are strongly encouraged in TODs to help guide pedestrian travel as well as allow safe vehicular traffic: 5.2.3.e.i. Street furniture 5.2.3.e.ii. Cafe tables 5.2.3.e.iii. Trash cans 5.2.3.e.iv. Flowers, plantings 5.2.3.e.v. Benches, stools 5.2.3.e.vi. Lighting 5.2.3.e.vii. Festival banners, public art 5.2.3.e.viii. Additional street furniture allowed via provision

by Lancaster County Planning Commission.

5.2.3.f. Traffic Calming Measures 5.2.3.f.i. Bulbouts 5.2.3.f.ii. Bumpouts 5.2.3.f.iii. Variable pavement markings (i.e. cobbelstone streets, changes in pavement material, changes in pavement color) 5.2.3.f.iv. Woonerf-styled streets (i.e. limiting vehicular traffic via extremely slow speeds, such as 5 miles per hour) 5.2.3.f.v. Additional traffic calming measures allowed via provision by Lancaster County Planning Commission.

5.2.3.g. Signage 5.2.3.g.i. Pedestrian crossing indications 5.2.3.g.ii. Slow speed indicators for vehicle operators 5.2.3.g.iii. Additional appropriate signage allowed via provision by Lancaster County Planning Commission.

5.3. Historic Conservation District 5.3.1. Description and Purpose

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5.3.1.a. The Historic Conservation District Overlay is intended to provide standards and regulations to existing or future historic districts throughout the County for the purpose of protecting the distinctive historical character of these districts and to regulate the erection, reconstruction, alteration, restoration, demolition or razing of buildings within the historic districts. The model in Lancaster County is the Heritage Conservation District in Lancaster City.

5.3.1.b. Under Pennsylvania Act No. 167, dated June 13, 1961, (P.L. 282) as amended by 1963 P.L. 27, Not 24 and 1980 P.L. 74 (53 P.S. 8001 et seq.), counties, cities, boroughs, incorporated towns and townships are authorized to create historic districts within their geographic boundaries providing for the appointment of Boards of Historical Architectural Review (HARB).

5.3.1.c. Additionally, Act 247, Article III Section 301(a)(6) of the Pennsylvania Municipalities Planning Code describes the purpose of a plan for the protection of natural and historic resources and sites with which Article VI establishes the basis for zoning in historic districts.

5.3.1.d. Historic Conservation Districts are overlay districts over the base zoning districts, intended to preserve the specific cultural, architectural and/or historic significance of an existing area of a city or town. Regulations within a HC district are designed to protect the character and heritage of the area by requiring approval of significant changes to the exterior of existing buildings and reviewing new buildings that are added to the district to insure that they are appropriate to the form and style of its context. Public space within Historic Districts should facilitate walking and prioritize the pedestrian experience by maintaining ground level transparency, offering pedestrian crossings, low traffic speeds and tree lined streets.

5.3.1.e. An HC District should be administered by a Historic District Review Commission, whose actions, while advisory to the Planning Commission, should ordinarily be the final determination.

5.3.1.f. HC Districts should be mapped where the preponderance of the constructed environment has a specific historic character that meets standards for historic preservation, for example the criteria for districts included in the National Register of Historic Places.

5.3.1.g. Permitted Uses, Lots, Minimum Lot Area, Minimum

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Street Frontage, Setbacks, Building requirements, Open Space Requirements, are all determined by the underlying zoning district. However, when the Historic District Review Commission determines that elements, such as building height, are not compatible with the district, the Review Commission’s stricter standards prevail. The Review Commission can, and should, issue guidelines for exterior materials and design elements that will be compatible with the building exteriors prevailing in the HC District.

5.3.2. Streets 5.3.2.a. Street Type Allowed - Based on existing street network 5.3.2.b. Parking - All parking must meet historical and contextual standards. Permitted parking types include onstreet, structured, and underground facilities. Surface parking lots visible from the street are not permitted. Residential units may access parking through rear alleys, structured facilities, or off-site parking. At –grade parking included as component of new construction or substantial renovation shall incorporate permeable paving materials.

5.3.2.c. Cul-de-sacs - Not permitted 5.3.2.d. Building Height to Width Ratio - Defined by street type, and by HC District requirements 5.3.3. Streetscape and Public Space 5.3.3.a. Street Trees - or new development, street trees shall be planted during development and spaced 25 to 30 feet on center. Where necessary, spacing allowances may be made to accommodate curb cuts, fire hydrants and other infrastructure elements.

5.3.3.b. Street Lighting - For new development, street lights shall be installed on both sides of the street along the street tree alignment line at no more than 60-foot intervals measured parallel to the street.

5.3.3.c. Sidewalks - New development must include sidewalks with width determined by the applicable street profile or section.

Infill development must provide sidewalks that connect to the existing sidewalk network where appropriate.

5.3.3.d. Maximum Impervious Surface - 70% 5.3.3.e. Stormwater Management - Cisterns are required on-site to handle runoff from roofs and other elevated

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impervious surfaces. Cisterns are not required if structure includes green roofs purposed to minimize runoff. If walkways, driveways and parking areas are not constructed of permeable materials, a local retention facility must be included unless it is proves incompatible with the historic district. Its size should be proportionate to the area of impervious surfaces located on-site.

Localized retention facilities must be provided at a distance no greater than State determined Best Management Practices.

5.3.3.f. Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase ground water infiltration and reduce stormwater runoff.

5.3.4. Renewable Energy Standards 5.3.4.a. Resource Capture - All elements must be sensitive to historical character.

5.3.4.b. Multi-modal Facilities - Bicycle parking at public and commercial places is required. Roads are encouraged to include Bicycle lanes with requirements dictated by street profile type.

5.3.5. Environmental Performance 5.3.5.a. Grading - Grading and/or altering of existing topography is permitted within areas not restricted by Soil Protection Overlay Zone (See Environmental Control Map).

5.3.5.b. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

5.3.5.c. Tree Removal and Replacement - Clearing of native vegetation is limited to the amount needed to build the lot in order to allow access and provide fire protection. Removal of native vegetation with a caliper greater than 2 inches must be replaced. Clearance of native vegetation along riparian buffers or stream banks for purpose of site preparation is not permitted.

Site clearance plans must be approved to determine if tree replacement is necessary.

5.3.5.d. Floodplains, Slope, and Wetland Conservation - See Environmental Protection Overlay Map. 5.3.5.e. Noise Pollution - Noises associated with typical residential and commercial uses are permitted. Levels should not exceed 100 decibels. Noise pollution should not exceed levels above 60 decibels at 100 feet beyond the source of pollution.

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5.3.5.f. Air Pollution - All point-sources must meet EPA standards for residential areas.

5.3.5.g. Light Pollution - In a moderately high lighting zone.

The design is for safety, security and convenience. Lighting is to be uniform and continuous, particularly along street types avenue and boulevard. Dark Sky luminaires should be used for street lighting, unless found to be incompatible with the historic character of the district.

5.3.5.h. Base allowed lumens per square foot of hardscape is 5.0 5.3.5.i. For specific regulations and standards, please refer to the individual borough or municipality in charge of the historic district in question.

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6. Definitions

6.1. Density 6.1.1. Residential density: Specifies the number of allowable dwelling units per acre.

6.2. Blocks 6.2.1. Max Block Length: Specifies the maximum allowable length any one block can be from intersection to intersection, measured as a straight line distance along the Right of Way (ROW). If a block includes a pedestrian walkway in midblock, then block length is calculated from street corner to pedestrian walk way.

6.2.2. Max Block Length Perimeter: Is the maximum allowable perimeter of the four block faces measured along the ROW.

▪▪ Connectivity: the diagrams below illustrate calculations for street connectivity. For a given area, divide the number of line segments (links) by the number of intersections (nodes).

▪▪ Do NOT count dead-end (e.g. cul-de-sac) links or nodes.

PASS 20/15

6.2.3. Alleys: Narrow street used for service access to residences and businesses. Allowed only in specified areas.

15 23

1.3

6.2.4. Connectivity (internal/external): This refers to the number of links divided by the number of nodes in an area. The minimum allowable index is 1.2 unless topography makes this impractical.

6.2.5. Grid Pattern: Specifies the percentage of area that is required to have four way intersections.

6.2.6. Required Build-to Line (RBL): Specifies the line with which the front façade of a building is to coincide.

6.2.7. RBL Build out: Specifies the percentage of a building’s façade that meets the build-to line.

6.2.8. Consistent Building Envelope Standards: defines the relationship of building form along streets and across intersections.

PASS 19

6.2.9. Lot type mix: Specifies the mix of various lot types from the allowed lot matrix that may be present on a block.

28

1.5

6.2.10. Building type mix: Refers to the tpyes of buildings allowed on a designated lot type.

6.3. Streets 6.3.1. Parking: Defines whether parking is allowed, the number of spaces to be allowed, the format by which parking is to be provided (i.e. on-street, off-street, structured, surface-lot)

FAIL 0.8

6.3.2. Curb-Cuts: Defines the maximum allowable number of curbcuts per roadway length.

6.3.3. Cul-de-sacs: Indicates whether cul-de-sacs are permitted

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in development or not. Is intended to encourage connectivity and prevent dead end streets.

6.3.4. Street Type Allowed: Specifies which street types from the street matrix are allowed within a district 6.3.5. Building height/road width ratio: Defines the relationship of building height to street width. This acts as the principal component of public space and seeks to establish an appropriate degree of spatial enclosure.

Building Height to road width ratio = 1:1

Where height to ratios are lower, trees can be used to create the public space

6.3.6. Traffic Control: Performance standard intended to limit the impact of vehicular traffic associated with commercial uses in mixed use areas.

6.3.7. Deliveries: Performance standard intended to limit the impact of vehicular traffic associated with commercial uses in mixed use areas. Commercial uses that exceed the prescribed delivery amount will not be permitted in the district 15. Street trees are required along all new streets and when constructing streetscape improvements. However, street trees should not interfere with pedestrian movement.

In this regards,, sidewalks must be wide enough to accommodate both pedestrian movement and tree planting. Specific widths are regulated by neighborhood type.

82

6.4. Streetscape and Public Space 6.4.1. Street Trees: Specifies the degree to which street trees are required in code districts. Regulations include spacing, size, location and tree type 6.4.2. Street Lighting: Specifies the degree to which street lighting is required in code districts. Where possible lighting should consist of multiple source points. Lighting levels are to meet the State

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standards for roads and public spaces. Incorporation of LED lights and other energy saving fixtures/elements is encouraged.

Regulations include spacing, height, location and lamp type.

6.4.3. Sidewalks: Specifies requirements for sidewalks including the presence, accessibility and size.

6.4.4. Maximum Impervious surfaces: Defines the maximum amount of impervious surface allowed on a lot. Includes rooftops, drives, walks, patios and other paved surfaces.

6.4.5. Stormwater Management: Requires the handling of stormwater runoff on site or within a defined regional location.

6.4.6. Bioswale: A bioswale is a landscape element designed to remove silt and pollution from surface water while also reducing the impact of stormwater on public infrastructure systems. Bioswales may may be found, but are not limited to: roadsides, sidewalks, parking lots, residential lots, public spaces.

16. The image above illustrates the use of tree planters to control stormwater runoff.

Stormwater management is encouraged at the site level, however, a comprehensive stormwater management strategy occurring in public spaces (e.g. streetscapes, public parks and common areas) is also required.

Significant renovation of any and all streets must include measure for stormwater management.

6.4.7. Public Green Area Ratio: Defines the minimum area of a district that must be reserved for public open space.

6.5. Lots 6.5.1. Minimum Lot Area: Regulates the minimum allowable size of a lot along a defined street type. Minimum lot sizes vary within code districts by street type.

6.5.2. Maximum percentage permitted of minimum lot size per block type: Allows for variation among lot sizes along a block. Is intended to provide diversity in development patterns and eliminate monotonous single lot size neighborhoods.

6.5.3. Maximum Lot Area: Regulates the maximum allowable size of a lot along a defined street type. Maximum lot sizes vary within code districts by street type.

6.5.4. Minimum Street frontage: Defines the minimum length of a

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lot that faces the primary street.

6.5.5. Setbacks -- Front: Defines the building setback from the front lot line.

6.5.6. Setbacks -- Rear: Defines the building setback from the rear lot line.

6.5.7. Setbacks -- Side: Defines the building setback from the side lot line.

6.5.8. Green Area Ratio: Specifies the ratio of the open and permeable area of a lot to the total lot size. Included within the calculation are green roofs and elevated open areas. Is offered as an alternative to percent open space.

6.5.9. Driveways: Defines the allowable location and width of driveways.

6.6. Buildings 6.6.1. House Type Allowed: determines the allowable building type on a lot. Works with the lot matrix and street type matrix to determine type, form, height and use.

6.6.2. Ground Story Height: Regulates the required height of the ground level of buildings within the code district. Ground story height varies by street type. Is intended to accommodate or exclude commercial uses by street.

6.6.3. Upper Story Height: Regulates the required height of the upper levels of buildings within the code district. Upper story height varies by street type.

6.6.4. Porches, Balconies and Stoops: Specifies whether these elements are permitted or not. Defines the dimensional standards required locations for these features.

17. Ground story transparency is regulated to prevent long, continuous portions of blank wall which negatively impact the pedestrian experience. Encouraging transparency is aimed at promoting mixed-used development and creating more walkable environments.

6.6.5. Max blank walls permitted: defines the length of blank walls permitted on a specified street type within a code district. Is designed to prevent large expanses of blank walls in pedestrian environments.

6.6.6. Ground Story Transparency: Specifies the percentage of the ground level building facade along a street type that must be transparent.

6.6.7. Upper Story Transparency: Specifies the percentage of the upper level building facade along a street type that must be transparent.

6.6.8. Minimum Building Height: Minimum allowable building height

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defined by zone and H:W. Building height must fall within allowable street height-to-width ratios.

6.6.9. Maximum Building Height: Maximum allowable building height defined by zone designation and street type. Building height must fall within allowable street height-to-width ratios. However if maximum H:W would exceed the maximum allowable height for the zone, site plan approval must be granted.

6.6.9.a. Building height is controlled by the width of street on which the building has its primary frontage. This height is granted for the minimum of the depth of the lot or 120 feet. FOr parcels which encompass an entire block, buildings must adhere to the height limitations of the secondary street after a depth of 120 feet.

6.7. Renewable Energy Standards 6.7.1. Resource Capture: Defines standards and regulations for the use of renewable energy capture devices, including: wind turbines, photovoltaics, and geo-thermal.

6.7.2. Bike lanes and bike parking: Specifies whether facilities for bicycle parking and/or lanes is required within a district.

6.8. Environmental Performance 6.8.1. Grading: Regulates the extent to which grading can occur given specific soil criteria and location within a watershed. Soils determined to be susceptible to erosion and/or along steep slopes are protected.

18. Elements used to capture renewable energy sources should be incorporated in both the private and public domain. The image above depicts street lights at the Brooklyn Navy Yard which have small wind turbines and solar panels that are used to power the light fixture.

6.8.1.a. Runoff and Infiltration - Maximum impervious surface and stormwater management requirements are detailed in the Streetscape section above. Retention basins are required onsite to ensure the rate of runoff post development is equal to predevelopment levels. Specific Requirements may be susceptible to soil protection overlay zones.

6.8.2. Tree Removal and Replacement - Sets standards for the procedure of removing trees of a specified caliper within a code district. In the event of tree removal, replacement standards are specified.

6.8.3. Wetland Conservation: Requires the preservation of defined wetland areas 6.8.4. Floodplains: Sets standards for protection and development of floodplains as defined by FEMA.

19. Wetland and Riparian areas are critical to the preservation of habitat and water quality. Specific requirements for these and other environmental features are detailed in the environmental protection overlay

6.8.5. Slope: Defines protection standards for slopes of varying

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levels of stability based on incline and soil type.

6.8.6. Noise Pollution: Defines performance standards for noise pollution within code districts and along street type. Regulates the allowable decibels within a defined distance from the source.

6.8.7. Air Pollution: Defines performance standards for air pollution within code districts and along street type. Regulates the allowable emissions within a defined distance from the source.

6.8.8. Light Pollution: Defines performance standards for light pollution within code districts and along street type. Regulates the allowable ambient lighting within a defined distance from the source.

7. Maps

7.1. Woodlands 7.1.1. Forest Block – Contiguous areas of Woodland one hundred acres or greater, regardless of location of parcel lines, boundaries, zoning districts, etc.

7.1.2. Woodland – Land predominantly covered with trees and shrubs. Woodlands include all areas of 10,000 square feet or greater, supporting at least 100 trees per acre, so that either 1) at least 50 trees are two (2) inches or greater in DBH, or (ii) 50 trees are at least 12 feet in height.

7.1.3. Illustration of Woodland mapping:

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WOODLANDS

0

.25

Streams

.5

.75

7.2. Interior Forests

1

Woodlands miles

could be one color just the way water is flowing

streams hydrological flow woodlands

7.2.1. Interior – Interior Forests are Woodlands of five acres or greater, located at least three hundred twenty-eight (328) feet in from the woodland edge or from an opening such as a field road, railway line, or right-of-way.

7.2.2. Illustration of Interior Forest mapping:

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INTERIOR FORESTS

Streams 0

.25

.5

.75

1

Forest Blocks

miles

7.3. Priority Filtration Cover

Interior Forests streams topography forest blocks low high interior forests

7.3.1. Priority Filtration Cover – Priority filtration cover includes wooded or other densely vegetated areas that lie along the flow paths of precipitation. These blocks of vegetative cover play an important role in filtering sediment and other pollutants, and should be preserved wherever possible 7.3.2. Illustration of Priority Filtration Cover mapping:

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PRIORITY FILTRATION COVER

0

.25Streams.5

.75

1

Priority Filtration Cover miles

streams topography priority filtration cover low high

7.4. Riparian Corridors 7.4.1. For the purposes of the environmental overlay, Riparian Corridors are defined by a buffer created by the Western Pennsylvania Conservancy for Lancaster County’s GreenScapes Green Infrastructure Plan of 2009. Riparian Corridor is intended as a measure of ideal corridor width, and is calculated from a base of 100 meters from the edge of the floodplain, with variation depending on the quality of the stream, level of impervious cover, existing vegetation, and topography. While there may be existing land uses within areas deemed Riparian Corridor, this overlay is intended mitigate the impacts of new construction and sizeable retrofits.

7.4.2. Illustration of Riparian Corridor mapping:

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RIPARIAN CORRIDORS

0

.25

.5

.75

1

Streams

streams topography riparian corridors low high

Riparian Corridors

miles

7.5. Wetlands and Wetland Soil 7.5.1. For the purposes of the environmental overlay, wetlands are defined as areas inundated or saturated by surface or groundwater at a frequency and duration sufficient to support a prevalence of vegetation typically adapted for life in saturate soil conditions.

Without limiting the foregoing, wetlands are identified as one of the following: 7.5.1.a. Areas delineated as wetlands by the National Wetlands Inventory and/or the 1990 Lancaster County Natural Areas Inventory 7.5.1.b. Areas consisting of one or more of the following hydric soil types: Baille Silt Loam (Ba), Bowmansville silt loam (Bo), Holly silt loam (Hg), Towhee silt loam (1ToA), Watchung extremely stony silt loam (WbB) 7.5.2. Illustration of Wetland Area mapping:

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WETLANDS AND WETLAND SOILS

0

.25

.5

.75

Streams

1

miles Wetland Areas

streams topography wetland areas low high

7.6. Floodplains 7.6.1. Floodplains are defined as those areas proximate to bodies of water that experience periodic flooding that increase to a depth and distance as defined by the size of flood event.

Flooding can cause significant damage to neighboring properties and the surrounding environment. The purpose of this overlay is to protect property owners from the effects of flooding and minimize the impact that development has in increasing the intensity of flood events. For the purposes of the environmental overlay, floodplains include: 7.6.1.a. The 100-year floodplain as defined by the Federal Emergency Management Agency and mapped by the Lancaster County GIS Department.

7.6.2. An adjacent buffer from the existing floodplain. This definition is a preemptive measure that intends to recognize that

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FLOODPLAINS

0

.25

.5

.75

1

development of land adjacent to a floodplain can alter the depth and direction of the flow.

7.6.3. Illustration of Floodplain mapping:

Streams

Floodplain

miles

streams topography Floodplain Buffer floodplain low floodplainhigh buffer

7.7. Steep Slopes and Erodible Soils 7.7.1. Improper development and agricultural practices on steep slopes and highly erodible soils can cause significant destruction of the scenic beauty of an area, decreased water quality, increased runoff and flooding, loss of sensitive habitats, erosion, slope failure, fire hazards, lack of safe access, and high cost for maintenance of public improvements. For the purposes of this section restricted areas are classified as one of the following: 7.7.1.a. Highly erodible soils – defined as those areas satisfying criteria base upon the United States Department of Agriculture Soil Conservation Service’s Soil Survey of Lancaster County, PA, including:

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SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

7.7.1.a.i. Soils labeled as Class VI or Class VII by the Soil Survey of Lancaster County 7.7.1.a.ii. Soils having an Erosion Factor K of .4 or greater, as listed in Table 16 of the Soil Survey of Lancaster County, PA 7.7.1.b. Steep Slopes – Slopes above fifteen (15%) percent grade, and are classified as either Precautionary or Prohibitive slopes.

7.7.1.b.i. Precautionary Steep Slopes -- natural slopes between 15 and 25 percent.

STEEP SLOPES

7.7.1.b.ii. Prohibitive Slopes – Slopes over 25 percent, unsuitable for agricultural and land development

7.7.2. Illustration of Steep Slope mapping:

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Prohibitive Slopes

UNIVERSITY OF PENNSYLVANIA | CPLN 702 | URBAN DESIGN STUDIO | SPRING 2012

streams topography precautionary slopes low prohibitivehigh slopes

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ERODIBLE SOILS

7.7.3. Illustration of Erodible Soil mapping:

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Erodible Soils

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streams topography erodible soils low high

7.8. Natural Heritage Areas 7.8.1. Natural Heritage Areas are extremely sensitive lands and cannot absorb significant levels of habitat-disturbing activity, like land development, without substantial impact to the plant and animal species they harbor. The intent of this environmental overlay is to safeguard against habitat degradation to preserve the plant and animal species that depend upon these habitats for survival. For the purposes of this overlay, Natural Heritage Areas will be defined in two categories: Core Habitat Areas and Supporting Landscapes.

7.8.1.a. Core Habitat Areas –As Defined in the 2008 Natural Heritage Inventory of Lancaster County, Pennsylvania as the actual and adjacent similar habitats of individual species of Concern, exemplary Natural Communities, and areas of exceptional natural diversity.

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SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA

7.8.1.b. Supporting Landscapes – As defined in the 2008 Natural Heritage Inventory of Lancaster County, Pennsylvania as areas that contain natural resources important to maintaining vital ecological processes, or secondary habitats that support plant and animal species in Core Habitats.

NATURAL HERITAGE AREAS 7.8.2. Illustration of Natural Heritage Area mapping:

Supporting Landscape Areas

streams topography core habitat areas low supportinghigh landscapes

UNIVERSITY OF PENNSYLVANIA | CPLN 702 | URBAN DESIGN STUDIO | SPRING 2012

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School of Design University of Pennsylvania Spring 2012 Urban Design Studio