Lancaster Model Code Outline

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

Professors Jonathan BarnettDana Tomlin

Studio TeamMatthew BachlerAndrea BuglioneSean EnoJeffrey KurtzShea O’NeillJohn PosticAyse UnverYu WangJesica Youngblood

May 2012

MODEL CODE OUTLINE IMPLEMENTING GROWTH MANAGEMENT

PLANS FOR LANCASTER COUNTY, PA

Contents1. 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

SPRING 2012 | URBAN DESIGN STUDIO | CPLN 702 | UNIVERSITY OF PENNSYLVANIA6

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 additiontotheinstallationofafirst-phasebusrapidtransitsystem.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, infillandredevelopment.

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

UNIVERSITY OF PENNSYLVANIA | CPLN 702 | URBAN DESIGN STUDIO | SPRING 2012 7

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


development achieves a desired character. Each zone incorporates multiple designations found within the County’s Zoning Lexicon in ordertosimplifythezoningcodeandprovidegreaterflexibilityindevelopment opportunities.

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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,andgradingofstreets,andthe management of environmental conditions such as stormwater and erosion, for the same purpose.

3.1.1.b. Thisdocumentoutlinesaunifiedcodethatisintendedto include both zoning and subdivision regulations. In addition the maps on which it is based incorporate detailed information


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. Forrequirementsandconditionsforspecificlocations,referto 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,andfloodplains.Theintentofthiszoneisthatsuch 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.

3.2.1.b. All development in SC zones requires a special permit andpreliminaryandfinalapprovalofadevelopmentplan.

3.2.1.c. Development may include active and passive recreationareassuchasbaseballfields,golfcourses,hikingtrails, scenic overlooks, and buildings, roads and parking places that are accessory to these uses. Agricultural and Silvicultural

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


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 groundwaterinfiltrationandreducestormwaterrunoff.

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.


3.2.4.b. Multi-modal Facilities - bicycle parking is required at all public and commercial locations. Roads are encouraged to includebicyclelanesasdictatedbythestreetprofileandtype.

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. RunoffandInfiltration-Maximumimpervioussurfaceand 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 pre-developmentlevels.SpecificRequirementsmaybesusceptibletosoil 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 allowaccessandprovidefireprotection.Removalofnativevegetation 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.a. The purpose of this zone is to promote the continuation and preservation of agricultural activities in areas recognized ashavingsignificantimportancetotheagriculturaleconomy,andcontaining rich soils highly suitable for agricultural purposes, but whichalsoincludeareaswhichrequiresignificantmeasurestomaintain the sustainability of the environment. This zone does not permit uses that are incompatible with farming, and sets limits for agricultural support businesses.


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

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


3.3.3.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. GroundStoryfloortofloorHeight-9-14feet

3.3.3.k. UpperStoryfloortofloorHeight-9-12feet

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 outdoorstorage,andthebuildingshallnotexceedatotaloffivethousand (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. BuildingHeighttoWidthRatio-isdefinedbythestreetprofile.Refertothestreet-sectionmatrixforappropriatedimensional standards.


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 on-site 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 groundwaterinfiltrationandreducestormwaterrunoff.


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.b. RunoffandInfiltration-Maximumimpervioussurfaceand 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-developmentlevels.SpecificRequirementsmaybesusceptibletosoil 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

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


ordertoallowaccessandprovidefireprotection.Removalofnative 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.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 levelsshouldnotinterferewiththeenvironmentsofnaturalfloraand 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.a. The purpose of the AH Zone is to promote the continuation and preservation of agricultural activities in areas recognizedashavingsignificantimportancetotheagriculturaleconomy, 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.


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.

4. Example of high-impact agricultural use.Source: Bing Maps


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 outdoorstorage,andthebuildingshallnotexceedatotaloffivethousand (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. GroundStoryfloortofloorHeight-9-14feet

3.4.4.h. UpperStoryfloortofloorHeight-9-12feet


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 alternativedesignconfiguration

3.4.5.c. BuildingHeighttoWidthRatio-Definedbythestreetprofile.Refertothestreet-sectionmatrixforappropriatedimensional standards.


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 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.

3.4.6.h. Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase groundwaterinfiltrationandreducestormwaterrunoff.


3.4.7.a. Resource Capture - Permitted devices include solar


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 bicyclelaneswithrequirementsdictatedbystreetprofiletype



3.4.8.b. RunoffandInfiltration-Retentionbasinsarerequiredonsite 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 betakentoincreasegroundwaterinfiltrationandreducestormwaterrunoff.SpecificRequirementsmaybesusceptibletosoil 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 ordertoallowaccessandprovidefireprotection.Removalofnative 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.

3.4.8.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.



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


3.5. CC: Crossroads Communities


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.

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.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:

6. Example of Crossroad CommunitySource: Bing Maps


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.

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. Groundfloorlevel-0”-5”or30”-60”abovesidewalk

3.5.6.f. Max blank walls permitted - 20’ ; may be dependent

7. Despite small front setbacks many homes have large lots, due primarily to generous rear setbacksSource: Neighborhoods of Lancaster County

8. West High Street in Maytown is an example of a walkable community with a gross 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


upon street type

3.5.6.g. Ground Story Transparency - 30% - 70% 3’-8’ above finishedfloor

3.5.6.h. Upper Story Transparency - 30% - 70% 3’-8’ above finishedfloor

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 alternativedesignconfiguration.

3.5.8.c. BuildingHeighttoWidthRation-Definedbythestreetprofile.Refertothestreet-sectionmatrixforappropriatedimensional standards.


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

10. Permitting on-street parking allows for more shallow front and side setbacks helping increase the overall density. Source: Neighborhoods of Lancaster County


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 accommodatecurbcuts,firehydrantsandotherinfrastructureelements

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.Significantimprovementstostreetscapeshouldresultin 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 bytheapplicablestreetprofileorsectionwithaminimumwidthnolessthan5feet.Infilldevelopmentmustconnectconstructedsidewalks 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 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. Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase groundwaterinfiltrationandreducestormwaterrunoff.


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


commercial places is required. Roads are encouraged to include bicyclelaneswithrequirementsdictatedbystreetprofiletype.



3.5.11.b. RunoffandInfiltration-Maximumimpervioussurfaceand 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-developmentlevels.SpecificRequirementsmaybesusceptibletosoil protection overlay zones.



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. LightPollution-DarkSkylightfixturesarerequired.Lighting standards are intended accommodate low levels of nighttime activity. Lighting levels should not interfere with the environmentsofnaturalfloraandfauna

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

3.6. VG: Village Growth Area


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


traditional village core, adjacent areas that have already developed and additional land that can absorb future growth, whilemaintainingvillagescale,characterandadefinededge.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


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.

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. Groundfloorlevel-0-5inchesor30-60inchesabovesidewalk

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 abovefinishedfloor

3.6.6.h. Upper Story Transparency - 30-70% and 3-9 feet abovefinishedfloor

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.i. Maximum block width in limited to 400 linear Ft.

3.6.7.a.ii. Maximum block perimeter is limited to 1400 linear

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


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 infilldevelopmentnomorethan5’frommediansetbacklineofblock

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 alternativedesignconfiguration.



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 curbcuts,firehydrantsandotherinfrastructureelements.

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

12. Manheim Source: Neighborhoods of Lancaster County


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.Significantimprovementstostreetscapeshouldresultin street lighting meeting standards set forth for new construction, including Dark Sky Luminaires.

3.6.9.c. Sidewalks - New development must include sidewalks, thewidthtobedeterminedbytheapplicablestreetprofile/section,withaminimumnolessthan5’.Infilldevelopmentmustconnect 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 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. Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase groundwaterinfiltrationandreducestormwaterrunoff.


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 bicyclelaneswithrequirementsdictatedbystreetprofiletype.







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 levelsshouldnotinterferewiththeenvironmentsofnaturalfloraand fauna.


13. Rain gardens are an appropriate means of minimizing site runoff. The implementation of a rain garden also allows for purification of surface level pollutantsbefore contamination of subsurface water. Source: www.esf.edu


3.7. WN: Walkable Neighborhood Zone


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 trafficovervehiculartraffic.Developmentswithinthiszonecanand 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.




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.

Source: Neighborhoods of Lancaster County


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.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


dependent upon street type

3.7.6.g. Ground Story Transparency - 30-70% or 3-9 feet abovefinishedfloor

3.7.6.h. Upper Story Transparency - 30-70% or 3-9 feet abovefinishedfloor

3.7.6.i. Maximum Building Height - 50 feet

3.7.7. Blocks


3.7.7.a.i. Maximum Block Width - 330 linear feet

3.7.7.a.ii. Maximum Block Perimeter - 1,800 linear feet

3.7.7.a.iii. Alley access is required for all residential off-street parking spaces or garages.


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 definedbylottype.Forinfilldevelopment,theRBListobenomore 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.

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

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.

15

23

20/15

1.3

▪ 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.

0.8 FAIL

1.5 19

28

PASS

PASS


3.7.8.b. Cul-de-sacs - Not permitted unless there is no feasible alternativedesignconfiguration



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 bemadetoaccommodatecurbcuts,firehydrantsandotherinfrastructure 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 lightingconsistentwithneighborhooddesignation.Significantimprovements 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 profileandsection,withaminimumnolessthan5feet.Infilldevelopment 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 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. Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase groundwaterinfiltrationandreducestormwaterrunofftobe


handled on site or within local retention facility.


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.







3.7.11.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




3.8. CN: Core Neighborhood Zone


3.8.1.a. Core Neighborhoods combine moderate housing densities with commercial uses. Commercial components of the CoreNeighborhoodmustbeabletoutilizesmallfloorplatesandmayinclude,butarenotlimitedto,retail,office,andculturaland institutional facilities. Core Neighborhoods contain tree-lined streets designed to accommodate higher levels of automobile trafficthanfoundinWalkableNeighborhoods,butshouldalsodesigned 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-de-sacs and places with limited access. Requirements for small block sizes are used to promote walkability. Core Neighborhoods shall maintainoveralldensitiessufficienttosupportpublictransit.

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.c. Apartments

3.8.4.d. Officeswithfloorareaonasinglelevelofnomorethan 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.


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 abovethefinishedfloor.

3.8.6.h. Upper Story Transparency - 30-90% or 3-9 feet abovethefinishedfloor.

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.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.v. Grid Pattern Percentage - Minimum of 95%

3.8.7.b. Required Build-to-Line (RBL) - New development will beat5feet.Infilldevelopmentinexistingzoneswillbenomorethan 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 on-street 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. BuildingHeighttoWidthRatio-Definedbystreettype



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 accommodatecurbcuts,firehydrantsandotherinfrastructureelements.

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 oflightingconsistentwithneighborhooddesignation.Significantimprovements 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 withwidthdeterminedbytheapplicablestreetprofileorsection.Infilldevelopmentmustprovidesidewalksthatconnecttotheexisting sidewalk network where appropriate.

3.8.9.d. Maximum Impervious Surfaces - 60%

3.8.9.e. Stormwater Management - 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. Where poor soils are determined to be contributing to degradation of watersheds, efforts must be taken to increase groundwaterinfiltrationandreducestormwaterrunoff.

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.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.







3.8.11.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.


3.9. RC: Regional Center District

3.9.1. Description

3.9.1.a. Regional Centers consist largely of commercial uses, includingoffices,hotels,andretailalongwithapartmentsandattached 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 handlelargeramountsofvehiculartrafficthanotherdistricts.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.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


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.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 significantrenovationsalongboulevardandavenuestreettypesmust be between 15-25 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 abovethefinishedfloor.

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


abovethefinishedfloor.

3.9.5.h. Minimum Building Height - 35 feet


3.9.6. Blocks


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.v. Grid Pattern Percentage - Minimum of 95%

3.9.6.b. Required Build-to-Line (RBL) - New development will beat5feet.Infilldevelopmentinexistingzoneswillbenomorethan 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. BuildingHeighttoRoadWidthRatio-Definedbystreet type.



3.9.8.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.




3.9.8.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.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 includebicyclelanesasdictatedbythestreetprofileandtype.



3.9.10.b. RunoffandInfiltration-Maximumimpervioussurface


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-developmentlevels.SpecificRequirementsmaybesusceptibletosoil protection overlay zones.



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.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.


3.10.2. Density

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




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.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



3.10.4.c.ii. Rear - Not required



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 significantrenovationsmusthaveagroundstoryheightof15-25feet. Construction of buildings completed prior to new zoning code are exempt.


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

3.10.5.h. Minimum Building Height - 45 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 beat5feet.Infilldevelopmentinexistingzoneswillbenomorethan 2 feet from median setback line of block.

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


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.c. BuildingHeighttoWidthRatio-Definedbystreettype.


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 curbcuts,firehydrantsandotherinfrastructureelements.

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.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.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.c. Multi-modal Accommodation - Bicycle parking at public and commercial places is required. Roads are encouraged to includebicyclelaneswithrequirementsdictatedbystreetprofiletype.








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.


3.11. CIC: Civic and Institutional Campus Zone


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.a. Religious Institutions


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. OfficeBuildings


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.c. Setbacks


3.11.4.c.ii. Rear - 10 feet



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.h. Minimum Building Height - N/A



3.11.6. Blocks


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, theRBLis0feet.Forinfilldevelopmentinexistingzones,theRBLwill 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. BuildingHeighttoWidthRatio-Definedbystreettype

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.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.


3.11.9.d. Maximum Impervious Surface - 60%



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 includebicyclelaneswithrequirementsdictatedbystreetprofiletype.




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


vegetation is limited to the amount needed to build the lot in ordertoallowaccessandprovidefireprotection.Removalofnative 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.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.


3.12. CD: Corridor District


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.



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.c. Setbacks



3.12.4.c.iii. Side - 25 feet


3.12.5. Buildings

3.12.5.a. Ground Story Height - All new construction and


significantrenovationsmusthavegroundstoryheightof15’–25’. Construction/ buildings completed prior to new zoning code are exempted.


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.h. Minimum Building Height - N/A


3.12.6. Blocks


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, theRBLis35’feet.Forinfilldevelopmentinexistingzones,theRBL 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.c. BuildingHeighttoWidthRatio-Definedbystreettype

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.c. Sidewalks - New development must include sidewalks with the width of such to be determined by the applicable street profileandsection.Infilldevelopmentmustconnecttoexistingsidewalk network where appropriate.




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


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 includebicyclelaneswithrequirementsdictatedbystreetprofiletype.



3.12.11.b. RunoffandInfiltration-Maximumimpervioussurface 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 topre-developmentlevels.SpecificRequirementsmaybesusceptible to soil protection overlay zones.





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.



3.13. IM: Industrial and Manufacturing District


3.13.1.a. Thisdistrictischaracterizedbyhighertraffic,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.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.c. Setbacks



3.13.3.c.iii. Side - 50 feet



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.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, theRBLis50feet.Forinfilldevelopmentinexistingzones,theRBL 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.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 60-foot 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 profileandsection.Infilldevelopmentmustconnecttoexistingsidewalk network where appropriate.



3.13.7.f. Public Green Area Ratio - Not required


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.




3.13.9.b. RunoffandInfiltration-Maximumimpervioussurfaceand 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-


developmentlevels.SpecificRequirementsmaybesusceptibletosoil protection overlay zones.





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 naturalfloraandfauna.DarkSkyluminairesshouldbeusedforall 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


4.1.3.c. Parking: is allowed. Parking lane width not to exceed 7 feet

4.1.4. Newroadsandsignificantimprovementstoexistingroadsshould 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

setback

setback

sidewalk

bioswale

sidewalk

car lane

58'

10' 10'10' 10' 5'5' 8'

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.





4.2.4. Newstreetsandsignificantimprovementstoexistingstreetsshould incorporate the following features:




4.2.4.c. Street furniture and improvements to pedestrian environment

4.2.5. Typical Street section:

Street: Height to Width Ratio = 1:2

setback

setback

bikelane

sidewalk

sidewalk

car lane

car lane

turn lane

10'8' 8'6'10'10'10'6'8'10'

86'

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.





4.3.4. NewDrivesandsignificantimprovementstoexistingdrivesshould incorporate the following features:



4.3.4.c. Street furniture and improvements to pedestrian


environment

4.3.4.d. Dedicated lanes for rapid transit

4.3.5. Typical Drive section:

Drive: Height to Width Ratio = 1:1

86'

10'10' 8'10'8' 10'5' 8' 5' 8' 5'5'

setback

setback

sidewalk

sidewalk

car lane

street park

street park

car lane

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.a. Cartway: maximum 4 lanes plus additional lanes for dedicate rapid transit



4.4.4. NewAvenuesandsignificantimprovementstoexistingAvenues should incorporate the following features:





4.4.5. Typical Avenue section:

Avenue: Height to Width Ratio = 1.5:1

8’8’8’10’1 0’10’5’ 8’ 10’10’ 10’5’ 5’ 5’8’

120’setback

setback

sidewalk

sidewalk

car lane

car lane

bus route

bus stop

bus stop

bus stop

bike lane

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


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


4.5.3.a. Cartway: maximum 4 lanes plus additional lanes for dedicate rapid transit



4.5.4. NewBoulevardsandsignificantimprovementstoexistingBoulevards should incorporate the following features:


4.5.4.b. Bioswale, roadside or incorporated in the pedestrian zone


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


delineated in the overlay district apply to all land-uses withinagivenzoningcategory,unlessotherwisespecified.Allenvironmental 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, rechargegroundwater,slowrunoff,filterpollutants,andstabilize 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–InteriorForestsareWoodlandsoffiveacres or greater, located at least three hundred twenty-eight (328) feet in from the woodland edge or from an opening such asafieldroad,railwayline,orright-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. PriorityFiltrationCover–Priorityfiltrationcoverincludes wooded or other densely vegetated areas that liealongtheflowpathsofprecipitation.Theseblocksofvegetativecoverplayanimportantroleinfilteringsedimentand 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 areasclassifiedas“interiorforests;”thereshallbeNOlanddisturbance within a 100 meter perimeter of any interior forest

5.1.2.d.ii. Atleast80percentofareadefinedasforestblock


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 Filtrationshallbedisturbed,andnosignificantgradingorlanddisturbance 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 NUMBER OF DBH 2+ TREES TO REPLACE

6 – 11.9’’ 112 – 17.9’’ 2

18’’ + 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 wildlifehabitats,andfilterairandwaterpollution.Theintentof these regulations is to reduce the amount of nutrients, sediment, organic matter, pesticides, and other harmful substancesthatreachwatercourses,floodplains,adjoiningwetlands, and subsurface and surface water bodies.

5.1.3.b. Definition

5.1.3.b.i. For the purposes of the environmental overlay, RiparianCorridorsaredefinedbyabuffercreatedbytheWestern 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 ofthefloodplain,withvariationdependingonthequalityofthe 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 mitigatetheimpactsofnewconstructionandsizeableretrofits.

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 tobuildthelot,allowaccess,andprovidefireprotection.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 stormwaterrunoff,maintainingsurfacewaterflow,and


providinghabitatforfloraandfauna.

5.1.4.b. Definition

5.1.4.b.i. For the purposes of the environmental overlay, wetlandsaredefinedasareasinundatedorsaturatedbysurfaceorgroundwateratafrequencyanddurationsufficientto support a prevalence of vegetation typically adapted for life in saturate soil conditions. Without limiting the foregoing, wetlandsareidentifiedasoneofthefollowing:

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.i. Wetlandsshallnotbealtered,filled,piped,ordiverted 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. Floodplainsaredefinedasthoseareasproximatetobodiesofwaterthatexperienceperiodicfloodingthatincreasetoadepthanddistanceasdefinedbythesizeoffloodevent.Floodingcancausesignificantdamagetoneighboring properties and the surrounding environment. The purpose of this overlay is to protect property owners from the effectsoffloodingandminimizetheimpactthatdevelopmenthasinincreasingtheintensityoffloodevents.

5.1.5.b. Definition

5.1.5.b.i. For the purposes of the environmental overlay, floodplainsinclude:

5.1.5.b.ii. The100-yearfloodplainasdefinedbythe


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.Thisdefinitionisapreemptivemeasurethatintends to recognize that development of land adjacent to a floodplaincanalterthedepthanddirectionoftheflow.


5.1.5.c.i. Within the Floodplain Overlay

5.1.5.c.ii. Floodplain restrictions apply only to a) new constructionorb)majorretrofitstoexistingstructures.

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. Allstructures,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. Nosepticdrainfields,solidwastedisposalfacilities, or storage of petroleum, biosolids, or other hazardousmaterialsshalloccurwithinthefloodplainoverlay.

5.1.5.c.vi. Within the Existing Floodplain

5.1.5.c.vii. No development should locate within the existingfloodplainunlesspropertyownerindicatesnosuitable alternative; if necessary to avoid building within afloodplain,propertyownermaymodifyotherformandperformancecriteriaspecifiedwithinthezoningdocument,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. Thelowestfloorinanyhabitablestructuremustbeelevatedatleastonefootabovethebasefloodwatersurfaceelevationoftheexistingfloodplain

5.1.5.c.x. Structures should be set back as far as possible fromtheboundarybetweenthe100-yearfloodplainandthepreemptive buffer.

5.1.6. Steep Slopes and Erodible Soils


5.1.6.a. Purpose

5.1.6.a.i. Improper development and agricultural practices onsteepslopesandhighlyerodiblesoilscancausesignificantdestruction of the scenic beauty of an area, decreased waterquality,increasedrunoffandflooding,lossofsensitivehabitats,erosion,slopefailure,firehazards,lackofsafeaccess, 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 classifiedasoneofthefollowing:

5.1.6.b.ii. Highlyerodiblesoils–definedasthoseareassatisfying 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. SteepSlopes–Slopesabovefifteen(15%)percentgrade,andareclassifiedaseitherPrecautionaryorProhibitive 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.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 cutsorfillswhosehighestverticaldimensionsexceed10feet,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 andfillsshallnotexceedthreetoone(3:1)unlesstheapplicantcan demonstrate to Municipal Engineer that steep slopes can


be stabilized.

5.1.6.c.iii. Anyfillplacedonthelotshallbeproperlystabilized 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 andslopesofatleastfifteenpercentbutlessthan25percentshall 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 andcannotabsorbsignificantlevelsofhabitat-disturbingactivity,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 Areaswillbedefinedintwocategories:CoreHabitatAreasandSupporting Landscapes.

5.1.7.b. Definition

5.1.7.b.i. CoreHabitatAreas–AsDefinedinthe2008Natural 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.


5.1.7.b.ii. SupportingLandscapes–Asdefinedinthe2008Natural 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.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 CoreHabitatAreashallnotberegraded,filled,builtupon,orotherwise 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.a. TransitDistrictOverlayPlans(TDOPs)arespecificplans 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


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


ground-floorlevelinordertoretainwalkableenvironmentalaesthetics.

5.2.3.e. AestheticProvisions-Specificaestheticprovisionsarerequired 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 vehiculartraffic:

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. TrafficCalmingMeasures

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-styledstreets(i.e.limitingvehiculartrafficvia extremely slow speeds, such as 5 miles per hour)

5.2.3.f.v. Additionaltrafficcalmingmeasuresallowedviaprovision 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.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 overthebasezoningdistricts,intendedtopreservethespecificcultural,architecturaland/orhistoricsignificanceofanexistingarea of a city or town. Regulations within a HC district are designed to protect the character and heritage of the area byrequiringapprovalofsignificantchangestotheexteriorofexisting 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,lowtrafficspeedsandtreelinedstreets.

5.3.1.e. An HC District should be administered by a Historic District Review Commission, whose actions, while advisory tothePlanningCommission,shouldordinarilybethefinaldetermination.

5.3.1.f. HC Districts should be mapped where the preponderanceoftheconstructedenvironmenthasaspecifichistoric 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


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 on-street, 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. BuildingHeighttoWidthRatio-Definedbystreettype, and by HC District requirements


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 accommodatecurbcuts,firehydrantsandotherinfrastructureelements.




5.3.3.e. Stormwater Management - 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 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 groundwaterinfiltrationandreducestormwaterrunoff.


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 Bicyclelaneswithrequirementsdictatedbystreetprofiletype.






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.



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. Forspecificregulationsandstandards,pleaserefertothe individual borough or municipality in charge of the historic district in question.


6. Definitions

6.1. Density

6.1.1. Residentialdensity:Specifiesthenumberofallowabledwelling units per acre.

6.2. Blocks

6.2.1. MaxBlockLength:Specifiesthemaximumallowablelengthany 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.

6.2.3. Alleys: Narrow street used for service access to residences andbusinesses.Allowedonlyinspecifiedareas.

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. GridPattern:Specifiesthepercentageofareathatisrequired to have four way intersections.

6.2.6. RequiredBuild-toLine(RBL):Specifiesthelinewithwhichthefront façade of a building is to coincide.

6.2.7. RBLBuildout:Specifiesthepercentageofabuilding’sfaçade that meets the build-to line.

6.2.8. ConsistentBuildingEnvelopeStandards:definestherelationship of building form along streets and across intersections.

6.2.9. Lottypemix:Specifiesthemixofvariouslottypesfromtheallowed lot matrix that may be present on a block.

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:Defineswhetherparkingisallowed,thenumberofspaces to be allowed, the format by which parking is to be provided (i.e. on-street, off-street, structured, surface-lot)

6.3.2. Curb-Cuts:Definesthemaximumallowablenumberofcurb-cuts per roadway length.

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

15

23

20/15

1.3

▪ 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.

1.5 19

28

0.8 FAIL

PASS

PASS


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

6.3.4. StreetTypeAllowed:Specifieswhichstreettypesfromthestreet matrix are allowed within a district

6.3.5. Buildingheight/roadwidthratio:Definestherelationshipofbuilding 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. TrafficControl:Performancestandardintendedtolimittheimpactofvehiculartrafficassociatedwithcommercialusesinmixeduse areas.

6.3.7. Deliveries: Performance standard intended to limit the impactofvehiculartrafficassociatedwithcommercialusesinmixeduse areas. Commercial uses that exceed the prescribed delivery amount will not be permitted in the district

6.4. Streetscape and Public Space

6.4.1. StreetTrees:Specifiesthedegreetowhichstreettreesarerequired in code districts. Regulations include spacing, size, location and tree type

6.4.2. StreetLighting:Specifiesthedegreetowhichstreetlightingis required in code districts. Where possible lighting should consist of multiple source points. Lighting levels are to meet the State

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 movementandtreeplanting.Specificwidthsare regulated by neighborhood type.


standards for roads and public spaces. Incorporation of LED lightsandotherenergysavingfixtures/elementsisencouraged.Regulations include spacing, height, location and lamp type.

6.4.3. Sidewalks:Specifiesrequirementsforsidewalksincludingthepresence, accessibility and size.

6.4.4. MaximumImpervioussurfaces:Definesthemaximumamountof impervious surface allowed on a lot. Includes rooftops, drives, walks, patios and other paved surfaces.

6.4.5. Stormwater Management: Requires the handling of stormwaterrunoffonsiteorwithinadefinedregionallocation.

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.

6.4.7. PublicGreenAreaRatio:Definestheminimumareaofadistrict that must be reserved for public open space.

6.5. Lots

6.5.1. Minimum Lot Area: Regulates the minimum allowable size of alotalongadefinedstreettype.Minimumlotsizesvarywithincodedistricts 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 ofalotalongadefinedstreettype.Maximumlotsizesvarywithincode districts by street type.

6.5.4. MinimumStreetfrontage:Definestheminimumlengthofa

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. Significantrenovationofanyandallstreetsmust include measure for stormwater management.


lot that faces the primary street.

6.5.5. Setbacks--Front:Definesthebuildingsetbackfromthefrontlot line.

6.5.6. Setbacks--Rear:Definesthebuildingsetbackfromtherearlot line.

6.5.7. Setbacks--Side:Definesthebuildingsetbackfromthesidelot line.

6.5.8. GreenAreaRatio:Specifiestheratiooftheopenandpermeable 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:Definestheallowablelocationandwidthofdriveways.

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,BalconiesandStoops:Specifieswhethertheseelementsarepermittedornot.Definesthedimensionalstandardsrequired locations for these features.

6.6.5. Maxblankwallspermitted:definesthelengthofblankwallspermittedonaspecifiedstreettypewithinacodedistrict.Isdesigned to prevent large expanses of blank walls in pedestrian environments.

6.6.6. GroundStoryTransparency:Specifiesthepercentageofthe ground level building facade along a street type that must be transparent.

6.6.7. UpperStoryTransparency:Specifiesthepercentageofthe upper level building facade along a street type that must be transparent.

6.6.8. Minimum Building Height: Minimum allowable building height

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.


definedbyzoneandH:W.Buildingheightmustfallwithinallowablestreet height-to-width ratios.

6.6.9. Maximum Building Height: Maximum allowable building heightdefinedbyzonedesignationandstreettype.Buildingheightmust 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. ResourceCapture:Definesstandardsandregulationsfortheuse of renewable energy capture devices, including: wind turbines, photovoltaics, and geo-thermal.

6.7.2. Bikelanesandbikeparking:Specifieswhetherfacilitiesforbicycle 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 givenspecificsoilcriteriaandlocationwithinawatershed.Soilsdetermined to be susceptible to erosion and/or along steep slopes are protected.

6.8.1.a. RunoffandInfiltration-Maximumimpervioussurfaceand 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-developmentlevels.SpecificRequirementsmaybesusceptibletosoil protection overlay zones.

6.8.2. Tree Removal and Replacement - Sets standards for the procedureofremovingtreesofaspecifiedcaliperwithinacodedistrict. In the event of tree removal, replacement standards are specified.

6.8.3. WetlandConservation:Requiresthepreservationofdefinedwetland areas

6.8.4. Floodplains: Sets standards for protection and development offloodplainsasdefinedbyFEMA.

6.8.5. Slope:Definesprotectionstandardsforslopesofvarying

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 powerthelightfixture.

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


levels of stability based on incline and soil type.

6.8.6. NoisePollution:Definesperformancestandardsfornoisepollution within code districts and along street type. Regulates the allowabledecibelswithinadefineddistancefromthesource.

6.8.7. AirPollution:Definesperformancestandardsforairpollutionwithin code districts and along street type. Regulates the allowable emissionswithinadefineddistancefromthesource.

6.8.8. LightPollution:Definesperformancestandardsforlightpollution within code districts and along street type. Regulates the

allowableambientlightingwithinadefineddistancefromthesource.

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:


WOODLANDS

hydrological flowcould be one color just the way water is

flowing

streamswoodlands.75 1.5.250

miles

Streams Woodlands

7.2. Interior Forests

7.2.1. Interior–InteriorForestsareWoodlandsoffiveacresorgreater, located at least three hundred twenty-eight (328) feet in fromthewoodlandedgeorfromanopeningsuchasafieldroad,railway line, or right-of-way.

7.2.2. Illustration of Interior Forest mapping:


INTERIOR FORESTS

topographyhighlowinterior forests

forest blocksstreams

.75 1.5.250miles

Interior ForestsStreams Forest Blocks

7.3. Priority Filtration Cover

7.3.1. PriorityFiltrationCover–Priorityfiltrationcoverincludeswoodedorotherdenselyvegetatedareasthatliealongtheflowpaths of precipitation. These blocks of vegetative cover play an importantroleinfilteringsedimentandotherpollutants,andshouldbe preserved wherever possible

7.3.2. Illustration of Priority Filtration Cover mapping:


PRIORITY FILTRATION COVER

topographyhighlow

priority filtration coverstreams

.75 1.5.250miles

Streams Priority Filtration Cover

7.4. Riparian Corridors

7.4.1. For the purposes of the environmental overlay, Riparian CorridorsaredefinedbyabuffercreatedbytheWesternPennsylvania 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 baseof100metersfromtheedgeofthefloodplain,withvariationdepending 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:


RIPARIAN CORRIDORS

topographyhighlow

riparian corridorsstreams

.75 1.5.250miles

Streams Riparian Corridors

7.5. Wetlands and Wetland Soil

7.5.1. For the purposes of the environmental overlay, wetlands are definedasareasinundatedorsaturatedbysurfaceorgroundwateratafrequencyanddurationsufficienttosupportaprevalenceofvegetation typically adapted for life in saturate soil conditions. Withoutlimitingtheforegoing,wetlandsareidentifiedasoneofthefollowing:

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:


WETLANDS AND WETLAND SOILS

topographyhighlow

wetland areasstreams

.75 1.5.250milesStreams Wetland Areas

7.6. Floodplains

7.6.1. Floodplainsaredefinedasthoseareasproximatetobodiesofwaterthatexperienceperiodicfloodingthatincreasetoadepthanddistanceasdefinedbythesizeoffloodevent.Floodingcancausesignificantdamagetoneighboringpropertiesand the surrounding environment. The purpose of this overlay is to protectpropertyownersfromtheeffectsoffloodingandminimizetheimpactthatdevelopmenthasinincreasingtheintensityoffloodevents.Forthepurposesoftheenvironmentaloverlay,floodplainsinclude:

7.6.1.a. The100-yearfloodplainasdefinedbytheFederalEmergency Management Agency and mapped by the Lancaster County GIS Department.

7.6.2. Anadjacentbufferfromtheexistingfloodplain.Thisdefinitionisapreemptivemeasurethatintendstorecognizethat


developmentoflandadjacenttoafloodplaincanalterthedepthanddirectionoftheflow.

7.6.3. Illustration of Floodplain mapping:FLOODPLAINS

topographyhighlow

floodplainfloodplain buffer

streams.75 1.5.250

miles

Streams Floodplain Floodplain Buffer

7.7. Steep Slopes and Erodible Soils

7.7.1. Improper development and agricultural practices on steep slopesandhighlyerodiblesoilscancausesignificantdestructionofthe scenic beauty of an area, decreased water quality, increased runoffandflooding,lossofsensitivehabitats,erosion,slopefailure,firehazards,lackofsafeaccess,andhighcostformaintenanceofpublic improvements. For the purposes of this section restricted areas areclassifiedasoneofthefollowing:

7.7.1.a. Highlyerodiblesoils–definedasthoseareassatisfying criteria base upon the United States Department of Agriculture Soil Conservation Service’s Soil Survey of Lancaster County, PA, including:


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. SteepSlopes–Slopesabovefifteen(15%)percentgrade,andareclassifiedaseitherPrecautionaryorProhibitiveslopes.

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

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:STEEP SLOPES

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precautionary slopesprohibitive slopes

streams.75 1.5.250

milesStreams Precautionary Slopes Prohibitive Slopes


7.7.3. Illustration of Erodible Soil mapping: ERODIBLE SOILS

topographyhighlow

erodible soilsstreams

.75 1.5.250miles

Streams Erodible Soils

7.8. Natural Heritage Areas

7.8.1. Natural Heritage Areas are extremely sensitive lands and cannotabsorbsignificantlevelsofhabitat-disturbingactivity,likeland 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 purposesofthisoverlay,NaturalHeritageAreaswillbedefinedintwo categories: Core Habitat Areas and Supporting Landscapes.

7.8.1.a. CoreHabitatAreas–AsDefinedinthe2008NaturalHeritage 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.


7.8.1.b. SupportingLandscapes–Asdefinedinthe2008Natural 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.

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

topographyhighlow

core habitat areassupporting landscapes

streams.75 1.5.250

milesStreams Core Habitat Areas Supporting Landscape Areas

School of DesignUniversity of PennsylvaniaSpring 2012 Urban Design Studio

Documents

Lancaster Model Code Outline