B. Street Trees

1. The coordinated planting of deciduous shade trees within the right-of-way of all streets is a central unifying feature of development in villages and hamlets.

2. Such trees shall be 2" to 2.5" in diameter, measured at chest height, when planted, and shall be spaced at intervals no greater than forty feet along both sides of each street, including arterial roads, but not including rear access lanes or alleys.

3 . Species shall be selected according to the following criteria:

a. cast moderate shade to dense shade in summer;

b. long-lived (over 60 years);

c. mature height of at least 50 feet;

d. be tolerant of drought, pollution and direct or reflected heat;

e. require little maintenance, by being mechanically strong (not brittle) and insect and disease-resistant.

f. be able to survive two years with no irrigation after establishment; and

g. be of native origin, provided they meet the above criteria.

Among the species that are recommended in this ordinance are sycamore or London Plane, Willow oak, sweet gum, red maple, green ash, pin oak, littleleaf linden and Village Green Zelkova. For further relevant in formation, readers are specifically referred to Street Tree Factsheets, Henry Gershold, Editor, School of Forest Resources, Pennsylvania State University, 1989.

4. Readers are referred to Section 804, Illustrated Design Guidelines.

C. Streetscape Standards

1. Shade trees shall generally be planted in planting strips (sometimes called "tree lawns") at least six feet wide, located between the pavement or curb and the continuous sidewalk or footpath system (which shall also be required). Root barriers shall be installed to prevent tree roots from lifting and cracking sidewalk pavements.

2. All village streets shall be provided with sidewalks, preferably of brick, stone or concrete paving block in commercial areas. Street lighting in villages shall utilize cast-iron posts that are decorative but not overly ornate and, in order to ensure consistency, the final decision on their style, height, color and brightness shall rest with Township officials.

3. Sidewalks shall be constructed in villages along at least one side of all streets on which on-street parking is provided, and in front of civic, institutional or community uses (however, they are not required in back lanes or alleys). They shall be constructed of brick pavers, rectangular flagstones, or concrete "paving bricks" or "flagstones." Exceptions may be made for sidewalks of poured concrete, but not for asphalt.

4. In village commercial areas and in neighborhoods where lot sizes are 15,000 sq. ft. or less, on-street parking shall be provided in parking lanes parallel to curbs (which should also be required at such building densities, to channelize runoff and to protect the paved edge from damage by parked vehicles). Parking lanes shall be encouraged to be surfaced with alternative materials, textures or colors (such as asphalt with red-colored stone chips steamrolled in just after the asphalt is laid). Such on-street parking shall be supplemented, wherever necessary, by off-street parking areas that are screened from the street by landscaping and low fences or walls (vehicle "hood-height").

5. Buildings in the Village Mixed Use/Commercial Area shall generally be located close together with minimal-side yard areas, in order to form a fairly continuous row of shop fronts.

6. Readers are referred to Section 804-B Illustrated Design Guidelines.

A. The Board may, with a positive recommendation from the Planning Commission and after a public hearing, permit by Conditional Use approval the modification of the provisions of this Article, in order to encourage a well-planned traditional town center. Applicants must demonstrate that such modifications would not substantially diminish the traditional character of the proposed development, and that they would be within the spirit of this Article. However, in terms of modifying any dimensional requirement (lot area, width, setbacks, etc.), such modification may not be greater than twenty-five percent.

B. Any conditional use to permit such a modification shall be subject to the following criteria:

1. The design and modifications shall be in harmony with the purposes and the land-use standards contained in this article;

2. The design and modifications shall generally enhance the development plan, the central core area, the streetscapes, and the neighborhoods, or at least not be any less desirable than the plan that could be created in conformance with this article;

3. The design and modifications shall not produce lots or street systems that would be impractical or detract from the appearance of the District, and shall not adversely affect emergency vehicle access or deprive adjoining noncommercial properties of adequate light and air.

4. Increased residential density or intensification of nonresidential uses shall be offset by corresponding special efforts by the applicant to improve the appearance of the development through enhanced architectural and landscaping efforts.

5. The applicant shall demonstrate that the proposed modifications will produce equal or better results, from the municipality's perspective, and represent the minimum modification necessary.

C. If the Board determines that the applicant has met his/her burden, it may grant a modification of the requirements of this article. In granting modifications, the Board may impose such conditions as will, in its judgment, secure the objectives and purposes of this article.

A. Illustrations

The illustrations referred to in this section have been borrowed (with attribution) from a number of sources to provide guidance to applicants, designers, municipal officials, and interested residents, with respect to the intended ultimate visual appearance of the Hamlets and Villages. The illustrations have been added to this ordinance as Appendix J. If a conflict occurs between the ordinance text and the information contained in the Illustrated Design Guidelines, the former shall prevail. These guidelines area adapted from a 1999 publication of the American Planning Association entitled Crossroads, Hamlet, Village, Town: Design Characteristics of Traditional Neighborhoods, Old and New, by Randall Arendt. The guidelines are organized into sub-sections as follows:

1. Context/Edge

Perimeter Open Space (scenic viewsheds, conservancy lots)

Foreground Open Space

Roadside Commercial Nodes

2. Service Area/Scale

Five minute walking radius of 1500 ft.

3. Intemal Design Features

Designing Around Existing Natural/Cultural Features

Internal Open Spaces (formal and informal, scale and frequency, and role as terminal vistas) Street Design (interconnected street pattern, streetscape cross-sections, shade trees)

Minimum Building Height and "Build-Up Lines

Maximum Front Setbacks and "Build-To Lines

Residential Lot Design Examples (with and without alleys, lot size variety

Mixture of Housing Types and Prices (singles, twins, multi-family)

Village Centers (mixed uses, central green, rear parking)