[Ord. No. 477, 5/11/2021]
The basic requirements of each zoning district shall be subject
to additional standards and regulations of this Part 5 based upon
said Township overlay districts. These additional mandatory standards
and regulations are intended to supplement, not repeal, abrogate,
impair, or replace any existing ordinances or provisions that relate
to zoning or building construction within the Township.
[Ord. No. 477, 5/11/2021]
1.
The purpose of the Airport Zoning Overlay District (AZO) is to regulate
the development and the use of a lot in the Township that is situated
in the flight path of present and projected aircraft operations at
the Pittsburgh International Airport. The AZO boundary is shown on
the Official Zoning Map.[1]
[1]
Editor's Note: A copy of the Zoning Map is included as an attachment to this chapter.
2.
All land uses and construction activities that occur within the boundary
of the AZO District shall comply with applicable FAA, PennDOT, and
Bureau of Aviation, and Allegheny County regulations.
3.
Any use within the boundaries of this AZO District which creates
the following conditions must comply with applicable FAA and PennDOT
regulations. Notice of proposed construction or alteration must be
submitted to Allegheny County, the FAA, and PennDOT, Bureau of Aviation.
Construction or alteration is subject to review and possible modification
of design in accordance with applicable FAA and PennDOT regulations.
The conditions are as follows:
A.
Electrical interference with navigational signals or radio communication
between the airport and aircraft.
B.
Difficulty for pilots to distinguish between airport lights and other
light; glare in the eyes of pilots using the airport.
C.
Impairment of visibility in the vicinity of the airport.
D.
Bird strike hazards.
E.
Otherwise, in any way, endangers or interferes with the landing,
takeoff, or maneuvering of aircraft intending to use the airport.
4.
Any of the following types of construction or alteration within the
boundaries of this AZO District must comply with applicable FAA and
PennDOT regulations. Notice of proposed construction or alteration
must be submitted to Allegheny County, the FAA, and the Pennsylvania
Department of Transportation, Bureau of Aviation. Such construction
or alteration is subject to review and possible modification of design
in accordance with applicable FAA and PennDOT regulations.
A.
Any construction or alteration of greater height than the imaginary
surface extending outward and upward from the FAA and PennDOT runway
approach regulations.
B.
Any highway, railroad, or other traverseway for mobile objects of
a height which, if adjusted upward 17 feet for an interstate highway
that is part of the National System of Military and Interstate Highways,
where over-crossings are designed for a minimum of 17 feet vertical
distance, 15 feet for any other public roadway, 10 feet for the height
of the highest mobile object that would normally traverse the road,
whichever is greater for a private road, 23 feet for a railroad and
for a waterway or any other traverseway not previously mentioned,
an amount equal to the height of the highest mobile object that would
normally traverse it, would exceed this standard.
5.
The AZO District outlines the imaginary sloping surface as defined
by the FAA and PennDOT. All landowners and/or developers located within
the AZO District shall be responsible for verifying the height and
location of the imaginary sloping surface.
A.
The following structures or uses are exempted from the provisions
of this AZO District:
(1)
Any object that would be shielded by existing structures of
a permanent and substantial character or by natural terrain or topographic
features of equal or greater height and would be located in the congested
area of city, town, or settlement where it is evident beyond all reasonable
doubt that the structure so shielded will not adversely affect safety
in air navigation.
(2)
Any communications tower or a commercial wireless antenna or
any other telecommunications antenna or device of 20 feet or less
in height except one that would increase the height of another antenna
structure.
(3)
Any air navigation facility, airport visual approach or landing
aid, aircraft arresting device, or meteorological device, of any type
approved by the FAA or PennDOT, Bureau of Aviation; any construction
or alteration for which notice is required for any other FAA regulation.
[Ord. No. 477, 5/11/2021]
1.
Purpose. The purpose of the Streetscape Enhancement Overlay (SEO)
District is to improve selected and identified areas within the Township
with streetscape enhancements to create a sense of vibrancy and a
more aesthetically pleasing atmosphere through the following initiatives:
B.
Implement the various goals outlined in the Comprehensive Plan related
to streetscape improvements.
C.
Provide a cohesive character for streetscapes.
D.
Promote pedestrian and bicycle circulation through pedestrian and
bicycle-oriented streetscape design.
E.
Enhance the streetscapes with pedestrian amenities.
F.
Enhance the character of the streetscapes with street trees and other
landscaping, lighting, hardscapes, street furniture and/or signage.
G.
Enhance off-street parking lots.
2.
Applicability.
A.
Implementation of SEO District Requirements. Improvements within
the SEO District shall comply with the design standards referenced
in Table 27-20 (SEO District Implementation Requirements) of this
chapter as follows:
[Amended by Ord. No. 513, 11/14/2023]
(1)
Any New Land Development. In the event of any new land development,
all the design standards checked in column 1 of Table 27-20 (SEO District
Implementation Requirements) shall apply to the entire lot on which
the land development occurs.
(2)
Exterior Improvements Requiring Building Permit.
(a)
In the event any improvement(s) which satisfies the below criteria
is to be constructed and/or installed on a lot, those design standards
checked in column 2 of Table 27-20 (SEO District Implementation Requirements)
shall apply to the entire lot upon which the improvement is to be
constructed and/or installed:
(b)
(i)
Renovations and/or improvements to the interior
of a building (for purposes of this subsection, "interior" shall mean
inside the exterior walls or under the roof of a building;
(ii)
Repair or maintenance of any existing building;
or
(iii)
An addition to an existing building that is less
than 200 square feet of gross floor area.
(3)
Item Being Improved. In the event the specific item checked
in column 3 of Table 27-20 (SEO District Implementation Requirements)
is to be replaced, altered, or expanded (as distinguished from repaired
or maintained) and the cost is in excess of the amounts referenced
below, as determined by the Township, the expansion or alteration
of such item shall comply with the design standards for that specific
item.
(4)
Change in Use. In the event a business is applying for a zoning
and occupancy permit and the zoning use is different from the previous
use in that space, those design standards outlined in this chapter
shall apply to the entire lot upon which the business is proposing
to occupy. These regulations shall not apply to multi-tenant buildings
when the gross floor area occupied by the changed use consists of
less than 25% of the total gross floor area in a multi-tenant building.
|
Table 27-20
SEO District Implementation Requirements
| ||||
|---|---|---|---|---|
|
(1) New Construction
|
(2) Building Permit Exceeding $200,000
|
(3) Item Being Improved
|
(4) Change in Use
| |
|
Building Location (§ 27-503.5)
|
✓
|
✓*
| ||
|
Street Trees and Other Landscaping (§ 27-503, Subsection)
|
✓
|
✓
|
✓
| |
|
Street Walls and Fencing (§ 27-503, Subsection)
|
✓
|
✓
|
✓
| |
|
Streetscape Enhancements (§ 27-503, Subsection)
|
✓
|
✓
|
✓
| |
|
Sidewalks and Crosswalks (§ 27-503, Subsection)
|
✓
|
✓
|
✓
| |
|
Lighting (§ 27-503, Subsection)
|
✓
|
✓
|
✓
| |
|
Building Design (§ 27-503, Subsection)
|
✓
|
✓
|
✓
|
✓
|
|
Off-Street Parking Areas (§ 27-904)
|
✓
|
✓**
| ||
|
Signage (§ 27-1003)
|
✓
|
✓
|
✓
| |
|
Off-Street Loading Design (§ 27-910)
|
✓
|
✓
| ||
|
NOTES:
| |
|
*
|
Only applies to the expansion of the building footprint.
|
|
**
|
Does not apply to the maintenance, re-striping, sealing or repaving
of a parking lot. Repaving includes resurfacing and any excavation
and replacement of the base or subbase of an existing parking area
necessary to resurface the same.
|
B.
Redevelopment will be given special consideration and criteria will
be determined on a case-by-case basis by the Township based on the
unique circumstances and existing conditions of each particular site.
[Amended by Ord. No. 483, 7/13/2021]
3.
Compliance. All new development and redevelopment that lies within
the SEO District shall comply with the design standards of this section.
4.
Minimum Requirements. The minimum requirements for the SEO District
are described in the following subsections.
5.
Building Location.
A.
New buildings located within the SEO District shall be located adjacent
to the sidewalk or at the build-to line. Build-to line distance shall
be 10 feet, measured from the property line or the public right-of-way,
whichever is greater. Subject to approval by the Township Engineer,
build-to-lines may be adjusted, based on site specific needs, to maintain
visibility for vehicles exiting onto collector roads and arterial
roads.
[Amended by Ord. No. 483, 7/13/2021]
B.
Buildings should be located to anchor the street corners.
7.
Building Types.
A.
New buildings shall be designed to be consistent with the existing
character of the existing commercial, residential, and/or mixed-use
building types within the SEO District.
B.
Housing options shall be diverse and provide numerous options and
housing affordability.
C.
Buildings within the district located in the Chauvet Drive, Park
Lane Drive, and Summit Park Drive area shall not have a footprint
larger than 100,000 square feet, unless the building is used for multifamily
housing, business and professional offices, or a larger shopping plaza
with multiple tenants.
D.
Buildings within the SEO District located at the Five Points Intersection
and along Steubenville Pike, West Steuben Street, and Market Place
Drive shall not have a footprint larger than 40,000 square feet, unless
the building is used for multifamily housing or a shopping plaza with
multiple tenants.
8.
Building and Sign Design.
[Amended by Ord. No. 513, 11/14/2023]
A.
Materials.
(1)
Ground-Floor Transparency.
(a)
The street-level facade of any building facing a public street
or access drive shall be transparent between the height of three feet
and eight feet above the walkway grade for at least 50% of the horizontal
length of the structure.
(b)
No more than two sides of any one building shall be subject
to the minimum transparency provisions.
(c)
All glazing shall be clear, lightly tinted, or spandrel glass.
(i)
Spandrel glass may be used to comply with the transparency
requirement. However, spandrel glass may only be utilized to achieve
the transparency requirement as long as spandrel glass and visual
glass are not both utilized on the same wall plane.
(d)
In special circumstances, alternatives to the transparency requirements
of this section may be permitted, subject to all of the below-stated
conditions:
(i)
Upon appropriate demonstration by the applicant,
a determination that strict compliance with the transparency requirements
cannot be reasonably achieved.
(ii)
Proposal by the applicant of an appropriate transparency
alternative which incorporates the use or arrangement of building
materials that simulate transparency and/or that provides enhanced
architectural amenities (which architectural amenities are determined
to be in addition to those otherwise required).
(iii)
The use of the proposed transparency alternative
shall not result in a reduction of more than 25% of the otherwise
applicable transparency requirements of this section.
B.
Exterior Facade.
(1)
Surface treatments such as recesses, projections, finish materials,
awnings, and other architectural articulation shall be required along
100% of the horizontal length of any wall.
(2)
Buildings which exhibit long, flat facades and continuous linear
strip development are prohibited in the SEO District.
(5)
Colors. The use of high-intensity, metallic, and fluorescent
colors shall be prohibited.
C.
Orientation. All buildings in the SEO District shall provide a prominent
and highly visible street-level doorway or entrance along the front
or side of the building which faces a public street.
D.
Height.
(1)
The minimum height of any new buildings shall be 30 feet and
have maximum height of 80 feet, unless otherwise specified by the
area and bulk requirements of the underlying zoning district in which
the property is located.
(a)
Where there is conflict between this standard and the standard
for a permitted use, the standard shall be used as the maximum.
(2)
No new buildings shall be more than two stories in height taller
than buildings on the adjacent lots, except where building height
is authorized for mixed-use building or by conditional use.
9.
10.
Street Trees and Other Landscaping.
A.
Street trees shall be a minimum of one-and-one-half-inch caliper
DBH.
B.
Canopy/street trees shall be provided and maintained along the entire
length of frontage of the lot.
C.
The street trees shall be deep-rooted and stress-tolerant species.
D.
Canopy/street trees shall be spaced a maximum of 50 feet on center
for large trees, 35 feet on center for medium trees, and 20 feet on
center for small trees, providing a minimum of two such trees per
lot for lots with frontages of 100 feet or less and a minimum of three
such trees per lot for lots with frontages greater than 100 feet.
Trees shall be planted within the ROW or within a band of 25 feet
parallel to the ROW line.
E.
No more than 50% of the trees planted shall be of one species.
F.
At intersections, trees shall be located not closer than 30 feet
from the intersection of the curb or within the defined clear sight
triangle.
11.
Street Walls and Fencing.
12.
Streetscape Enhancements. Streetscape enhancements shall be constructed
at all intersections with proposed and existing streets, consisting
of street walls, context-sensitive fencing, pedestrian pockets, area
lighting, and other elements as identified in the development land
development plans.
13.
Sidewalks and Crosswalks.
A.
Sidewalks and crosswalks shall be continuous within the SEO District.
B.
Sidewalks shall be at least five feet in width.
C.
Crosswalks shall be at least eight feet in width.
D.
Curb cuts shall use material consistent with the sidewalk material
and shall be no more than 24 feet in width.
E.
Crosswalks and ADA Accessibility.[3] Clearly marked crosswalks and accessible curb ramps shall
be provided at intersections where there are sidewalks or pedestrian
walkways. The Township may require crosswalks in other locations to
ensure pedestrian safety and convenience.
(1)
Crosswalks located within the public ROW shall be the standard
crosswalk design found in PennDOT Publication 111, Traffic Control
- Pavement Markings and Signing Standards, TC-8600, Sheet 6 of 13
- Type C, and shall feature PennDOT approved hot thermoplastic pavement
markings.
(2)
All other crosswalks shall be constructed of stamped or scored
reinforced concrete as found in PennDOT Publication 111, Traffic Control
- Pavement Markings and Signing Standards, TC-8600, Sheet 6 of 13
- Type E "Herringbone" (with approved nonreflective maroon color mixed
into the concrete). Crosswalks shall be striped with a six-inch-wide
painted white stripe on both sides.
[3]
Editor's Note: See 42 U.S.C. § 12101 et seq.
F.
An internal walkway system consisting of sidewalks shall be provided
within all developments, particularly within parking areas, and shall
connect to sidewalks connecting to adjacent parcels.
G.
Pedestrian lighting shall be provided to illuminate the walkway system.
[Added by Ord. No. 500, 8/23/2022]
1.
Purpose. The purpose of this TND-Mixed Use Overlay District is to
provide areas for a mix of residential commercial uses intended to
serve the area with goods and services. This district is intended
to provide convenience opportunities that cater to the surrounding
neighborhoods and community. The district is designed to mix uses
within buildings and blocks and is focused on the pedestrian experience
and accessibility. The buildings within the district are unique and
varied in their architectural design and complemented by streetscapes
and public spaces that are integral to the design and function of
the district. Furthermore, development within the district will:
A.
Provide residential and nonresidential development and redevelopment
that takes advantage of a mixed-use form of development so that demand
for a variety of uses can be realized in a cohesive neighborhood form
that encourages:
(1)
Connectivity between parcels and uses such that the development
patterns have a cohesiveness and relationship to one another, while
encouraging unique innovation in individual development design and
character;
(2)
Accessibility throughout the district to allow for the ease
of movement of goods and people between and among the individual parcels
and buildings within the district such that multimodal transportation
is a priority; and
(3)
Uniformity in character and overall layout such that the collection
of uses developed within the district create a sense of place that
is unique and welcoming, while allowing for flexibility and innovation
in design.
B.
Foster a sense of place and community by providing a setting that
encourages the natural intermingling of everyday uses and activities
within a recognizable neighborhood;
C.
Provide a procedure, in furtherance of these purposes, which can
relate to the type, design, and layout of residential and nonresidential
development to the particular site, and the particular development
demands at the time, in a manner that fosters local investment and
increasing property values; and
D.
Ensure efficiency of the land development processes by which these
purposes are realized such that the purposes herein are realized without
undue burden or delay.
2.
Applicability. The TND Overlay District creates a new development
option that is elected by choice at the discretion of the property
owner. If a development application is submitted to the Township under
the TND Overlay District regulations, such application shall clearly
state that the TND Overlay District development option is selected
for the application and an acknowledgment that all TND Overlay District
regulations shall apply to the development application.
A.
All other applicable standards and requirements as set forth in this Chapter 27, Zoning, and other applicable Township ordinances shall apply to development within the TND Overlay District. Where a conflict arises between the requirements of this section, the Zoning Ordinance, or other Township ordinances, the requirements of this TND Overlay District shall govern.
B.
The standards of the TND Overlay District contained in this section
shall apply to all properties that are within the boundaries of the
TND Overlay District as delineated on the Township Zoning Map, as
amended, which is attached hereto and incorporated herein.
4.
Application Review and Approval Process; General Requirements.
A.
All applications for development in the TND OVERLAY District shall
be considered as a planned nonresidential development (PNRD) for application
review and approval purposes. All such developments shall follow the
requirements for PNRD review and approval pursuant to the Township
Zoning Ordinance.
B.
All provisions of Part 13, Planned Nonresidential Development, shall
apply to all development applications in the TND Overlay, except that
in cases of a conflicting provisions, the conflicting provision of
this TND Overlay Ordinance shall apply.
C.
In addition to any other application materials otherwise required
by the Township, all applications for development within the TND Overlay
District shall include the following for review by the Township:
(1)
Pedestrian connectivity plan, illustrating the proposed location,
width and materials for all trails and sidewalks.
(2)
Vehicular connectivity plan, illustrating the proposed location
and right-of-way and cartway width for all streets.
(3)
Public spaces and gathering places plan, illustrating the location
and type of all open space, pedestrian pockets, plazas, and other
public spaces.
D.
Cut sheets, details, and graphics shall be provided, as necessary,
to adequately illustrate compliance with required building types and
architectural style, nonresidential building elevations, setbacks
for principal and accessory structures, garage placement and type
of garage entry, park and recreational facility, and open space designs,
and amenities provided within, and pedestrian features, including
sidewalks and trails.
5.
MIXED-USE BUILDING
PPIC
STREET WALL
STREETSCAPE
TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND)
Definitions.
A two- or three-story building that houses nonresidential
uses, such as office and retail, in combination with residential uses
in a single principal structure with the nonresidential uses on the
ground floor and nonresidential uses on the upper floors. A mixed-use
building is distinguished from live-work units due to the lack of
any internal connections between the uses.
North Fayette Township Public and Private Improvements Code,
as may be amended from time to time.
The wall of a building adjoining a sidewalk at the edge of
the street right-of-way; or architectural elements, such as walls,
piers, pillars, fences, colonnades, porches, and porticoes, in lieu
of a building wall when a building is set back from the street wall
line.
The visual elements along a street, including, but not limited
to, sidewalks, pedestrian amenities, street furniture, street trees
and landscaping, open space, and similar improvements, that combine
to form the street's character.
An area of land typically developed for a compatible mixture
of residential units for various income levels and nonresidential
commercial and workplace uses, including some structures that provide
for a mix of uses within the same building. Residences, shops, offices,
workplaces, public buildings, and parks are interwoven within the
neighborhood so that all are within relatively close proximity to
each other. Traditional neighborhood development is relatively compact
and oriented toward pedestrian activity. It has an identifiable center
and a discernible edge. The center of the neighborhood is in the form
of a public park, commons, plaza, square or prominent intersection
of two or more major streets. Generally, there are a hierarchy of
streets laid out with an interconnected network of streets and blocks
that provides multiple routes from origins to destinations and are
appropriately designed to serve the needs of pedestrians and vehicles
equally.
6.
Permitted Uses.
B.
Nonresidential Uses:
(1)
Art gallery.
(2)
Arts and crafts studio.
(3)
Auditorium.
(4)
Bank/financial institution.
(5)
Bar.
(6)
Business services.
(7)
Catering/event venue.
(8)
Day-care, adult.
(9)
Day-care, child.
(10)
Essential services.
(11)
Fitness center.
(12)
Flex space.
(13)
Food and grocery store.
(14)
No-impact home-based business.
(15)
Home occupation.
(16)
Hotel.
(17)
Library.
(18)
Live-work units.
(19)
Medical marijuana dispensary.
(20)
Medical offices (low intensity).
(21)
Medical offices (high intensity).
(22)
Office, business professional.
(23)
Parking lot, commercial.
(24)
Parking structure, commercial.
(25)
Personal services.
(26)
Pharmacy.
(27)
Recreation, indoor.
(28)
Restaurant, without drive-through.
(29)
Retail store (less than 5,000 square feet).
(30)
Retail store (5,000 to 20,000 square feet).
(31)
Shopping center.
(32)
Tasting room.
(33)
Tavern or bar.
(34)
Theater.
C.
Accessory Uses. Those uses which are typically associated with permitted
principal uses.
D.
Mixed-Use Buildings. Permitted residential and nonresidential land
uses may occupy the same building; however, no residential uses are
permitted to occupy any first floor or basement.
(1)
The gross land area associated with a mixed-use building shall
be considered nonresidential for the purpose of calculating the required
land use mix.
(2)
The following uses are permitted on the first floor of a mixed-use
building:
(a)
Art gallery.
(b)
Arts and crafts studio.
(c)
Bank/financial institution.
(d)
Bar.
(e)
Business services.
(f)
Day-care, adult.
(g)
Day-care, child.
(h)
Fitness center.
(i)
Flex space.
(j)
Library.
(k)
Medical offices (low intensity).
(l)
Medical offices (high intensity).
(m)
Office, business professional.
(n)
Personal services.
(o)
Restaurant, without drive-through.
(p)
Retail store (less than 5,000 square feet).
(q)
Tavern or bar.
(3)
The following uses are permitted on the floor(s) above the first
floor of a mixed-use building, provided each floor has either all
residential or all nonresidential uses:
7.
Minimum Acreage and General Requirements.
A.
A development within the TND Overlay must include a minimum total
of 50 acres within all proposed phases of the development.
(1)
Any development that includes 30 acres or more in gross land
area in the residential land use area of the TND Overlay District
must include at least two permitted residential use types.
B.
All planning, design, construction, and maintenance of development
with the TND Overlay District shall comply with the design requirements
of this section, which shall be considered the TND Overlay District
Manual of Written and Graphic Design Guidelines as authorized by Article
VII-A of the Municipalities Planning Code.
C.
All improvements in the TND Overlay District shall be designed and
constructed in accordance with the requirements of this section, the
Subdivision and Land Development Ordinance, the Stormwater Management
Ordinance, the Public and Private Improvements Ordinance[2] and any other applicable Township ordinance except as
provided in this section.
D.
Proposed development plans in the TND Overlay District must be high
quality development that is in strict compliance with the design requirements
of this section. The proposed development must meet or exceed these
design requirements in all aspects of the development.
8.
Building Design and Layout Requirements.
A.
Intent.
(1)
Buildings are intended to be located in general alignment with
other buildings on a block.
(2)
A variety of building footprints are intended to add diversity
to the community character.
(3)
Front building facades are intended to contribute to an attractive
streetscape.
(4)
The articulation of roofs and facades is intended to promote
an attractive neighborhood.
(5)
Two- and three-story buildings are intended to promote less
building coverage to create a more village-type scale.
(6)
A series of shopfront and vertical variations to building facades
are intended to promote a main street type of environment that de-emphasizes
the horizontality of buildings.
(7)
In contrast with a conventional "big-box" store that typically
projects a stark appearance, the careful design and articulation of
a larger footprint building, the front yard, the parking lot, and
the overall landscape, is intended to result in a more attractive
and user-friendly environment.
(8)
Facade articulation, variation in roof lines, and vertical expression
of buildings, is intended to promote consistency with the scale and
proportion of traditional streetscapes and neighborhoods.
 |
 |
|
Front building facades are intended to contribute to an attractive
streetscape by featuring masonry material and varied roof lines.
|
A series of shopfront and vertical variations to building facades
are intended to promote a main street type of environment that de-emphasizes
the horizontality of buildings.
|
B.
Residential Buildings.
(1)
Utilize a variety (two or more) of building styles or variations
within a proposed residential development.
(2)
One building style may be used for an apartment development.
(3)
Porches, porticos, and stoops oriented to the street.
(4)
A variety of roof lines, architectural features and materials
shall be provided to create diversity.
(5)
A minimum of 80% of townhouse units shall have vehicular access
(driveway and garage) only at the rear of the building. Rear vehicular
access shall be from a local street only.
(6)
Garage doors facing a street that are set back a minimum of
12 feet from the nearest edge of the sidewalk along the street. Garage
doors will be of an architectural style consistent with the residential
building.
(7)
On residential lots, fencing is permitted in the front yard
pursuant to the requirements of the Streetscape Overlay District Requirements.
All other fences must comply with the fence requirements of this chapter.
C.
Nonresidential, Multifamily and Mixed-Use Buildings.
(1)
No building should have a flat roof unless a parapet wall is
provided to create a varied roof line.
(2)
Screening of rooftop building mechanicals shall be accomplished
through the use of parapet walls such that the building mechanicals
are not visible by pedestrians from street-level.
(3)
To de-emphasize the horizontality of larger buildings, recesses
or projections to buildings shall be provided through pilasters, piers,
columns, or other like architectural treatments whenever a building
facade exceeds 20 feet. Facade recesses and projections shall be in
the range of one foot to five feet in depth.
(4)
Promote a greater sense of character and pedestrian scale, by
requiring buildings to be functionally, or through design elements,
broken into smaller storefronts through the use of windows, doors,
pilaster, piers columns, arches, porches, porticos, colonnades, and
the like.
(5)
Larger footprint buildings should be designed to avoid a stark,
"big-box" appearance. The careful design and articulation of a larger
footprint building, the front yard, the parking lot, and the overall
landscape, shall be intended to result in a more attractive and pedestrian-friendly
environment.
(7)
Building facades shall only utilize one or more of the following
materials, unless a comparable alternative is approved:
(a)
Masonry brick.
(b)
Stone.
(c)
Wood (or synthetic cement fiber alternative, e.g., Hardiplank
or other engineered wood material).
(d)
Insulated metal panel system, composite aluminum panel (i.e.,
Alucobond), curtainwall, brick panel, precast concrete (with architectural
detailing), stone or stone panel.
(e)
Solid split-face masonry units, a maximum of four inches by
16 inches in size.
(8)
Maximum building footprint shall be 15,000 square feet for nonresidential
and mixed-use buildings.
(a)
Buildings in excess of 15,000 square feet of first floor gross
area may be permitted; however, they shall be designed to avoid a
stark, "big-box" appearance. The careful design and articulation of
a larger footprint building, the front yard, the parking lot, and
the overall landscape, is intended to result a more attractive and
pedestrian-friendly environment. Such building and site design elements
of a big-box development shall include:
(9)
Buildings shall be oriented such that the front building facade
faces and is adjacent to a public street or a private street. Where
multiple buildings are proposed as part of a development plan, and
the plan is proposed to be accessed internally by private streets
and/or driveways, placement of the buildings shall be such that the
portion(s) of the development abutting public streets shall have buildings
oriented along the streets to frame the street wall.
(10)
To promote a greater sense of character and pedestrian scale,
buildings shall be functionally or through design elements broken
into smaller storefronts, through the use of windows, doors, pilaster,
piers columns, arches, porches, porticos, colonnades and the like.
(11)
Nonresidential and multifamily buildings in a development shall
have a consistent architectural design feature that allows for unique
individual building design but presents a unifying character among
the buildings. A minimum of one color, material, and/or architectural
design feature shall be consistent on all nonresidential and multifamily
buildings.
(12)
Building transparency requirements.
(a)
The street-level facade of any building facing a public street
shall be transparent between the height of three feet and eight feet
above the walkway grade for at least 50% of the horizontal length
of the structure.
(b)
All glazing shall be clear, lightly tinted, or spandrel glass.
(i)
Spandrel glass may be used to comply with the transparency
requirement; however, spandrel glass may only be utilized to achieve
the transparency requirement, as long as spandrel glass and vision
glass are not both utilized on the same wall plane.
(c)
Opaque or faux windows may not be utilized to meet the building
transparency requirements.
D.
Stormwater Facilities.
(1)
To allow for the most efficient use of land, allow for the greatest
flexibility of building layout, and accommodate usable open space
and pedestrian-oriented spaces, all stormwater collection and management
facilities shall be constructed underground in accordance with the
requirements of the PPIC (SW-1-23).
9.
Bulk and Area Regulations.
B.
Requirements.
(3)
Minimum Lot Size.
(4)
Front Yard Setback.
(a)
Residential buildings: 10 feet.
(i)
Projections including, but not limited to, stoops,
porches, arches, and similar construction are not permitted in the
front setback.
(ii)
Townhouses and multifamily buildings may construct
a street wall with its face at the two feet line and with a principal
structure maximum of 10 feet behind the street wall.
(b)
Nonresidential Buildings.
(i)
Buildings one to two stories in height: 35 feet
minimum and 85 feet maximum.
(ii)
Buildings three to four stories in height: 50
feet minimum and 85 feet maximum.
(iii)
Nonresidential buildings may be set back more
than 85 feet, but in no case more than 150 feet, provided that any
such deviation shall comply with the following criteria: the development
or use shall incorporate enhanced pedestrian spaces and amenities
within the setback area. Enhanced pedestrian spaces and amenities
consist of a combination of features such as plazas, fountains, courtyards,
arcaded pedestrian walkways, outdoor seating, widened sidewalks or
pedestrian pathways, benches, shelters, street furniture, playgrounds,
gazebos, public art, or kiosks.
(6)
Maximum building height: 55 feet.
10.
Streets and Streetscape Requirements.
A.
Intent:
(1)
The intent of the streetscape requirements is to provide convenient
pedestrian access and build attractive streetscapes that functionally
provide interconnections throughout the district and build a consistent
sense of place and community character.
(2)
Streetscapes will provide and maintain a network system of sidewalks,
crosswalks, pathways, and trails to strengthen the pedestrian-oriented
environment.
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Quality street design encourages pedestrian activity on the
street, providing opportunities for various modes of travel and enhancing
the identity of a community.
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Streetscapes will include amenities such as sidewalks, street
trees, lighting, benches, and trash receptacles to strengthen the
pedestrian-oriented environment.
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B.
Interconnect streets from the blocks of the TND Overlay District,
which serve as the backbone for development. Vehicular and pedestrian
connectivity shall be provided between buildings, land uses, and throughout
the development. [Refer to PPIC (RD-1-28) for exact construction specification.]
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C.
Sidewalks, trails and crosswalks.
(1)
Sidewalks, trails, and crosswalks shall be installed and maintained
throughout the TND Overlay District in a manner consistent with the
requirements of this section. Buildings, lots, public spaces, and
neighborhoods shall be linked through pedestrian connections.
(2)
Sidewalks along the street shall have direct connections to
buildings.
(3)
Sidewalks and crosswalks should be constructed in the PPIC (RD-6,
Typical Residential Roadway Plan View) and installed and maintained
to be safe and accessible along both sides of all streets. Sidewalks
shall connect to all buildings at the main building entrance location.
D.
Benches and Waste Receptacles.
(1)
In developments within the commercial and office areas of the
TND Overlay District, benches and waste receptacles [in accordance
with the PPIC (SD-10, Bench and SD-12, Litter Receptacle)] shall be
installed and maintained on a hardscape surface with minimal slope
in the following locations: 1) at each street corner; and 2) at pedestrian
pockets and plazas, one bench per every 300 square feet.
(2)
Waste receptacles shall be installed, anchored, and serviced
at street intersections, at pedestrian pockets and plazas, and at
300-foot intervals along streets.
(3)
A dog waste dispenser, matching the style and color of the waste
receptacle, shall be installed and serviced with each waste receptacle.
E.
Street Trees.
(1)
Street trees provide shade and screening for pedestrians, aesthetic
purposes, and add a softening component to the streetscape. When placed
and maintained in uniform alignment along a streetscape, the street
trees form an allee effect.
(2)
Street trees shall be installed and maintained along both sides
of all streets, in accordance with the requirements of the PPIC (SD-6,
Typical Residential Roadway Plane View). One street tree shall be
provided at an average interval of every 35 feet of linear frontage
along a street. Deep rooted, street-tolerant street trees species
shall be carefully selected and utilized.
(3)
Street trees shall be a minimum of two-and-one-half-inch dbh
in accordance with American Nursery Association standards and shall
be planted in accordance with accepted landscape conservation practices.
F.
Lighting.
(1)
Human-scaled light fixtures and poles shall be installed and
maintained to provide a safe, secure, and attractive streetscape along
both sides of all streets. Streetlights shall be installed and maintained
at an average interval of 100 feet along all streets.
(2)
The type, style, operation, and location of streetlights shall
be in accordance with the PPIC (SD-18 Street Lighting).
G.
Driveways and Curb Cuts for Nonresidential and Mixed-Use Buildings.
(1)
In order to reduce pedestrian and vehicular conflict, shared
driveway entrances and access drives are encouraged.
(2)
The number of driveway entrances shall be limited to two per
lot, unless a Township-approved traffic study recommends otherwise.
(3)
Vehicular access to lots shall be through arterial or collector
streets or access drives.
(4)
Driveways, access drives and curb cuts shall comply with the
Township PPIC (RD-18-19).
(5)
Alignment. Driveways, access drives and curb cuts shall have
direct alignment with driveways, access drives and curb cuts on opposing
lots.
H.
Screening of Off-Street Parking.
(1)
Provide off-street parking designed and maintained to be subordinate
to the building architecture and streetscape. Streetscape elements
shall be designed to define the streetscape and deemphasize parking
areas through screening and provide buffering between pedestrian ways
and parking.
(2)
Off-street parking areas that are adjacent to streets shall
be screened with low street walls or fencing (three feet to four feet
in height). Solid masonry walls or brick piers with decorative metal
fencings and shrubs shall comprise the screening, at a minimum.
11.
Signage. All signs in the TND District shall comply with Part 10 (Signs) of this chapter except that pole signs and changeable copy signs are prohibited.
12.
Public Spaces and Gathering Places.
A.
Intent:
(1)
Provide viable opportunities for pedestrians to experience the
public realm throughout the neighborhood.
(2)
Enhance the appearance and character of the neighborhood while
enhancing the pedestrian function.
(3)
Provide opportunities for sitting and serving as a pedestrian
stop or destination.
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Public spaces are easily accessible and centrally located to
enhance their value and positive impact on the neighborhood.
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Public gathering spaces foster a sense of community while sparking
social, economic, environmental, and cultural benefits.
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B.
Each development shall include a combination of a variety of "outdoor
room" elements to form the streetscape, including building facades,
trees and shrubs, decorative pavers, benches, civic art, waste receptacles,
human-scaled streetlights, fountains, sculptures, and the like.
C.
Each development shall provide "pedestrian pockets" as gathering
places by integrating visible opportunities for pedestrians to rest
and relax along the streetscapes, for example, small plazas as street
corners and neighborhood gateway features that integrate seating areas.
These spaces are to be viable additions to the built environment that
celebrate the public realm of the district.
D.
Each development shall provide pedestrian pockets with benches, sitting
walls, shade trees, landscaping, and lighting, which shall be installed
and maintained on a minimum of one street corner at all intersections
and at mid-block locations where 1,000 feet or more separates street
intersections.
E.
A minimum of one plaza shall be installed within a proposed mixed-use
development and shall be a minimum of 1,500 square feet with unrestricted
public access. Private outdoor dining areas adjacent to a plaza will
complement the plaza but cannot be used to reduce the required minimum
square footage.
F.
Public spaces and gathering places shall be maintained to provide
year-round attractiveness.
G.
All public spaces and gather places shall be constructed in accordance
with the PPIC (SD-1-15).
13.
Phasing.
A.
If a proposed development within the TND Overlay District provides
for development over a period of years or by phases, then the applications
for such development shall include a phasing plan to describe the
following per each phase: the timing, type of uses and buildings,
and number of proposed residential units; construction and/or public
access to public spaces and gather places; and transportation (pedestrian
and vehicular) infrastructure.
B.
Within each development, the nonresidential and residential uses
are intended to mutually support the needs of each other. It is not
the intent of these regulations to permit the development of residential
uses without the nonresidential uses being developed simultaneously.
Therefore, excepting those units in a mixed-use building, the percentage
of approved residential units, as determined by building permits issued,
shall not exceed the percentage of approved nonresidential square
footage, as determined by building permits issued, within a development
in any proposed phase.
