Township of Moon, PA
Allegheny County
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Table of Contents
Table of Contents
[Ord. 658, 4/9/2015]
The provisions of this chapter shall be subject to additional standards and regulations contained in this Part. This Part is intended to supplement, not repeal, abrogate, impair or replace any existing ordinances that relate to zoning or building construction within the Township.
[Ord. 658, 4/9/2015]
1. 
The intent of the AZO Airport Zone Overlay District (the "AZO District") is to regulate development and the use of land in the Township that is situated in the flight path of present and projected aircraft operations at Pittsburgh International Airport (PIT).
2. 
The boundaries and height limitations of the AZO District (which are multi-dimensional) are set forth on the Airport Zone Overlay District Map attached hereto and incorporated herein at Appendix 27-A and the corresponding Figure 1, Part 77, Surface Areas, attached hereto and incorporated herein at Appendix 27-A (collectively referred to in this section as the "Airport Zone Overlay District Map").
3. 
The AZO District outlines the imaginary sloping surface(s) as defined by the Federal Aviation Administration (FAA) and PennDOT regulations. All developers and landowners located within the AZO District shall be responsible for verifying the height and location of such imaginary sloping surface(s).
4. 
All land uses and construction activities that occur within the boundaries of the AZO District shall comply with all applicable height, interference, and other requirements of the FAA, PennDOT, Allegheny County, and Allegheny County Airport Authority regulations.
5. 
Any use within the boundaries of the 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 the county, FAA and PennDOT Bureau of Aviation. Such 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. 
Creates electrical interference with navigational signals or radio communication between the airport and aircraft.
B. 
Makes it difficult for pilots to distinguish between airport lights and other lights.
C. 
Results in glare in the eyes of pilots using the airport.
D. 
Impairs visibility in the vicinity of the airport.
E. 
Creates bird strike hazards.
F. 
Otherwise, in any way, endangers or interferes with the landing, take-off or maneuvering of aircraft intending to use the airport.
6. 
Any of the following types of construction or alteration within the boundaries of the AZO District must comply with applicable FAA and PennDOT regulations. Notice of proposed construction or alteration must be submitted to the county, FAA and PennDOT 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 more than 200 feet in height above the ground level at its site.
B. 
Any construction or alteration of greater height than the imaginary surface(s) extending outward and upward from the FAA and PennDOT runway approach regulations and as illustrated on the Airport Zone Overlay District Map.
C. 
Any highway, railroad, or other traverse way 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 or 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 traverse way not previously mentioned, an amount equal to the height of the highest mobile object that would normally traverse it, would exceed the height limitations of the imaginary surface(s) illustrated on the Airport Zone Overlay District Map.
7. 
The following structures or uses are exempted from the provisions of the AZO District:
A. 
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.
B. 
Any antenna structure of 20 feet or less in height except one that would increase the height of another antenna structure.
C. 
Any air navigation facility, airport visual approach or landing aid, aircraft arresting device, or meteorological device, of any type approved by the FAA or the PennDOT Bureau of Aviation, the location and height of which is fixed by its functional purpose.
D. 
Any construction or alteration for which notice is required for any other FAA regulation.
[Ord. 658, 4/9/2015]
1. 
Purpose. The purpose of this section is to facilitate the enhancement of the Carnot area of the Township. It is the intent of this section to promote the development of livable streets, which are oriented to and accessible by pedestrians. Development permitted within the CVO Carnot Village Overlay District (the "CVO District") shall have specific pedestrian and neighborhood orientation, and shall be linked together through streetscape amenities, including sidewalks, ornamental street lighting, pedestrian-scale signage, street trees, and parking areas.
2. 
District Boundaries. The boundaries of the CVO District are delineated on the University Boulevard and Carnot Village Overlay Districts Map attached hereto and incorporated herein at Appendix 27-A.
3. 
Community Development Objectives. The community development objectives for the CVO District include the following:
A. 
To facilitate the enhancement of the existing mixed use development of the area.
B. 
To maintain and promote the significance of this area as the heart of the Township, which provides neighborhood scale services to Township residents.
C. 
To facilitate safe pedestrian access through the development of streetscape amenities.
D. 
To provide for a mix of mutually supportive uses that are unified by the streetscape design.
E. 
To maintain the diverse mix of uses in the CVO District such as: high-density residential, office, retail, education and government services.
F. 
To implement a community objective from the Comprehensive Plan.
G. 
To permit uses that promote conversion or reuse of existing buildings in a manner that maintains the character and scale of existing development within the CVO District.
H. 
To recognize the historical significance of the area of the Township known as Carnot.
4. 
Uses Permitted. Uses shall be permitted within the CVO District as defined within the respective underlying zoning district in accordance with § 27-205 and Table 27-1 (Use Table) of this chapter.
5. 
Implementation of CVO District Requirements. Improvements within the CVO District shall comply with the design standards referenced in Table 27-7, "CVO District Implementation Requirements" of this chapter as follows:
A. 
New Construction. In the event a new building is to be constructed, all the design standards checked in Column 1 of Table 27-7 (CVO District Implementation Requirements) shall apply to the entire lot on which the new building is located.
B. 
Exterior Improvements Requiring Building Permit.
(1) 
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 27-7 (CVO District Implementation Requirements) shall apply to the entire lot upon which the improvement is to be constructed and/or installed:
(a) 
The improvement(s) requires a building permit pursuant to the Construction Code [Chapter 5, Part 1]; and
(b) 
The improvement(s) has an estimated construction and/or installation cost of $100,000 or more.
(2) 
The following improvements are excluded from this § 27-303, Subsection 5B:
(a) 
Renovations and/or improvements to the interior of a building (for purposes of this subsection "interior" shall mean inside the exterior walls and roof of a building);
(b) 
Repair or maintenance of any existing building; or
(c) 
An addition to an existing building that is less than 200 square feet of gross floor area.
(3) 
A landowner, tenant and/or developer shall not separate proposed improvements in order to evade the application of this § 27-303, Subsection 5B.
C. 
Item Being Improved. In the event the specific item checked in Column 3 of Table 27-7 (CVO 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 each such item shall comply with the design standards for that specific item.
(1) 
Fifteen thousand dollars for improvements to driveway/curb-cuts (see § 27-308, Subsection, 4 of this chapter) and off-street parking areas (see § 27-308, Subsection 7, of this chapter).
(2) 
Five thousand dollars for all other improvements.
D. 
Change in Use. In the event a business is applying for a zoning and occupancy permit and the use is different from the previous use in that space, those design standards checked in Column 4 of Table 27-7 (CVO District Implementation Requirements) shall apply to the entire lot upon which the business is proposing to occupy. This § 27-303, Subsection 5D, 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 27-7
CVO District Implementation Requirements
(1) New Construction
(2) Building Permit Exceeding $100,000
(3) Item Being Improved
(4) Change in Use
Building Setback, Placement, Size Height and Coverage (§ 27-303, Subsection 6A)
✓*
Minimum Landscaping Requirements (§ 27-303, Subsection 6B)
Architectural Materials and Building Orientation (§ 27-308)
✓*
Sidewalks and Walkways (§ 27-308)
Pedestrian Lighting (§ 27-308)
Streetscape Plantings (§ 27-303, Subsection 6C)
Driveways/Curb Cuts (§ 27-308, Subsection 4)
Off-Street Parking Areas (§ 27-308, Subsection 7)
✓**
Signage (§ 27-303, Subsection 6D)
Building Mechanical System (§ 27-308, Subsection 5)
Loading and Storage Areas (§ 27-308, Subsection 6)
*
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 sub-base of an existing parking area necessary to resurface the same.
6. 
District Requirements.
A. 
Building Setback, Placement, Size, Height and Coverage.
(1) 
Yard and Setback Requirements.
(a) 
Front Yard. Minimum front yard building setback: 35 feet.
(b) 
Side Yard.
1) 
Five feet when a nonresidential use abuts another nonresidential use and the adjoining property is in either the CVO District or UBO District.
2) 
Ten feet if the adjoining use is in the CVO District or UBO District and the adjoining use is not a commercial use.
3) 
The side yard setback of the underlying zoning district when the adjoining use is not in the CVO District or UBO District.
(c) 
Rear yard: 30 feet.
(2) 
Retail Store and Nonresidential Use Requirements.
(a) 
No individual retail store shall exceed 15,000 square feet of gross floor area. Pharmacies in the CVO District may be up to 10,000 square feet of gross floor area. A grocery store shall not exceed 25,000 square feet of gross floor area.
[Amended by Ord. 667, 9/6/2017]
(b) 
The aggregate retail and nonresidential uses in one building or structure shall not exceed 20,000 square feet in gross floor area.
1) 
Enhanced Pedestrian Space and Amenity Incentive. An additional 5,000 square feet in gross floor area, for a maximum of 25,000 square feet in gross floor area, is permitted, when a development or use incorporates enhanced pedestrian spaces and amenities. Enhanced pedestrian spaces and amenities consist of a combination of features such as plazas, courtyards, arcaded pedestrian walkways, outdoor seating, widened sidewalks or pedestrian pathways, benches, shelters, street furniture, public art, or kiosks.
(3) 
Maximum impervious coverage: 80% per lot.
(4) 
Maximum lot coverage: 50% per lot.
(5) 
Minimum lot width: 65 feet at the front building setback line.
(6) 
Minimum lot area: 10,000 square feet.
(7) 
Maximum building height: 40 feet. Chimneys, spires and similar projections may exceed the prescribed height limitations by not more than 25%.
(8) 
Temporary Outdoor Seating. Temporary outdoor seating is permitted to encroach upon the public sidewalk provided that a five-foot clear sidewalk passage is maintained for pedestrian passage and the temporary seating does not encroach into the clear sight triangle.
B. 
Minimum Landscaping Requirement. Ten percent of a lot shall be landscaped in accordance with the requirements of §§ 27-214 and 27-215 of this chapter.
C. 
Streetscape Plantings. Bufferyards shall be provided along the Beaver Grade Road and Carnot Road right-of-way, subject to the following restrictions:
(1) 
The bufferyard shall be no less than 10 feet wide.
(2) 
The bufferyard shall be provided along the entire frontage of the parcel, except for entranceways for vehicles.
(3) 
The bufferyard shall be comprised of an existing stand of mature trees or a new planting of an approved species of trees and otherwise comply with § 27-214, Subsection 1C(1), and Appendix 27-D of this chapter. All other areas of the bufferyard shall be maintained with grass or other Township approved ground cover.
(4) 
No structure within the CVO District shall be within the bufferyard. Sidewalks, pedestrian amenities and temporary outdoor seating may be located within a bufferyard so long as the feature does not encroach into the clear sight triangle.
(5) 
Parking shall not be permitted within the street right-of-way or the bufferyard.
(6) 
The side and rear lot lines of property within the CVO District shall comply with the bufferyard requirements contained in § 27-214 of this chapter.
D. 
Signage. Signs shall be permitted as provided for in Part 7 of this chapter, with the following additions and exceptions:
(1) 
Wall Projecting Signs. Wall projecting signs shall be permitted, provided that the lower edge of the sign is a minimum of 10 feet above grade, it does not extend more than six feet from the building wall, and does not extend higher than the first floor or 15 feet, whichever is less. The maximum sign area shall not exceed 10 square feet per sign face.
(2) 
Window Display Signs. Window display signs shall be permitted under the following conditions:
(a) 
Window display signs (which include posters, signs, symbols and other identification of, or information about, the occupant or activity and/or use of the premises) shall be permitted within the allowable total sign area applicable to the building; however, in no case shall window display signs exceed 20% of the total window area of the front of the building.
(b) 
Neon window display signs shall be permitted in cases where they are custom designed to be compatible with the architectural character and exterior color of the building.
(c) 
Window display signs shall be nonilluminated or internally illuminated, provided that internally illuminated window display signs:
1) 
Are only illuminated during business operating hours; and
2) 
Shall not exceed 10% of the total window area of the front of the building.
(d) 
Window display signs shall be limited to first floor windows only.
(3) 
Wall Signs. Wall signs, as permitted by Part 7 of this chapter, shall be located on any wall of the building facing a public street.
(4) 
Ground Signs. Ground signs, as permitted by Part 7 of this chapter, shall contain materials that are compatible with the principle structure on that property. Multiple tenants sharing a building and/or lot shall integrate their signs onto one common ground sign.
(5) 
Sandwich Board Signs. Sandwich board signs are permitted subject to the following requirements:
(a) 
The sign shall be placed immediately adjacent to the entrance to the facility, provided that the sign does not impede pedestrian traffic. A minimum five-foot clearance shall be maintained for pedestrian access.
(b) 
The sign shall not be placed within a public right-of-way.
(c) 
The sign shall be secured to the building or other fixed object with a chain or similar device and shall be constructed of such design and materials so as not to be displaced by a peak wind gust speed of 60 miles per hour.
(d) 
Placement of the sign shall be limited to the hours which the business is open to the public and the sign shall be removed daily.
(e) 
Only one sandwich board sign shall be permitted per business.
(f) 
The size of the sign and its structure shall not exceed six square feet.
(g) 
The sign shall be nonilluminated.
(6) 
Prohibited Signs. The following signs are not permitted in the CVO District:
(a) 
Plastic awnings that are illuminated or act as a sign.
(b) 
Banners (except for temporary community event signs).
(c) 
Pennants/streamers.
(d) 
Portable signs (with the exception of sandwich board signs as provided for in subparagraph (5).
(e) 
Mobile placards.
(f) 
Signs on dormers and balconies.
7. 
Deviation by Conditional Use. Deviation from the requirements of § 27-303 of this chapter shall be permitted only as a conditional use in accordance with the requirements of § 27-869 and Part 8 of this chapter.
8. 
Applicability. All other applicable standards and requirements as set forth in this chapter, the Subdivision and Land Development Ordinance [Chapter 22], and other Township ordinances shall apply to the CVO District. Where a conflict arises between the requirements of this section and other sections of this chapter, this Code, or other Township ordinances, the requirements of this section shall govern. The standards of the CVO District contained in this section shall apply to all properties that are within the boundaries of the CVO District as delineated on the University Boulevard and Carnot Village Overlay Districts Map attached hereto and incorporated herein at Appendix 27-A.
[Ord. 658, 4/9/2015]
1. 
Purpose. The purpose of the MEO Mixed-Use Educational Overlay District (the "MEO District") is to encourage the development of mixed land uses complementary to a university/college and the surrounding community, including residential and nonresidential development, along major transit corridors and in close proximity to or easily accessible from educational facilities.
2. 
District Boundaries. The boundaries of the MEO District are delineated on the Mixed-Use Educational Overlay District Map attached hereto and incorporated herein at Appendix 27-A.
3. 
Uses Permitted. The uses permitted within the MEO District are set forth in Table 27-1 (Use Table) of this chapter in accordance with § 27-205 of this chapter.
4. 
District Requirements. Unless otherwise stated in this chapter, any structure, use and/or lot within the MEO District shall comply with the requirements applicable to the underlying zoning district in which the property is located; provided, however, if the structure, use and/or lot is located in the UBO University Boulevard Overlay District then the UBO University Boulevard Overlay District requirements of §§ 27-307 and 27-308 of this chapter shall control any conflict with the requirements applicable to the underlying zoning district in which the property is located.
5. 
Nonseverability. The provisions of this section are not severable. In the event any portion of this section shall be declared invalid and unenforceable, it is the intention of the Township that the MEO District be eliminated in its entirety, with the zoning classification of the property within the MEO District reverting to the underlying zoning district.
[Ord. 658, 4/9/2015]
The TGO Trails and Greenways Overlay District, when established, will be an overlay district to provide a comprehensive network of pedestrian and bike facilities.
[Ord. 658, 4/9/2015]
The TDO Transportation District Overlay District, when established, will be an overlay district on the Township Official Map, and properties located within that overlay district will be further subject to the regulations of this chapter.
[Ord. 658, 4/9/2015]
1. 
Purpose. The purpose of this section is to encourage the development and redevelopment of a commercial corridor that links a variety of uses through streetscape amenities and design treatments which include sidewalks, street lighting, landscaping, street trees, building facades, screened and pedestrian friendly parking areas and coordinated signage.
2. 
District Boundaries. The boundaries of the UBO University Boulevard Overlay District (the "UBO District") are delineated on the University Boulevard and Carnot Village Overlay Districts Map attached hereto and incorporated herein at Appendix 27-A.
3. 
Community Development Objectives. The community development objectives for the UBO District shall be as follows:
A. 
To create a district with regional scale mixed use development serving a trade area defined in the Beers School Road Strategic Plan dated July 2002.
B. 
To establish a safe environment for pedestrians who utilize facilities along University Boulevard such as: schools, shopping centers, hotels, restaurants and public transportation.
C. 
To implement an action item in the Comprehensive Plan.
4. 
Uses Permitted. Uses shall be permitted in the UBO District as defined within the respective underlying zoning district in accordance with § 27-205 and Table 27-1 (Use Table) of this chapter.
5. 
Implementation of UBO District Requirements. Improvements within the UBO District shall comply with the design standards referenced in Table 27-8 (UBO District Implementation Requirements) of this chapter as follows:
A. 
New Construction. In the event a new building is to be constructed, all the design standards checked in Column 1 of Table 27-8 (UBO District Implementation Requirements) shall apply to the entire lot on which the new building or structure is located.
B. 
Exterior Improvements Requiring Building Permit.
(1) 
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 27-8 (UBO District Implementation Requirements) shall apply to the entire lot upon which the improvement is to be constructed and/or installed:
(a) 
The improvement(s) requires a building permit pursuant to the Construction Code [Chapter 5, Part 1]; and
(b) 
The improvement(s) has an estimated construction and/or installation cost of $200,000 or more.
(2) 
The following improvements are excluded from this § 27-307, Subsection 5B:
(a) 
Renovations and/or improvements to the interior of a building (for purposes of this subsection "interior" shall mean inside the exterior walls and roof of a building);
(b) 
Repair or maintenance of any existing building; or
(c) 
An addition to an existing building that is less than 200 square feet of gross floor area.
(3) 
A landowner, tenant and/or developer shall not separate proposed improvements in order to evade the application of this § 27-307, Subsection 5B.
C. 
Item Being Improved. In the event the specific item checked in Column 3 of Table 27-8 (UBO 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.
(1) 
Fifteen thousands dollars for improvements to driveway/curb cuts (See § 27-308, Subsection 4, of this chapter) and off-street parking areas (See § 27-308, Subsection 7, of this chapter).
(2) 
Five thousand dollars for all other improvements.
D. 
Change in Use. In the event a business is applying for a zoning and occupancy permit and the use is different from the previous use in that space, those design standards checked in Column 4 of Table 27-8 (UBO District Implementation Requirements) shall apply to the entire lot upon which the business is proposing to occupy. This § 27-307, Subsection 5D, 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 27-8
UBO District Implementation Requirements
(1) New Construction
(2) Building Permit Exceeding $200,000
(3) Item Being Improved
(4) Change is Use
Building Setback, Placement, Size, Height and Coverage (§ 27-307, Subsection 6A)
✓*
Streetscape Plantings (§ 27-307, Subsection 6B)
Sidewalks (§ 27-308, Subsection 2)
Pedestrian Lighting (§ 27-308, Subsection 3)
Driveway/Curbcuts (§ 27-308, Subsection 4)
Off-street Parking Areas (§ 27-308, Subsection 7)
✓**
Architectural Materials and Building Orientation (§ 27-308, Subsection 1)
Signage (§ 27-307, Subsection 6C)
Building Mechanical System (§ 27-308, Subsection 5)
Loading and Storage Areas (§ 27-308, Subsection 6)
*
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 sub-base of an existing parking area necessary to resurface the same.
6. 
District Requirements.
A. 
Building Setback, Placement, Size, Height and Coverage.
(1) 
Front Yard Setback.
(a) 
Minimum front yard building setback: 35 feet.
(b) 
Maximum front yard building setback: 85 feet.
(c) 
Enhanced Pedestrian Space and Amenity Incentive. The maximum front yard building setback may be exceeded by conditional use approval by the Board of Supervisors in accordance with the criteria of §§ 27-869, Subsection 1A and B, of this chapter. In addition, 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.
(2) 
Other Requirements Applicable. Uses and developments shall comply with all other requirements (lot area, lot width, side and rear yards, coverage, height, etc.) of the respective underlying zoning district.
B. 
Streetscape Plantings. Bufferyards shall be provided along the University Boulevard right-of-way, subject to the following restrictions:
(1) 
The bufferyard shall be no less than 10 feet wide.
(2) 
The bufferyard shall be provided along the entire frontage of the parcel, except for entranceways for vehicles.
(3) 
The bufferyard shall be comprised of an existing stand of mature trees or a new planting of an approved species of trees and otherwise comply with § 27-214, Subsection 1C(1), and Appendix 27-D of this chapter. All other areas of the bufferyard shall be maintained with grass or other Township approved ground cover.
(4) 
No structure within the UBO District shall be within 10 feet of the bufferyard or within 25 feet of the street right-of-way.
(5) 
The side and rear lot lines of property within the UBO District shall comply with the bufferyard requirements contained in § 27-214 of this chapter.
C. 
Signage. Signs shall be permitted as provided for in Part 7 of this chapter, with the following additions and exceptions:
(1) 
Window Display Signs. Window display signs shall be permitted under the following conditions:
(a) 
Window display signs (which include posters, signs, symbols and other identification of or information about, the occupant or activity and/or use of the premises) shall be permitted within the allowable total sign area applicable to the building; however, in no case shall window display signs exceed 20% of the total window area of the front of the building.
(b) 
Neon window display signs shall be permitted in cases where they are custom designed to be compatible with the architectural character and exterior color of the building.
(c) 
Window display signs shall be nonilluminated or internally illuminated, provided that internally illuminated window display signs:
1) 
Are only illuminated during business operating hours; and
2) 
Shall not exceed 10% of the total window area of the front of the building.
(d) 
Window signs shall be limited to first floor windows only.
(2) 
Prohibited Signs. The following signs are not permitted in the UBO District:
(a) 
Plastic awnings that are illuminated or act as a sign.
(b) 
Pennants/streamers.
(c) 
Portable signs.
(d) 
Mobile placards.
(e) 
Signs on dormers and balconies.
(3) 
Sign Orientation. All signs should be oriented to pedestrians and/or persons in vehicles on streets within the immediate neighborhood.
(4) 
Ground Signs. Ground signs, as permitted by Part 7 of this chapter, shall contain materials that are compatible with the principle structure on that property. Multiple tenants sharing a building and/or lot shall integrate their signs onto one common ground sign.
7. 
Deviation by Conditional Use. Deviation from the requirements of this § 27-307 of this chapter shall be permitted only as a conditional use in accordance with the requirements of § 27-869 and Part 8 of this chapter.
8. 
Applicability. All other applicable standards and requirements as set forth in this chapter, the Subdivision and Land Development Ordinance [Chapter 22], and other Township ordinances shall apply to the UBO District. Where a conflict arises between the requirements of this section and other sections of this chapter, this Code, or other Township ordinances, the requirements of this section shall govern. The standards of the UBO District contained in this section shall apply to all properties that are within the boundaries of the UBO District, as referenced on the University Boulevard and Carnot Village Overlay Districts Map attached hereto and incorporated herein at Appendix 27-A.
[Ord. 658, 4/9/2015]
1. 
Architectural Materials and Building Orientation.
A. 
First Floor Transparency.
(1) 
The street-level facade of any building facing a street or access drive shall provide clear or tinted glass or tinted material between the height of three feet and eight feet above the walkway grade for at least 60% of the horizontal length of the building and/or structure.
(2) 
No more than two sides of any one building shall be subject to the minimum transparency provisions of this § 27-308, Subsection 1A, of this chapter.
(3) 
The transparent material shall be clear or tinted in a manner that maintains transparency.
(4) 
Buildings containing 50,000 square feet or more of gross floor area shall be required to provide transparent material along only one side of the building, with additional landscape buffering along those sides not containing the required transparency pursuant to a Township approved landscape plan and in accordance with Appendix 27-D of this chapter and the Township Standard Details.
B. 
Facades.
(1) 
Buildings which exhibit long, flat facades and continuous linear strip development are prohibited. No horizontal length or uninterrupted curve of a facade shall exceed 100 feet without a change in plane, material, or scale.
(2) 
Exterior facade colors shall be subtle, neutral or earth tone colors. The use of high-intensity, metallic and fluorescent colors is prohibited.
(3) 
Surface treatments such as cornices, brackets, window and door moldings and details, recesses, projections, awnings, decorative finish materials and other architectural articulation shall be required along 100% of the horizontal length of any wall.
C. 
Exterior Wall Materials.
(1) 
Exterior wall materials that are not permitted include:
(a) 
Large split-face block (e.g., size of eight inches by 16 inches or greater).
(b) 
Tilt-up concrete panels.
(c) 
Prefabricated metal panels.
(d) 
Standard concrete masonry units (CMU).
(2) 
Comparable materials may be approved by the Board of Supervisors including, but not limited to:
(a) 
Solid split-face masonry units four inches by 16 inches.
(b) 
Prefabricated architecturally designed concrete masonry panels.
(c) 
Stucco, as an accent material.
D. 
Roofs. All structures with flat roofs must have parapets concealing flat roofs and rooftop equipment. Variations in the roof form and profile are encouraged for large roof areas.
E. 
Doorways and Entrances. All buildings shall provide a prominent and highly visible street-level doorway or entrance along the front or side of the building which faces a street.
F. 
Frontage. Storefronts and display windows are encouraged along frontages. There shall be at least one entrance accessible to the public for every 100 feet of frontage.
G. 
First Floor. The first floor along store frontages shall be architecturally distinguished from the upper floors by change in material, scale of openings, change of plane, string courses, or other similar means.
H. 
Design Elements. All buildings shall incorporate a minimum of four of the following design elements:
(1) 
Pitched roof forms.
(2) 
Roof overhangs or cornices.
(3) 
Arcaded pedestrian walkways.
(4) 
Display windows.
(5) 
Pilasters, string courses, character lines or other such means of subdividing the facade.
(6) 
Clock or bell towers.
(7) 
Decorative planters or planting areas a minimum of five feet in width, integrated into the building design.
(8) 
At least two wall surface materials or colors.
I. 
Corporate Identities. Treatments on buildings that constitute a corporate identity are discouraged and therefore shall be limited to the greatest extent possible.
2. 
Sidewalks and Walkways.
A. 
Sidewalks are required.
B. 
Sidewalks shall be constructed in accordance with the Township Standard Details and installed to connect to the lot line of adjacent lots. Sidewalks shall be a minimum of five feet in width and shall ideally be located so as to provide a landscaped planting strip between the street curb and sidewalk. Sidewalks may be located within the required bufferyard.
C. 
A continuous internal walkway shall be provided from the public sidewalk along the street to the principal customer entrance of any retail, commercial or office use. This internal walkway must feature landscaping, benches, and other pedestrian amenities for no less than 50% of its length. Internal walkways shall be distinguished from driving surfaces through the use of materials containing contrasting color and textures than the driving surface special pavers, bricks or scored concrete to enhance pedestrian safety and the attractiveness of the walkways.
D. 
The requirements of § 27-308, Subsection 2, of this chapter can be met by the placement of sidewalks within a street right-of-way controlled by PennDOT, provided the same is consistent with the design requirements of and approved by PennDOT.
3. 
Pedestrian Lighting.
A. 
Pedestrian lights are required and shall be installed adjacent to all sidewalks and walkways.
B. 
The type, style, operation and location of pedestrian lights shall be in accordance with the Township Standard Details.
C. 
Illumination levels shall provide for adequate safety, yet not detract from or overly emphasize the street or create a distraction for the traveling public.
D. 
Along collector streets within the UBO District, pedestrian lighting shall not exceed 15 feet in height and shall be provided in accordance with the Township Standard Details and a Township approved photometric plan.
4. 
Driveways/Curb Cuts.
A. 
Shared Driveway Entrances. In order to reduce pedestrian and vehicular conflict, shared driveway entrances and access drives are encouraged.
B. 
Number of Driveway Entrances.
(1) 
The number of driveway entrances is limited to two per lot, unless a Township-approved traffic study recommends otherwise.
(2) 
Vehicular access to lots shall be through arterial or collector streets or access drives.
(3) 
Lot access through local streets is discouraged and will only be permitted in rare instances such as the local street is the only feasible way to access the lot because of exceptional topographical constraints or if the local street is entirely within a nonresidential district.
C. 
Spacing. Spacing of driveway and access drive entrances shall be determined in accordance with the following schedule:
Street Speed Limit
(mph)
Minimum Driveway/Access Drive Spacing
(feet)
25 or less
105
30
125
35
150
40
185
45 or more
230
These spatial limitations are based on average vehicle acceleration and deceleration rates and are considered necessary to maintain safe traffic operation. Spacing shall be measured from the midpoint of each driveway and/or access drive.
D. 
Township Standard Details. Driveways, access drives and curb cuts shall comply with the Township Standard Details.
E. 
Incentive Bonus. When two adjacent property owners agree to combine access points on a street without proceeding under § 27-308, Subsection 8 (Deviation by Conditional Use), of this chapter, the property owners shall be entitled to an incentive bonus, in which case the required number of parking spaces would be reduced by 15% for each development, or the lot coverage of each development may be increased by 10%. The selection of the specific incentive bonus shall be at the discretion of the property owners.
F. 
Alignment. Driveways, access drives and curb cuts shall have direct alignment with driveways, access drives and curb cuts on opposing lots.
5. 
Building Mechanical Systems.
A. 
All building mechanical systems such as air conditioning units, exhaust systems, satellite dishes, fire escapes, elevator housing, and other similar elements (including dumpsters) shall be integrated into the overall design and character of the building and shall be screened from view of all streets and adjacent properties.
B. 
The use of exterior mechanical systems shall be limited to the greatest extent possible.
C. 
Landscaping and other screening devices, including decorative fencing, shall be used to soften the view of these features from adjoining properties, pursuant to an approved landscape plan.
6. 
Loading and Storage Areas.
A. 
Loading docks, trash collection, and similar facilities, shall be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets.
B. 
Loading dock facilities shall be screened by a solid masonry wall at least six feet in height.
C. 
Trash collection and similar facilities shall be completely enclosed within a masonry wall or fence, at least six feet high, on three sides and a self-closing opaque gate on the fourth side so as to maintain a 100% visual blockage on all sides.
D. 
Dumpster areas shall have hardened, stabilized surfaces constructed to prevent accumulation of stormwater runoff.
7. 
Off-Street Parking Areas.
A. 
Design. Off-street parking areas shall be designed to reduce the negative visual effects of vast paved areas and contain landscaped planting islands and defined landscaped pedestrian walkways.
(1) 
Off-street parking spaces shall be provided as required in Part 6 and Table 27-10 (Minimum Parking and Loading Requirements) of this chapter for the respective use, except as otherwise provided herein.
(2) 
Parking areas shall be broken into modules separated by landscaping, a public street, a building, a landscaped pedestrian walkway or a defined access drive. The size of any surface parking area (module) shall be limited to 150 vehicles bounded by a public street, building, landscaped pedestrian walkway or a structurally defined access drive.
(3) 
Terminal islands shall be installed at both ends of each single unbroken row of parking containing 20 or more parking stalls on each side of each row. Terminal islands shall be a minimum of 15 feet in length and a minimum of 10 feet in width. Terminal islands shall be landscaped in accordance with a Township approved landscape plan.
(4) 
Clearly defined and marked pedestrian parking area walkways shall be required within parking areas when parking spaces are located more than 200 feet from an entrance used by the public and be provided for the depth of the parking area.
(a) 
For existing buildings, there shall be a minimum of one such walkway per building.
(b) 
For new buildings, there shall be a minimum of one such walkway for each 186 linear feet of building frontage or fraction thereof.
(c) 
The continuous pedestrian parking area walkway shall be distinguished from driving surfaces through the use of materials containing contrasting color and texture from the driving surface.
(d) 
Such pedestrian parking area walkways shall be a minimum of 11 feet in width to accommodate a five-foot walkway and a six-foot planting strip, and otherwise in accordance with a Township-approved landscape plan, Appendix 27-D of this chapter, and the Township Standard Details.
(e) 
Off-street parking areas shall be landscaped in accordance with the requirements of § 27-215 of this chapter.
B. 
Location. No corner lots in the UBO District and CVO District shall be used solely for off-street parking areas, unless the parking area serves as a shared parking area.
C. 
Screening of Parking Areas. Parking areas shall be screened from the view of streets.
(1) 
Permitted screening materials include:
(a) 
Landscaping materials (vegetative screen a sum of 3 1/2 feet in height with shade trees planted 30 feet on center based upon the type of tree required to create continuous canopy);
(b) 
A combination of either an architectural masonry wall or other alternative fencing (not to exceed four feet in height);
(c) 
Ornamental metal fencing with brick piers; or
(d) 
A combination thereof.
(2) 
The screening shall be in accordance with a Township-approved landscape plan, Appendix 27-D of this chapter and the Township Standard Details.
(3) 
Wire fabric fencing or similar materials are prohibited.
(4) 
The wall height may be varied.
(5) 
Landscaped planting beds used to screen parking areas shall be a minimum of eight feet in width and shall include a combination of plant materials pursuant to a Township-approved landscape plan and in accordance with Appendix 27-D of this chapter and the Township Standard Details.
(6) 
The required screening may be located within a required bufferyard provided that the screening does not encroach into the clear sight triangle.
D. 
Interconnection of Off-Street Parking Areas Incentive Bonus. When two adjacent property owners agree to provide for interconnection of off-street parking areas as set forth in this subsection without proceeding under § 27-308, Subsection 8 (Deviation by Conditional Use), of this chapter, the property owners shall be entitled to an incentive bonus, in which case the required number of parking spaces would be reduced by 15% for each development, or the lot coverage of each development may be increased by 10%. The selection of the specific incentive bonus shall be at the discretion of the property owners. The requirements for interconnection of parking areas are as follows:
(1) 
To reduce congestion and the number of curb cuts along public streets and to facilitate emergency vehicle access, parking areas shall be designed to facilitate connection to adjacent parcels in the CVO District and/or UBO District through an access drive.
(2) 
Access drives shall be constructed parallel to the public street to which the use fronts or is located along. The intent of this provision is to provide a secondary point of access in a grid pattern to properties located within the UBO District and CVO District.
(3) 
Access drives shall be constructed in accordance with the Township Standard Details.
(4) 
The access drive constructed shall extend to the lot line and connect with an existing access drive on an adjacent lot. If an access drive does not exist on the adjacent lot, the access drive shall be constructed to the lot line to facilitate a future connection to the adjacent parcel.
E. 
Off-Street Parking Area Lighting. Streetlights shall be provided within off-street parking areas in accordance with the Township Standard Details. The type, style, operation and location of streetlights shall be in accordance with the Township Standard Details.
(1) 
Nonresidential Off-Street Parking Areas. Lighting structures shall not exceed 25 feet in height and shall be in accordance with the Township Standard Details and a Township-approved photometric plan.
(2) 
Residential Off-Street Parking Areas. Streetlights shall be required for all off-street parking areas and shall not exceed 15 feet in height and shall be in accordance with the Township Standard Details and a Township-approved photometric plan.
8. 
Deviation by Conditional Use. Deviation from the requirements of § 27-308 of this chapter shall be permitted only as a conditional use in accordance with the requirements of § 27-869 and Part 8 of this chapter.