[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:
(2)
(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.
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.
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.
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Table 27-7
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CVO District Implementation Requirements
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(1) New Construction
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(2) Building Permit Exceeding $100,000
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(3) Item Being Improved
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(4) Change in Use
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✓
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✓*
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✓
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✓
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Architectural Materials and Building Orientation (§ 27-308)
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✓
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✓*
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Sidewalks and Walkways (§ 27-308)
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✓
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✓
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✓
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Pedestrian Lighting (§ 27-308)
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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✓**
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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*
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Only applies to the expansion of the building footprint.
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**
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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.
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.
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.
(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:
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:
(2)
(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.
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.
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.
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Table 27-8
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|---|---|---|---|---|
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UBO District Implementation Requirements
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(1) New Construction
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(2) Building Permit Exceeding $200,000
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(3) Item Being Improved
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(4) Change is Use
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✓
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✓*
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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✓**
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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✓
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|
*
|
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 §§ 27-871, 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.
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.
(d)
Window signs shall be limited to first floor windows only.
(3)
Sign Orientation. All signs should be oriented to pedestrians
and/or persons in vehicles on streets within the immediate neighborhood.
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.
(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.
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.
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.
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.
[Ord. No. 690, 5/6/2020]
1.
Purpose. The purpose of the Mooncrest Historic Overlay (the "MCHO")
District is to:
A.
Promote the retention of community character through preservation
of the local heritage by recognizing and protecting historic and cultural
resources;
B.
Establish a clear process by which proposed changes affecting historic
resources are reviewed;
C.
Mitigate the negative effects of proposed changes affecting historic
resources;
D.
Encourage the continued use of historic resources and facilitate
their appropriate rehabilitation and adaptive reuse;
E.
Encourage the preservation of historic settings, main structures,
streetscapes and landscapes;
F.
Discourage the demolition of historic resources;
G.
Encourage pleasing and harmonious relationships between old and new
buildings and structures that will maintain and strengthen the architectural
character of the historic overlay district; and
H.
Implement the following sections of the Pennsylvania Municipalities
Planning Code: 603(g)(2), which states that "Zoning ordinances shall
provide for protection of natural and historic features and resources";
604(1), which states that "The provisions of zoning ordinances shall
be designed to promote, protect and facilitate any or all of the following:...
preservation of the natural, scenic and historic values..."; and 605(2)(vi),
whereby uses and structures at or near places having unique historical,
architectural or patriotic interest or value may be regulated.[1]
[1]
Editor's Note: See, respectively, 53 P.S. §§ 10603(g)(2),
10604(1), and 10605(2)(vi).
2.
District Boundaries. The boundaries of the MCHO District are delineated
on the Mooncrest Historic Overlay Map attached hereto and incorporated
herein as Appendix 27-A.[2] The MCHO District shall be an overlay district that overlaps
and supplements underlying zoning districts.
A.
All of the provisions of the applicable underlying zoning districts
shall continue to apply in addition to the provisions of this Part.
In the event of a conflict between the provisions of the MCHO District
and the underlying zoning district, the provision that is most restrictive
shall apply.
B.
Should the boundaries of the MCHO District be revised as a result
of legislative or administrative actions or judicial decision, the
underlying zoning requirements shall continue to be applicable.
[2]
Editor's Note: Said map is on file in the Township offices.
3.
Mooncrest Historic Overlay Advisory Committee.
A.
Establishment and membership.
(1)
The MCHO Advisory Committee shall consist of five members who
shall be appointed by the Board of Supervisors. One member shall be
an architect. One member shall be a real estate broker. One member
shall be a building inspector. One member shall reside within the
Historic Overlay District and have knowledge of and interest in the
preservation of historic districts. One member shall reside within
the Township and have knowledge of and interest in the preservation
of historic resources.
(2)
Each Advisory Committee member shall serve for a term of three
years which shall be so fixed that no more than three terms shall
expire each year. The Advisory Committee shall notify the Board of
Supervisors of any vacancies in the Advisory Committee, and the Board
of Supervisors shall act within 90 days to fill those vacancies. Appointments
to fill vacancies for unexpired terms shall be only for the unexpired
portion of the term.
B.
Functions and duties. In accordance with the purposes of this Part,
the Advisory Committee shall have the following functions and duties:
(1)
Maintain a system for the survey and inventory and photographic
documentation of historic buildings, sites, structures, objects and
districts in the Township of Moon.
(2)
Conduct research on and nominate significant resources to the
National Register of Historic Places and any other appropriate lists
or programs.
(3)
Advise the Zoning Officer and Board of Supervisors on the issuance
of demolition permits for historic resources, as set forth in this
Part.
(4)
Review and comment on subdivision or land development applications which affect historic resources, in accordance with the requirements and procedures of Chapter 22, Subdivision and Land Development, of the Code of Ordinances of the Township of Moon, Allegheny County, PA.
(5)
Make recommendations to the Board of Supervisors concerning
revisions, updates or corrections to the Historic Resources Map.
(6)
Maintain an updated list which clearly identifies buildings,
sites, structures, objects and districts on the Historic Resources
Map.
(7)
Advise the Board of Supervisors or Zoning Hearing Board on all
requests for conditional uses or variances affecting historic resources.
(8)
Review applications for new construction of principal buildings
in the Historic Overlay District to ensure the new building is consistent
and compatible with the scale and basic design elements of adjacent
and surrounding buildings and with distinguishing site design elements
of the District, as described in the Mooncrest Historic Overlay District
Design Guidelines.
(9)
Review applications for the rehabilitation, enlargement or alteration
of historic resources for compliance with the Secretary of the Interior's
"Standards for Rehabilitation and Guidelines for Rehabilitating Historic
Buildings," as required in this Part.
(a)
Exception: Rehabilitations, and alterations that are in compliance
with the Mooncrest Design Guidelines, can be reviewed and approved
by the Zoning Officer. A certificate of compliance must be obtained.
(10)
Photographically document ongoing changes to the physical development
patterns and landscapes throughout the Township.
4.
Demolition of Buildings.
A.
General Requirements. Buildings shall not be demolished, removed
or otherwise relocated unless approval has been granted under this
Part.
B.
Application Procedures. A completed application shall be submitted
to the Zoning Officer, who shall forward a copy of the application
to the MCHO Advisory Committee for review and recommendation in the
time frames provided in this chapter. The application shall include
the following:
(1)
Address and Allegheny County parcel number; applicant's name
and contact information; owner's name and contact information;
(2)
A report from a design professional describing the structural
condition of the building proposed to be demolished, removed or relocated;
(3)
A report from the Code Enforcement Officer indicating the building's
compliance with the Township's Property Maintenance Code;
(4)
Recent interior and exterior digital images or hardcopy photographs
(both in color) of the building proposed for demolition, removal or
relocation;
(5)
Proposed disposition and/or reuse of materials;
(6)
Timeline for implementation of proposed use of property and/or
maintenance plan for the property;
(7)
Assessed value of the land and improvements thereon;
(8)
Form of ownership or operation of the property, whether sole
proprietorship, for-profit or nonprofit corporation, limited partnership,
joint venture or other.
(9)
The applicant shall provide credible evidence that:
(a)
The demolition, removal or relocation of the building in question
will not adversely affect the historic significance or architectural
integrity of neighboring historic buildings or the historic character
of the neighborhood or community;
(b)
The continued current use is either functionally, physically
or economically not feasible;
(c)
Other uses permitted within the underlying zoning district,
either as permitted uses, special exceptions, or conditional uses,
have been denied or are not feasible, either economically, functionally
or physically, due to constraints on the building proposed to be demolished,
removed or relocated from the property;
(d)
Adaptive reuse opportunities do not exist due to functional
constraints related to the building proposed to be demolished, removed
or relocated, or the lot on which it is located;
(e)
The proposed new building, structure or use of the property
will not adversely affect the historic character or architectural
integrity of the neighboring historic properties, the neighborhood
or the community;
(f)
The building does not provide a reasonable rate of return based
on a reasonable initial investment;
(10)
A permit for the proposed demolition, removal or relocation
of any building shall not be issued prior to, and where applicable:
C.
Demolition by Neglect.
(1)
No owner or person with interest in real property upon which
a building is situated in the Mooncrest Historic Overlay shall permit
the property to fall into a state of disrepair so as to result in
the deterioration of any exterior architectural feature which would
produce a detrimental effect upon the character of the historic district
as a whole, neighboring properties or the life and character of the
property itself.
(2)
Buildings and historic resources situated in the Mooncrest Historic
Overlay District shall be maintained in good repair, be structurally
sound and be reasonably protected against decay, deterioration and
vandalism, and no building or historic resource shall be permitted
to be demolished by neglect. Examples of such deterioration contributing
to demolition by neglect include:
(a)
Deterioration of exterior walls or other vertical supports;
(b)
Deterioration of roofs or other horizontal members;
(c)
Deterioration of exterior chimneys;
(d)
Deterioration or crumbling of exterior stucco or mortar;
(e)
Ineffective waterproofing of exterior walls, roofs or foundations,
including broken windows or doors;
(f)
Deterioration of any features so as to create a hazardous condition.
D.
Unoccupied buildings and structures shall be properly sealed, fenced
off, and utilities turned off for safety, at the owner's expense,
in accordance with the provisions of the Township's Building and/or
Property Maintenance Code, and the National Park Service Preservation
Brief # 31 should be used as a resource. The interior and exterior
of the building shall be inspected no less than annually by the Zoning
Officer, Building Codes Officer, and the owner or person with interest
in real property or designated agent to determine maintenance requirements.
E.
Emergency Exception. If, in the interest of public health or safety,
or due to urgent circumstances beyond the control of the property
owner or his agent, an immediate demolition permit is required, the
Zoning Officer may issue such permit in accordance with the Township's
Building and/or Property Maintenance Code, without the review of the
project by the MCHO Advisory Committee. The Zoning Officer shall report
this emergency activity to the MCHO Advisory Committee.
5.
New Building Construction.
A.
General Requirements. No permits for new principal buildings shall
be issued until review and recommendations are received by the MCHO
Advisory Committee. Applications shall be made to the Zoning Officer,
who will forward the forms to the MCHO Advisory Committee in the time
frame provided for in this Part. The applicant is encouraged to attend
the public meeting with the MCHO Advisory Committee.
B.
New construction of principal buildings in the Historic Overlay will
be permitted if it complies with the lot and building dimensional
requirements and design standards of the underlying zoning district,
ensuring the new building is consistent and compatible with the scale
and basic design elements of adjacent and surrounding buildings and
with distinguishing site design elements of the district. The intent
is not to require or encourage new buildings to look like old buildings,
but to assure pleasing and harmonious relationships between old and
new that will maintain and strengthen the architectural character
of the MCHO. The following design elements will be considered:
(1)
Elevation Proportion. The relationship between height and width
of the front elevation of a new building should be within 10% of the
average proportions of adjacent buildings.
(2)
Proportion of Openings. The relationship between height and
width of windows and doors of a building should be within 10% of the
proportions of windows and doors of adjacent buildings.
(3)
Spacing of Buildings on Street. Setbacks and side yards of new
buildings should be similar to those on adjacent parcels.
(4)
Roofs. The shape, style and material should be compatible with
materials commonly used within the Historic Overlay District.
(5)
Building Materials. Building materials should be compatible
with materials commonly used within the Historic Overlay District.
(6)
Color. The predominant color of a building and the color of
its trim should be compatible with the colors of surrounding buildings.
(7)
Architectural Details. The use of specific architectural elements
and details, such as porches, dormers, cornices, brackets, quoins,
balustrades and the like, may be used to strengthen the relationship
of new construction to the existing architecture of the district.
However, such detailing is not sufficient to assure appropriateness
if the structure is not related to its surroundings in terms of massing,
rhythm and proportions.
C.
Application Procedures. Applications for any proposed new construction
of principal buildings shall comply with the provisions in this Part
in addition to the provisions of the Building Code and Property Maintenance
Code requirements. The completed application shall be submitted to
the Zoning Officer and shall include:
(1)
Written description indicating how the proposed new construction
meets the design standards listed above;
(2)
Site plan/survey at a scale designated by the Zoning Officer;
(3)
Schematic architectural drawings of the proposed construction;
and
(4)
Materials list and disposition of existing materials.
6.
Alterations, Additions, Reconstruction and Rehabilitation.
A.
General Requirements.
(1)
Alterations, additions, reconstruction or rehabilitation, visible
from a public street, shall be reviewed by the MCHO Advisory Committee
prior to receiving review and approval by the Zoning Officer and the
Building Code Official.
(2)
For purposes of this section, "alteration," as applied to a
building or structure, means a change or rearrangement in the structural
parts or in the means of egress; or an enlargement, whether by extending
on a side or by increasing in height or depth; or the moving from
one location or position to another.
(3)
Exception: A certificate of compliance can be issued by the
Zoning Officer, provided that the alterations and improvements comply
with the Mooncrest Historic Overlay Design Guidelines, including,
but not limited to, compliance with windows, doors, coal chutes and
front porch stoops.
B.
Standards for Alterations, Additions, Reconstruction and Rehabilitation.
(1)
Alterations, additions, reconstruction and rehabilitation must
comply with the Mooncrest Historic Overlay Design Guidelines. The
Mooncrest Historic Overlay Design Guidelines have been prepared and
approved specifically for the Mooncrest neighborhood. The Overlay
Design Guidelines are intended to protect the historic character of
the district. The Mooncrest Historic Overlay Design Guidelines are
herein adopted as part of this chapter and found in Appendix 27-A.[3] While consistent in principle with the Secretary of the
Interior's Standards for Rehabilitation in advocating the preservation
of historic features and materials, the Guidelines emphasize flexibility.
[3]
Editor's Note: Said guidelines are on file in the Township
offices.
(2)
Any proposed alteration, addition, reconstruction or rehabilitation
of an historic property shall be in substantial compliance with "The
Secretary of the Interior's Standards for the Treatment of Historic
Properties with Guidelines for Preserving, Rehabilitating, Restoring &
Reconstructing Historic Buildings," published by the U.S. Department
of the Interior, National Park Service. The 10 standards are reprinted
in the Mooncrest Historic Overlay Design Guidelines.
7.
MCHO Advisory Committee Review and Recommendations.
A.
Completed applications must be submitted to the Zoning Officer to
be placed on the agenda for review at a meeting of the MCHO Advisory
Committee. Said meeting shall be held within 30 days of receipt of
the completed application.
B.
Applicant Notification. The applicant shall be notified of the date,
time and place at which the MCHO Advisory Committee shall meet to
review the application by the Zoning Officer. The applicant is encouraged
to attend to explain the application.
C.
Criteria for Deliberation. The MCHO Advisory Committee shall use
"The Secretary of the Interior's Standards for the Treatment of Historic
Properties with Guidelines for Preserving, Rehabilitating, Restoring &
Reconstructing Historic Buildings" and the design elements set forth
in this chapter. Any proposed work requiring a building permit shall
be in substantial compliance with the said applicable guidelines and
standards.
(1)
Within 15 business days of the meeting, the MCHO Advisory Committee
shall submit their written recommendation to the Zoning Officer to:
D.
The MCHO Advisory Committee's recommendations shall be in writing
and shall include findings of fact related to the specific proposal
and shall set forth the reasons for the recommendation for approval,
with or without conditions, or for denial.
8.
Administrative Review. A certificate of compliance may be issued
by the Zoning Officer for the activities listed hereinbelow without
review by the MCHO Advisory Committee. The Zoning Officer shall provide
a record of all administrative approvals to the MCHO Advisory Committee,
for their information.
