Peters Township Washington County, PA Zoning Ordinance

§ 440-400 District classifications.

In order to regulate the character and performance of the built environment and to achieve the coordinated development and growth visions adopted as part of Plan Peters 2022, the Township is divided into the following zoning and overlay districts, which are shown by the district boundaries on the Official Zoning Map.

Zoning Districts
Residential Districts (Article II)
	LD	Low-Density Residential (formerly known as R-1A: Single Family Conventional)
	WP	Woodland Protection (formerly known as R-1B: Single Family Woodland Protection)
	CL	Single-Family Cluster (formerly known as R-1C: Single Family Cluster)
	MD	Medium-Density Residential (formerly known as R-2: Medium Density Residential)
	RR	Rural Residential
	VR	Village Residential
Nonresidential Districts (Article III)
	TC	McMurray Town Center (formerly known as TC: Town Center)
	VC	Village Commercial (formerly known as C-1: Neighborhood Commercial)
	IN	Industrial (formerly known as LI: Light Industry)
	GC	General Commercial (formerly known as G2: General Commercial)
Mixed-Use Districts (Article IV)
	MA	Mixed-Use Activity Center (formerly known as MA: Mixed Use)
	VM	Village Mixed-Use
	WV	West Venetia Road Mixed-Use Corridor
	VB	Valley Brook Road Mixed-Use Corridor
Overlay Districts (Article V)
	CR	Conservation Residential Overlay
	MR	Mixed Residential Overlay
	AO	Airport Hazard Overlay

Figure 400.1

Current Peters Township Zoning District Map[1]

[1]

Editor's Note: Ord. No. 893, adopted 6-5-2023, amended the Zoning District Map by eliminating all parcels from the Conservation Residential (CR) Overlay District that have not been developed or have not filed a complete overlay district preliminary plan application. The Zoning District Map was further amended 2-26-2024 by Ord. No. 902; 4-22-2024 by Ord. No. 903; and 9-8-2025 by Ord. No. 915. (See Ch. LE-12, Zoning, for details on said amendments.) The Map update showing these amendments is pending.

§ 440-401 District boundaries.

If, and whenever, changes are made in boundaries or other matter included on the Official Zoning Map, such changes in the Map shall be made within 30 days after each amendment has been approved by the Council.

District boundaries shown on the lines of roads, streams and transportation rights-of-way shall be deemed to follow their center lines. The vacation of roads shall not affect the location of such district boundaries. When the Planning Director cannot definitely determine the location of a district boundary by such center lines, by the scale of dimensions stated on the Official Zoning Map or by the fact that it clearly coincides with a lot line, the Planning Director shall refuse action, and the Township Zoning Hearing Board, upon appeal, shall interpret the location of the district boundary with reference to the scale of the Official Zoning Map and the purposes set forth in all relevant provisions of this chapter.

Boundary lines and the Township line. Where a lot, tract or parcel in a district crosses the Township line, the Planning Commission and/or the Council shall cooperate with the adjacent municipality in the approval of any plans involving such a lot, tract or parcel, provided that the district as established in this chapter shall not be violated.

Annexed land. All land annexed to the Township after the effective date of this chapter shall be automatically classified within the LD Low-Density Residential District and shall remain so classified until the Council has adopted a zoning plan for the annexed area. The Planning Commission shall recommend to the Council appropriate zoning for the annexed area within 90 days of the effective date of such annexation.

Overlay District boundaries. Peters Township is hereby divided into a series of overlay districts that are listed below. The provisions for the overlay districts shall supplement the requirements for the underlying zoning districts contained in this chapter.

(1)

Floodplain Management Districts. These districts are established as those areas subject to the one-hundred-year flood as shown on the Peters Township Flood-Prone Area Map that is available in the municipal office. (See Part 11.)

(2)

Finleyville Airport Hazard Overlay District. These regulations for the Finleyville Airport are contained in Article V of this Part 4. The district boundary is shown on the Zoning District Map.

(3)

Other overlay districts. The boundaries for Conservation Residential (CR) and Mixed Residential (MR) are specified on the Zoning District Map.

§ 440-402 General regulations; Composite Land Use Chart.

[Amended 5-13-2019 by Ord. No. 841; 11-9-2020 by Ord. No. 857; 3-22-2021 by Ord. No. 865; 10-28-2024 by Ord. No. 905]

No building, structure or land shall be constructed or used for any purpose or in any manner other than for one or more of the permitted uses, conditional uses, or uses by special exception or administrative approval of the zoning district in which such building, structure or land is located. Except in the case of development requiring the preparation and approval of a planned land development, not more than one detached principal building shall be located on a lot.

Any land, buildings or premises which involves a group of two or more buildings, or the division or allocation of land or space between or among two or more existing or prospective occupants by means of, or for the purpose of streets, common areas, leaseholds, building groups or other features is considered a land development and is regulated by the Peters Township Subdivision and Land Development Ordinance (See Chapter 385 of the Charter and Code of Peters Township.) in addition to this chapter.

All land uses and land development layout shall be regulated as per the specifications within specified districts unless floodplain controls, as defined by Part 11, and/or the Airport Hazard Overlay (AO) supersede.

In addition to the general regulations zoning requirements and standards defined by Part 5, all Supplemental Regulations shall conform to all the applicable requirements and provisions defined by Part 6. All uses by special exception shall conform to all the applicable requirements and provisions defined in the district regulations (Part 4).

Permitted uses, conditional uses, special exceptions and administrative review matrix (composite) follows:

Figure 400.2 Composite Land Use Chart
Figure 400.2 Composite Land Use Chart
Key: P = Permitted use S = Special exception C = Conditional use A = Administrative approval




Use	Residential Districts						Nonresidential Districts				Mixed-Use Districts					Overlay Districts
	LD	WP	CL	MD	RR	VR	TC	VC	IN	GC	MA.1	MA.2	VM	WV	VB	CR	MR
	Low-Density Residential	Woodland Protection	Single-Family Cluster	Medium-Density	Rural Residential	Village Residential	Town Center	Village Commercial	Industrial	General Commercial	Mixed-Use Activity (1)	Mixed-Use Activity (2)	Village Mixed-Use	West Venetia Road Corridor	Valley Brook Corridor	Conservation Residential	Mixed Residential
Residential
Single-family detached	P	P	P	P	P	P		P							P	P	P
Single-family attached				P		P	P	P			P	P		P	P	P	P
Multifamily				P			P	P			P	P	P	P			P
Flat (mixed-use)							P	P			P	P	P		P
Group living facility: Type A	S			S			S	P			S	S		S	S
Group living facility: Type B				P			C			S	S	S	P				S
Mobile home park				C
Transitional facility				C
Agricultural
Agricultural operations	P		P		P											P	P
Farm	P				P											P	P
Forestry/woodlot	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Community garden	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Commercial
Adult-oriented use										C
Bar/nightclub							P	P		P	P		P
Brewpub							P	P		P	P		P
Car wash										P
Clinic										P
Convenience store							P	P		P	P	P	P
Crematory									C
Factory authorized automobile dealer										P
Farmers' market							P	P		P	P	P	P		P
Funeral home							P		P	P	P			P
Greenhouse, major									P	P
Mini casino										P	C
Office							P	P	P	P	P	P	P	P	P
Office (medical)							P	P		P	P	P	P	P	P
Office (warehouse)									P					C	C
Restaurant: convenience/fast-food							P	P		P	P	P	P	P
Restaurant: limited/counter service							P	P		P	P	P	P	P	P
Restaurant: full/table service							P	P		P	P	P	P	P	P
Retail store							P	P		P	P	P	P
Wholesale landscaping									P
Recreation, Education, Public Assembly
Cemetery	S															S
Conference and training center							P	P	P	P	P	P		P	P
Equestrian facility	S				S											S
Place of worship/assembly	S		S	S		P	P	P	P	P	P					S	S
Private club	S							P	P	P	P	P	P			S	S
Recreation facility: private	S	S				P	S	S	S	P	P	P	S	S	S	S	S
Recreation facility: public	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Recreation facility: commercial							P	S	S	P	P	P	S	S	S
School	S			S			P	P		P	P	P	P	S	S	S	S
Studio							P	P	P	P	P	P	P	P	P		P
Theater/auditorium							P			P	P		P
Services
Animal kennel	S				S				P	P
Animal day care									P	P
Animal grooming and retail operations							P	P	P	P	P	P	P
Automobile repair garage									P	P
Automobile gas/service station									P	P
Bank							P	P		P	P	P	P	P	P
Bed-and-breakfast	S			S			P	P					P			S	S
Business services							P	P	P	P	P	P	P	P	P
Day-care facility							P	P		P	P	P	P			S	S
Gallery							P			P	P	P	P
Hospital										P	P
Hotel/motel							P	P		P	P		P
Nursing care facility/inpatient rehabilitation				C						C
Personal services							P		P	P	P	P		P
Pharmacy							P	P		P	P
Post office							P	P	P	P	P	P	P	P	P
Public utility facility									P	P						P
Veterinary services							P	P	P	P	P	P	P
Industrial
Compressor station									C
Conventional gas drilling	P								P
Excavating service									P					P
Flex space							P		P
Light assembly									P		P
Light industry									P
Medical marijuana processing facility									P
Micro-alcohol production									P
Processing plant									C
Research and development							S		P
Self-storage facility									P
Unconventional gas drilling									C
Warehouse									P
Public Facilities/Infrastructure
Billboard										P
Commercial wireless communications facility
Emergency services	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	C	C
Essential services	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Nontower-based wireless communications facility	A	A	A	A	A	A	A	A	A	A	A	A	A	A	A	A	A
Parking facility							S	S	P	P	S	S	S		S
Public works facility	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	S	S
Small wireless communications facility – co-located	A	A	A	A	A	A	A	A	A	A	A	A	A	A	A	A	A
Small wireless communications facility – requiring installation of new wireless support structure	A	A	A	A	A	A	A	A	A	A	A	A	A	A	A	A	A
Solar energy system: large	C								P
Tower-based wireless communications facility									S
Other
All other uses									C
Accessory
Drive-through¹							P	S		P	P	P	P	P	P
Family day care	P	P	P	S	P	S	P	P			P	P	P	P	P	S	P
Gas station									P	P
Home-based business (no-impact)	P	P	P	P	P	P	P	P			P	P	P	P	P	P	P
Home occupation	P	P	S	P	P	P	P	S			P	P	S	P	P	P	P
Keeping of horses and ponies	P	P	P	P	P			P					P
Limited lodging	P	P	P	P	P	P	P	P			P	P	P	P	P	P	P
Parking lot	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Parking structure							P			P	P
Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in a given district	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Recreation facility (single-family residential)	P	P	P	P	P	P		P						P	P	P	P
Solar energy system: small	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Wind facility: small	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P

NOTE:
¹	In the TC, VC, MA.1, MA.2, VM, WV and VB Districts, banks are the only primary use to which drive-throughs are permitted as an accessory use.

Use symbols.

(1)

The letter "P" denotes a permitted use by right, subject to the requirements specified by this chapter and after a zoning permit has been issued in accordance with Part 10.

(2)

The letter "C" denotes a use that is conditional, subject to the requirements specified by this chapter and provided that the Township Council grants the conditional use pursuant to Part 10.

(3)

The letter "S" denotes a use that is a special exception subject to the requirements specified by this chapter and provided that the Township Zoning Hearing Board grants the special exception pursuant to Part 10 of this chapter.

(4)

The letter "A" denotes approval through administrative review.

(5)

A use located on the same lot as the principal use, customarily incidental and subordinate to the principal use (e.g., home occupation) is regulated within each individual district criteria.

Dimensional requirements.

(1)

Any permitted building, structure or use which is erected, added to or structurally altered shall be located on a lot having not less than the minimum requirements set forth by this chapter.

(2)

The intensity of all development shall comply with the minimum site area, minimum lot area, minimum lot width, density, yard, setback, height, floor area ratio (FAR) and lot coverage requirements defined in the Dimensional Requirements Table for each district.

(3)

When calculating density, the total number of lots or units allowed will be arrived at by rounding down below 0.5 (< 0.5) and rounding up to nearest whole number at 0.5 (> 0.5) or higher.

(4)

The minimum lot size required in this chapter shall be provided at the time that an application for land development is submitted. Lots within the plan for the total site shall not be smaller than the required minimum lot size. Individual lots within a recorded plan approved for the minimum required size then may be developed for any of the district's uses, provided that all other applicable lot, area and yard regulations are met.

(5)

Any lot of record in the Township that is legally existing and held in separate ownership from adjacent lots on the effective date of this chapter may be used for any permitted use by right or any conditional use or use by special exception authorized in the district in which it is located even though the lot does not meet the minimum site area required for development, provided that all other requirements of the zoning district for the proposed use shall be met.

(6)

Height exceptions. The following shall not be considered structures within the meaning of this section and may be erected to any height, if they do not constitute a hazard to any development within the Finleyville Airport Hazard Overlay (AO): church spires, belfries, monuments, tanks, water and fire towers, stage towers and scenery lofts, cooling towers, ornamental towers, spires, chimneys, elevator bulkheads, smokestacks and conveyors. The maximum height shall be limited to the maximum height that does not need a flashing light, which is 199 feet.

(7)

The maximum impervious coverage permitted is dictated by the Township's Stormwater Management Plan (Chapter 371).

Residential districts.

(1)

For undeveloped lots located in recorded plans constructed prior to the date of this chapter, the average front yard setback of developed lots shall be utilized as the minimum front yard setback. The setback shall be determined by measuring the distance from the front right-of-way to the front of the dwelling on all lots on the same side of the street along which the lot is located.

(2)

New lots must be connected to public water and sanitary sewer. Existing lots without public sanitary sewer must have a septic system approved (in writing) by the Sanitary District, and must be on a lot of a minimum of one acre.

Nonresidential districts.

(1)

Maximum impervious coverage shall be dictated by stormwater management (Chapter 371).

(2)

Minimum green area of net site shall be a minimum of 15%. Approved green roofs may be considered in the minimum green area.

(3)

Paved area maximum of net site in any commercial district shall be subject to approval of the Planning Commission, or as specified in the specific requirements of each individual district.

(4)

Building size indicates maximum size per each building on the site. Developments can have multiple buildings if individual buildings do not exceed maximums in the dimensional requirements tables by district.

(5)

Yard and lot coverage shall be in accordance with Part 4.

Flag lots.

(1)

The access to and configuration of flag lots shall be approved by the Township Planning Commission. No more than two flag lots shall be permitted per cul-de-sac.

(2)

No more than two flag lots may share one driveway.

(3)

The minimum width of flag lots at the right-of-way shall be 50 feet.

(4)

The front setback shall be 50 feet off the abutting rear yard property line on adjoining lot(s). See § 440-1204, Appendix 02H, Yard Locations: Flag Lot, for yard locations of flag lots.

(5)

No flag lots are permitted direct driveway access to major collector, minor collector, or arterial streets.

(6)

Corner lots. The landowner and/or developer shall provide four yards on each corner lot: two front yards, a minimum of one side yard, and one rear yard. The side and rear yard may be chosen at the time of building permit application on the plot plan.

§ 440-403.1 LD Low-Density Residential District.

Intent.

(1)

Low-density residential neighborhoods are formed as subdivisions and consist entirely of single-family detached homes. Buildings are oriented interior to the site and are typically buffered from surrounding development by transitional uses, topography, or vegetative areas. Many neighborhoods borrow open space from adjacent rural or natural areas, as well as adjacent undeveloped land.

(2)

Blocks are typically large and include one or more culs-de-sac. Curvilinear streets are suburban in character and promote automobile travel.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure LD.1 Chart of Permitted Uses in LD Low-Density Residential District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family detached		P
	Group living facility (Type A)		S
Agriculture
	Agricultural operations		P
	Community garden		P
	Farm		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Cemetery		S
	Equestrian facility		S
	Place of worship/assembly		S
	Private club		S
	Recreation facility: private		S
	Recreation facility: public		P
	School		S
Services
	Animal kennel		S
	Bed-and-breakfast		S
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Co-location on existing communications tower	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Public works facility		P
	Solar energy system: large		C
Industrial
	Conventional gas drilling		P
Accessory
	Family day care		P
	Home-based business (no-impact)		P
	Home occupation		P
	Keeping of horses and ponies		P
	Limited lodging		P
	Parking lot		P
	Recreation facility: single-family residential		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure LD.2 Dimensional Requirements in LD Low-Density Residential District

Dimension		Requirement
Minimum gross lot (square feet)		21,780 (23,780 for corner lot)
Maximum gross dwelling units per acre or lot		1.2
Minimum lot frontage at building line (feet)		100
Minimum principal building setbacks (feet)
	Front	50¹
	Side	15
	Rear	40
Minimum accessory building setbacks (feet)
	Front	50
	Side	15
	Rear	15
	Reduced rear and side for sheds	5²
Maximum building/structure height (feet)		35
Maximum lot coverage		15%
Minimum open space set-aside		0.7 acres for each new lot created

NOTES:
¹	Front porches, covered or uncovered, may extend six feet into the front building setback, provided that they are not enclosed (only applicable with fifty-foot front setback).
²	Reduced rear and side yard setbacks shall not apply to accessory structures larger than 240 square feet, or those with active uses, such as swimming pools, sport courts, play structures, etc. No outdoor storage shall occur behind or beside the shed within reduced setback areas.

§ 440-403.2 WP Woodland Protection District.

Intent.

(1)

This district promotes the protection and conservation of open space through flexible requirements that are based on function and are responsive to the unique character of the undeveloped wooded parcels in Peters Township. The district encourages innovative and livable housing environments by offering development options designed to accommodate new growth while preserving sensitive environmental features.

(2)

Much of the development in the WP Woodland Protection Residential District has already been developed under the criteria for the R-1B Zoning classification. The new standards and criteria presented herein apply to those structures that are in new WP (R-1B) developments, or in existing structures that are proposing significant change as determined on a case-by-case basis by the Planning Director and/or the Planning Commission.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure WP.1 Permitted Uses in WP Woodland Protection District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family detached		P
Agriculture
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Recreation facility: private		S
	Recreation facility: public		P
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Public works facility		P
Accessory
	Family day care		P
	Home-based business (no-impact)		P
	Home occupation		P
	Keeping of horses and ponies		P
	Limited lodging		P
	Parking lot		P
	Recreation facility: single-family residential		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure WP.2 Dimensional Requirements in WP Woodland Protection District

Dimension			Open Space	1/2-Acre	2 Acres
Minimum gross lot (square feet)			10,890	21,780 23,780 (corner lot)	87,120 108,900 (for corner lots)
Maximum density (lots/acres)			1.2/1	1.2/1	1/2
Minimum lot frontage at building line (feet)			80	100	150
Minimum principal building setbacks (feet)
		Front	25¹	50	50
		Side	7.5	15	15
		Rear	20	40	40
Minimum accessory building setbacks (feet)
	Front		25	50	50
	Side		7.5	15	15
	Rear		7.5	15	15
	Reduced rear and side for sheds		5¹	5¹	5¹
Maximum building/structure height (feet)			35	35	35
Maximum lot coverage			22%	15%	10%

NOTE:
¹	Reduced rear and side yard setbacks shall not apply to accessory structures larger than 240 square feet, or those with active uses, such as swimming pools, sport courts, play structures, etc. No outdoor storage shall occur behind or beside the shed within reduced setback areas.

Other requirements.

(1)

This district encourages flexibility in designing new residential subdivisions by allowing three development form options:

(a)

Open space design option; use by right.

(b)

Half-acre design option; use by right.

(c)

Two-acre design option; use by right.

(2)

All options are intended to minimize impacts on environmental resources (sensitive lands, such as wetlands, steep slopes, floodplains) and disturbance of natural features (such as mature woodlands, hedgerows, critical wildlife habitats).

(3)

The following design objectives shall be considered in the review of any proposed subdivision development within the WP Woodland Protection Residential Zoning District:

(a)

To provide a more environmentally sensitive residential environment by preserving the natural character of stands of trees, ponds, streams, steep slopes, and similar natural features;

(b)

To preserve the rural landscape and protect environmentally sensitive lands from the disruptive effects of traditional subdivision developments;

(c)

To allow a more flexible and environmentally sensitive residential layout and street design;

(d)

To encourage a less sprawling form of residential subdivision design;

(e)

To design, construct and maintain all subdivisions so that existing stands of healthy trees and native vegetation of the site are preserved to the maximum extent feasible and are protected by adequate means during construction; and

(f)

To blend the residential living units into the natural setting of the landscape for the enhancement of property values.

Open space design development.

(1)

The total number of dwelling units permitted on a parcel when the open space design option is chosen shall be determined by submittal of a half-acre subdivision (as provided for in the underlying zoning district) sketch plan identifying the lots and buildable lands. After the Planning Commission reviews the half-acre subdivision plan, the maximum number of lots for the development will be determined. In no case shall the maximum residential density of 1.2 lots per acre specified for the underlying zoning district be increased.

(2)

Open space standards:

(a)

Dwelling units shall be grouped so that open space within a development is at least 40% of the total acreage of the tract.

(b)

Areas not considered open space. Required open space shall not include areas devoted to public or private streets or rights-of-way, private yards, stormwater management facilities, erosion and sedimentation control facilities, storm and sanitary sewer easements or any utility easement. If plans require such facilities in open space areas, they will not be counted as part of the required open space area. All existing areas in surface water bodies shall not be considered required open space.

(c)

Calculating open space. Except as noted above, any undeveloped land area within the boundaries of the parcel may be included as required open space.

(d)

Common open space shall be directly accessible to the largest practicable number of lots within an open space development. To achieve this, one side of each dwelling unit or lot to the maximum extent practicable shall abut common open space to provide direct views and access. Safe and convenient pedestrian access to the open space from all lots not adjoining the open space shall be provided.

(e)

The shape of the open space areas to the maximum practicable shall be reasonably contiguous, coherently configured, and abut existing or potential open space on adjacent properties.

(f)

Ownership and maintenance of open space areas shall be as specified in § 440-406.1, Open space standards and management, under the Conservation Residential Overlay District. (See § 440-406.1.)

Half-acre design development. A tract may be developed utilizing a half-acre subdivision design rather than the open space design option, provided that:

(1)

The half-acre development will preserve the rural landscape and protect environmentally sensitive lands. The basic premise of this approach is that lot configuration and street layout shall be determined by an understanding and appreciation of the existing natural features present on the site.

(2)

House sites and streets to the maximum extent practicable shall be carefully laid out to avoid specific areas which are environmentally sensitive, particularly scenic, or which possess significant attributes (wildlife habitats, hedgerows, mature tree stands, wetlands, etc.). The applicant shall be required to protect such features from further development or encroachment with appropriate covenants running with the land or as permanently dedicated open space.

(3)

The applicant's proposed design achieves the intent of the Woodland Protection District by demonstrating how the design objectives set forth in this subsection are being accomplished.

(4)

Open space shall be provided in accordance with § 385-40C of the Subdivision and Land Development Regulations, Open space land, R-1 single-family developments.

Two-acre (estate lot) design development. A tract may be developed utilizing a two-acre subdivision design option, provided that:

(1)

The estate lot development will preserve the rural landscape and protect environmentally sensitive lands. The basic premise of this approach is that the lot configuration and street layout shall be determined by an understanding and appreciation of the existing natural features present on the site.

(2)

(3)

The applicant's proposed design achieves the intent of the Woodland Protection Zoning District by demonstrating how the design objectives are being accomplished.

§ 440-403.3 CL Single-Family Cluster District.

Intent.

(1)

The intent of this district is to provide zoning regulations for existing residential neighborhoods that developed under single-family cluster lot development regulations.

(2)

Much of the development in the CL Single-Family Cluster Residential District has already been developed under the criteria for the R-1C zoning classification. The new standards and criteria presented herein apply to those structures that are in new CL (R-1C) developments or in existing structures that are proposing significant change, as determined on a case-by-case basis by the Planning Director and/or the Planning Commission.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure CL.1 Permitted Uses in CL Single-Family Cluster Residential District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family detached		P
Agriculture
	Agricultural operations		P
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Place of worship/assembly		S
	Recreation facility: public		P
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Public works facility		P
Accessory
	Family day care		P
	Home-based business (no-impact)		P
	Home occupation		S
	Keeping of horses and ponies		P
	Limited lodging		P
	Parking lot		P
	Recreation facility: single-family residential		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure CL.2 Dimensional Requirements in CL Single-Family Cluster Residential District

Dimension		Requirement
Minimum gross lot (square feet)		10,890
Maximum gross dwelling units per acre or lot		2
Minimum lot frontage at building line (feet)		80
Minimum principal building setbacks (feet)
	Front	25
	Side	7.5
	Rear	20
Minimum accessory building setbacks (feet)
	Front	25
	Side	7.5
	Rear	7.5
	Reduced rear and side for sheds	5¹
Maximum building/structure height (feet)		35
Maximum lot coverage		22%

NOTE:
¹	Reduced rear and side yard setbacks shall not apply to accessory structures larger than 240 square feet, or those with active uses, such as swimming pools, sport courts, play structures, etc. No outdoor storage shall occur behind or beside the shed within reduced setback areas.

§ 440-403.4 MD Medium-Density Residential District.

Intent.

(1)

This district provides alternatives to single-family housing to diversify the housing opportunities within Peters Township.

(2)

Much of the development in the MD Medium-Density Residential District has already been developed under the criteria for the R-2 zoning classification. The new standards and criteria presented herein apply to those structures that are in new MD (R-2) developments or in existing structures that are proposing significant change, as determined on a case-by-case basis by the Planning Director and/or the Planning Commission.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure MD.1 Permitted Uses in MD Medium-Density Residential District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family detached		P
	Single-family attached		P
	Multifamily		P
	Group living facility (Type A)		S
	Group living facility (Type B)		P
	Transitional facility		C
	Mobile home park		C
Agriculture
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Place of worship/assembly		S
	Recreation facility: public		P
	School		S
Services
	Bed-and-breakfast		S
	Nursing care facility/inpatient rehabilitation		C
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Public works facility		P
Accessory
	Family day care		S
	Home-based business (no-impact)		P
	Home occupation		P
	Keeping of horses and ponies		P
	Limited lodging		P
	Parking lot		P
	Recreation: single-family residential		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

[Amended 5-13-2019 by Ord. No. 841]

Figure MD.2 Dimensional Requirements in MD Medium-Density Residential District

Dimension		Requirement
Minimum gross lot		5 acres for development¹
Maximum gross dwelling units per acre or lot		7 gross
Minimum lot frontage at building line (feet)		N/A
Minimum principal building setbacks (feet)
	Front	25
	Side	7.5
	Rear	25
Minimum accessory building setbacks (feet)
	Front	25
	Side	7.5
	Rear	15
	Reduced rear and side for sheds	5²
Maximum building/structure height (feet)		45
Maximum lot coverage		35%

NOTES:
¹	Units can be on individual lots or condominium; no minimum lot size for individual lots.
²	Reduced rear and side yard setbacks shall not apply to accessory structures larger than 240 square feet, or those with active uses, such as swimming pools, sport courts, play structures, etc. No outdoor storage shall occur behind or beside the shed within reduced setback areas.

§ 440-403.5 RR Rural Residential District.

Intent.

(1)

This district allows for low-density rural residential development consistent with the Township's rural heritage and promotes the preservation of environmental quality. This area provides connections to agriculture, proximity to natural areas and scenic views and the opportunity to enjoy living in a natural setting.

(2)

Homes are oriented interior to the site and typically buffered from surrounding development as a result of the large lot size.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure RR.1 Permitted Uses in RR Rural Residential District
Figure RR.1 Permitted Uses in RR Rural Residential District
Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family detached		P
Agriculture
	Agricultural operations		P
	Community garden		P
	Farm		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Equestrian facility		S
	Recreation facility: public		P
Services
	Animal kennel		S
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Co-location on existing communications tower	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Public works facility		P
Accessory
	Family day care		P
	Home-based business (no-impact)		P
	Home occupation		P
	Keeping of horses and ponies		P
	Limited lodging		P
	Parking lot		P
	Recreation facility: single-family residential		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure RR.2 Dimensional Requirements in RR Rural Residential District

Dimension		Requirement
Minimum gross lot area (acres)		5
Maximum gross dwelling units/acre or lot		1/5 (minimum)
Minimum lot frontage at building line (feet)		200
Minimum principal building setbacks (feet)
	Front	50
	Side	25
	Rear	50
Minimum accessory building setbacks (feet)
	Front	50
	Side	25
	Rear	25
Maximum building/structure height (feet)		35
Maximum lot coverage		15%

§ 440-403.6 VR Village Residential District.

Intent. The intent of this district is to provide zoning regulations in the Hackett area of Peters Township to promote, encourage, and preserve the unique character of the area.

(1)

Create a residential village character that complements existing village development.

(2)

Accommodate a variety of housing types and discourage one housing type from dominating the streetscape.

(3)

Promote pedestrian orientation of streets and buildings.

(4)

Develop streets and homes that promote social interaction as well as privacy.

(5)

Alleviate the perceived impact of higher-density development, such as townhouses, by requiring them to be of a pedestrian scale, bulk, and orientation.

(6)

Give priority to pedestrian movement and access to buildings, open spaces, and streets and discourage design that gives priority to vehicular convenience only.

(7)

Create a street circulation system that provides safe and convenient access but discourages fast or heavy traffic that is incompatible with a residential neighborhood.

(8)

Use scale, building orientation, and landscaping to establish community identity.

(9)

Use open and recreational spaces as a community focal point.

(10)

Provide recreational opportunities.

(11)

Ensure that new development is compatible with the existing neighborhood.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure VR.1 Permitted Uses in VR Village Residential District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family detached		P
	Single-family attached		P
Agriculture
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Place of worship/assembly		P
	Recreation facility: public		P
	Recreation facility: private		P
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Public works facility		P
Accessory
	Family day care		S
	Home-based business (no-impact)		P
	Home occupation		P
	Limited lodging		P
	Parking lot		P
	Recreation: single-family residential		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

[Amended 1-22-2018 by Ord. No. 827; 5-13-2019 by Ord. No. 841]

Figure VR.2 Dimensional Requirements in VR Village Residential District

Dimension		Requirement
Minimum gross lot		No minimum lot size
Maximum gross dwelling units/lot
	Single-family detached	1/lot
	Single-family attached	6/unit (24 feet/unit maximum)
Minimum lot frontage at building line (feet)		30
Minimum principal building setbacks (feet)
	Front (local/internal streets)	20 minimum/25 maximum to right-of-way
	Front (along Venetia Road)	30 minimum/45 maximum
	Side	7.5
	Rear	10
Minimum accessory building setbacks (feet)
	Front	20
	Side	7.5
	Rear	10
	Reduced rear and side for sheds	5^{1, 2}
Maximum building/structure height (feet)		32 (2 stories) (average ground level to average roof height)
Maximum lot coverage		35%
Roof		Pitched roof
Minimum required open space		25% of gross tract acreage

NOTES:
¹	No outdoor storage shall occur behind or beside the shed.
²	Reduced rear and side yard setbacks shall not apply to accessory structures larger than 240 square feet, or have active uses, such as swimming pools, sport courts, etc.

Generalized standards for VR Village Residential development.

Figure VR.3

Example of Potential VR Development

(1)

The VR Village Residential District is a slight name change and clarification of the former R-3 Zoning District (the Village Residential area of Hackett). It is designed to preserve the existing village character of this area. A few key elements of this zoning district are listed below:

(a)

Predominately residential uses, but other compatible uses are permitted.

(b)

New development will be predominately single-family detached and attached infill that complements the character of the existing Hackett neighborhood.

(c)

Linkages to the nearby VM Village Mixed Use Neighborhood and the VC Village Commercial area.

(d)

Create a mixed residential village character that complements existing village development.

(e)

Discourage one housing type from dominating the streetscape.

(f)

Develop streets and homes that promote social interaction as well as privacy.

(g)

Give priority to pedestrian movement and access to buildings, open spaces, and streets and discourage design that gives priority to vehicular convenience only.

(h)

Further establish a street circulation system that provides safe and convenient access but discourages fast or heavy traffic that is incompatible with a residential neighborhood.

(i)

Use the existing scale, building orientation, and landscaping to reinforce community identity.

(j)

Provide recreational opportunities.

(k)

Ensure that new development is compatible with existing neighborhoods.

(2)

Building design standards.

(a)

All dwelling units must have at least one primary entrance in the front facade.

(b)

All residential buildings shall have pitched roofs (4/12) covering at least 80% of the building.

Access and circulation.

(1)

Local residential street cross section.

(2)

Local street cross section: generalized.


Private Zone	Residential Unit	This zone is characterized by residential land uses in styles associated with a village, with direct access via driveways, alleys or service roads; ▪ On-site parking should be sufficient to allow most cars to be parked off-street ▪ Front porches are considered to be part of the built structure and shall be a maximum of 10 feet deep


	Front Yard	▪ This area is the traditional front yard, appropriately landscaped, but still allowing for neighborhood socialization ▪ Street trees, optimally, should be placed in this area; and ▪ The tree canopy in the neighborhoods helps provide traffic calming and building shade


Right-of-Way	Sidewalk/ Pedestrian Zone	Crucial for safe, walkable neighborhoods, this zone includes sidewalks of adequate width for two adults to comfortably pass one another
	Planting Strip/Green Zone	▪ Very important for pedestrian comfort and neighborhood livability. This zone may include grass and landscaping ▪ This area should also be a part of the on-site stormwater management system ▪ Lighting, if appropriate, of the curb and sidewalk may also be appropriately placed in this area


	Vehicular and Parking Zone	This zone sets the tone for the street's multiple objectives of allowing mobility and access for both motorized vehicles and bicycles, while maintaining low volumes and speeds, and thereby contributing to overall neighborhood livability and quality of life ▪ Local parking should primarily be on-site ▪ Visitor parking is best accommodated in parking bays, located off-street, in proximity to the residential units

(3)

Local street cross section: narrow.

[Amended 5-13-2019 by Ord. No. 841]


Right-of-Way	40 feet (minimum)
Front Yard	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip

Setback (building facade to right-of-way)	15 feet (may be up to 25 feet)
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Parking in bays, or on-site only ▪ No on-street parking ▪ Up to 30 minutes on-street parking allowed ▪ No overnight parking on-street



Sidewalk (on both sides)	5 feet (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	50 feet (on center)
Stormwater Management	Bioswales may be in planting strips
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet

(4)

Local street cross section: medium.

[Amended 5-13-2019 by Ord. No. 841]


Right-of-Way	46 feet (minimum)
Front Yard	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip
Setback (building facade to right-of-way)	15 feet (may be up to 25 feet)
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Parking in bays, or on-site ▪ On-street parking: one side of the street ▪ Alternating sides of the street, with mid-block crossings encouraged
Sidewalk (on both sides)	5 feet (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	50 feet (on center)
Stormwater Management	Bioswales may be in planting strips
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards
Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet

(5)

Local street cross section: wide.

[Amended 5-13-2019 by Ord. No. 841]


Right-of-Way	55 feet (minimum)
Front Yard	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip
Setback (building facade to right-of-way)	15 feet (may be up to 25 feet)
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Parking in bays, or on-site ▪ On-street parking allowed: both sides of the street
Sidewalk (on both sides)	5 feet (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	50 feet (on center)
Stormwater Management	Bioswales may be in planting strips
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards
Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet

(6)

Local street cross section: boulevard/entrance.

[Amended 5-13-2019 by Ord. No. 841]


Right-of-Way	62 feet (minimum)
Planting Strip/Drainage Area	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip
Boulevard/Median	12 feet (maximum 20 feet)
Setback (building facade to right-of-way)	Not applicable
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	No parking in entrance area
Sidewalk (on both sides)	▪ 5 feet (minimum) ▪ 4-foot bike lane encouraged along curb
Tree Spacing (street trees shall be in accordance with landscape design standards)	50 feet (on center)
Stormwater Management	Bioswales may be in planting strips
Lighting	▪ Bollard or decorative standards, maximum heights of 12 feet ▪ Shall follow Dark Sky Standards
Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required
Other/Comment	Development identity signage may be placed in the area.

(7)

Local street cross section: alley.


Right-of-way	16 feet (minimum)
Planting Strip/Drainage Area	Between rear driveway/apron
Setback (building facade to right-of-way)	20 feet (with rear facing garage, garage is built to setback line)
Driving Lane	16 feet (includes optional curbs)
Parking	In garage or on driveway/apron; otherwise no parking in this area
Sidewalk	Not applicable
Tree Spacing (street trees shall be in accordance with landscape design standards)	Trees may be placed in planting strip between driveways
Stormwater Management	Bioswales may be in planting strips
Lighting	Not applicable [Private security lighting may be installed (See lighting standards.)]
Utilities	Discouraged, but may be placed under alley
Other/Comment	▪ This area is meant for rear access to the properties for service and rear parking configurations. ▪ Parking/service courts are allowed. ▪ Through traffic is strongly discouraged. ▪ Alleys may be one-way if clearly marked. ▪ The Township may, but shall not be required to accept dedication.

§ 440-404.1 TC McMurray Town Center District.

Intent. This district is intended to:

(1)

Provide a defined community-scale residential, commercial, cultural, and entertainment district and central gathering place for Peters Township residents.

(2)

Facilitate traffic through the development of streetscape amenities, such as sidewalks, pathways, street edge landscaping features, pedestrian-scale lighting and screened parking areas.

(3)

Develop centralized civic spaces that integrate the district's residential and nonresidential uses, and to encourage the continued development of a central activity focal point by further defining the existing mixed use area.

(4)

Provide lively, human-scaled activity areas and gathering places for Peters Township residents through encouraging a mix of uses.

Figure TC.1

McMurray Town Center Concept (from Plan Peters 2022)

Figure TC.2

McMurray Town Center Zoning District

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure TC.3 Permitted Uses in TC McMurray Town Center District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family attached (56 units per structure)		P
	Multifamily (24 units per structure maximum)		P
	Flat (mixed-use)		P
	Group living facility (Type A)		S
	Group living facility (Type B)		C
Commercial
	Bar/nightclub		P
	Brewpub		P
	Convenience store (no fuel pumps)		P
	Farmers' market		P
	Funeral home		P
	Office		P
	Office, medical		P
	Retail store		P
	Restaurant, full/table service		P
	Restaurant, limited/counter service		P
	Restaurant, convenience/fast-food (no drive-through)		P
Agriculture
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly, Community Facility
	Conference and training center		P
	Place of worship/assembly		P
	Recreation facility: private		S
	Recreation facility: public		P
	Recreation facility: commercial		P
	School		P
	Studio		P
	Theater/auditorium		P
Services
	Animal grooming and retail operations		P
	Bank		P
	Bed-and-breakfast		P
	Business services		P
	Day-care facility		P
	Gallery		P
	Hotel/motel		P
	Personal services		P
	Pharmacy		P
	Post office		P
	Veterinary services		P
Industrial
	Flex space		P
	Research and development		S
Public Facilities/Infrastructure
	Commercial Wireless Communications Facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Parking facility		S
	Public works facility		P
Accessory
	Drive-through (bank only)		P
	Family day care		P
	Home-based business, no-impact		P
	Home occupation		P
	Limited lodging		P
	Parking lot		P
	Parking structure		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

[Amended 5-13-2019 by Ord. No. 841; 10-11-2021 by Ord. No. 869]

Figure TC.4 Dimensional Requirements in TC McMurray Town Center District

Illustration	Dimension				Requirement
	Minimum gross lot				21,780 square feet per lot (0.5 acre)
	Maximum dwelling units/acre				Not limited
	Maximum floor area ratio (FAR)				0.85
	Minimum lot frontage at building line				25 feet ▪ No maximum ▪ Combining lots permitted
	Principal building setbacks
		Along East McMurray Road and Valley Brook Road and Friar Lane			▪ 25-foot minimum/30-foot maximum front setback (for purposes of courtyard, plaza, outdoor dining area, etc.) ▪ Buildings/facades shall be articulated. [Variation shall be articulated. (Variation in setback, and/or facade elevation height is encouraged.)]
		Interior local streets			▪ 0 feet to 5 feet build to sidewalk ▪ Buildings/facades shall be articulated (variation in setback, and/or facade elevation height is encouraged)
	Minimum principal building setbacks (side)				▪ 0 feet if buildings share a common wall ▪ 0 feet minimum to sidewalk/driveway
	Minimum principal building setbacks (rear)				▪ 25 feet to alleys/rear access road/property line adjacent to LD Zoning District ▪ No parking in 25-foot setback area ▪ Parking lot may begin at edge of alleys/rear access road right-of-way. ▪ Temporary parking for loading/unloading may take place within 25-foot rear setback area. ▪ Vehicles shall not encroach on rear pedestrian access/entrance.
	Sidewalk				▪ 6 feet minimum ▪ 5 feet clear of all obstructions
	Mid-block crossing				▪ If the building has more than 150 feet of sidewalk frontage, a lighted pedestrian alley shall be provided to connect storefronts and parking ▪ Alley width: 10 feet minimum: 20 feet maximum ▪ Alley should align with crosswalk across frontage street. ▪ Crosswalk may include a speed hump. ▪ Crosswalk shall include an area for pedestrian respite.
	Building height
			3 stories maximum		▪ 34 feet: flat roof ▪ 41 feet: pitched roof [average ground height to average roof height] ▪ 3rd story: stepped back 50 feet from property line and 20 feet from 2nd story facade line fronting Valley Brook Road, East McMurray Road and Friar Lane
	Roof				▪ Flat roof or pitched roof permitted ▪ Green roofs permitted and encouraged ▪ Utilities: HVAC, elevator penthouse, etc., shall be screened
	Awnings				▪ 4 feet minimum depth ▪ 8 feet minimum clearance height above sidewalk ▪ 4 feet minimum distance from front edge to curb
	Canopies				Permitted above ground floor
	Maximum impervious surface				Determined by stormwater management (See Chapter 371.)
	Building activation (commercial only - not applicable in residential)
				Ground level transparency	70%
				Upper floor transparency	40%
				Blank wall area (between windows)	10 feet maximum
	Entrance/recessed entrance				▪ Primary entrance shall be in front of building ▪ Secondary entrance may be on any open side or rear of building ▪ Permitted, but not required

Generalized standards within the TC McMurray Town Center. The McMurray Town Center (TC) is a mixed-use, pedestrian-oriented district in which consistent, but different building configurations exist. To help maintain a Main Street character and encourage pedestrian friendly environments, nonresidential buildings shall be generally placed adjacent to the sidewalk in the McMurray Town Center (TC). Where there are multiple adjacent buildings/units, the facade of each building should be unique and may be articulated within a range of three feet to five feet from the setback/build-to line. Residential-only structure(s) (multifamily attached) shall also be articulated and be placed between zero feet and 20 feet from the sidewalk.

(1)

All proposed development shall be served by public sewage and water facilities.

(2)

Stormwater management is encouraged to be green and on-site.

(3)

The McMurray Town Center (TC) shall be a true mixed-use development, offer a diversity of housing types, commercial/retail and mixed uses, as well as public/common spaces.

(4)

The placement of all residential units shall provide for public safety and convenience to community resources, as well as privacy.

Form elements within the TC McMurray Town Center.

(1)

Attached units.

(2)

Medium footprint.

(3)

Buildings built to the right-of-way (sidewalk) or with small setback.

(4)

Up to four stories: 51 feet (flat roof) or 56 feet (pitched roof).

(5)

Mix of frontage styles.

(6)

Loading docks shall be at rear of structure or in service court, away from pedestrians.

(7)

May serve as live/work units.

Access and circulation within the TC McMurray Town Center.

(1)

The McMurray Town Center is to be pedestrian-focused.

(2)

Two-way traffic shall be used for all local streets.

(3)

Traffic lanes: 10 feet.

(4)

Bump-outs shall be used at all pedestrian crossings. Bump-outs shall be the same depth as adjacent parking spaces.

(5)

Pedestrian crossings shall be of different material than or distinctly painted from vehicular lanes.

(6)

Three-foot minimum planting strip shall be placed between sidewalk and back of curb.

(7)

Forty-five-degree angled parking shall be used.

(8)

Reverse angled parking is allowed, but must be consistent throughout the McMurray Town Center.

(9)

Parallel parking may be used on one side of local streets adjacent to open spaces/plazas, etc.

(10)

Side streets may utilize parallel parking.

(11)

Cross section illustrations.

(a)

Local commercial street cross section.

(b)

Local street cross section: generalized.


Private Zone	Building Unit	This zone is characterized by mixed land uses and styles associated with a Main Street character, with direct access via local streets or service roads in the rear of the buildings. ▪ The character of the buildings should be human scale and pedestrian friendly.

Right-of-Way	Sidewalk/Pedestrian Zone	An important part of the pedestrian friendly environment: ▪ The sidewalk shall allow for clear pedestrian movement. ▪ An area of the sidewalk may be set aside for outdoor dining or display.


	Planting Strip/Green Zone	An integral part of the pedestrian friendly environment that provides shade and visual interest: ▪ Street trees are strongly encouraged in this zone, as is street furniture. ▪ This area should also be a part of an on-site stormwater management system. ▪ Lighting, if appropriate, of the curb and sidewalk may also be appropriately placed in this area.



	Vehicular and Parking Zone	This zone sets the tone for the street's multiple objectives of allowing mobility and access for both motorized vehicles and bicycles, while maintaining low volumes and speeds, and thereby contributing to overall district livability and quality of life. ▪ Limited parking may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking may/should be angled (preferred) or parallel. ▪ Primary parking shall be in lots behind the building.

(c)

Local commercial street cross section: narrow.

[Amended 5-13-2019 by Ord. No. 841]


Right-of-Way	40 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ No on-street parking. ▪ Primary parking shall be in lots behind the building.
Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	30 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards
Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(d)

Local commercial street cross section: medium.

[Amended 5-13-2019 by Ord. No. 841]


Right-of-Way	46 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Limited parking, on one side of the street, may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking: ▪ Angled (preferred): parking lane = 16 feet at 45°; or ▪ Parallel = 9 feet ▪ Primary parking shall be in lots behind the building.


Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	30 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards
Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(e)

Local commercial street cross section: wide.

[Amended 5-13-2019 by Ord. No. 841]


Right-of-Way	55 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Limited parking, on both sides of the street, may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking: ▪ Angled (preferred): parking lane = 16 feet at 45°; or ▪ Parallel = 9 feet

	▪ Primary parking shall be in lots behind the building.
Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 30 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards
Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(f)

Local commercial street cross section: entrance/boulevard.

[Amended 5-13-2019 by Ord. No. 841]


Right-of-Way	62 feet (minimum)
Planting Strip/Drainage Area	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip
Boulevard/Median	12 feet (maximum 20 feet)
Setback (building facade to right-of-way)	Not applicable
Driving Lane	20 feet each side of boulevard (includes 1-foot curbs, each side)
Parking	No parking in entrance area
Sidewalk (on both sides)	▪ 5 feet (minimum) ▪ 4-foot bike lane encouraged along curb
Tree Spacing (street trees shall be in accordance with landscape design standards)	50 feet (on center)
Stormwater Management	Bioswales may be in planting strips
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards
Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required.
Other/Comment	Development identity signage may be placed in the area

(g)

Local commercial street cross section: alley.


Right-of-Way	16 feet (minimum)
Planting Strip/Drainage Area	Between rear driveway/apron
Setback (building facade to right-of-way)	0 feet (loading dock is built to setback line, may be up to 25 feet to alleys)
Driving Lane	16 feet (includes optional curbs)
Parking	No parking in this area
Sidewalk	Not applicable
Tree Spacing (street trees shall be in accordance with landscape design standards)	Not applicable
Stormwater Management	Not applicable
Lighting	Not applicable [Private security lighting may be installed. (See lighting standards.)]
Utilities	Discouraged, but may be placed under alleys
Other/Comment	▪ This area is meant for rear access to the properties for service and rear parking configurations. ▪ Parking/service courts are allowed. ▪ Through traffic is strongly discouraged. ▪ Alleys may be one-way if clearly marked. ▪ The Township may, but shall not be required to, accept dedication.

Parking standards.

(1)

On-street parking standards within the TC McMurray Town Center.

(a)

Angled parking: angle of 45°.

(b)

Reverse angle parking is permitted, but shall be used through the McMurray Town Center.

(c)

Pedestrian bump-outs shall be used at all intersections.

(d)

Mid-block crossings, with bump-outs shall be used if the block is more than 150 feet.

(e)

Pedestrian bump-outs should have rain gardens in areas not part of crosswalks.

(f)

Roundabouts are encouraged at intersections.

(g)

Pedestrian activated crossing control should be used in absence of roundabout.

(h)

Contrasting paving material or speed humps shall be used for crosswalks.

Figure TC.5

On-Street Parking Configuration

(2)

Off-street parking/loading standards within the TC McMurray Town Center.

(a)

Vehicular access. Vehicular access to surface parking shall be from an alley or side street where possible.

(b)

Pedestrian access. Safe provisions for pedestrian access to and through a parking lot shall be required. Surface parking areas and pedestrian walkways connecting to them shall be well-lit.

(c)

No on-street parking shall be permitted along East McMurray, Valley Brook Road or Friar Lane.

(d)

Location of surface parking.

[1]

Surface parking shall be located to the rear of the principal building or to the side (however, parking shall not be located between a building and the street).

[2]

Parking shall be set back 10 feet minimum from the legal right-of-way.

[3]

Off-street surface parking shall be angled in angled parking bays along local access streets extending no farther than 16 feet from curb to end of parking space.

[4]

Parking may be in shared parking lots or parking structures behind (away from local access streets) buildings with an alley.

[5]

Parking areas on abutting nonresidential lots shall be interconnected by access driveways.

[6]

Each nonresidential lot shall provide cross-access easements for its parking areas and access driveways guaranteeing access to adjacent lots. Interconnections shall be logically placed and easily identifiable to ensure convenient traffic flow.

(e)

Screening of parking, loading and surface areas.

[1]

Parking lots visible from a street shall be continuously screened by a three-foot-high wall/fence or plantings. Parking lots adjacent to a residential use shall be continuously screened by a six-foot-high wall/fence or plantings. Screening shall include:

[2]

Service and loading areas must be visually screened from streets and pedestrianways. For new construction, service and loading areas must be behind the building.

Figure TC.6

Off-Street Parking Standards

Streetscape standards within the McMurray Town Center.

(1)

Outdoor furnishings are limited to tables, chairs, and umbrellas.

(2)

Outdoor furniture shall be stored inside the restaurant or within the setback area after normal operating hours.

(3)

Planters, posts with ropes, or other removable enclosures, as well as a reservation podium are encouraged and shall be used as a way of defining the area occupied by the cafe.

(4)

Refuse facilities shall be provided.

(5)

Outdoor heating units may be used.

(6)

Outdoor dining shall not impede pedestrian traffic flow. A minimum pathway of at least five feet free of obstacles shall be maintained.

(7)

New commercial or mixed-use development in the TC McMurray Town Center District shall install one new streetscape pole, as specified in § 440-1220, McMurray Town Center Streetscape Pole Details, for every 150 feet of lot frontage. Pole installation by the applicant/developer shall include all required concrete footers, electrical conduit and wiring, uplighting, etc., to provide a complete and functional operation as intended. The appropriate location of each streetlight will be coordinated with Township staff.

[Added 5-13-2019 by Ord. No. 841]

Urban garden standards.

(1)

Minimum size required is 300 square feet.

(2)

An urban garden shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.

(3)

The garden shall be of plant materials, such as trees, vines, shrubs, and seasonal flowers, with year-round interest. All trees shall be 3.5 inches in caliper.

(4)

A water feature is encouraged.

Public plaza/squares/courtyard standards in the TC McMurray Town Center.

(1)

The plaza shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.

(2)

The plaza shall be landscaped with trees, shrubs, and mixed plantings with year-round interest.

(3)

The plaza shall use the following paving materials: unit pavers, paving stones, or concrete.

(4)

The plaza shall not be used for parking, loading, or vehicular access (excluding emergency vehicular access).

(5)

Public art and fountains are encouraged.

(6)

Trash containers shall be distributed throughout plaza.

(7)

The plaza shall provide shade by using the following elements: trees, canopies, trellises, umbrellas, or building walls.

(8)

Human-scale lighting shall be provided.

(9)

Plazas shall connect to other activities, such as outdoor cafes, restaurants, and building entries.

(10)

Plazas shall be located, if possible, to have maximum direct sunlight with a south or west orientation.

(11)

Plazas, if constructed by a private/nonprofit entity, shall have an agreement with the community for public access.

Pedestrian design standards:

(1)

Sidewalks are required along all street frontages, with a minimum width of six feet. The Township Planning Commission or Council may require a greater minimum sidewalk width as part of any site plan approval.

[Amended 5-13-2019 by Ord. No. 841]

(2)

Sidewalks are required to connect the street frontage to all front building entrances, parking areas, central open space, and any other destination that generates pedestrian traffic. Sidewalks shall connect to existing sidewalks on abutting tracts and other nearby pedestrian destination points.

(3)

Planting buffers, four feet back of curb to clear sidewalk path, are encouraged.

(4)

The sidewalk pattern shall continue across driveways and streets.

Building design standards: nonresidential building and multifamily buildings within the McMurray Town Center.

Figure TC. 7

Building Facade Standards

(1)

All primary building entrances shall be accentuated. Entrances permitted include: recessed, protruding, canopy, portico, or overhang.

(2)

Walls and windows. Blank walls shall not be permitted along any exterior wall facing a street, parking area, or walking area. Walls or portions of walls where windows are not provided shall have architectural treatments that are similar to the front facade, including materials, colors, and details. At least four of the following architectural treatments shall be provided:

(a)

Masonry, but not flat concrete block.

(b)

Concrete or masonry plinth at the base.

(c)

Belt courses of a different texture or color.

(d)

Projecting cornice.

(e)

Projecting metal canopy.

(f)

Decorative tilework.

(g)

Trellis containing planting.

(h)

Medallions.

(i)

Opaque or translucent glass.

(j)

Artwork.

(k)

Vertical/horizontal articulation.

(l)

Lighting fixtures.

Drive-throughs within the TC McMurray Town Center are permitted for banks only.

§ 440-404.2 VC Village Commercial District.

[Amended 5-13-2019 by Ord. No. 841; 10-28-2024 by Ord. No. 905]

Intent. The intent of this district is to provide a compatible and convenient mix of residential and commercial uses for the eastern portion of the Township. The design of the VC Village Commercial District transitions effectively between residential and nonresidential uses, and includes safe and convenient pedestrian and bicycle access for nearby residents. While this is primarily a commercial category, the VC Village Commercial District may include upper story residential or limited residential development.

Figure VC.1

Village Commercial District

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure VC.2 Permitted Uses in VC Village Commercial District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family detached		P
	Single-family attached (<6 units/structure)		P
	Multifamily (16 units/structure maximum)		P
	Flat (mixed-use)		P
	Group living facility (Type A)		P
Commercial
	Bar/nightclub		P
	Brewpub		P
	Convenience store		P
	Farmers' market		P
	Office		P
	Office, medical		P
	Restaurant: full/table service		P
	Restaurant: limited/counter service		P
	Restaurant: convenience/fast-food (no drive-through)		P
	Retail store		P
Agriculture
	Community garden		P
	Forestry/woodlot		P
	Recreation, Education, Public Assembly
	Conference and training center		P
	Place of worship/assembly		P
	Private club		P
	Recreation facility: public		P
	Recreation facility: private		S
	Recreation facility: commercial		S
	School		P
	Studio		P
Services
	Animal grooming and retail operations		P
	Bank		P
	Bed-and-breakfast		P
	Business services		P
	Day-care facility		P
	Hotel/motel		P
	Pharmacy		P
	Post office		P
	Veterinary services		P
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Parking facility		S
	Public works facility		P
Accessory
	Drive-through (bank only)		S
	Family day care		P
	Home-based business (no-impact)		P
	Home occupation		S
	Keeping of horses and ponies		P
	Limited lodging		P
	Parking lot		P
	Recreation facility: single-family residential		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure VC.3 Dimensional Requirements in Village Commercial District

Illustration	Dimension		Requirement
	Minimum gross lot		21,780 square feet per lot (0.5 acre)
	Maximum dwelling units/acre		Not limited
	Maximum floor area ratio (FAR)		1 (gross building area/gross site area)
	Minimum lot frontage at building line		25 feet ▪ No maximum ▪ Combining lots permitted
	Minimum principal building setbacks (front)
		Along arterial, major collector and minor collector roads (Venetia Road)	▪ 20 feet minimum/25 feet maximum (for purposes of courtyard, plaza, outdoor dining area, etc.) ▪ Buildings/facades shall be articulated. [Variation shall be articulated. (Variation in setback, and/or facade elevation height is encouraged.)]
		Interior local streets	▪ 0 feet to 5 feet build to sidewalk ▪ Buildings/facades shall be articulated (variation in setback, and/or facade elevation height is encouraged).
	Minimum principal building setbacks (side)		▪ 0 feet if buildings share a common wall ▪ 0 feet minimum to sidewalk/driveway
	Minimum principal building setbacks (rear)		▪ 25 feet to alleys/rear access road ▪ No parking in 25-foot setback area ▪ Parking lot may begin at edge of alleys/rear access road right-of-way. ▪ Temporary parking for loading/unloading may take place within 25-foot rear setback area. ▪ Vehicles shall not encroach on rear pedestrian access/entrance.
	Sidewalk		▪ 6 feet minimum ▪ 5 feet clear of all obstructions
	Mid-block crossing		▪ If the building has more than 150 feet of sidewalk frontage, a lighted pedestrian alley shall be provided to connect storefronts and parking. ▪ Alley width: 10 feet minimum; 20 feet maximum ▪ Alley should align with crosswalk across frontage street. ▪ Crosswalk may include a speed hump. ▪ Crosswalk shall include an area for pedestrian respite.
	Building height		2 stories maximum ▪ 31 feet: flat roof ▪ 36 feet: pitched roof [Average ground height to average roof height]
	Roof		▪ Flat roof or pitched roof permitted ▪ Green roofs permitted and encouraged ▪ Utilities: HVAC, elevator penthouse, etc., shall not be visible from ground level or shall be screened
	Awnings		▪ 4 feet minimum depth ▪ 8 feet minimum clearance height above sidewalk ▪ 4 feet minimum distance from front edge to curb
	Maximum impervious surface		Determined by stormwater management ▪ (See Part 11.) ▪ Permitted above ground floor
	Canopies		▪ 4 feet minimum depth ▪ 8 feet minimum clearance height above sidewalk ▪ 4 feet minimum distance from front edge to curb
	Planter boxes		Allowed ▪ Shall not exceed 1 foot in depth ▪ Shall not extend beyond setback/build-to line ▪ Shall not extend into clear path
	Building activation (nonresidential)
		Ground level transparency	70%
		Upper floor transparency	40%
		Blank wall area (between windows)	10 feet maximum
		Planter/flower boxes	Allowed ▪ Shall not exceed 1 foot in depth ▪ Shall not extend beyond setback/build-to line ▪ Shall not extend into clear path
		Entrance/recessed entrance	▪ Primary entrance shall be in front of building ▪ Secondary entrance may be on any open side or rear of building ▪ Permitted, but not required

Generalized standards within the VC Village Commercial District. The Village Commercial (VC) is a mixed-use, pedestrian-oriented district in which consistent, but different building configurations exist. To help maintain a Main Street character and encourage pedestrian friendly environments, nonresidential buildings shall be generally placed adjacent to the sidewalk in the Village Commercial District (VC). Where there are multiple adjacent buildings/units, the facade of each building should be unique and may be articulated within a range of three feet to five feet from the setback/build-to line. Residential-only structure(s) (multifamily attached) shall also be articulated and be placed between zero feet and 20 feet from the sidewalk:

(1)

All proposed development shall be served by public sewage and water facilities.

(2)

Stormwater management is encouraged to be green and on-site.

(3)

The Village Commercial District (VC) shall be a true mixed-use development, offer a diversity of housing types, commercial/retail and mixed uses, as well as public/common spaces.

(4)

The placement of all residential units shall provide for public safety and convenience to community resources, as well as privacy.

Form elements within the VC Village Commercial District.

(1)

Attached units.

(2)

Medium footprint.

(3)

Buildings built to the right-of-way (sidewalk) or with small setback.

(4)

Up to two stories: 31 feet (flat roof) or 36 feet (pitched roof).

(5)

Mix of frontage styles.

(6)

Loading docks shall be at rear of structure or in service court, away from pedestrians.

(7)

May serve as live/work units.

Access and circulation within the VC Village Commercial District.

(1)

The Village Commercial District is to be pedestrian-focused.

(2)

Two-way traffic shall be used for all local streets.

(3)

Traffic lanes: 10 feet.

(4)

Bump-outs shall be used at all pedestrian crossings. Bump-outs shall be the same depth as adjacent parking spaces.

(5)

Pedestrian crossings shall be of different material than vehicular lanes.

(6)

Four-foot minimum planting strip shall be placed between sidewalk and back of curb.

(7)

Forty-five-degree angled parking shall be used.

(8)

Reverse angled parking is allowed, but must be consistent throughout the Village Commercial District.

(9)

Parallel parking may be used on one side of local streets adjacent to open spaces/plazas, etc.

(10)

Side streets may utilize parallel parking.

(11)

Cross section illustrations.

(a)

Local commercial street cross section (generalized).

(b)

Local street cross section: generalized.


Private Zone	Building Unit	This zone is characterized by mixed land uses and styles associated with a Main Street character, with direct access via local streets or service roads in the rear of the buildings. ▪ The character of the buildings should be human scale and pedestrian friendly.

Right-of-Way	Sidewalk/Pedestrian Zone	An important part of the pedestrian friendly environment: ▪ The sidewalk shall allow for clear pedestrian movement. ▪ An area of the sidewalk may be set aside for outdoor dining or display.


	Planting Strip/Green Zone	An integral part of the pedestrian friendly environment that provides shade and visual interest. ▪ Street trees are strongly encouraged in this zone, as is street furniture. ▪ This area should also be a part of an on-site stormwater management system. ▪ Lighting, if appropriate, of the curb and sidewalk may also be appropriately placed in this area.



	Vehicular and Parking Zone	This zone sets the tone for the street's multiple objectives of allowing mobility and access for both motorized vehicles and bicycles, while maintaining low volumes and speeds, and thereby contributing to overall district livability and quality of life. ▪ Limited parking may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking may/should be angled (preferred) or parallel. ▪ Primary parking shall be in lots behind the building.

(c)

Local commercial street cross section: narrow.


Right-of-Way	40 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ No on-street parking. ▪ Primary parking shall be in lots behind the building.

Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	30 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(d)

Local commercial street cross section: medium.


Right-of-Way	46 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Limited parking, on one side of the street, may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking: ▪ Angled (preferred): parking lane = 16 feet at 45°; or ▪ Parallel = 9 feet ▪ Primary parking shall be in lots behind the building.




Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	30 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(e)

Local commercial street cross section: wide.


Right-of-Way	55 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Limited parking, on both sides of the street, may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking: ▪ Angled (preferred): parking lane = 16 feet at 45°; or ▪ Parallel = 9 feet ▪ Primary parking shall be in lots behind the building.




Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	30 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(f)

Local commercial street cross section: entrance/boulevard.


Right-of-Way	62 feet (minimum)
Planting Strip/Drainage Area	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip

Boulevard/Median	12 feet (maximum 20 feet)
Setback (building facade to right-of-way)	Not applicable
Driving Lane	20 feet each side of boulevard (includes 1-foot curbs, each side)
Parking	No parking in entrance area
Sidewalk (on both sides)	▪ 5 feet (minimum) ▪ 4-foot bike lane encouraged along curb

Tree Spacing (street trees shall be in accordance with landscape design standards)	50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required.
Other/Comment	Development identity signage may be placed in the area.

(g)

Local commercial street cross section: service.


Right-of-Way	16 feet (minimum)
Planting Strip/Drainage Area	Between rear driveway/apron
Setback (building facade to right-of-way)	0 feet (loading dock is built to setback line, may be up to 25 feet to alleys)
Driving Lane	16 feet (includes optional curbs)
Parking	No parking in this area
Sidewalk	Not applicable
Tree Spacing (street trees shall be in accordance with landscape design standards)	Not applicable
Stormwater Management	Not applicable
Lighting	Not applicable [Private security lighting may be installed. (See lighting standards.)]
Utilities	Discouraged, but may be placed under alleys
Other/Comment	▪ This area is meant for rear access to the properties for service and rear parking configurations. ▪ Parking/service courts are allowed. ▪ Through traffic is strongly discouraged. ▪ Alleys may be one-way if clearly marked. ▪ The Township may, but shall not be required to, accept dedication.

Parking standards.

(1)

On-street parking standards within the VC Village Commercial District.

(a)

Angled parking: angle of 45°.

(b)

Reverse angle parking is permitted, but shall be used through the Village Commercial District.

(c)

Pedestrian bump-out shall be used at all intersections.

(d)

Mid-block crossings, with bump-outs shall be used if the block is more than 150 feet.

(e)

Pedestrian bump-outs should have rain gardens in areas not part of crosswalks.

(f)

Roundabouts are encouraged at intersections.

(g)

Pedestrian activated crossing control should be used in absence of roundabout.

(h)

Contrasting paving material or speed humps shall be used for crosswalks.

Figure VC.4

On-Street Parking Configuration

(2)

Off-street parking standards within the VC Village Commercial District.

(a)

Vehicular access. Vehicular access to surface parking shall be from an alley or side street where possible.

(b)

Pedestrian access. Safe provisions for pedestrian access to and through a parking lot shall be required. Surface parking areas and pedestrian walkways connecting to them shall be well-lit.

(c)

No on-street parking shall be permitted on Venetia Road.

(d)

Location of surface parking.

[1]

Surface parking shall be located to the rear of the principal building or to the side (however, parking shall not be located between a building and the street).

[2]

Parking shall be set back 10 feet minimum from the legal right-of-way.

[3]

Off-street surface parking shall be angled in angled parking bays along local access streets extending no farther than 16 feet from curb to end of parking space.

[4]

Parking may be in shared parking lots or parking structures behind (away from local access streets) buildings with an alley.

[5]

Parking areas on abutting nonresidential lots shall be interconnected by access driveways.

[6]

(e)

Screening of parking, loading and surface areas:

[1]

[a]

Hedges, installed at 36 inches in height; or

[b]

Mixed planting (trees and shrubs); or

[c]

Wall sections, with no wall break of more than nine feet, and landscaping to provide a continuous screen.

[2]

Service and loading areas must be visually screened from street and pedestrian ways. For new construction, service and loading areas must be behind the building.

Figure VC.5

Off-Street Parking Standards (Conceptual)

Streetscape standards within the Village Commercial District.

(1)

Outdoor furnishings are limited to tables, chairs, and umbrellas.

(2)

Outdoor furniture shall be stored inside the restaurant, or within the setback area after normal operating hours.

(3)

Refuse facilities shall be provided.

(4)

Outdoor heating units may be used.

(5)

Outdoor dining shall not impede pedestrian traffic flow. A minimum pathway of at least five feet free of obstacles shall be maintained.

Urban garden standards. If an urban garden is to be included, it shall meet the following criteria:

(1)

An urban garden shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.

(2)

The garden shall be of plant materials, such as trees, vines, shrubs, and seasonal flowers, with year-round interest. All trees shall be 3.5 inches in caliper.

(3)

A water feature is encouraged.

Public plaza/squares/courtyard standards in the VC Village Commercial District.

(1)

The plaza shall be landscaped with trees, shrubs, and mixed plantings with year-round interest.

(2)

The plaza shall use the following paving materials: unit pavers, paving stones, or concrete.

(3)

The plaza shall not be used for parking, loading, or vehicular access (excluding emergency vehicular access).

(4)

Public art and fountains are encouraged.

(5)

Trash containers shall be distributed throughout the plaza.

(6)

The plaza shall provide shade by using the following elements: trees, canopies, trellises, umbrellas, or building walls.

(7)

One tree is required for every 500 square feet. Trees shall be a minimum of 3.5 inches in caliper.

(8)

Human-scale lighting shall be provided.

(9)

Plazas shall connect to other activities, such as outdoor cafes, restaurants, and building entries.

(10)

Plazas shall be located, if possible, to have maximum direct sunlight with a south or west orientation.

(11)

Plazas, if constructed by a private/nonprofit entity, shall have an agreement with the community for public access.

Pedestrian design standards.

(1)

(2)

(3)

Planting buffers, four feet back of curb to clear sidewalk path are encouraged.

(4)

The sidewalk pattern shall continue across driveways and streets.

Building design standards: nonresidential building and apartment buildings within the Village Commercial District.

Figure VC.6

Building Facade Standards

(1)

All primary building entrances shall be accentuated. Entrances permitted include: recessed, protruding, canopy, portico, or overhang.

(2)

Walls and windows. Blank walls shall not be permitted along any exterior wall facing a street, parking area, or walking area. Walls or portions of walls where windows are not provided shall have architectural treatments that are like the front facade, including materials, colors, and details. At least four of the following architectural treatments shall be provided:

(a)

Masonry, but not flat concrete block.

(b)

Concrete or masonry plinth at the base.

(c)

Belt courses of a different texture or color.

(d)

Projecting cornice.

(e)

Projecting metal canopy.

(f)

Decorative tilework.

(g)

Trellis containing planting.

(h)

Medallions.

(i)

Opaque or translucent glass.

(j)

Artwork.

(k)

Vertical/horizontal articulation.

(l)

Lighting fixtures.

Drive-throughs within the VC Village Commercial District are permitted for banks only.

§ 440-404.3 IN Industrial District.

Intent.

(1)

This district is intended to:

(a)

Provide sufficient space, in appropriate locations, to meet the anticipated future needs for industrial activity with due allowance for the needs for a range in choice of sites.

(b)

Protect industry against congestion by limiting the bulk of buildings in relation to the land around them and to one another, and by providing sufficient off-street parking and loading facilities for such developments.

(c)

Promote the most desirable use of land and direction of building development in accord with a well-considered plan, to promote stable industry, to strengthen the economic base, to protect the character of particular industrial areas and their peculiar suitability to uses, to conserve the value of land and buildings, and to protect local tax revenues.

(d)

Encourage industrial development that is free from offensive noise, vibration, smoke, odor, glare, hazards of fire or other objectionable effects.

(2)

Much of the development in the IN Industrial District has already been developed under the criteria for the LI Light Industrial Zoning classification. The new standards and criteria presented herein apply to those structures that are in new IN Industrial (LI) developments or in existing structures that are proposing significant change, as determined on a case-by-case basis by the Planning Director and/or the Planning Commission.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure IN.1 Permitted Uses in IN Industrial District
Figure IN.1 Permitted Uses in IN Industrial District
Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Industrial
	Compressor station		C
	Conventional gas drilling		P
	Excavating service		P
	Flex space		P
	Light assembly		P
	Light industry		P
	Medical marijuana processing facility		P
	Micro-alcohol production		P
	Processing plant		C
	Research and development		P
	Self-storage facility		P
	Unconventional gas drilling		C
	Warehouse		P
Commercial
	Crematory		C
	Funeral home		P
	Greenhouse, major		P
	Office		P
	Office, warehouse		P
	Wholesale landscaping		P
Agriculture
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Conference and training center		P
	Place of worship/assembly		P
	Private club		P
	Recreation facility: private		S
	Recreation facility: public		P
	Recreation facility: commercial		S
	Studio		P
Services
	Animal kennel		P
	Animal day care		P
	Animal grooming and retail operations		P
	Automobile repair garage		P
	Automobile gas/service station		P
	Business services		P
	Personal services		P
	Post office		P
	Public utility facility		P
	Veterinary services		P
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Co-location on existing communications tower	A
		New tower on a lot	S
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Parking facility		P
	Public works facility		P
	Solar energy system: large		P
Other
All other uses (not provided in Figure 400.2, Composite Land Use Chart)			C
Accessory
	Gas station		P
	Parking lot		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure IN.2 Dimensional Requirements in IN Industrial District

Dimension		Requirement
Minimum gross lot area (square feet)		43,560 (1 acre)
Maximum floor area ratio (FAR)		0.20
Minimum lot frontage at building line (feet)		100
Minimum principal building setbacks (feet)
	Front	50
	Side	15
	Rear	25
Minimum accessory building setbacks (feet)
	Front	50
	Side	10
	Rear	5
Maximum building/structure height (feet)		45
Maximum building size (square feet)		30,000
Minimum green area		15%

Other requirements. Industrial development in Peters Township shall provide opportunities in light industrial, laboratory, warehouse and similar activities to concentrate employment on normal workdays. It is the intention that each industrial area be established as a campus which generally supports manufacturing and production uses as a cohesive development integrating green technology to the extent possible.

(1)

These industrial areas shall be found in close proximity to major transportation corridors and are generally buffered from surrounding development by transitional uses or landscaped areas that shield the view from structures, loading docks, or outdoor storage from adjacent properties.

(2)

Clusters of uses that support or serve one another are encouraged to locate in the same industrial center.

(3)

To minimize impacts on neighbors, the industrial district(s) shall be landscaped and integrate natural features to the extent possible.

(4)

A consistent streetscape shall be a part of the industrial district(s).

(5)

Local roadways, parking and loading areas that promote connectivity are encouraged.

(6)

Service areas and green spaces should be common and integrated into campus design.

§ 440-404.4 GC General Commercial District.

[Amended 5-13-2019 by Ord. No. 841; 10-28-2024 by Ord. No. 905]

Intent.

(1)

General commercial areas serve the daily needs of surrounding residential neighborhoods. They typically locate near high-volume roads and key intersections, and are designed to be accessible primarily by automobile.

(2)

Common types of suburban strip centers in Peters Township include multitenant strip centers, big box stores, and standalone businesses. Much of the development in the GC General Commercial District has already been developed under the criteria for the C-2 zoning classification. The new standards and criteria presented herein apply to those structures that are in new GC (C-2) developments or in existing structures that are proposing significant change, as determined on a case-by-case basis by the Planning Director and/or the Planning Commission. New, or significantly altered development within the GC General Commercial Zoning District shall place parking to the rear, center or side (away from arterial, collector (major or minor) roads, or primary internal/local access streets).

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure GC.1 Permitted Uses in GC General Commercial District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Group living facility (Type B)		S
Commercial
	Adult-oriented use		C
	Bar/nightclub		P
	Brewpub		P
	Car wash		P
	Clinic		P
	Convenience store		P
	Factory authorized automobile dealer		P
	Farmers' market		P
	Funeral home		P
	Greenhouse, major		P
	Mini casino		P
	Office		P
	Office (medical)		P
	Restaurant: convenience/fast-food		P
	Restaurant: limited/counter service		P
	Restaurant: full/table service		P
	Retail store		P
Agriculture
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Conference and training center		P
	Place of worship/assembly		P
	Private club		P
	Recreation facility: private		P
	Recreation facility: public		P
	Recreation facility: commercial		P
	School		P
	Studio		P
	Theater/auditorium		P
Services
	Animal kennel		P
	Animal day care		P
	Animal grooming and retail operations		P
	Automobile repair garage		P
	Automobile gas/service station		P
	Bank		P
	Business services		P
	Day-care facility		P
	Gallery		P
	Hospital		P
	Hotel/motel		P
	Nursing care facility/inpatient rehabilitation		C
	Personal services		P
	Pharmacy		P
	Post office		P
	Public utility facility		P
	Veterinary services		P
Public Facilities/Infrastructure
	Billboards		P
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Parking facility		P
	Public works facility		P
Accessory
	Drive-through		P
	Gas station		P
	Parking lot (rear and side); See § 440-508.		P
	Parking structure		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure GC.2 Dimensional Requirements in General Commercial District

Illustration	Dimension	Requirement
	Minimum gross lot	22,280 square feet
	Maximum floor area ratio (FAR)	0.35
	Minimum lot frontage at building line	100 feet
	Minimum principal building setbacks/build-to (front)	▪ 30 feet (minimum); 45 feet maximum (for purposes of courtyard, plaza, outdoor dining area, etc.) ▪ Buildings/facades shall be articulated. [Variation shall be articulated. (Variation in setback, and/or facade elevation height is encouraged.)]


	Minimum principal building setbacks/build-to (side)	10 feet
	Minimum principal building setbacks/build-to (rear)	25 feet
	Sidewalk	6 feet minimum clear of all obstructions
	Building height	45 feet (3 stories) maximum
	Roof	▪ Flat roof or pitched roof permitted ▪ Green roofs permitted and encouraged ▪ Utilities: HVAC, elevator penthouse, etc. shall not be visible from ground level and shall be screened.


	Awnings	▪ 4 feet minimum depth ▪ 8 feet minimum clearance height above sidewalk ▪ 4 feet minimum distance from front edge to curb


	Maximum building size	50,000 square feet
	Minimum green area	15%

§ 440-405.1 MA Mixed-Use Activity Center District.

[Amended 5-13-2019 by Ord. No. 841; 4-24-2023 by Ord. No. 892; 10-28-2024 by Ord. No. 905]

Intent.

(1)

This district is intended to provide for an appropriate mix of compatible residential, commercial and office space opportunities. This district is also designed to provide services for surrounding residential neighborhoods.

(2)

Mixed-use activity centers serve broader economic, entertainment, and community activities. Uses and buildings are located on small blocks with streets designed to encourage pedestrian activities. Buildings typically stand two to four stories in height with residential units or offices above storefronts. Parking is satisfied using structured parking, and shared rear-lot parking strategies. A large-scale mixed-use center may be surrounded by one or more neighborhoods that encourage active living, with a comprehensive and interconnected network of walkable streets.

(3)

The Mixed-Use Activity Center is subdivided as:

(a)

MA.1: Mixed-Use Activity Center located in the general area of Route 19 and Waterdam Road. This district allows for a diversity of uses and building types up to four stories in height.

(b)

MA.2: Mixed-Use Activity Center located in four locations within the Township. These smaller districts provide for a diversity of uses and building types up to two stories in height.

Figure MA.1

Character of the Mixed-Use Activity Center (Route 19/Waterdam Road Area) (from Plan Peters 2022)

Figure MA.2a

MA.1 Mixed-Use Activity Center

Figure MA.2b

MA.2 Mixed-Use Activity Center

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure MA.3 Permitted Uses in Mixed-Use Activity Center District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential			MA.1	MA.2
	Single-family attached (<6 units/structure)		P	P
	Multifamily (36 units/structure maximum in MA.1; 24 units/structure maximum in MA.2)		P	P
	Flat (mixed-use)		P	P
	Group living facility (Type A)		S	S
	Group living facility (Type B)		S	S
Commercial			MA.1	MA.2
	Bar/nightclub		P
	Brewpub		P
	Convenience store		P	P
	Farmers' market		P	P
	Funeral home		P
	Mini casino		P
	Office		P	P
	Office (medical)		P	P
	Restaurant: full/table service		P	P
	Restaurant: limited/counter service		P	P
	Restaurant: convenience/fast-food (no drive-through)		P	P
	Retail store		P	P
Agriculture			MA.1	MA.2
	Community garden		P	P
	Forestry/woodlot		P	P
Recreation, Education, Public Assembly			MA.1	MA.2
	Conference and training center		P	P
	Place of worship/assembly		P
	Private club		P	P
	Recreation facility: private		P	P
	Recreation facility: public		P	P
	Recreation facility: commercial		P	P
	School		P	P
	Studio		P	P
	Theater/auditorium		P
Services			MA.1	MA.2
	Animal grooming and retail operations		P	P
	Bank		P	P
	Business services		P	P
	Day-care facility		P	P
	Gallery		P	P
	Hospital		P
	Hotel/motel		P
	Personal services		P	P
	Pharmacy		P
	Post office		P	P
	Veterinary services		P	P
Industrial			MA.1	MA.2
	Light assembly		P
Public Facilities/Infrastructure			MA.1	MA.2
	Commercial wireless communications facility
		New tower on existing building/structure	A	A
		Co-location on existing tower located on building/structure	A	A
		Antenna mounted on existing building or tower	A	A
		New tower in the right-of-way	S	S
	Emergency services		P	P
	Essential services		P	P
	Parking facility		S	S
	Public works facility		P	P
Accessory			MA.1	MA.2
	Drive-through (bank only)		P	P
	Family day care		P	P
	Home-based business (no-impact)		P	P
	Home occupation		P	P
	Limited lodging		P	P
	Parking lot		P	P
	Parking structure		P
	Solar energy system (small)		P	P
	Wind facility (small)		P	P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P	P

Dimensional requirements.

Figure MA.4 Dimensional Requirements in MA Mixed-Use Activity Center

Illustration	Dimension		Requirement
	Minimum gross lot		21,780 square feet per lot (0.5 acre)
	Maximum dwelling units/acre		Not limited
	Maximum floor area ratio (FAR)		0.85 (gross building area/gross site area)
	Minimum lot frontage at building line		25 feet ▪ No maximum ▪ Combining lots permitted


	Minimum principal building setbacks (front)
		Along arterial, major collector and minor collector roads (Route 19, Bebout Road, East McMurray Road, Hidden Valley Road, Waterdam Road, Galley Road, Thompsonville Road, Valley Brook Road)	▪ 20 feet minimum ▪ Buildings/facades shall be articulated [variation shall be articulated (variation in setback, and/or facade elevation height is encouraged)]


		Interior local streets	▪ 0 feet to 5 feet build to sidewalk ▪ Buildings/facades shall be articulated (variation in setback, and/or facade elevation height is encouraged)


	Minimum principal building setbacks (side)		▪ 0 feet if buildings share a common wall ▪ 0 feet minimum to sidewalk/driveway


	Minimum principal building setbacks (rear)		▪ 25 feet to alleys/rear access road/property line adjacent to LD Zoning District ▪ No parking in 25-foot setback area ▪ Parking lot may begin at edge of alleys/rear access road right-of-way ▪ Temporary parking for loading/unloading may take place within 25 feet rear setback area ▪ Vehicles shall not encroach on rear pedestrian access/entrance




	Sidewalk		▪ 6 feet minimum ▪ 5 feet clear of all obstructions
	Sidewalk		▪ 6 feet minimum ▪ 5 feet clear of all obstructions
	Mid-block crossing		▪ If the building has more than 150 feet of sidewalk frontage, a lighted pedestrian alley shall be provided to connect storefronts and parking ▪ Alley width: 10 feet minimum, 20 feet maximum ▪ Alley should align with crosswalk across frontage street. ▪ Crosswalk may include a speed hump ▪ Crosswalk shall include an area for pedestrian respite.




	Building height
		MA.1	4 stories maximum (conditional use) ▪ 51 feet: flat roof ▪ 56 feet: pitched roof [average ground height to average roof height] ▪ Only permitted on properties within the Mixed-Use Activity Center District (MA.1) that are >3 acres ▪ 4th Story: 150 feet from property line zoned LD ▪ 4th Story: 75 feet from property line zoned MR Overlay 4th Story: stepped back 50 feet from property line, and 20 feet from 3rd story facade line fronting Route 19, Waterdam Road, or Galley Road






		MA.2	2 stories maximum ▪ 31 feet: flat roof ▪ 36 feet: pitched roof [average ground height to average roof height]


	Roof		▪ Flat roof or pitched roof permitted ▪ Green roofs permitted and encouraged ▪ Utilities: HVAC, elevator penthouse, etc. shall not be visible from ground level and shall be screened


	Awnings		▪ 4 feet minimum depth ▪ 8 feet minimum clearance height above sidewalk ▪ 4 feet minimum distance from front edge to curb


	Canopies		Permitted above ground floor
	Maximum impervious surface		Determined by stormwater management
	Building activation (nonresidential)
		Ground level transparency	70%
		Upper floor transparency	40%
		Blank wall area (between windows)	10 feet maximum
		Planter/flower boxes	Allowed ▪ Shall not exceed 1 foot in depth ▪ Shall not extend beyond setback/build-to line ▪ Shall not extend into clear path



	Entrance/recessed entrance		▪ Primary entrance shall be in front of building ▪ Secondary entrance may be on any open side or rear of building ▪ A recessed entranceway is permitted, but not required

Generalized standards within the MA Mixed-Use Activity Center. The Mixed-Use Activity Center (MA) is a mixed-use, pedestrian-oriented district in which consistent, but different building configurations exist. To help maintain a Main Street character and encourage pedestrian friendly environments, nonresidential buildings shall be generally placed adjacent to the sidewalk in the Mixed-Use Activity Center (MA). Where there are multiple adjacent buildings/units, the facade of each building should be unique and may be articulated within a range of three feet to five feet from the setback/build-to line. Residential-only structure(s) (multifamily attached) shall also be articulated and be placed between zero feet and 20 feet from the sidewalk.

(1)

All proposed development shall be served by public sewage and water facilities.

(2)

Stormwater management is encouraged to be green and on-site.

(3)

The Mixed-Use Activity Center (MA) shall be a true mixed-use development, offer a diversity of housing types, commercial/retail and mixed uses, as well as public/common spaces.

(4)

The placement of all residential units shall provide for public safety and convenience to community resources, as well as privacy.

Form elements within the MA Mixed-Use Activity Center:

(1)

Attached units.

(2)

Medium footprint.

(3)

Buildings built to the right-of-way (sidewalk) or with small setback.

(4)

Up to four stories: 51 feet (flat roof) or 56 feet (pitched roof).

(5)

Mix of frontage styles.

(6)

Loading docks shall be at rear of structure or in service court, away from pedestrians.

(7)

May serve as live/work units.

Access and circulation within the MA Mixed-Use Activity Center.

(1)

The Mixed-Use Activity Center is to be pedestrian-focused.

(2)

Two-way traffic shall be used for all local streets.

(3)

Traffic lanes: 10 feet.

(4)

Bump-outs shall be used at all pedestrian crossings. Bump-outs shall be the same depth as adjacent parking spaces.

(5)

Pedestrian crossings shall be of different material than vehicular lanes.

(6)

Four-foot minimum planting strip shall be placed between sidewalk and back of curb.

(7)

Forty-five-degree angled parking shall be used.

(8)

Reverse angled parking is allowed, but must be consistent throughout the Mixed-Use Activity Center.

(9)

Parallel parking may be used on one side of local streets adjacent to open spaces/plazas, etc.

(10)

Side streets may utilize parallel parking.

(11)

Cross section illustrations.

(a)

Local commercial street cross section (generalized).

(b)

Local street cross section: generalized.


Private Zone	Building Unit	This zone is characterized by mixed land uses and styles associated with a Main Street character, with direct access via local streets or service roads in the rear of the buildings. ▪ The character of the buildings should be human scale and pedestrian friendly.

Right-of-Way	Sidewalk/Pedestrian Zone	An important part of the pedestrian friendly environment: ▪ The sidewalk shall allow for clear pedestrian movement. ▪ An area of the sidewalk may be set aside for outdoor dining or display.


	Planting Strip/Green Zone	An integral part of the pedestrian friendly environment that provides shade and visual interest. ▪ Street trees are strongly encouraged in this zone, as is street furniture. ▪ This area should also be a part of on-site stormwater management system. ▪ Lighting, if appropriate, of the curb and sidewalk may also be appropriately placed in this area.



	Vehicular and Parking Zone	This zone sets the tone for the street's multiple objectives of allowing mobility and access for both motorized vehicles and bicycles, while maintaining low volumes and speeds, and thereby contributing to overall district livability and quality of life. ▪ Limited parking may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking may/should be angled (preferred) or parallel. ▪ Primary parking shall be in lots behind the building.

(c)

Local commercial street cross section: narrow.


Right-of-Way	40 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ No on-street parking: ▪ Primary parking shall be in lots behind the building.

Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 30 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(d)

Local commercial street cross section: medium.


Right-of-Way	46 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Limited parking, on one side of the street, may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking: ▪ Angled (preferred): parking lane = 16 feet at 45°; or ▪ Parallel = 9 feet ▪ Primary parking shall be in lots behind the building.




Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 30 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum heights of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(e)

Local commercial street cross section: wide.


Right-of-Way	55 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Limited parking, on both sides of the street, may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking: ▪ Angled (preferred): parking lane = 16 feet at 45°; or ▪ Parallel = 9 feet ▪ Primary parking shall be in lots behind the building.




Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 30 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(f)

Local commercial street cross section: entrance/boulevard.


Right-of-Way	62 feet (minimum)
Planting Strip/Drainage Area	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip.

Boulevard/Median	12 feet (maximum 20 feet)
Setback (building facade to right-of-way)	Not applicable
Driving Lane	20 feet each side of boulevard (includes 1 feet curbs, each side)
Parking	No parking in entrance area
Sidewalk (on both sides)	▪ 5 feet (minimum) ▪ 4-foot bike lane encouraged along curb

Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required.
Other/Comment	Development identity signage may be placed in the area.

(g)

Local commercial street cross section: alley.


Right-of-Way	16 feet (minimum)
Plnating Strip/Drainage Area	Between rear driveway/apron
Setback (building facade to right-of-way)	0 feet (loading dock is built to setback line, may be up to 25 feet to alleys)
Driving Lane	16 feet (includes optional curbs)
Parking	No parking in this area
Sidewalk	Not applicable
Tree Spacing (street trees shall be in accordance with landscape design standards)	Not applicable
Stormwater Management	Not applicable
Lighting	Not applicable [Private security lighting may be installed. (See Lighting Standards.)]
Utilities	Discouraged, but may be placed under alleys
Other/Comment	▪ This area is meant for rear access to the properties for service and rear parking configurations. ▪ Parking/service courts are allowed. ▪ Through traffic is strongly discouraged. ▪ Alleys may be one-way if clearly marked. ▪ The Township may, but shall not be required to, accept dedication.

Parking standards.

(1)

On-street parking standards within the MA Mixed-Use Activity Center.

(a)

Angled parking: angle of 45°.

(b)

Reverse angle parking is permitted, but shall be used through the Mixed-Use Activity Center.

(c)

Pedestrian bump-out shall be used at all intersections.

(d)

Mid-block crossings, with bump-outs shall be used if the block is more than 150 feet.

(e)

Pedestrian bump-outs should have rain gardens in areas not part of crosswalks.

(f)

Roundabouts are encouraged at intersections.

(g)

Pedestrian activated crossing control should be used in absence of roundabout.

(h)

Contrasting paving material or speed humps shall be used for crosswalks.

Figure MA.5

On-Street Parking Configuration

(2)

Off-street parking standards within the MA Mixed-Use Activity Center.

(a)

Vehicular access. Vehicular access to surface parking shall be from an alley or side street where possible.

(b)

Pedestrian access. Safe provisions for pedestrian access to and through a parking lot shall be required. Surface parking areas and pedestrian walkways connecting to them shall be well-lit.

(c)

No on-street parking shall be permitted along East McMurray Road, Waterdam Road, Bebout Road or Hidden Valley Road.

(d)

Location of surface parking.

[1]

Surface parking shall be located to the rear of the principal building or to the side (however, parking shall not be located between a building and the street).

[2]

Parking shall be set back 10 feet from the legal right-of-way.

[3]

Off-street surface parking shall be angled in angled parking bays along local access streets extending no farther than 16 feet from curb to end of parking space.

[4]

Parking may be in shared parking lots or parking structures behind (away from local access streets) buildings with an alley.

[5]

Parking areas on abutting nonresidential lots shall be interconnected by access driveways.

(e)

(f)

Screening of parking, loading and surface areas.

[1]

[a]

Hedges, installed at 36 inches in height; or

[b]

Mixed planting (trees and shrubs).

[2]

Service and loading areas must be visually screened from street and pedestrianways. For new construction, service and loading areas must be behind the building.

Figure MA.6

Off-Street Parking Standards

Streetscape standards within the Mixed-Use Activity Center.

(1)

Outdoor furnishings are limited to tables, chairs, and umbrellas.

(2)

Outdoor furniture shall be stored inside the restaurant, or within the setback area after normal operating hours.

(3)

Planters, posts with ropes, or other removable enclosures, as well as a reservation podium are encouraged and shall be used as a way of defining the area occupied by the cafe.

(4)

Refuse facilities shall be provided.

(5)

Outdoor heating units may be used.

(6)

Outdoor dining shall not impede pedestrian traffic flow. A minimum pathway of at least five feet free of obstacles shall be maintained.

Urban garden standards.

(1)

An urban garden shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.

(2)

The garden shall be of plant materials, such as trees, vines, shrubs, and seasonal flowers, with year-round interest. All trees shall be 3.5 inches in caliper.

(3)

One seating space is required for each 30 square feet of garden area.

Public plaza/squares/courtyard standards in the MA Mixed-Use Activity Center.

(1)

The minimum size required is 500 square feet.

(2)

The plaza shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.

(3)

The plaza shall be landscaped with trees, shrubs, and mixed plantings with year-round interest.

(4)

The plaza shall use the following paving materials: unit pavers, paving stones, or concrete.

(5)

The plaza shall not be used for parking, loading, or vehicular access (excluding emergency vehicular access).

(6)

Public art and fountains are encouraged.

(7)

Trash containers shall be distributed throughout plaza.

(8)

The plaza shall provide shade by using the following elements: trees, canopies, trellises, umbrellas, or building walls.

(9)

Human-scale lighting shall be provided.

(10)

Plazas shall connect to other activities, such as outdoor cafes, restaurants, and building entries.

(11)

Plazas shall be located if possible to have maximum direct sunlight with a south or west orientation.

(12)

Plazas, if constructed by a private/nonprofit entity, shall have an agreement with the community for public access.

Pedestrian design standards.

(1)

(2)

(3)

Planting buffers, four feet back of curb to clear sidewalk path are encouraged.

(4)

The sidewalk pattern shall continue across driveways and streets.

Building design standards: nonresidential building and multifamily buildings within the Mixed-Use Activity Center.

Figure MA.7

Building Facade Standards

(1)

All primary building entrances shall be accentuated. Entrances permitted include: recessed, protruding, canopy, portico, or overhang.

(2)

(a)

Masonry, but not flat concrete block.

(b)

Concrete or masonry plinth at the base.

(c)

Belt courses of a different texture or color.

(d)

Projecting cornice.

(e)

Projecting metal canopy.

(f)

Decorative tilework.

(g)

Trellis containing planting.

(h)

Medallions.

(i)

Opaque or translucent glass.

(j)

Artwork.

(k)

Vertical/horizontal articulation.

(l)

Lighting fixtures.

Drive-throughs within the MA Mixed-Use Activity Center are permitted for banks only.

§ 440-405.2 VM Village Mixed-Use District.

[Amended 5-13-2019 by Ord. No. 841; 10-28-2024 by Ord. No. 905]

Intent. A mixed-use neighborhood offers residents the ability to live, shop, work, and play in one community. These neighborhoods include a mixture of housing types and residential densities integrated with goods and services in a walkable community that residents visit on a daily basis. The design and scale of the development encourages active living through a comprehensive and interconnected network of walkable streets. The Village Mixed-Use District can support multiple modes of transportation.

Figure VM.1
Village Mixed-Use District

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure VM.2 Permitted Uses in VM Village Mixed-Use District
Figure VM.2 Permitted Uses in VM Village Mixed-Use District
Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Flat/mixed-use		P
	Group living facility (Type B)		P
	Multifamily		P
Commercial
	Bar/nightclub		P
	Brewpub		P
	Convenience store		P
	Farmers' market		P
	Office		P
	Office, medical		P
	Restaurant: full/table service		P
	Restaurant: limited/counter service		P
	Restaurant: convenience/fast-food (no drive-through)		P
	Retail store		P
Agriculture
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Private club		P
	Recreation facility: private		S
	Recreation facility: public		P
	Recreation facility: commercial		S
	School		P
	Studio		P
	Theater/auditorium		P
Services
	Animal grooming and retail operations		P
	Bank		P
	Bed-and-breakfast		P
	Business services		P
	Day-care facility		P
	Gallery		P
	Hotel/motel		P
	Post office		P
	Veterinary services		P
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Parking facility		S
	Public works facility		P
Accessory
	Drive-through (bank only)		P
	Family day care		P
	Home-based business (no-impact)		P
	Home occupation		S
	Keeping of horses and ponies		P
	Limited lodging		P
	Parking lot		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure VM.3 Dimensional Requirements in VM Village Mixed-Use District

Illustration	Dimension		Requirement
	Minimum gross lot		21,780 square feet per lot (0.5 acre)
	Maximum dwelling units/acre		▪ Not limited
	Maximum floor area ratio (FAR)		1 (gross building area/gross site area)
	Minimum lot frontage at building line		25 feet ▪ No maximum ▪ Combining lots permitted


	Minimum principal building setbacks (front)
		Along arterial, major collector and minor collector roads (Venetia Road)	▪ 20 feet minimum/25 feet maximum (for purposes of courtyard, plaza, outdoor dining area, etc.) ▪ Buildings/facades shall be articulated, [variation shall be articulated (variation in setback, and/or facade elevation height is encouraged.)]

		Interior local streets	▪ 0 feet to 5 feet build to sidewalk ▪ Buildings/facades shall be articulated (variation in setback, and/or facade elevation height is encouraged)


	Minimum principal building setbacks (side)		▪ 0 feet if buildings share a common wall ▪ 0 feet minimum to sidewalk/driveway


	Minimum principal building setbacks (rear)		▪ 25 feet to alleys/rear access road ▪ No parking in 25-foot setback area ▪ Parking lot may begin at edge of alleys/rear access road right-of-way ▪ Temporary parking for loading/unloading may take place within 25-foot rear setback area ▪ Vehicles shall not encroach on rear pedestrian access/entrance




	Sidewalk		▪ 6 feet minimum ▪ 5 feet clear of all obstructions
	Sidewalk		▪ 6 feet minimum ▪ 5 feet clear of all obstructions
	Mid-block crossing		▪ If the building has >150 feet of sidewalk frontage, a lighted pedestrian alley shall be provided to connect storefronts and parking ▪ Alley width: 10 feet minimum, 20 feet maximum ▪ Alley should align with crosswalk across frontage street ▪ Crosswalk may include a speed hump Crosswalk shall include an area for pedestrian respite




	Building height		2 Stories maximum ▪ 31 feet: flat roof ▪ 36 feet: pitched roof [Average ground height to average roof height]



	Roof		▪ Flat roof or pitched roof permitted ▪ Green roofs permitted and encouraged ▪ Utilities: HVAC, elevator penthouse, etc., shall not be visible from ground level or shall be screened

Access and circulation.

(1)

Local commercial street cross section.

(2)

Local street cross section: generalized.


Private Zone	Building Unit	This zone is characterized by mixed land uses and styles associated with a Main Street character, with direct access via local streets or service roads in the rear of the buildings. ▪ The character of the buildings should be human scale and pedestrian friendly.

Right-of-Way	Sidewalk/Pedestrian Zone	An important part of the pedestrian-friendly environment: ▪ The sidewalk shall allow for clear pedestrian movement. ▪ An area of the sidewalk may be set aside for outdoor dining or display.


	Planting Strip/Green Zone	An integral part of the pedestrian friendly environment that provides shade and visual interest. ▪ Street trees are strongly encouraged in this zone, as is street furniture. ▪ This area should also be a part of on-site stormwater management system. ▪ Lighting, if appropriate, of the curb and sidewalk may also be appropriately placed in this area.



	Vehicular and Parking Zone	This zone sets the tone for the street's multiple objectives of allowing mobility and access for both motorized vehicles and bicycles, while maintaining low volumes and speeds, and thereby contributing to overall district livability and quality of life. ▪ Limited parking may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking may/should be angled (preferred) or parallel. ▪ Primary parking shall be in lots behind the building.

(3)

Local commercial street cross section: narrow.


Right-of-Way	40 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ No on-street parking; ▪ Primary parking shall be in lots behind the building.

Sidewalk (on both sides)	8 feet to five feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 30 feet (on center)
Stormwater Management	Bioswales may be in planting strips
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(4)

Local commercial street cross section: medium.


Right-of-Way	46 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Limited parking, on one side of the street, may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking: ▪ Angled (preferred): parking lane = 16 feet at 45°; or ▪ Parallel = 9 feet ▪ Primary parking shall be in lots behind the building.




Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 30 feet (on center)
Stormwater Management	Bioswales may be in planting strips
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional
Other/Comment	Marked mid-block crossings are encouraged if block is 150 feet more than

(5)

Local commercial street cross section: wide.


Right-of-Way	55 feet (minimum)
Setback (building facade to right-of-way)	0 feet to 5 feet
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Limited parking, on both sides of the street, may be allowed next to the curb, demarcated by pedestrian bump-outs. ▪ On-street parking: ▪ Angled (preferred): parking lane = 16 feet at 45°; or ▪ Parallel = 9 feet ▪ Primary parking shall be in lots behind the building.




Sidewalk (on both sides)	8 feet to 5 feet clear (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 30 feet (on center)
Stormwater Management	Bioswales may be in planting strips
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet

(6)

Local commercial street cross section: entrance.


Right-of-Way	62 feet (minimum)
Planting Strip/Drainage Area	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip.

Boulevard/Median	12 feet (maximum 20 feet)
Setback (building facade to right-of-way)	Not applicable
Driving Lane	20 feet each side of boulevard (includes 1-foot curbs, each side)
Parking	No parking in entrance area
Sidewalk (on both sides)	▪ 5 feet (minimum) ▪ 4-foot bike lane encouraged along curb

Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required
Other/Comment	Development identity signage may be placed in the area

(7)

Local commercial street cross-section: alley.


Right-of-Way	16 feet (minimum)
Planting Strip/Drainage Area	Between rear driveway/apron
Setback (building facade to right-of-way)	0 feet (loading dock is built to setback line, may be up to 25 feet to alleys)
Driving Lane	16 feet (includes optional curbs)
Parking	No parking in this area
Sidewalk	Not applicable
Tree Spacing (street trees shall be in accordance with landscape design standards)	Not applicable
Stormwater Management	Not applicable
Lighting	Not applicable [Private security lighting may be installed. (See lighting standards.)]

Utilities	Discouraged, but may be placed under alleys
Other/Comment	▪ This area is meant for rear access to the properties for service and rear parking configurations. ▪ Parking/service courts are allowed. ▪ Through traffic is strongly discouraged. ▪ Alleys may be one-way if clearly marked. ▪ The Township may, but shall not be required to, accept dedication.

Parking standards.

(1)

On-Street Parking Standards within the VM: Village Mixed-Use District.

(a)

Angled parking - 45° angle.

(b)

Reverse angle parking is permitted, but shall be used through the VM: Village Mixed-Use District.

(c)

Pedestrian bump-out shall be used at all intersections.

(d)

Mid-block crossings, with bump-outs shall be used if block is >150 feet.

(e)

Pedestrian bump-outs should have rain gardens in areas not part of cross walks.

(f)

Roundabouts are encouraged at intersections.

(g)

Pedestrian activated crossing control should be used in absence of roundabout.

(h)

Contrasting paving material or speed humps shall be used for crosswalks.

(2)

Off-street parking standards within the VM Village Mixed-Use District.

(a)

Vehicular access. Vehicular access to surface parking shall be from an alley or side street where possible.

(b)

Pedestrian access. Safe provisions for pedestrian access to and through a parking lot shall be required. Surface parking areas and pedestrian walkways connecting to them shall be well-lit.

(c)

No on-street parking shall be permitted along Venetia Road.

(d)

Location of surface parking.

[1]

Surface parking shall be located to the rear of the principal building or to the side (however, parking shall not be located between a building and the street).

[2]

Parking shall be set back 10 feet from the legal right-of-way.

[3]

Off-street surface parking shall be angled in angled parking bays along local access streets extending no farther than 16 feet from curb to end of parking space.

[4]

Parking may be in shared parking lots or parking structures behind (away from local access streets) buildings with an alley.

[5]

Parking areas on abutting nonresidential lots shall be interconnected by access driveways.

[6]

(e)

Screening of parking, loading and surface areas:

[1]

[a]

Hedges, installed at 36 inches in height; or

[b]

Mixed planting (trees and shrubs); or

[c]

Wall sections, with no wall break of more than nine feet, and landscaping to provide a continuous screen.

[2]

Service and loading areas must be visually screened from street and pedestrian ways. For new construction, service and loading areas must be behind the building.

Figure VM.4

Off-Street Parking Standards (Conceptual)

Streetscape standards within the VM Village Mixed-Use District.

(1)

Outdoor furnishings are limited to tables, chairs, and umbrellas.

(2)

Outdoor furniture shall be stored inside the restaurant, or within the setback area after normal operating hours.

(3)

Planters, posts with ropes, or other removable enclosures, as well as a reservation podium are encouraged and shall be used as a way of defining the area occupied by the cafe.

(4)

Refuse facilities should be provided.

(5)

Outdoor heating units may be used.

(6)

Outdoor dining shall not impede pedestrian traffic flow. A minimum pathway of at least five feet free of obstacles shall be maintained.

Urban garden standards. If an urban garden is to be included, it shall meet the following criteria:

(1)

An urban garden shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.

(2)

The garden shall be of planting materials, such as trees, vines, shrubs, and seasonal flowers, with year-round interest.

(3)

All trees shall be 3.5 inches in caliper.

(4)

A water feature is encouraged.

(5)

One seating space is required for each 30 square feet of garden area.

Public plaza/squares/courtyard standards in the VM Village Mixed-Use District.

(1)

The plaza shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection.

(2)

The plaza shall be landscaped with trees, shrubs, and mixed plantings with year-round interest.

(3)

The plaza shall use the following paving materials: unit pavers, paving stones, or concrete.

(4)

The plaza shall not be used for parking, loading, or vehicular access (excluding emergency vehicular access).

(5)

Public art and fountains are encouraged.

(6)

Trash containers shall be distributed throughout the plaza.

(7)

The plaza shall provide shade by using the following elements: trees, canopies, trellises, umbrellas, or building walls.

(8)

Human-scale lighting shall be provided.

(9)

Plazas shall connect to other activities, such as outdoor cafes, restaurants, and building entries.

(10)

Plazas shall be located if possible to have maximum direct sunlight with a south or west orientation.

(11)

Plazas, if constructed by a private/non-profit entity, shall have an agreement with the community for public access.

Pedestrian design standards.

(1)

(2)

(3)

Planting buffers, four feet back of curb to clear sidewalk path are encouraged.

(4)

The sidewalk pattern shall continue across driveways and streets.

Building design standards: nonresidential building and multifamily structures within the VM Village Mixed-Use District.

Figure VM.5

Building Facade Standards

(1)

All primary building entrances shall be accentuated. Entrances permitted include: recessed, protruding, canopy, portico, or overhang.

(2)

(a)

Masonry, but not flat concrete block.

(b)

Concrete or masonry plinth at the base.

(c)

Belt courses of a different texture or color.

(d)

Projecting cornice.

(e)

Projecting metal canopy.

(f)

Decorative tilework.

(g)

Trellis containing planting.

(h)

Medallions.

(i)

Opaque or translucent glass.

(j)

Artwork.

(k)

Vertical/horizontal articulation.

(l)

Lighting fixtures.

Drive-throughs within the VM Village Mixed-Use District are permitted for banks only.

§ 440-405.3 WV West Venetia Road Mixed-Use Corridor.

Intent.

(1)

This district is intended to provide a wide range of commercial establishments that are oriented to business or high traffic, accommodating larger buildings and sites for commercial activity. General commercial areas serve the daily needs of surrounding residential neighborhoods.

(2)

Much of the development in the WV West Venetia Road Mixed Use Corridor District has already been developed under the criteria for the VNC Venetia Neighborhood Commercial Zoning classification. The new standards and criteria presented herein apply to those structures that are in new WV (MX-WV) developments or in existing structures that are proposing significant change, as determined on a case-by-case basis by the Planning Director and/or the Planning Commission.

(3)

Infill and new development in this district shall have parking in the rear of the commercial activity, or towards a central, shared parking area. There shall not be any parking between the arterial road and the commercial building.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

[Amended 3-22-2021 by Ord. No. 865]

Figure WV.1 Permitted Uses in West Venetia Road Mixed-Use Corridor

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family attached		P
	Multifamily		P
	Group living facility (Type A)		S
Commercial
	Funeral home		P
	Office		P
	Office (medical)		P
	Office (warehouse)		C
	Restaurant, full/table service		P
	Restaurant, limited service		P
	Restaurant, convenience/fast-food (no drive-through)		P
Agriculture
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Conference and training center		P
	Recreation facility: private		S
	Recreation facility: public		P
	Recreation facility: commercial		S
	School		S
	Studio		P
Services
	Bank		P
	Business services		P
	Post office		P
	Excavating services		P
	Personal services		P
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Public works facility		P
Accessory
	Drive-through (bank only)		P
	Family day care		P
	Home-based business (no-impact)		P
	Home occupation		P
	Limited lodging		P
	Parking lot		P
	Recreational facility (single-family residential)		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure WV.2 Dimensional Requirements in WV West Venetia Road Mixed-Use Corridor

Dimension		Requirement
Minimum gross lot size (no maximum lot size)		21,780 square feet
FAR (floor area ratio)		0.30
Lot width (at front property line)		100 feet
Build-to/setback
	Front	25 feet
	Side	10 feet
	Rear	25 feet
Minimum accessory building setback
	Front	25 feet
	Side	10 feet
	Rear	10 feet
Building height		45 feet (3 stories)

§ 440-405.4 VB Valley Brook Road Mixed-Use Corridor.

Intent.

(1)

This district is intended to provide a wide range of commercial establishments that are oriented to business or high traffic, accommodating a variety of building types and sites for commercial activity. General commercial areas serve the needs of area residential neighborhoods.

(2)

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure VB.1 Permitted Uses in VB Valley Brook Mixed-Use Corridor

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family detached		P
	Single-family attached		P
	Flat (mixed-use)		P
	Group living facility (Type A)		S
Commercial
	Farmers' market		P
	Office		P
	Office (medical)		P
	Office (warehouse)		C
	Restaurant, full/table service		P
	Restaurant, limited/counter service		P
Agriculture
	Community garden		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Conference and training center		P
	Recreation facility: private		S
	Recreation facility: public		P
	Recreation facility: commercial		S
	School		S
	Studio		P
Services
	Bank		P
	Business services		P
	Post office		P
Public facilities/infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		P
	Essential services		P
	Parking facility		S
	Public works facility		P
Accessory
	Drive-through (bank only)		P
	Family day care		P
	Home-based business (no-impact)		P
	Home occupation		P
	Limited lodging		P
	Parking lot		P
	Recreational facility (single-family residential)		P
	Solar energy system (small)		P
	Wind facility (small)		S
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Dimensional requirements.

Figure VB.2 Dimensional Requirements in VB Valley Brook Mixed-Use Corridor

Dimension		Requirement
Minimum gross lot size (no maximum lot size)		21,780 square feet
FAR (floor area ratio)		0.30
Lot width (at front property line)		100 feet
Build-to/setback
	Front	25 feet
	Side	10 feet
	Rear	25 feet
Minimum accessory building setback
	Front	30 feet
	Side	10 feet
	Rear	10 feet
Building height		45 feet (3 stories)

§ 440-406.1 CR Conservation Residential Overlay District.

[Amended 5-13-2019 by Ord. No. 841; 10-11-2021 by Ord. No. 869; 10-28-2024 by Ord. No. 905]

District intent.

(1)

The Conservation Residential Overlay District (CR) supports the sustainable development goals in the Plan Peters 2022 Comprehensive Plan by protecting natural resources and providing incentives for the creation of open spaces that add value to the community. By virtue of their sufficient size, potential recreation utility, provision of visual relief, preservation of sensitive natural features, proximity to dwellings and/or contribution to a connected system of open space, these spaces enhance the overall quality of life of the community and conserve important natural amenities. Conservation subdivision design preserves open space while maintaining the density of residential units across the overall site area.

(2)

This overlay district is designated as a TND Overlay District [the TND Traditional Neighborhood Development District, in accordance with the MPC (Pennsylvania Municipalities Planning Code Article VII-A)]. As such the criteria and standards set forth herein shall provide development alternatives, where stated, to the underlying zoning districts.

(3)

The general intent and criteria for establishing residential zoning districts in Peters Township include:

(a)

Providing sufficient, appropriately located space for residential development which provides a range of housing types and densities in order to meet the housing needs of the Township's present and expected future population.

(b)

Establishing zoning district boundaries that identify the areas of Peters Township that best meet the criteria established below.

[1]

Assure light, air and privacy by controlling the spacing and height of buildings and other structures.

[2]

Protect residential areas against hazards of fire, offensive noise, vibration, smoke, odors, glare or other objectionable influences.

[3]

Prevent congestion, as far as possible, by regulating the density of population, the bulk of buildings, and by providing for sufficient off-street parking.

[4]

Protect residential neighborhoods from traffic congestion.

[5]

Make possible provisions for public and private educational, recreational, health and similar facilities which perform most effectively in a residential environment, which serve the needs of nearby residents and which do not create objectionable influences.

[6]

Promote the most desirable use of land and direction of building development in accordance with well-considered plans that protect the character of the Township's residential districts.

[7]

Promote stable residential development that conserves the value of land and buildings while contributing to the Township's tax base.

[8]

Encourage residential development practices that respect the Township's traditional agricultural character and enterprises.

[9]

Promote the preservation of the Township's agricultural land.

[10]

Maintain the character of Peters Township as established in the Plan Peters 2022 Comprehensive Plan.

[11]

Not exceed existing capacities of the existing and proposed public infrastructure.

(4)

As stated in Plan Peters 2022, the Conservation Residential Overlay District (CR) is intended to:

(a)

Allow development that permanently protects rural character, open space, agricultural lands, woodlands, wetlands, critical views and other natural features in the Township.

(b)

Allow flexibility in the placement and type of dwelling units within the subdivision.

(c)

Reduce the number of new roads and allow flexibility in road specifications for roads serving residences in the Conservation Residential Overlay District (CR).

(d)

Reduce the amount of impervious surfaces in subdivisions, including driveways.

(e)

Encourage more efficient land development patterns that reduce the cost of infrastructure and maintenance.

(f)

Ensure that development in the Conservation Residential Overlay District (CR) results in the creation of usable open space that contributes to the overall character and experience of the community.

(g)

Protect the local landscape and environmentally sensitive lands from the disruptive effects of conventional subdivision design.

(h)

Establish that designated open space be protected from future subdivision and more intense development through deed restrictions.

(i)

Encourage street connectivity with curvilinear streets of varying block lengths.

Criteria for consideration.

(1)

Approval or denial of a CR Conservation Residential Overlay District development shall be based on the extent to which the preliminary (master) and final plans meet the following general and specific criteria and others contained within this chapter.

(2)

This code will include both design and development standards (which shall be met) and guidelines (which are encouraged, but not required):

(a)

All developments to be considered for inclusion in the Conservation Residential Overlay District (CR) shall be greater than or equal to five acres.

(b)

All primary conservation areas are to be protected as permanent open space.

(c)

All developments shall follow the principles of open space or conservation planning and design.

(d)

All developments shall have a common open space focal point.

(e)

All designated open spaces are identified as conservation/passive, functional or productive and/or contribute to the natural, scenic or cultural properties inherent to the overall site/neighborhood.

(f)

All streets, sidewalks, greenways and trails within the development/subdivision shall establish intra- and inter-neighborhood connections to the maximum extent.

(g)

All designated open spaces, internal streets, entrances/gateways, trails, sidewalks, natural drainage systems, and inter-neighborhood connections shall be clearly identified on the preliminary (master) plan. All constrained land (as identified in designated open space: constrained and excluded land) shall be considered as designated open space, and may not be altered without approval of the Peters Township Planning Commission and the Peters Township Council. All excluded land (identified in designated open space: constrained and excluded land) shall not be considered as designated open space, but must be maintained for the common good.

(h)

All development shall proactively accommodate persons with disabilities, and ensure that all public resources are accessible to all persons.

(i)

All development must meet the ordinance requirements of Peters Township and follow the codes specified in the Pennsylvania Uniform Construction Code, and standards established in the Peters Township Subdivision and Land Development Ordinance (SALDO).[1]

NOTE: Restrictions not specifically covered in these ordinances may be addressed, or supplemented through private restrictive covenants.

[1]

Editor's Note: See Ch. 385, Subdivision and Land Development.

Requirements for approval.

(1)

Preliminary (master) plan, in accordance with §§ 385-19 through 385-24 of the Peters Township Subdivision and Land Development Code (SALDO). Any development within the CR Conservation Residential Overlay District shall meet the following requirements:

(a)

Preliminary (master) plans shall be prepared when any individual property/facility within the CR Conservation Residential Overlay District is proposed for development or redevelopment.

(b)

Any subdivided properties that are intended to be developed at a later date shall adhere to the approved preliminary (master) plan.

(c)

The preliminary (master) plan shall show proposed buildings, land uses, lots, streets, and open space for the entire tract.

(d)

Developments shall not be permitted to use a combination of the underlying zoning district and overlay district regulations once a development begins construction using the CR Conservation Residential Overlay District zoning provisions. The plan shall be required to build-out in accordance with the approved CR Conservation Residential Overlay District plan.

(2)

Phased development.

(a)

Development of property within the CR Conservation Residential Overlay District may be done in phases. The Township reserves the right to require that certain public improvements occur within a designated phase, such as a street connection or other improvement as may be required.

(b)

The development's preliminary (master) plan shall be approved by the Peters Township Planning Commission and the Peters Township Council.

(c)

Applicants submitting preliminary and final plans shall also submit architectural drawings, such as elevations, perspective drawings, axonometrics (or other measurable three-dimensional drawings), and cross sections, that demonstrate compliance with the standards in the CR Conservation Residential Overlay District. Preliminary plan submittals shall include typical building elevations for the types of units proposed.

(d)

Utilities (sewer and water). All development in the CR Conservation Residential Overlay District shall be served by public sewer and public water facilities.

(e)

Ownership. Any land area proposed for development shall be in one ownership or shall be subject to a single joint application filed by every owner of the land area proposed for development, under single direction, using one overall preliminary (master) plan and complying with all requirements of the CR Conservation Residential Overlay District. Preliminary plan applications shall include an executed agreement of sale or other executed contracts to ensure the applicant's status as an applicant.

(f)

Parking, signage, streetscape/landscape. Off-street and on-street parking, signage and streetscape/landscape shall be provided in accordance with that specified in Subsection L, Parking standards, in the CR Conservation Residential Overlay District.

Applicability and uses.

(1)

The CR Conservation Residential Overlay District shall be an overlay according to the boundaries specified on the CR/MR Zoning Overlay Exhibit Map.

(2)

CR uses (permitted, special exceptions, conditional uses) specify uses permitted by right or allowed conditionally or by special exception in the CR Conservation Residential Overlay District.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure CR.1 Permitted Uses in CR Conservation Residential Overlay District

Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family attached		P
	Single-family detached		P
Agriculture
	Agricultural operations		P
	Community garden		P
	Farm		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Cemetery		S
	Equestrian facility		S
	Place of worship/assembly		S
	Private club		S
	Recreation facility: private		S
	Recreation facility: public		P
	School		S
Services
	Bed-and-breakfast		S
	Day-care facility		S
	Public utility facility		P
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Co-location on existing communications tower	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		C
	Essential services		P
	Public works facility		S
Accessory
	Family day care		S
	Home-based business (no-impact)		P
	Home occupation		P
	Limited lodging		P
	Parking lot		P
	Recreation facility: single-family residential		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Development standards.

(1)

All grading and construction shall occur within the buildable area of the tract as demonstrated on the preliminary (master) plan.

(2)

Construction activity, the staging of construction, or other site disturbance may not occur in designated or protected open space unless specifically approved as part of the preliminary (master) plan.

(3)

A CR Conservation Residential Overlay District development is encouraged, but not required, to offer a diversity of housing types. The diversity of housing types within the Conservation Residential Overlay District shall meet the following standards:

Figure CR.2 Housing Diversity for Conservation Subdivision Design

Standard			Base District (LD)	CR Overlay District
Standard			Base District (LD)	Option A	Option B	Option C
Density			1.2 lots/gross acre	2.0 dwelling units/gross acre	2.5 dwelling units/gross acre	3.0 dwelling units/gross acre
Overall Development Size
	Less than or equal to 15 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	100% single-family detached units
		Maximum units per building		1
	More than 15 acres; less than or equal to 100 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	▪ > = 85% single-family detached; ▪ <15% single-family attached
		Maximum units per building		< = 6 units: single-family attached
	More than 100 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	▪ > = 70% single-family detached; ▪ <30% single-family attached
		Housing type	100% single-family detached units
		Maximum units per building		< = 6 units: single-family attached

Figure CR.2 Housing Diversity for Conservation Subdivision Design

Standard			Base District (LD)	CR Overlay District
Standard			Base District (LD)	Option A	Option B	Option C
Density			1.2 lots/gross acre	2.0 dwelling units/gross acre	2.5 dwelling units/gross acre	3.0 dwelling units/gross acre
Overall Development Size
	Less than or equal to 15 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	100% single-family detached units
		Maximum units per building		1
	More than 15 acres; less than or equal to 100 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	▪ > = 85% single-family detached; ▪ <15% single-family attached
		Maximum units per building		< = 6 units: single-family attached
	More than 100 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	▪ > = 70% single-family detached; ▪ <30% single-family attached
		Housing type	100% single-family detached units
		Maximum units per building		< = 6 units: single-family attached

(4)

The total number of allowable dwelling units proposed for development shall be determined by multiplying the gross acreage of the tract to be developed by the base maximum dwelling units per acre, as specified within the Density/Open Space for Conservation Subdivision Design should the property owner elect an alternative design option, as described in the Density/Open Space for Conservation Subdivision Design. (Round down fractional units less than 0.5 and round up fractional units 0.5 or greater.)

Figure CR.3 Density/Open Space for Conservation Subdivision Design

Standard	Base District (LD)	CR Overlay District
Standard	Base District (LD)	Option A	Option B	Option C
Density	1.2 lots/gross acre	2.0 dwelling units/gross acre	2.5 dwelling units/gross acre	3.0 dwelling units/gross acre
Open Space Set Aside	0.07 acre/lot	25% of gross acreage	30% of gross acreage	40% of gross acreage
Usable Open Space Provisions	N.A.	Dedicated open space shall be usable for passive and/or active recreation, or comprised of delineated wetlands, open bodies of water, rivers/streams, or steep slopes.
Minimum Lot Size	0.5 acre	None	None	None

Lot and site standards.

(1)

The placement of all principal buildings shall provide for public safety as well as privacy by providing adequate yards as shown in the site design requirements.

(2)

Buffer zones.

(a)

Buffer zones of at least 25 feet shall be placed between the residential property line and agricultural uses/zones.

(b)

Buffer zones of at least 40 feet shall be placed between the residential property lines and minor collector, major collector, or arterial streets.

(c)

The buffer zone shall be included in the area to be subdivided and may be considered as part of the designated open space.

(d)

The buffer area shall be appropriately planted with native grasses, shrubs and trees and/or permanent agro-forestry features such as fruit or nut trees, and/or a windbreak (evergreens five feet to six feet in height or deciduous trees exceeding two inches in caliper, not less than eight feet in height).

(e)

Local streets may be included as part of the buffer, if vegetative screening utilized.

(3)

Residential units or lots shall be oriented with direct access to common open space, to the maximum extent possible. To that end, each dwelling unit or lot shall have at least one side abut open space, to the maximum extent possible, to provide direct views and access. Common open space across a street shall qualify for this requirement.

(4)

A conservation development may contain one or more groupings of dwelling units and/or lots.

(5)

Dwelling unit lots and integrated resources (shared community facilities) shall be accessed only from interior (local) streets.

(6)

Green courts are also encouraged as a means of creating shared common space and a stronger sense of place.

(7)

Topography, tree and ground cover and natural drainageways shall be treated as fixed determinants of road and lot configuration. Any grade changes shall be in keeping with the general appearance of the neighboring developed areas and the Peters Township Grading Ordinances (Chapter 229, Peters Township Code of Ordinances).

(8)

Accessory structures and dwellings in this overlay district shall meet the following minimum structural design standards:

(a)

Shall be erected within the buildable area of the site.

(b)

Stand-alone accessory structures shall not be erected within five feet of the primary structure.

(c)

The total area of all primary and accessory structures to be erected on any lot shall not exceed the lot coverage specified in site design requirements.

(d)

No accessory structures shall be built in the front yard.

Conservation residential inventory and site design.

(1)

It shall be required that the developer prepare a conservation residential inventory and site design. The following outlines the procedures for conducting a conservation-based design and layout for subdivision plans in the CR Conservation Residential Overlay District. The conservation design layout procedure is designed to assist the applicant, the Peters Township Planning Commission, Peters Township Council, and the public in preparing and analyzing the materials for subdivision applications within the CR: Conservation Residential Overlay District.

(2)

The conservation residential inventory and site/subdivision design layout shall be presented to the Township Planning/Engineering staff as a conceptual preliminary (master) plan prior to filing of a preliminary (master) plan application for a proposed development within the CR Conservation Residential Overlay District, and include the following:

(a)

Develop a preliminary existing resources and site analysis plan clearly showing and labeling the natural, cultural, and scenic features.

(b)

Conduct a preliminary conservation analysis and develop the conservation concepts which may be included on the preliminary existing resources/site analysis plan.

(c)

The conservation residential inventory and site/subdivision design layout and preliminary landscape plan shall be prepared and sealed by a landscape architect (RLA) licensed in the Commonwealth of Pennsylvania and included with preliminary (master) plan documents to be reviewed.

(d)

The preliminary landscape plan shall show all significant features to be altered and/or removed as well as a plan showing all features (woodlots, street trees, water features, natural drainage systems, sidewalks, etc.) proposed to be included in the development.

(e)

Demonstrate a proposed layout of the development concept that works with, and complements the conservation concepts (part of the preliminary (master) plan).

(f)

Prepare a supportive conceptual preliminary (master) plan that shows the synthesized conservation and development concepts.

Figure CR.2 Housing Diversity for Conservation Subdivision Design

Standard			Base District (LD)	CR Overlay District
Standard			Base District (LD)	Option A	Option B	Option C
Density			1.2 lots/gross acre	2.0 dwelling units/gross acre	2.5 dwelling units/gross acre	3.0 dwelling units/gross acre
Overall Development Size
	Less than or equal to 15 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	100% single-family detached units
		Maximum units per building		1
	More than 15 acres; less than or equal to 100 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	▪ > = 85% single-family detached; ▪ <15% single-family attached
		Maximum units per building		< = 6 units: single-family attached
	More than 100 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	▪ > = 70% single-family detached; ▪ <30% single-family attached
		Housing type	100% single-family detached units
		Maximum units per building		< = 6 units: single-family attached

Figure CR.2 Housing Diversity for Conservation Subdivision Design

Standard			Base District (LD)	CR Overlay District
Standard			Base District (LD)	Option A	Option B	Option C
Density			1.2 lots/gross acre	2.0 dwelling units/gross acre	2.5 dwelling units/gross acre	3.0 dwelling units/gross acre
Overall Development Size
	Less than or equal to 15 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	100% single-family detached units
		Maximum units per building		1
	More than 15 acres; less than or equal to 100 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	▪ > = 85% single-family detached; ▪ <15% single-family attached
		Maximum units per building		< = 6 units: single-family attached
	More than 100 acres
		Lot size	0.5-acre lots	Flexible lot size
		Housing type	100% single-family detached units	▪ > = 70% single-family detached; ▪ <30% single-family attached
		Housing type	100% single-family detached units
		Maximum units per building		< = 6 units: single-family attached

Open space standards and management.

(1)

An amount of land equivalent to a minimum of 25% to 40% of gross tract acreage [see Density/Open Space for Conservation Subdivision Design], including developable and undevelopable land [see Designated Open Space: Constrained and Excluded Land], shall be open space designated for natural habitat, active or passive recreation and/or conservation or preservation, including conservation for agricultural or forestry uses.

(2)

Any proposed open space that is to be utilized as designated open space, for purposes of meeting the open space requirements of the Conservation Residential Overlay District (CR), unless conveyed to the Township, shall be deeded to an approved homeowners' association/property owners' association (HOA/POA), land trust or conservation organization and accompanied by a maintenance plan reviewed and approved in writing as determined by Peters Township.

(3)

All open space that is owned by Peters Township, by transfer of title, deed or easement, shall be considered public and accessible to all residents of Peters Township.

(4)

Open space standards:

(a)

Residential units or lots shall be oriented with direct access to common open space to the maximum extent possible. To that end, each dwelling unit or lot shall have at least one side abut open space (unobstructed) to the maximum extent possible, to provide direct views and access. Common open space across a street shall qualify for this requirement.

(b)

Open space shall be set aside, with minimal placement of temporary/staging of construction associated structures. Permanent construction of structures, paved surfaces or ground disturbance is not allowed in primary open space, unless prior approval is granted as part of the preliminary (master) plan.

(c)

The subdivision shall provide links to open space and/or recreation on abutting parcels, including pedestrian/bike trails, to create linked pathways/corridors in the Township. Open space shall be configured so that it is adjacent to or directly across the street from as many of the subdivision's lots as possible.

(d)

Open space in conservation subdivisions shall be physically linked, whenever possible, to the developing interconnected network of green space described in Plan Peters 2022, or the Peters Township Parks and Recreation Comprehensive Plan. Designated public trail systems which abut a conservation subdivision shall be connected to the subdivision.

(5)

Uses not considered open space:

(a)

Sewage treatment facilities.

(b)

Stormwater detention basins (detention facilities can be considered open space).

(6)

All lands and improvements in designated open space shall be established, managed and maintained. If no agency agrees to accept responsibility for the open space, responsibility falls to the owner. Unless otherwise agreed to by the Peters Township Council, the cost and responsibility of maintaining common space shall be borne by the property owner, community or recognized homeowners' association/property owners' association (HOA/POA), or approved land trust or conservation organization.

(7)

Dedication of land or easements to Peters Township. Peters Township may, but shall not be required to, accept dedication of land or easements in the form of fee simple ownership for public use of any portion of the common open space. In the case of easement dedication, the facility remains in the ownership of the community or homeowners' association or private conservation organization, while Peters Township holds the easements. In addition, the following regulations shall apply:

(a)

There shall be no cost of acquisition to the Township (fee simple dedication).

(b)

Any such easements for public use shall be accessible to all residents of the Township.

(c)

A satisfactory maintenance agreement, plus maintenance escrow, shall be reached between the owner and the Township.

(8)

Dedication of land or easements to a private and approved land trust or conservation organization. With permission from the Township, an owner may transfer either fee simple title of or easements on the common open space land to an approved, private nonprofit land trust or conservation organization, provided that:

(a)

The conservation organization is acceptable to the Township and is a bona fide organization intended to exist indefinitely.

(b)

The conveyance contains appropriate provisions for a proper reverter or retransfer in the event that the organization becomes unwilling or unable to continue carrying out its functions.

(c)

The common open space is permanently restricted from future development through a conservation easement, and the Township is given the authority to enforce these restrictions.

(d)

A maintenance agreement acceptable to the Township is established between the owner and the organization.

(9)

Dedication of land or easements to a community and/or homeowners' association/property owners' association (HOA/POA). Common open space and recreational facilities may be held in common ownership for the use of all residents of the subdivision or land development and shall thereby be controlled and maintained by a community association, or homeowners'/property owners' association. Association documents shall be in compliance with the Pennsylvania Uniform Planned Community Act[2] or the Pennsylvania Uniform Condominium Act,[3] and reviewed and approved by the Peters Township Solicitor, as the case may be. The association documents shall include, but not be limited to:

(a)

A description of the common space to be owned by the association that shall include a plan of the proposal highlighting the precise location of all aspects of common space land.

(b)

Statements setting forth the powers, duties and responsibilities of the association, including services to be provided.

(c)

A declaration of covenants, conditions and restrictions giving perpetual easements to the lands and facilities owned by the association. The declaration shall be a legal document providing for automatic membership for all owners in the subdivision or land development and shall describe the mechanism by which owners participate in the association, including voting, elections and meetings. The declaration shall give power to the association to own and maintain common space and to make and enforce rules.

(d)

Requirements for all owners to provide a pro rata share of the cost of the operations of the association.

[1]

A process of collection and enforcement to obtain funds from owners who fail to comply;

[2]

A process for transition of control of the association from the developer to unit owners;

[3]

Statements describing how the common open space will be insured, including limit of liability; and

[4]

Provisions for the dissolution of the association and its assets.

[2]

Editor's Note: See 68 Pa. C.S.A. § 5101 et seq.

[3]

Editor's Note: See 68 Pa. C.S.A. § 3101 et seq.

Access and circulation standards.

(1)

Measurable criteria apply:

(a)

New public or private land development projects shall demonstrate the continued development of a well-connected network of streets and access choices for all travel modes.

(b)

No local street, alley or special circulating feature shall have a grade greater than 12%.

(c)

Intervals between creek, or other waterbody crossings shall be more than 600 feet to minimize impact on the waterway or stream bank, and provide for maximum street surface stability as specified by the Peters Township Engineer.

(d)

Curb cuts, direct connections between driveways and local streets, and other impediments to traffic flow shall be kept to a minimum.

(2)

Traffic calming shall be employed following Traffic Calming Standards TC-01 through TC-09 in the Peters Township Subdivision and Land Development Ordinance (SALDO), Appendix A. In addition, street trees and on-street parking may be considered traffic calming by the Peters Township Planning Commission and Council.

(3)

Local residential streets shall have the following characteristics or meet the following standards:

(a)

Utilities shall be subsurface. They may be placed under the front yard, sidewalk or planting strip.

[1]

The tree line may be placed within the planting strip or front yard so as not to interfere with underground utility placement. If trees are planted in the planting strip, the planting strip shall be at least five feet between curb and sidewalk.

[2]

Tree line shall be consistent within the development. Exceptions may be allowed with permission of the Peters Township Planning Commission or its designated representative(s).

[3]

Planting strips may be utilized as part of the on-site stormwater management system.

[4]

Street cross sections may be mixed within the development.

(b)

Street cross sections.

[1]

Selection of the appropriate cross section depends primarily on the likely demand for on-street parking and the density of the street network. The general intent is to keep the curb-to-curb dimensions of local residential streets as narrow as possible, while providing adequate width for emergency vehicles or for other vehicles to safely get around parked cars.

[2]

In general, the more on-site parking provided, via longer driveways, rear or side loading garages, larger lots, shared parking, etc., the narrower the allowed cross-section. The street cartway shall include a one-foot curb (asphalt or concrete).

[3]

The narrow cross section is to be used only when it is likely that there will be only temporary, infrequent on-street parking and the street network is well-connected. The narrow cross section may be used if/when:

[a]

There is sufficient on-site parking to allow for two vehicles per unit.

[b]

There is street access redundancy (more than one way for emergency vehicle access).

[c]

Auxiliary/visitor parking may be provided in off-street parking bays located within a radius of 300 feet of nearby residential units (one parking space per five residential units).

[d]

Overnight parking in the parking bays may be allowed.

[4]

The medium cross section applies where a limited demand for on-street parking is likely. This cross section includes a travel lane in each direction and parking on one side of the street. Parking on alternating sides of the street (with a minimum of five parking spaces in each group) is allowed. The medium cross section may be used if/when:

[a]

On-street parking is limited to designated parking areas (one side of the street only) defined by bump-outs that support mid-block pedestrian crossings.

[b]

Sufficient on-site parking is provided for. Two vehicles per unit is recommended.

[c]

There is street access redundancy (more than one way for emergency vehicle access).

[d]

Auxiliary/visitor parking may be provided in off-street parking bays located within 300 feet of nearby driveways.

[e]

Overnight parking in the parking bays may be allowed.

[5]

The wide cross section applies where a high demand for on-street parking is likely. This cross section includes a travel lane in each direction and parking on both sides of the street. This width will also allow emergency vehicle staging anywhere along the block. The wide cross section shall be used if/when:

[a]

On-street parking is permitted on both sides of the street, but may be limited to designated parking areas defined by bump-outs that support mid-block pedestrian crossings.

[b]

Sufficient on-site parking is provided for. Two vehicles per unit is recommended.

[c]

There is more than one connection to the street (for redundant emergency access routes).

[d]

Auxiliary/visitor parking may be provided in off-street parking bays located within 300 feet of nearby driveways.

[e]

Overnight parking in the parking bays may be allowed.

Access and circulation: street sections.

(1)

Local residential street cross section.

(2)

Local street cross section: generalized.


Private Zone	Residential Unit	This zone is characterized by residential land uses in styles associated with a village, with direct access via driveways, alleys or service roads. ▪ On-site parking should be sufficient to allow most cars to be parked off-street. ▪ Front porches are considered to be part of the built structure and shall be a maximum of 10 feet deep.


	Front Yard	▪ This area is the traditional front yard, appropriately landscaped, but still allowing for neighborhood socialization. ▪ Street trees, optimally, should be placed in this area; and ▪ The tree canopy in the neighborhoods helps provide traffic calming and building shade.


Right-of-Way	Sidewalk/Pedestrian Zone	Crucial for safe, walkable neighborhoods, this zone includes sidewalks of adequate width for two adults to comfortably pass one another.
	Planting Strip/ Green Zone	▪ Very important for pedestrian comfort and neighborhood livability. This zone may include grass and landscaping. ▪ This area should also be a part of on-site stormwater management system. ▪ Lighting, if appropriate, of the curb and sidewalk may also be appropriately placed in this area.


	Vehicular and Parking Zone	This zone sets the tone for the street's multiple objectives of allowing mobility and access for both motorized vehicles and bicycles, while maintaining low volumes and speeds, and thereby contributing to overall neighborhood livability and quality of life. ▪ Local parking should primarily be on-site. ▪ Visitor parking is best accommodated in parking bays, located off-street, in proximity to the residential units.

(3)

Local street cross section: narrow.


Right-of-Way	42 feet (minimum)
Front Yard	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip

Setback (building facade to right-of-way)	15 feet (may be up to 25 feet)
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Parking in bays, or on-site only ▪ No on-street parking ▪ Up to 30 minutes on-street parking allowed ▪ No overnight parking on-street



Sidewalk (on both sides)	5 feet (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(4)

Local street cross section: medium.


Right-of-Way	51 feet (minimum)
Front Yard	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip

Setback (building facade to right-of-way)	15 feet (may be up to 25 feet)
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Parking in bays, or on-site ▪ On-street parking: one side of the street ▪ Alternating sides of the street, with mid-block crossings encouraged


Sidewalk (on both sides)	5 feet (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(5)

Local street cross section: wide.


Right-of-Way	60 feet (minimum)
Front Yard	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip

Setback (building facade to right-of-way)	15 feet (may be up to 25 feet)
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Parking in bays, or on-site ▪ On-street parking allowed: both sides of the street

Sidewalk (on both sides)	5 feet (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(6)

Local street cross section: boulevard/entrance.


Right-of-Way	76 feet (minimum)
Planting Strip/Drainage Area	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip

Boulevard/Median	12 feet (maximum 20 feet)
Setback (building facade to right-of-way)	Not applicable
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	No parking in entrance area
Sidewalk (on both sides)	▪ 5 feet (minimum) ▪ 4-foot bike lane encouraged along curb

Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required.
Other/Comment	Development identity signage may be placed in the area.

(7)

Local residential street cross section: alley.


Right-of-Way	16 feet (minimum)
Planting Strip/Drainage Area	Between rear driveway/apron
Setback (building facade to right-of-way)	20 feet (with rear facing garage, garage is built to setback line)
Driving Lane	16 feet (includes optional curbs)
Parking	In garage or on driveway/apron; otherwise no parking in this area
Sidewalk	Not applicable
Tree Spacing (street trees shall be in accordance with landscape design standards)	Trees may be placed in planting strip between driveways
Stormwater Management	Bioswales may be in planting strips.
Lighting	Not applicable [Private security lighting may be installed. (See Lighting Standards.)]
Utilities	Discouraged, but may be placed under alley
Other/Comment	▪ This area is meant for rear access to the properties for service and rear parking configurations. ▪ Parking/service courts are allowed. ▪ Through traffic is strongly discouraged. ▪ Alleys may be one-way if clearly marked. ▪ The Township may, but shall not be required to, accept dedication.

Parking standards.

Figure CR.5 Parking Requirements in Conservation Residential Overlay District (CR)

Residence Type	Number of Parking Spaces per Dwelling Unit	Visitor Spaces per Dwelling Unit (on-site or off-site within 300 feet of structure)
Single-family detached dwelling	2.0	1.5
Single-family attached: duplex	2.0	1.0
Single-family attached: townhomes	2.0	1.0

(1)

Permitted off-street parking locations.

(a)

Single-family detached dwellings.

[1]

Parking facilities shall consist of a driveway, parking strip, parking space and/or private garage located on the same lot or parcel as the dwelling they are intended to serve.

[2]

No parking shall be permitted elsewhere on the lot or abutting public right-of-way, except upon a paved street, or in parking bays where such parking is otherwise permitted.

[3]

Not more than 50% of the required front yard area of a single-family lot shall be occupied by driveway.

(b)

Single-family attached.

[1]

The off-street parking facilities for single-family attached shall be located on the same lot or parcel as the uses they are intended to serve, or in parking bays located in close proximity (300 feet maximum) to the residential property.

[2]

Parking in multi-unit structures may be contained within a parking court, central to the structure, or a parking deck below the residential structure.

(2)

Public access to open space and all other uses. Off-street parking facilities for access to public open space and for all other uses shall be located on the same lot, parcel or site as the use they are intended to serve.

(3)

Special parking. In any residential district, no person, corporation or association shall cause, allow, permit or suffer any oversized vehicle registered in its name or operated by it, or its agent, to be parked in any manner or placed upon a public street or in the street right-of-way except if such vehicle is actively assisting in an emergency, such as a fire or traffic accident, or the vehicle is in the active process of being loaded or unloaded.

(a)

No commercial vehicles or construction equipment or mechanical equipment over 17,000 pounds gross vehicular weight (GVW), nor a vehicle larger than 10 feet by 16 feet shall be permitted to park on-street overnight.

(b)

One commercial vehicle, or construction equipment or mechanical equipment over 17,000 pounds gross vehicular weight (GVW), or a vehicle larger than 10 feet by 16 feet may be permitted to park off-street overnight.

(c)

To the maximum extent feasible, all parking shall integrate green stormwater management resources on site.

Design standards: structures.

(1)

The key provisions of the Conservation Residential Overlay District (CR) include:

(a)

Establishing a strong neighborhood identity through the integration of neighborhood design standards help make the Conservation Residential Overlay District (CR) unique from most residential zoning districts found in the Township.

(b)

Providing design flexibility, especially in developments where custom homes are being built. Private restrictive covenants may be developed to supplement the design standards/guidelines.

(2)

Architectural character and detailing.

(a)

General character.

[1]

Exterior cladding and finishes.

[a]

Architectural details and exterior finish materials shall complement, be compatible with, and define the style and design aesthetic of the community.

[b]

All elevations of the main body of the house shall be consistent in style and character.

[c]

Exterior finish materials may include brick, painted brick, stone, lap siding, shake siding or their high-quality equivalents (i.e., vinyl siding).

[2]

Roofing.

[a]

Roofing materials may include:

[i]

Asphalt shingles;

[ii]

Standing seam metals;

[iii]

Slate or synthetic slate;

[iv]

Terra cotta/ceramic; or

[v]

Wood shakes, appropriate to the style.

[b]

Roofing materials shall be consistent within the development.

[c]

All structures on the same lot must utilize the same roofing material.

[3]

All exposed, above-grade foundations shall be covered with brick or stone veneer.

[4]

Block (split-faced, colored concrete, stamped, etc.) shall not be used for exposed, exterior surfaces.

Design standards: landscape/streetscape.

(1)

In the CR Conservation Residential Overlay District, streetscape is intended to be formed by buildings located relatively close to the sidewalk, creating opportunities for neighborhood sociability.

(2)

General provisions, signage and mailboxes. The streetscape of the Conservation Overlay District is intended to be enhanced with street trees, landscaping, pedestrian-scale streetlights, fences, sidewalks, porches, and other front yard amenities.

(a)

No privacy fences shall be placed in the front yard.

(b)

Signage and mailboxes.

[1]

All dwelling units and building units shall have street numbers located so as to be visible from and oriented toward the street from which the address is taken.

[2]

Street address numbers shall be greater than four inches in height, and of a contrasting color to the background.

[3]

Additional signage showing homeowner name or house number may be used.

[4]

Street address signs may be illuminated.

[5]

Mailboxes shall follow recommendations of the United States Postal Service (USPS).

Lighting standards. Pedestrian-scaled streetlights are intended to provide a safe and attractive complement to the streetscape. Streetlight installation is optional. If streetlights are installed, they shall meet the following standards:

(1)

Human-scaled, decorative lighting standard.

(2)

Bollard-type lighting.

(3)

Cobra head lighting fixtures shall not be used.

(4)

Streetlight posts may be equipped to support an attached vertical banner.

(5)

If streetlights are to be installed, they shall be pedestrian-scaled in size and character.

(6)

Utilize LED lighting.

(7)

Utilize appropriate hooding, focusing or other such technique to minimize the spread of light away from targeted area.

(8)

Not utilize uplighting, except in very limited applications and with approval of the Peters Township Planning Department.

(9)

Streetlights shall be maintained along both sides of all streets.

(10)

Streetlights shall be located in the planting strip.

(11)

Streetlights shall be of consistent style within the development.

(12)

Streetlights in the Conservation Residential Overlay District (CR) shall not be taller than 12 feet in total height.

(13)

Streetlights in parking areas shall not exceed 20 feet in total height.

Conservation Residential Overlay District (CR) development/subdivision process. The subdivision process for a conservation subdivision, at a minimum, shall include the following:

(1)

Preapplication meeting. A preapplication meeting with the Peters Township Planning Department to discuss:

(a)

The application process.

(b)

The conservation theme.

(c)

The design standards.

(d)

Any proposed common ownership plans for land and structures.

(e)

Management and ownership of designated open space.

(2)

Submission of concept plan to the Peters Township Planning Department. Submission of a concept plan that contains:

(a)

Base mapping at a scale of one inch equals 100 feet, and including a graphic scale.

(b)

A mapped resource inventory that includes:

[1]

Topographic contours at two-foot intervals.

[2]

Identification of soil type locations and characteristics, such as agricultural capability, depth to bedrock and suitability for wastewater disposal systems.

[3]

Hydrological characteristics, including surface water bodies, floodplains, wetlands, natural swales and drainageways.

[4]

Current land use, including all buildings and structures.

(c)

A site analysis that precisely identifies:

[1]

Primary conservation/open space areas.

[2]

Secondary conservation/open space areas.

[3]

Special views and vistas.

[4]

Street connectivity using the street connectivity index or similar empirical methodology.

[5]

Connections to the Peters Township and regional open space systems.

[6]

Street and open space concept.

[7]

Street sections.

[8]

Building setbacks.

[9]

Parcel lines and building placement concepts for residential and accessory buildings and major structures (i.e., pools, playground equipment, sports facilities).

[10]

Any features of unique heritage, cultural and/or historic significance.

[11]

Natural resource and tree protection plan.

[12]

Landscape plan.

[13]

Utility easements.

[14]

If applicable, statement of intent to establish a homeowner's association.

(3)

A meeting with the Planning Director to review the concept plan.

(4)

Submission of a preliminary (master) plan for review and approval by the Planning Commission and the Peters Township Council.

(5)

Submission of a final plan for review by the Planning Commission and Peters Township Council.

§ 440-406.2 MR Mixed Residential Overlay District.

[Amended 5-13-2019 by Ord. No. 841; 10-11-2021 by Ord. No. 869; 10-28-2024 by Ord. No. 905]

District intent.

(1)

The MR Mixed Residential Overlay District allows for provision of a variety of housing types and residential densities organized in a cohesive, well-connected community. The overlay district is designed to respect the character of existing neighborhoods while providing a mix of housing types to accommodate a wide range of household types and people in different stages of life.

(2)

As stated in Plan Peters 2022, the MR Mixed Residential Overlay District is intended to:

(a)

Create a natural transition between lower-intensity single-family neighborhoods and higher-intensity commercial or mixed-use areas.

(b)

Promote a variety of housing types and discourage any single housing type from dominating the streetscape.

(c)

Use scale, building orientation and landscaping to reinforce community identity.

(d)

Develop places that promote social interaction as well as privacy.

(e)

Alleviate the perceived impact of relatively high-density developments, such as multifamily and other attached dwellings, by requiring them to be of a pedestrian scale, bulk and orientation.

(f)

Prioritize pedestrian and bicycle connections movement and access to buildings, open spaces and streets.

(g)

Promote a street circulation system that provides safe and convenient access, but discourages fast or heavy traffic.

(h)

Establish open and recreational spaces as a neighborhood focal point.

(i)

Encourage green technologies in site development and building design and zero net discharge technologies.

Criteria for consideration.

(1)

Approval or denial of a MR Mixed Residential Overlay District development shall be based on the extent to which the site/preliminary (master) plan meets the following general and specific criteria, and others contained within this chapter.

(2)

This code will include both design and development standards (which shall be met) and guidelines (which are encouraged, but not required). The development shall provide for a variety of housing types and residential densities organized in a cohesive, well-connected community.

(a)

All developments shall have a common open space focal point.

(b)

All streets, sidewalks, greenways and trails within the development/subdivision shall establish intra- and interneighborhood connections to the maximum extent feasible. Local streets shall have a connectivity index of >1.4 (as determined by the Connectivity Index).

(c)

All designated open spaces, internal streets, entrances/gateways, trails, sidewalks, natural drainage systems, and interneighborhood connections shall be clearly identified on the site/preliminary (master) plan.

(d)

All development shall proactively accommodate persons with disabilities and ensure that all public resources are accessible to all persons.

(e)

NOTE: Restrictions not specifically covered in these ordinances may be addressed, or supplemented through private restrictive covenants.

[1]

Editor's Note: See Ch. 385, Subdivision and Land Development.

Requirements for approval.

(1)

Preliminary (master) plan. (See §§ 385-19 through 385-24 of the Peters Township Subdivision and Land Development Ordinance (SALDO) for detailed requirements.) Any development within the MR Mixed Residential Overlay District shall meet the following requirements:

(a)

Site/preliminary (master) plans shall be prepared when any individual property/facility within the MR Mixed Residential Overlay District is proposed for development or redevelopment.

(b)

Any subdivided properties that are intended to be developed at a later date shall adhere to the approved preliminary (master) plan.

(c)

The preliminary (master) plan shall show proposed buildings, land uses, lots, streets, and open space for the entire tract.

(d)

Developments shall not be permitted to use a combination of the underlying zoning district and overlay district regulations once a development begins construction using the MR Mixed Residential Overlay District zoning provisions. The plan shall be required to build-out in accordance with the approved MR Mixed Residential Overlay District plan.

(2)

Phased development.

(a)

Development of property within the MR Mixed Residential Overlay District may be done in phases. The Township reserves the right to require certain public improvements occur within a certain phase.

(b)

The development's preliminary (master) plan shall be approved by the Peters Township Planning Commission and the Peters Township Council.

(c)

(3)

Utilities (sewer and water). All development in the MR Mixed Residential Overlay District shall be served by public sewer and public water facilities.

(4)

Ownership. Any land area proposed for development shall be in one ownership, or shall be subject to a single joint application filed by every owner of the land area proposed for development. Development applications shall include an executed agreement of sale or other executed contracts to ensure the applicant's status, under single direction, using one overall preliminary (master) plan and complying with all requirements of the MR Mixed Residential Overlay District.

(5)

Parking, signage, streetscape/landscape. Off-street and on-street parking, signage and streetscape/landscape shall be provided in accordance with that specified in the MR Mixed Residential Overlay District.

Applicability and uses.

(1)

The MR Mixed Residential Overlay District shall be an overlay according to the boundaries specified on the CR/MR Zoning Overlay Exhibit Map.

(2)

MR uses (permitted, special exceptions, conditional uses) specifies uses permitted by right or allowed conditionally or by special exception in the MR Mixed Residential Overlay District.

Principal uses. The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval:

Figure MR.1 Permitted Uses in MR Mixed Residential District
Figure MR.1 Permitted Uses in MR Mixed Residential District
Key: P = Permitted use S = Special exception C = Conditional use A = Approval by administrative review




Residential
	Single-family detached		P
	Single-family attached		P
	Multifamily		P
	Group living facility (Type B)		S
Agriculture
	Agricultural operations		P
	Community garden		P
	Farm		P
	Forestry/woodlot		P
Recreation, Education, Public Assembly
	Place of worship/assembly		S
	Private club		S
	Recreation facility: private		S
	Recreation facility: public		P
	School		S
	Studio		P
Services
	Bed-and-breakfast		S
	Day-care facility		S
Public Facilities/Infrastructure
	Commercial wireless communications facility
		New tower on existing building/structure	A
		Co-location on existing tower located on building/structure	A
		Co-location on existing communications tower	A
		Antenna mounted on existing building or tower	A
		New tower in the right-of-way	S
	Emergency services		C
	Essential services		P
	Public works facility		S
Accessory
	Family day care		P
	Home-based business (no-impact)		P
	Home occupation		P
	Limited lodging		P
	Parking lot		P
	Recreation facility: single-family residential		P
	Solar energy system (small)		P
	Wind facility (small)		P
	Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in the district		P

Development standards. A MR Mixed Residential Overlay District is encouraged to offer a diversity of housing types. The underlying zoning shall be supplemented by these development standards unless specified otherwise.

Figure MR.2 Housing Diversity Standards for MR Mixed Residential Overlay District

Development Size	Number of Different Housing Types Required¹	Minimum Required Percentage of Each Housing Type	Gross Density (dwelling units per gross acre)	Public/Private Open Space Required
Less than 15 acres	1	-	6	10% (of gross site area)
Greater than or equal to 15 acres to less than 50 acres	2	25%
Greater than or equal to 50 acres	3²	15%

NOTES:

¹ A single-family detached dwelling situated on a lot not greater than 10,000 square feet in size may be considered a standalone housing type option from those listed in Figure MR.3.

² In developments greater than 50 acres in size, multifamily housing must be one of the housing type options utilized.

Lot and site standards.

(1)

The placement of all principal buildings shall provide for public safety as well as privacy by providing adequate yards as shown in the site design requirements.

(2)

Buffer zones of at least 25 feet shall be placed between the residential property line and agricultural uses/zones.

(a)

The buffer area shall be appropriately planted with native grasses, shrubs and trees and/or permanent agro-forestry features, such as fruit or nut trees, and/or a windbreak (evergreens five feet to six feet in height or deciduous trees exceeding two inches in caliper, not less than eight feet in height).

(b)

Local streets may be included as part of the buffer if vegetative screening is utilized.

(c)

Perimeter buffer zones of at least 40 feet shall be placed between the residential property lines and minor collector, major collector, or arterial streets.

(d)

Buffer areas shall provide a secure and visual barrier between agricultural uses and the mixed residential uses. Buffer areas are not required between adjoining residential areas. (This also applies to existing agricultural areas that change to residential.)

(3)

A mixed residential development may contain one or more groupings of dwelling units and/or lots.

(4)

Dwelling units and/or lots shall be configured (grouped) so as to maximize common open space within the mixed residential (MR) development.

(5)

Dwelling unit lots and integrated resources (shared community facilities) shall be accessed only from interior (local) streets.

(6)

Topography, tree and ground cover and natural drainageways shall be treated as fixed determinants of road and lot configuration. Any grade changes shall be in keeping with the general appearance of the neighboring developed areas and the Peters Township Grading Ordinance [Chapter 229, Peters Township Ordinances (Ordinance 215)].

(7)

Accessory dwellings and structures in this overlay district shall meet the following minimum structural design standards:

(a)

All structures shall be erected within the buildable area of the site.

(b)

Stand-alone accessory structures shall not be erected within five feet of the primary structure.

(c)

The total area of all primary and accessory structures to be erected on any lot shall not exceed the lot coverage specified.

(d)

No accessory structures shall be built in the front yard.

Figure MR.3 Site Design Requirements for MR Mixed Residential Overlay District

Standard	Single-Family Detached	Single-Family Attached (Townhomes)	Two-Family Dwelling Units (Duplex)	Multifamily
Overall right-of-way (back of sidewalk-back of sidewalk)	▪ Narrow: 40 feet - 45 feet; Medium: 46 feet - 54 feet; Wide: 55 feet - 61 feet ▪ 24 feet cartway width (10 feet/lane) - including 2-foot curbs on each side
Overall right-of-way (back of sidewalk-back of sidewalk)
Front setback	Not less than 25 feet, and not more than 30 feet from right-of-way to front facade/porch
Minimum side yard setbacks (to lot line)	7.5 feet (15 feet if corner lot)	10 feet (15 feet if corner lot)	7.5 feet (15 feet if corner lot)	10 feet (15 feet if corner lot)
Lot width/unit	75 feet minimum lot width	24 feet maximum/unit	36 feet maximum/unit	N/A
Dwelling units/structure (maximum)	1
Minimum rear yard setback (to primary structure)	20 feet
Minimum rear yard setback (to accessory structure)	5 feet
Lot coverage (maximum %)	30%	50%	50%	50%
Placement of accessory structures (excluding garages)	▪ Shall be within the buildable area of the site ▪ Shall not be within 5 feet of primary structure ▪ Shall not be located in the front yard ▪ Shall meet side yard setbacks of the primary structure



Maximum building height	▪ 45-foot height/build-up line ▪ Shall be pitched roof
Maximum building height	▪ 45-foot height/build-up line ▪ Shall be pitched roof
Sidewalk	5 feet required, both sides of the street, barrier-free
Planting/utility strip	3 feet minimum, planted
Lighting (in planting/utility strip)	▪ Bollard or decorative street lamp, less than or equal to 12 feet in height ▪ LED lighting shall be used ▪ Lighting shall comply with Dark Sky Standards ▪ Lighting in parking lots/areas shall be less than 20 feet in height



Perimeter open space buffer	▪ 40-foot perimeter buffer is required between development and minor collector, major collector, or arterial streets ▪ 25-foot perimeter buffer is required between the development and agricultural operations and nonresidential uses ▪ Perimeter may be counted as part of the designated open space requirement.


Porches	▪ Porches may establish the facade line of the structure. ▪ Porches shall meet setback requirements. ▪ Canvas, vinyl or other cloth materials shall not be used as roofing materials. ▪ Front porches shall not be enclosed.



Utilities	Shall not be placed under cartway or curb
Units shall be articulated to resemble, or be grouped as 2 semiattached buildings of 16 units

Open space standards and management.

(1)

An amount of land equivalent to a minimum of greater than 10% of gross tract shall be designated open space.

(2)

Any proposed open space that is to be utilized for purposes of meeting the open space requirements of the Mixed Residential Overlay District (MR), unless conveyed to the Township, shall be deeded to an approved homeowners' association/property owners' association (HOA/POA), land trust or conservation organization, and accompanied by a maintenance plan reviewed and approved, in writing, as determined by Peters Township.

(3)

All open space that is owned by Peters Township, by transfer of title, deed or easement, shall be considered public and accessible to all residents of Peters Township.

(4)

Open space standards. Open space shall be set aside with minimal placement of temporary/staging of construction associated structures. Permanent construction of structures, paved surfaces or ground disturbance is not allowed in primary open space unless prior approval is granted, in writing, by the Peters Township Planning Commission.

(a)

Open space in mixed residential subdivisions shall be physically linked, whenever possible, to the developing interconnected network of green space described in Plan Peters 2022, or the Peters Township Parks and Recreation Comprehensive Plan. Designated public trail systems which abut a mixed residential subdivision shall be connected through the subdivision.

(b)

Open space amenities may include:

[1]

Green courts as a means of creating shared common space and a stronger sense of place.

[2]

Public gathering place for formal or informal activities.

[3]

Clubhouse, pool, tennis courts or other similar shared recreational space(s).

(5)

All designated open space shall be surveyed and subdivided as a separate parcel or parcels. In addition, the applicant shall provide a plan for management of common open space in accordance with the following provisions:

(a)

All lands and improvements in designated open space shall be established, managed and maintained.

(b)

If no agency agrees to accept responsibility for the open space, responsibility falls to the owner. Unless otherwise agreed to by the Peters Township Council, the cost and responsibility of maintaining common space shall be borne by the property owner, community or recognized homeowners' association/property owners' association (HOA/POA) or approved land trust or conservation organization.

(6)

(a)

There shall be no cost of acquisition to the Township (fee simple dedication).

(b)

Any such easements for public use shall be accessible to all residents of the Township.

(c)

A satisfactory maintenance agreement, plus maintenance escrow shall be reached between the owner and the Township.

(7)

(a)

The conservation organization is acceptable to the Township and is a bona fide organization intended to exist indefinitely.

(b)

The conveyance contains appropriate provisions for a proper reverter or retransfer in the event that the organization becomes unwilling or unable to continue carrying out its functions.

(c)

The common open space is permanently restricted from future development, and the Township is given the authority to enforce these restrictions.

(d)

A maintenance agreement acceptable to the Township is established between the owner and the organization.

(8)

Dedication of land or easements to a community and/or homeowners' association/property owners' association (HOA/POA). Common open space and recreational facilities may be held in common ownership for the use of all residents of the Township, subdivision or land development and shall thereby be controlled and maintained by a community association or homeowners' association. Association documents shall be in compliance with the Pennsylvania Uniform Planned Community Act or the Pennsylvania Uniform Condominium Act, and reviewed and approved by the Peters Township Solicitor, as the case may be. The association documents shall include, but not be limited to:

(a)

A description of the common space to be owned by the association that shall include a plan of the proposal highlighting the precise location of all aspects of common space land and features.

(b)

Statements setting forth the powers, duties and responsibilities of the association, including services to be provided.

(c)

(d)

Requirements for all owners to provide a pro rata share of the cost of the operations of the association.

[1]

A process of collection and enforcement to obtain funds from owners who fail to comply;

[2]

A process for transition of control of the association from the developer to unit owners;

[3]

Statements describing how the common open space will be insured, including limit of liability; and

[4]

Provisions for the dissolution of the association and its assets.

Access and circulation standards.

(1)

Measurable criteria apply. New public or private land development projects shall demonstrate the continued development of a well-connected network of streets and access choices for all travel modes.

(a)

No local street, alley or special circulating feature shall have a grade greater than 12% [§ 385-37, Peters Township Subdivision and Land Development Ordinance (SALDO)].

(b)

Intervals between creek or other waterbody crossings shall be more than 600 feet to minimize impact on the waterway or stream bank, and provide for maximum street surface stability as specified by the Peters Township Engineer.

(c)

Curb cuts, direct connections between driveways and local streets, and other impediments to traffic flow shall be kept to a minimum. Determination shall be in accordance with § 385-37 and § 440-503 of the Peters Township Subdivision and Land Development Ordinance (SALDO) and Zoning Ordinance, respectively.

(2)

Traffic calming shall be employed following Traffic Calming Standards TC-01 through TC-09 in the Peters Township Subdivision and Land Development Ordinance (SALDO), Appendix A.

(3)

Local residential streets shall have the following characteristics or meet the following standards:

(a)

Utilities shall be subsurface. They may be placed under the front yard, sidewalk or planting strip.

[1]

The tree line may be placed within the planting strip or front yard so as not to interfere with underground utility placement.

[2]

Tree line shall be consistent within the development. Exceptions may be allowed with permission of the Peters Township Planning Commission or its designated representative(s).

[3]

Planting strips may be utilized as part of the on-site stormwater management system.

[4]

Street cross sections may be mixed within the development.

(b)

Street cross sections.

[1]

[2]

In general, the more on-site parking provided, via longer driveways, rear or side loading garages, larger lots, shared parking, etc., the narrower the allowed cross section.

[3]

[a]

There is sufficient on-site parking to allow for two vehicles per unit.

[b]

There is more than one connection to the street (for redundant emergency access routes).

[c]

Auxiliary/visitor parking may be provided in off-street parking bays located within a radius of 300 feet of nearby residential units (one parking space per five residential units).

[d]

Overnight parking in the parking bays may be allowed.

[4]

The medium cross section is used when it is likely that on-street parking will occur on alternating sides of the street with some frequency. The medium cross section may be used if/when:

[a]

[b]

On-street parking is limited to designated parking areas (one side of the street only) defined by bump-outs that support mid-block pedestrian crossings.

[c]

Sufficient on-site parking is provided for. Two vehicles per unit is recommended.

[d]

There is more than one connection to the street (for redundant emergency access routes).

[e]

Auxiliary/visitor parking may be provided in off-street parking bays located within 300 feet of nearby driveways.

[f]

Overnight parking in the parking bays may be allowed.

[5]

[a]

On-street parking is permitted on both sides of the street, but may be limited to designated parking areas defined by bump-outs that support mid-block pedestrian crossings.

[b]

Sufficient on-site parking is provided for. Two vehicles per unit is recommended.

[c]

There is more than one connection to the street (for redundant emergency access routes).

[d]

Auxiliary/visitor parking may be provided in off-street parking bays located within 300 feet of nearby driveways.

[e]

Overnight parking in the parking bays may be allowed.

Access and circulation: Street sections.

(1)

Local residential street cross section.

(2)

Local street cross section: generalized.


Private Zone	Residential Unit	This zone is characterized by residential land uses in styles associated with a village, with direct access via driveways, alleys or service roads. ▪ On-site parking should be sufficient to allow most cars to be parked off-street. ▪ Front porches are considered to be part of the built structure and shall be a maximum of 10 feet deep.


	Front Yard	▪ This area is the traditional front yard, appropriately landscaped, but still allowing for neighborhood socialization. ▪ Street trees, optimally, should be placed in this area; and ▪ The tree canopy in the neighborhoods helps provide traffic calming and building shade.


Right-of-Way	Sidewalk/Pedestrian Zone	Crucial for safe, walkable neighborhoods, this zone includes sidewalks of adequate width for two adults to comfortably pass one another.
	Planting Strip/Green Zone	▪ Very important for pedestrian comfort and neighborhood livability. This zone may include grass and landscaping. ▪ This area should also be a part of on-site stormwater management system. ▪ Lighting, if appropriate, of the curb and sidewalk may also be appropriately placed in this area.


	Vehicular and Parking Zone	This zone sets the tone for the street's multiple objectives of allowing mobility and access for both motorized vehicles and bicycles, while maintaining low volumes and speeds, and thereby contributing to overall neighborhood livability and quality of life. ▪ Local parking should primarily be on-site. ▪ Visitor parking is best accommodated in parking bays, located off-street, in proximity to the residential units.

(3)

Local street cross section: narrow.


Right-of-Way	42 feet (minimum)
Front Yard	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip.

Setback (building facade to right-of-way)	15 feet (may be up to 25 feet)
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Parking in bays, or on-site only ▪ No on-street parking ▪ Up to 30 minutes on-street parking allowed ▪ No overnight parking on-street



Sidewalk (on both sides)	5 feet (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is optional.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet.

(4)

Local street cross section: medium.


Right-of-Way	51 feet (minimum)
Front Yard	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip

Setback (building facade to right-of-way)	15 feet (may be up to 25 feet)
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Parking in bays, or on-site ▪ On-street parking: one side of the street ▪ Alternating sides of the street, with mid-block crossings encouraged


Sidewalk (on both sides)	5 feet (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet

(5)

Local street cross section: wide.


Right-of-Way	60 feet (minimum)
Front Yard	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip

Setback (building facade to right-of-way)	15 feet (may be up to 25 feet)
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	▪ Parking in bays, or on-site ▪ On-street parking allowed: both sides of the street

Sidewalk (on both sides)	5 feet (minimum)
Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required.
Other/Comment	Marked mid-block crossings are encouraged if block is more than 150 feet

(6)

Local street cross section: boulevard/entrance.


Right-of-Way	76 feet (minimum)
Planting Strip/Drainage Area	▪ 3 feet minimum (on each side of street) ▪ 5 feet minimum if street trees are in the planting strip.

Boulevard/Median	12 feet (maximum 20 feet)
Setback (building facade to right-of-way)	Not applicable
Driving Lane	20 feet (includes 1-foot curbs, each side)
Parking	No parking in entrance area
Sidewalk (on both sides)	▪ 5 feet (minimum) ▪ 4-foot bike lane encouraged along curb

Tree Spacing (street trees shall be in accordance with landscape design standards)	▪ 50 feet (on center)
Stormwater Management	Bioswales may be in planting strips.
Lighting	▪ Bollard or decorative standards, maximum height of 12 feet ▪ Shall follow Dark Sky Standards

Utilities	Under planting strip and/or sidewalk preferred
Curbs	If concrete curbs are utilized, planting strip is not required.
Other/Comment	Development identity signage may be placed in the area.

(7)

Local residential street cross section: alley.


Right-of-Way	16 feet (minimum)
Planting Strip/Drainage Area	Between rear driveway/apron
Setback (building facade to right-of-way)	20 feet (with rear facing garage, garage is built to setback line)
Driving Lane	16 feet (includes optional curbs)
Parking	In garage or on driveway/apron, otherwise no parking in this area
Sidewalk	Not applicable
Tree Spacing (street trees shall be in accordance with landscape design standards)	Trees may be placed in planting strip between driveways.
Stormwater Management	Bioswales may be in planting strips.
Lighting	Not applicable [Private security lighting may be installed. (See Lighting Standards.)]
Utilities	Discouraged, but may be placed under alley
Other/Comment	▪ This area is meant for rear access to the properties for service and rear parking configurations. ▪ Parking/service courts are allowed. ▪ Through traffic is strongly discouraged. ▪ Alleys may be one-way if clearly marked. ▪ The Township may, but shall not be required to, accept dedication.

Parking standards.

Figure MR.5 Parking Requirements in Mixed Residential Overlay District (MR)

Residence Type	Number of Parking Spaces per Dwelling Unit	Visitor Spaces per Dwelling Unit (on-site or off-site within 300 feet of structure)
Single-family detached dwelling	2.0	1.5
Single-family detached - patio home	2.0	1.0
Single-family attached - duplex	2.0	1.0
Single-family attached - townhomes	2.0	1.0
Multifamily	1.75	1.0

(1)

Permitted off-street parking locations.

(a)

Single-family dwellings.

[1]

Parking facilities shall consist of a driveway, parking strip, parking space and/or private garage located on the same lot or parcel as the dwelling they are intended to serve.

[2]

No parking shall be permitted elsewhere on the lot or abutting public right-of-way, except upon a paved street, or in parking bays where such parking is otherwise permitted.

[3]

Not more than 50% of the required front yard area of a single-family lot shall be occupied by driveway.

(b)

Single-family attached, duplex, and multifamily.

[1]

The off-street parking facilities for single-family attached or multifamily shall be located on the same lot or parcel as the uses they are intended to serve, or in parking bays located in close proximity (300 feet maximum) to the residential property.

[2]

Parking in multi-unit structures may be contained within a parking court, central to the structure, or a parking deck below the residential structure.

(2)

(3)

Special parking. In any residential district, no person, corporation or association shall cause, allow, permit or suffer any oversized vehicle registered in its name or operated by it, or its agent, to be parked in any manner or place upon a public street or in the street right-of-way except if such vehicle is actively assisting in an emergency, such as a fire or traffic accident, or the vehicle is in the active process of being loaded or unloaded.

(a)

No commercial vehicles or construction equipment or mechanical equipment over 17,000 pounds gross vehicular weight (GVW), or a vehicle larger than 10 feet by 16 feet shall be permitted to park on-street overnight.

(b)

(c)

To the maximum extent feasible, all parking shall integrate green stormwater management resources on site.

Design standards: structures.

(1)

The key provisions of the Mixed Residential Overlay District (MR) include:

(a)

Establishing a strong neighborhood identity through the integration of neighborhood design standards help make the Mixed Residential Overlay District (MR) unique from most residential zoning districts found in the Township.

(b)

Providing design flexibility, especially in developments where custom homes are being built, private restrictive covenants may be developed to supplement the design guidelines/standards.

(2)

Architectural character and detailing.

(a)

General character.

[1]

Exterior cladding and finishes.

[a]

Architectural details and exterior finish materials shall complement, be compatible with, and define the style and design aesthetic of the community.

[b]

All elevations of the main body of the house shall be consistent in style and character.

[c]

Exterior finish materials may include brick, painted brick, stone, lap siding, shake siding or their high-quality equivalents (i.e., vinyl siding).

[2]

Roofing.

[a]

Roofing materials may include:

[i]

Asphalt shingles;

[ii]

Standing seam metals;

[iii]

Slate or synthetic slate;

[iv]

Terra cotta/ceramic; or

[v]

Wood shakes, appropriate to the style.

[b]

Roofing materials shall be consistent within the development.

[c]

All structures on the same lot must utilize the same roofing material.

[3]

All exposed, above-grade foundations shall be covered with brick or stone veneer.

[4]

Block (split-faced, colored concrete, stamped, etc.) shall not be used for exposed, exterior surfaces.

Design standards: landscape/streetscape.

(1)

In the Mixed Residential Overlay District (MR) Overlay District, streetscape is intended to be formed by buildings located relatively close to the sidewalk, creating opportunities for neighborhood sociability.

(2)

General provisions, signage and mailboxes. The streetscape of the Mixed Residential Overlay District is intended to be enhanced with street trees, landscaping, pedestrian-scale streetlights, fences, sidewalks, porches, and other front yard amenities.

(a)

No privacy fences shall be placed in the front yard.

(b)

Signage and mailboxes.

[1]

All dwelling units and building units shall have street numbers located so as to be visible from and oriented toward the street from which the address is taken.

[2]

Street address numbers shall be greater than four inches in height, and of a contrasting color to the background.

[3]

Additional signage showing homeowner name or house number may be used.

[4]

Street address signs may be illuminated.

[5]

Mailboxes shall follow recommendations of the United States Postal Service (USPS).

(1)

Human-scaled, decorative lighting standard.

(2)

Bollard-type lighting.

(3)

Cobra head lighting fixtures shall not be used.

(4)

Streetlight posts may be equipped to support an attached vertical banner.

(5)

If streetlights are to be installed, they shall be pedestrian-scaled, in size and character.

(6)

Utilize LED lighting.

(7)

Utilize appropriate hooding, focusing or other such technique to minimize the spread of light away from targeted area.

(8)

Not utilize uplighting, except in very limited applications and with approval of the Peters Township Planning Department.

(9)

Streetlights shall be maintained along both sides of all streets.

(10)

Streetlights shall be located in the planting strip.

(11)

Streetlights shall be of consistent style within the development.

(12)

Streetlights in the Mixed Residential Overlay District (MR) shall not be taller than 12 feet in total height.

(13)

Off-street parking lot lights in the MR Mixed Residential Overlay District shall not exceed 20 feet in total height.

Mixed Residential Overlay District (MR) development/subdivision process. The subdivision process for a Mixed Residential Overlay District (MR) at a minimum shall include the following:

(1)

Preapplication meeting. A preapplication meeting with the Peters Township Planning Department to discuss:

(a)

The application process.

(b)

The conservation theme.

(c)

The design standards.

(d)

Any proposed common ownership plans for land and structures.

(e)

Management and ownership of designated open space.

(2)

Submission of concept plan to the Peters Township Planning Department. Submission of a concept plan that contains:

(a)

Base mapping at a scale of one inch equals 100 feet including a graphic scale.

(b)

A mapped resource inventory that includes:

[1]

Topographic contours at two-foot intervals.

[2]

Identification of soil type locations and characteristics, such as agricultural capability, depth to bedrock and suitability for wastewater disposal systems.

[3]

Hydrological characteristics, including surface water bodies, floodplains, wetlands, natural swales and drainageways.

[4]

Current land use, including all buildings and structures.

(c)

A site analysis that precisely identifies:

[1]

Primary conservation/open space areas.

[2]

Secondary conservation/open space areas.

[3]

Special views and vistas.

[4]

Street connectivity, using the street connectivity index or similar empirical methodology.

[5]

Connections to the Peters Township and regional open space systems.

[6]

Street and open space concept.

[7]

Street sections.

[8]

Building setbacks.

[9]

Parcel lines and building placement concepts for residential and accessory buildings and major structures (i.e., pools, playground equipment, sports facilities).

[10]

Any features of unique heritage, cultural and/or historic significance.

[11]

Natural resource and tree protection plan.

[12]

Landscape plan.

[13]

Utility easements.

[14]

If applicable, statement of intent to establish a homeowner's association.

(3)

A meeting with the Planning Director to review the concept plan.

(4)

Submission of a preliminary (master) plan and review by the Planning Commission and the Peters Township Council.

(5)

Submission of a final plan and review by the Planning Commission and Peters Township Council.

§ 440-406.3 AO Airport Hazard Overlay District.

Intent. The intent of this overlay is to regulate the development and the use of a lot in the Township that is situated in the flight path of present and projected aircraft operations at the Finleyville Airport. The overlay boundary is shown on the Official Zoning Map.

Regulations associated with the AO Airport Hazard Overlay.

(1)

All land uses and construction activity that occur within the boundary of the overlay district shall comply with applicable Federal Aviation Administration (FAA), PennDOT Bureau of Aviation and Washington County regulations.

(2)

Any use within the boundaries of this overlay district which creates the following conditions must comply with applicable FAA and PennDOT regulations. Notice of proposed construction or alteration must be submitted to Washington County, the FAA and the PennDOT Bureau of Aviation. Construction or alteration is subject to review and possible modification of design in accordance with applicable FAA and PennDOT regulations. The conditions are as follows:

(a)

Electrical interference with navigational signals or radio communication between the airport and aircraft.

(b)

Difficultly for pilots to distinguish between airport lights and other lights.

(c)

Glare in the eyes of pilots using the airport.

(d)

Impairment of visibility in the vicinity of the airport.

(e)

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.

(3)

Any of the following types of construction or alteration within the boundaries of this overlay district must comply with applicable FAA and PennDOT regulations. Notice of proposed construction or alteration must be submitted to Washington County, the FAA and the 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 greater height than the imaginary surface extending outward and upward from the FAA and PennDOT runway approach regulations.

(b)

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 this standard.

(4)

The Airport Hazard Overlay outlines the imaginary sloping surface as defined by the FAA and PennDOT. All landowners and/or developers located within the Airport Hazard Overlay shall be responsible for verifying the height and location of the imaginary sloping surface.

(5)

The following structures or uses are exempted from the provisions of this overlay 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 communication tower or a commercial wireless antenna or any other telecommunication antenna or device 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.

(d)

Any construction or alteration for which notice is required for any other FAA regulation.

Peters Township Washington County
City Zoning Code

PART 4

§ 440-400 District classifications.

§ 440-401 District boundaries.

§ 440-402 General regulations; Composite Land Use Chart.

§ 440-403.1 LD Low-Density Residential District.

§ 440-403.2 WP Woodland Protection District.

§ 440-403.3 CL Single-Family Cluster District.

§ 440-403.4 MD Medium-Density Residential District.

§ 440-403.5 RR Rural Residential District.

§ 440-403.6 VR Village Residential District.

§ 440-404.1 TC McMurray Town Center District.

§ 440-404.2 VC Village Commercial District.

§ 440-404.3 IN Industrial District.

§ 440-404.4 GC General Commercial District.

§ 440-405.1 MA Mixed-Use Activity Center District.

§ 440-405.2 VM Village Mixed-Use District.

§ 440-405.3 WV West Venetia Road Mixed-Use Corridor.

§ 440-405.4 VB Valley Brook Road Mixed-Use Corridor.

§ 440-406.1 CR Conservation Residential Overlay District.

§ 440-406.2 MR Mixed Residential Overlay District.

§ 440-406.3 AO Airport Hazard Overlay District.

Peters Township Washington CountyCity Zoning Code

PART 4

§ 440-400 District classifications.

§ 440-401 District boundaries.

§ 440-402 General regulations; Composite Land Use Chart.

§ 440-403.1 LD Low-Density Residential District.

§ 440-403.2 WP Woodland Protection District.

§ 440-403.3 CL Single-Family Cluster District.

§ 440-403.4 MD Medium-Density Residential District.

§ 440-403.5 RR Rural Residential District.

§ 440-403.6 VR Village Residential District.

§ 440-404.1 TC McMurray Town Center District.

§ 440-404.2 VC Village Commercial District.

§ 440-404.3 IN Industrial District.

§ 440-404.4 GC General Commercial District.

§ 440-405.1 MA Mixed-Use Activity Center District.

§ 440-405.2 VM Village Mixed-Use District.

§ 440-405.3 WV West Venetia Road Mixed-Use Corridor.

§ 440-405.4 VB Valley Brook Road Mixed-Use Corridor.

§ 440-406.1 CR Conservation Residential Overlay District.

§ 440-406.2 MR Mixed Residential Overlay District.

§ 440-406.3 AO Airport Hazard Overlay District.

Peters Township Washington County
City Zoning Code