Pine Township Allegheny County
City Zoning Code
City Zoning Code
ARTICLE IV
Special Overlay Districts
§ 84-27 General provisions for overlay districts.
A.
The basic requirements of each zoning district shall be subject to additional standards and regulations of this article based upon said Township overlay districts. These additional mandatory standards and regulations are intended to supplement, not repeal, abrogate, impair, or replace any existing ordinances or provisions that relate to zoning or building construction within the Township.
B.
If there is a conflict between overlay district regulations and underlying zoning district regulations, overlay district regulations shall supersede underlying zoning district regulations.
C.
If there are specific regulations not provided in an overlay district, the regulations for the underlying zoning district shall be used.
D.
In the chance that a property has multiple overlay districts with conflicting regulations, the Zoning Officer shall determine as to which overlay district regulations shall be used.
§ 84-28 GWO - Greenways Overlay District.
A.
Purpose. A Greenways Overlay (GWO) District is hereby established consistent with recommendations of the Township's Comprehensive Plan. The Board of Supervisors finds and determines that the establishment and maintenance of a greenways system as identified is the minimum improvement for continuing the character and welfare of the Township.
B.
Applicability. The GWO is created as a special overlay district to be superimposed on underlying zoning district classifications. The GWO applies to all state-owned roadways and all Township-owned arterial and collector streets. In addition to the Zoning Map, the GWO is also shown on the Township's Greenways Map.
C.
Standards. Development or redevelopment in the GWO shall not be approved unless:
(1)
For existing wooded areas within the GWO:
(a)
Wooded areas shall have the minimum possible disturbance.
(b)
A wooded and landscaped strip, not less than 15 feet in width in nonresidential zoning districts and 40 feet in width in all other zoning districts, shall be maintained along the entire public street frontage of the property, except for ingress/egress for vehicles.
(c)
The landscaped strip shall be comprised of an existing stand of mature trees meeting the minimum quantity and minimum size requirements of § 84-117.
(d)
Measurement for the greenway area required by this section shall be a straight line or curved line, based on the ROW line, measured from the ROW line of the state-owned roadway or Township-owned arterial or collector street extending perpendicularly into the contiguous tract, parcel, or lot.
(2)
For areas that are not in existing woodlands within the GWO:
(a)
A wooded and landscaped strip, not less than 15 feet in width in nonresidential zoning districts and 40 feet in width in all other zoning districts, shall be created along the entire public roadway or street frontage of the property, except for ingress/egress for vehicles.
(b)
The landscaped strip shall include plants included in § 84-117 and include:
[1]
Nonresidential zoning districts: one tree, 2.5 inches minimum caliper every 30 linear feet on center.
[2]
Residential zoning districts:
[a]
One tree, 2.5 inches minimum caliper, spaced no less than 50 feet from the center of each tree to the center of another tree.
[b]
Shrubs, grasses, and ground cover plants may be included in addition to the plantings required within the greenway landscape strip.
(c)
Earthen mounding shall be utilized, in areas deemed appropriate, to help screen the rear yards of residential use structures, parking and loading areas, building mechanical systems, or other objectionable elements or uses on the site. Earthen mounding shall include plantings meeting the requirements of this section.
D.
Permitted uses by right.
(1)
The following uses shall be permitted by right in the GWO:
(a)
Essential facilities.
E.
Structures.
(1)
No structures, except essential facilities and those related to public improvements as identified on the Zoning Map and Township Greenways Map, shall be constructed within the GWO or the GWO building setback line unless such building setback is reduced by a provision of the TVO District or the TCDO District.
(2)
Unless otherwise stated of this chapter, the setbacks for any structure from a road ROW identified as a greenway for noncommercial zoning districts shall be 100 feet.
(3)
No structures of any type related to oil and gas development, natural gas compressor stations, or natural gas processing plants shall be allowed within the GWO; provided, however, that such prohibition shall not be applicable to pipelines for the transmission or distribution of oil and gas which are both allowable and regulated by the PA PUC.
(4)
No detention or retention ponds or basins shall be located within the GWO.
F.
All subdivision and land developments shall provide easements for and connections to trails in conformity with the provisions of this chapter and other applicable portions of the Township Code, as amended.
G.
Should PennDOT or the Township have a viable plan to acquire additional ROW from any property owner along a state-owned roadway or Township-owned arterial or collector street, then the Board of Supervisors may defer or relieve the applicant of any of the GWO requirements.
§ 84-29 TVO - Traditional Village Overlay District.
A.
Purpose. The purpose of the Traditional Village Overlay District (TVO) is to enhance and preserve the Old Wexford Area as a traditional village. The TVO promotes the development of livable streets, which are oriented to and accessible by pedestrians. Development permitted within the TVO will have specific pedestrian and neighborhood orientation, and will be linked together through streetscape amenities, including sidewalks, ornamental streetlighting, pedestrian-scale signage, street trees, and screened parking. The TVO is established to achieve the following:
(1)
To build upon and preserve the existing village development pattern which is unique to the character, scale, and history of the Old Wexford Area.
(2)
To maintain the significance of the Old Wexford Area as a destination point within the Township and to retain its identifiable sense of place.
(3)
To facilitate pedestrian traffic through the development of streetscape amenities such as sidewalks, traffic calming measures, street-edge landscaping features, pedestrian-scale lighting, and screened parking.
(4)
To provide for a mix of mutually supportive uses that are unified by the streetscape design.
(5)
To limit and discourage development of strip-type, auto-dependent commercial uses that create traffic conflicts because they require numerous individual curb cuts and generate higher traffic volumes which are potentially detrimental to the public safety.
(6)
To encourage the consolidation of curb cuts for vehicular access and promote more efficient and economical parking lots or garages.
(7)
To encourage uses that minimize noise and congestion.
(8)
To permit uses that promote conversion or reuse of existing buildings in a manner that maintains the character and scale of existing development within the TVO.
(9)
To prevent the deterioration of structures and protect/support effective rehabilitation efforts.
B.
Applicability. The TVO is created as a special overlay district to be superimposed on the underlying zoning district classification. The TVO applies to the unincorporated area of Old Wexford as delineated on the Zoning Map.
C.
Permitted uses by right.
(1)
Uses in the C-1 Zoning District shall be permitted by right in the TVO in addition to the following exceptions:
(a)
Single-family dwellings, attached.
(b)
Single-family dwellings, detached.
(c)
Farm markets.
(d)
Mixed uses.
(e)
Wineries.
D.
Conditional uses.
(1)
The following uses shall be conditional uses in the TVO:
(a)
Bed-and-breakfast establishments.
(b)
Conversion of a single-family dwelling to mixed use.
E.
Prohibited uses.
(1)
The following uses shall be prohibited in the TVO:
(a)
Adult and sexually oriented businesses.
(b)
Colleges/universities.
(c)
Group care facilities.
(d)
Heliports.
(e)
Hospitals.
(f)
Life care communities.
(g)
Motels or hotels.
(h)
Natural gas compressor stations.
(i)
Natural gas processing plants.
(j)
Oil and gas developments.
(k)
Theaters, drive-in.
(l)
Vehicle dealerships, new or used.
(m)
Vehicle repair and service.
F.
Area and bulk regulations. In the TVO, the following regulations shall be observed on each lot that is used hereafter and on each lot upon which a building or structure is hereafter erected, altered, enlarged, or maintained:
(1)
Unless specified in this subsection, all other requirements (lot area, lot width, side and rear yards, coverage, and height) shall be provided as defined in the respective underlying zoning district.
(2)
Minimum lot width: 50 feet at the building setback line.
(3)
Lot area requirements.
(a)
Minimum lot area: 7,500 square feet.
(b)
Maximum building coverage: 50%.
(c)
Maximum lot coverage: 80%.
(d)
Minimum landscaped area: 10%.
(4)
Building square footage.
(a)
Individual retail uses shall not exceed 2,500 square feet of gross floor area.
(b)
Retail uses contained in one structure shall not exceed five individual retail uses.
(c)
Buildings shall not exceed 20,000 square feet in gross floor area.
(5)
Yard requirements.
(a)
Front yard.
[1]
The minimum building setback shall not be less than the smaller of the front yards of the two buildings immediately adjacent (on either side) to the proposed use, or 15 feet from the street ROW, whichever is greater.
[2]
The maximum building setback shall be 25 feet.
[3]
The maximum building setback may be exceeded when a development or use incorporates enhanced pedestrian spaces and amenities within the setback area that consists of a combination of features such as plazas, courtyards, arcades, outdoor dining, widened sidewalks or pedestrian pathways, benches, shelters, street furniture, public art, or kiosks.
(b)
Side yard; principal or accessory use or structure: 0 feet.
(c)
Rear yard; principal or accessory use or structure: 0 feet.
(6)
Building heights.
(a)
Maximum building height: 45 feet.
(b)
Chimneys, spires, and similar projections may exceed the prescribed height limitations by no more than 25%.
G.
Nonresidential design standards. General design requirements for uses within the TVO shall include the following:
(1)
Applicability.
(a)
The requirements of this subsection shall apply to all new land developments and existing buildings reconstructed by the expenditure of an amount over 50% of the building's then current estimated fair market value as established by Allegheny County in its tax assessment.
(b)
All other applicable standards and requirements as set forth in this chapter and Chapter 78 of the Township Code shall apply to the TVO. Where there may be a conflict between said ordinances and the TVO, the TVO standards shall take precedence.
(2)
Building context and compatibility.
(a)
New buildings shall be constructed to be generally compatible with buildings on the same block frontage within 200 feet. This provision shall be satisfied by constructing the subject structure so that at least three of the following features are similar to the majority of other structures within 200 feet on the block frontage on both sides of the street:
[1]
Building height;
[2]
Roof style/overhang;
[3]
Building massing;
[4]
Window coverage;
[5]
Porches and steps;
[6]
Exterior building material; or
[7]
Pattern of window and door openings.
(3)
Building materials.
(a)
Ground-floor transparency.
[1]
The street-level facade of any building facing a public street or access drive shall be transparent between the height of two feet and eight feet above the walkway grade for at least 60% of the horizontal length of the structure.
[2]
All glazing shall be clear, lightly tinted, or spandrel glass.
[3]
Spandrel glass may be used to comply with the transparency requirement; however, spandrel glass may only be utilized to achieve the transparency requirement as long as spandrel glass and visual glass are not both utilized on the same wall plane.
[4]
In special circumstances alternatives to the transparency requirements of this section may be permitted, subject to all the below-stated conditions:
[a]
Upon appropriate demonstration by the applicant, a determination that strict compliance with the transparency requirements cannot be reasonably achieved.
[b]
Proposal by the applicant of an appropriate transparency alternative which incorporates the use or arrangement of building materials that simulate transparency and/or that provides enhanced architectural amenities (which architectural amenities are determined to be in addition to those otherwise required by the Township Code).
[c]
The use of the proposed transparency alternative shall not result in a reduction of more than 25% of the otherwise applicable transparency requirements of this section.
(b)
Exterior facade.
[1]
Surface treatments such as cornices, brackets, window and door moldings and details, recesses, projections, awnings, decorative finish materials, and other architectural articulation shall be required along 100% of the horizontal length of any wall.
[2]
Colors.
[a]
The use of high-intensity colors, metallic colors or black may be permitted based upon design features.
[b]
The use of fluorescent colors shall be prohibited.
(4)
Driveways/curb cuts.
(a)
Spacing.
[1]
In order to reduce pedestrian and vehicular conflict within the TVO, shared driveway entrances and access drives are encouraged.
[2]
Spacing of curb cuts or driveways for nonresidential uses shall be determined according to Table 5.
Table 5: Minimum Curb Cut/Driveway Spacing in the TVO | |
|---|---|
Speed Limit (mph) | Minimum Spacing (feet) |
25 | 105 |
30 | 125 |
35 | 150 |
[a]
These spaces are based on average vehicle acceleration and deceleration rates and are considered necessary to maintain safe traffic operation.
[b]
Spacing will be measured from the midpoint of each driveway.
[c]
In the event that a particular parcel or parcels lack sufficient road frontage to maintain adequate spacing, the landowner may seek a variance, or the adjacent landowners may agree to establish a common driveway. In such cases, the driveway midpoint should be the property line between the two parcels.
[d]
The driveway must meet standard Township specifications.
(b)
When two adjacent property owners agree to combine access points, the Township may grant an incentive bonus, in which case the required number of parking spaces would be reduced by 15% for each development, or the building coverage may be increased by 10%.
(c)
Driveways and curb cuts shall have direct alignment with driveways/curb cuts on opposing lots.
(5)
Off-street parking.
(a)
If a Township-owned public parking lot is provided within the TVO within 600 feet of the use, the applicant may be permitted, as a conditional use, to defer a portion of the required off-street spaces to the public parking lot if space is determined available.
(b)
Landscaping and screening.
[1]
Parking shall be screened from the view of public streets and access drives, using a buffer strip that shall include trees, shrubs, ground covers, or fencing.
[2]
The planting buffer strip shall be a minimum of six feet in width and include one tree for every 200 square feet of area.
[3]
Screening shall be an average height of 3.5 feet and include:
[a]
A continuous hedgerow; or
[b]
A decorative fence consisting of either a solid decorative masonry or ornamental metal fencing with brick piers, or a combination. Wire fabric fencing or similar materials are prohibited for use as a decorative fence.
(c)
Off-street parking lighting.
[1]
Lighting shall be required for all off-street parking.
[2]
Lighting fixtures shall not exceed 15 feet in height.
[3]
All lighting and lighting fixtures shall be required and designed in accordance with an approved photometric plan and level of limitations as outlined in the Standard Details in Chapter 70 of the Township Code.
(d)
Vehicular linkages.
[1]
Parking lots and garages shall be connected to adjacent parcels through a rear or side yard access drive constructed parallel to the public street to which the use fronts, or is located along, to provide a secondary point of access in a grid pattern to uses within the TVO.
[2]
Access drives shall be constructed in accordance with the Standard Details in Chapter 70 of the Township Code.
[3]
Where a parking lot or garage is constructed and is adjacent to an undeveloped lot, the access drive or alley shall be extended to the lot line for future connection to the adjacent parcel.
(6)
Outdoor dining.
(a)
Outdoor dining shall be permitted to encroach upon the public sidewalk provided that a five-foot clear sidewalk passage is maintained or the minimum ADA[1] accessible path regulations are met.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(7)
Sidewalks.
(a)
Sidewalks shall be required for all land developments, changes of use, and for buildings reconstructed or rehabilitated over 50% of tax assessment as determined by Allegheny County or for buildings expanded by 25% or more.
(b)
Along all public streets, a sidewalk shall be constructed.
[1]
The sidewalk shall include:
[a]
A minimum of 11 feet in width to accommodate a five foot sidewalk and a six foot planting strip; and
[b]
Include shade trees planted 30 feet on center.
[2]
Sidewalks constructed along Church Road shall be a minimum of five feet in width and begin at the curbline.
(c)
Sidewalks shall be installed to connect to the lot line of adjacent parcels.
(8)
Signage. Signs shall be permitted as provided for in § 84-133 of this chapter, with the following additions and exceptions:
(a)
Prohibited signs. Signs not permitted in the TVO include:
[1]
Backlit and internally illuminated box signs;
[2]
Banners (except for banners installed by the Township);
[3]
Outdoor advertising signs;
[4]
Flashing or blinking signs;
[5]
Marquee-type signs with changeable message;
[6]
Mobile placards;
[7]
Off-premises real estate signs (lease, sale, rental);
[8]
Pennants/streamers;
[9]
Plastic awnings that are illuminated or act as a sign;
[10]
Portable signs, with the exception of sandwich board signs as provided for in § 84-29G(8)(b)[4][d];
[11]
Signs with movable parts;
[12]
Signs on roofs, dormers, and balconies;
[13]
Signs employing mercury vapor, low-pressure and high-pressure sodium, and plastic panel rear-lighted signs.
(b)
Permitted signs.
[1]
Wall projecting signs.
[a]
Wall projecting signs shall be permitted, provided:
[i]
The lower edge of the sign is a minimum of 10 feet above grade;
[ii]
The sign does not extend more than six feet from the building wall;
[iii]
The sign does not extend higher than the first floor or 15 feet, whichever is less.
[b]
The maximum sign area shall not exceed 10 square feet per sign face.
[2]
Window signs.
[a]
Window signs (which include posters, signs, symbols and other identification of, or information about, the occupant or activity and/or use of the premises) may be permitted within the allowable total sign area applicable to the building.
[b]
Window signs shall not exceed 10% of the total glass area of the front of the building.
[c]
Neon window signs may be permitted in cases where they are custom designed to be compatible with the architectural character and exterior color of the building.
[d]
Window signs shall be limited to ground floor or first floor windows only.
[3]
Wall signs.
[a]
Wall signs, as permitted in § 84-133, may be permitted to be located to either side of the doorway facing a public street.
[4]
Sandwich board signs.
[a]
Signs which provide a menu option (or other advertising) for the particular use and which are displayed on an easel-like frame only during normal business hours may be permitted to be placed on or adjacent to the sidewalk along the road frontage of the use, provided that five feet of sidewalk width remains unobstructed.
[b]
One sandwich board sign shall be permitted per business that has its own direct entrance to or from the sidewalk or parking area, and such sandwich board sign shall not exceed six square feet in area per sign face.
[c]
All sandwich board signs shall be securely anchored so as not to create a hazard should such sign become dislocated from its intended location.
[d]
For properties that contain frontage and/or side and/or rear yards which abut State Route 19, sandwich board signs shall not be placed along such State Route 19 frontage.
(9)
Pedestrian lighting and streetlighting.
(a)
Streetlights are required for all land developments, changes of use, and for buildings reconstructed or rehabilitated over 50% of tax assessment as determined by Allegheny County or for buildings expanded by 25% or more within the TVO.
(b)
Illumination levels shall provide for adequate safety, yet not detract from or overlay emphasize the site or building.
(c)
Streetlights, including all pedestrian lighting, shall not exceed 15 feet in height.
(d)
Streetlights shall be located as directed by the Township.
(e)
Streetlights shall be in accordance with an approved photometric plan and the level limitations as required by the Standard Details in Chapter 70 of the Township Code.
(f)
All lighting fixtures shall be as required for lighting fixtures as required by the Standard Details in Chapter 70 of the Township Code.
(10)
Street trees.
(a)
One street tree shall be required for every 30 feet of front yard, for all land developments, changes of use, and for buildings reconstructed or rehabilitated over 50% of tax assessment as determined by Allegheny County or for buildings expanded by 25% or more within the TVO.
§ 84-30 TCDO - Town Center Design Overlay District.
A.
Purpose. The purpose of the Town Center Design Overlay District (TCDO) is to encourage the development of a pedestrian orientated corridor that links a variety of uses through streetscape amenities and design treatments which include sidewalks, streetlighting, landscaping, street trees, screened and pedestrian friendly parking lots or garages and coordinated signage. The TCDO will serve as a transitional zone unifying the unique development patterns of the Old Wexford Village Area. The TCDO is established to achieve the following:
(1)
To facilitate safe and efficient pedestrian and vehicular travel along the State Route 19 corridor through the application of coordinated streetscape amenities, including sidewalks, streetlighting, landscaping, building, and parking orientation and signage.
(2)
To manage the development of strip type, auto-dependent commercial uses that create traffic conflicts by requiring numerous curb cuts and generate higher traffic volumes which are potentially detrimental to public safety.
(3)
To create a "Town Center" environment that is unique to the Township.
B.
Applicability. The TCDO is created as a special overlay district to be superimposed on the underlying zoning district classification. The TCDO serves as a transitional zone unifying the unique development patterns of the Old Wexford Village.
C.
Permitted uses by right. Uses shall be permitted in the TCDO as provided in Article III within the respective underlying Zoning Districts in addition to the following exceptions:
(1)
Uses and regulations in the TC-PRD, as outlined in Article III and § 84-32.
D.
Area and bulk regulations. In the TCDO, the following regulations shall be observed on each lot that is used hereafter and on each lot upon which a building or structure is hereafter erected, altered, enlarged, or maintained.
(1)
Unless specified in this subsection, all other requirements (lot area, lot width, side and rear yards, coverage, and height) shall be provided as defined in the respective underlying zoning district.
(2)
Yard requirements.
(a)
Front yard.
[1]
The minimum building setback within the TCDO shall be 35 feet as measured from the street ROW line.
[2]
Where applicable, the applicant shall be permitted to use an average building setback, as defined below:
[a]
New development within the TCDO shall be permitted to use the average building setback of existing structures located on adjacent sites.
[b]
The average building setback concept may be used if the existing front setbacks of lots within the same block or within 1,500 feet of the subject lot, and fronting on the same side of the street are less than the minimum front setback.
[c]
In such instances, applicants shall be permitted to use the average front setback, where the average setback shall be the mean (average) setback of all lots on the same side of the street within the same block or 1,500 feet of the subject property.
[d]
No more than six lots on either side of the subject property shall be included in the calculation.
[3]
The average or minimum building setback may be reduced by 10 feet when a development or use incorporates enhanced pedestrian spaces and amenities within the setback area that consist of a combination of features such as plazas, courtyards, arcades, outdoor dining, widened sidewalks or pedestrian pathways, benches, shelters, street furniture, public art or kiosks as determined by the Board of Supervisors.
E.
Nonresidential design standards.
(1)
Applicability.
(a)
The requirements of this subsection apply to all land developments, changes of use, and for buildings reconstructed or rehabilitated over 50% of tax assessment as determined by Allegheny County or for buildings expanded by 25% or more of gross floor area square footage.
(b)
All other applicable standards and requirements as set forth in this chapter and Chapter 78 of the Township Code shall apply to the TCDO. Where there may be a conflict between said ordinances and the TCDO, the TCDO standards shall take precedence.
(2)
Building materials.
(a)
Ground floor transparency.
[1]
The street-level facade of any building facing a public street or access drive shall be transparent between the height of three feet and eight feet above the walkway grade for at least 50% of the horizontal length of the structure.
[2]
No more than two sides of any one building shall be subject to the minimum transparency provisions.
[3]
All glazing shall be dear, lightly tinted, or spandrel glass.
[4]
Spandrel glass may be used to comply with the transparency requirement; however, spandrel glass may only be utilized to achieve the transparency requirement as long as spandrel glass and visual glass are not both utilized on the same wall plane. In special circumstances alternatives to the transparency requirements of this section may be permitted, subject to the conditions stated below:
[a]
Upon appropriate demonstration by the applicant, a determination that strict compliance with the transparency requirements cannot be reasonably achieved.
[b]
Proposal by the applicant of an appropriate transparency alternative which incorporates the use or arrangement of building materials that simulate transparency and/or that provides enhanced architectural amenities (which architectural amenities are determined to be in addition to those otherwise required by the Township Code).
[c]
The use of the proposed transparency alternative shall not result in a reduction of more than 25% of the otherwise applicable transparency requirements of this section.
(b)
Exterior facade.
[1]
Surface treatments such as recesses, projections, finish materials, awnings, and other architectural articulation shall be required along 100% of the horizontal length of any wall.
[2]
Buildings which exhibit long, flat facades and continuous linear strip development are prohibited in the TCDO.
[3]
Building materials may include:
[a]
Brick;
[b]
Split-face masonry units four inch by 16 inch or smaller;
[c]
Prefabricated architecturally designed concrete masonry panel;
[d]
Stucco, as accent material;
[e]
Comparable materials may be approved by the Board of Supervisors.
[4]
Building materials shall not include:
[a]
Large split-face masonry units, larger than four inches by 16 inches;
[b]
Tilt-up concrete masonry units;
[c]
Prefabricated rolled steel wall panels;
[d]
Standard eight-inch-by-sixteen-inch concrete masonry units (CMU).
[5]
Colors.
[a]
The use of high-intensity, metallic, and fluorescent colors shall be prohibited.
(3)
Building orientation. All buildings in the TCDO shall provide a prominent and highly visible street-level doorway or entrance along the front or side of the building, which faces a public street.
(4)
Driveways/curb cuts.
(a)
Spacing.
[1]
In order to reduce pedestrian and vehicular conflict within the TCDO, shared driveway entrances and access drives are encouraged.
[2]
Spacing of curb cuts or driveways for nonresidential uses shall be determined according to:
Table 6: Minimum Curb Cut/Driveway Spacing in the TCDO | |
|---|---|
Speed Limit (mph) | Minimum Spacing (ft.) |
25 | 105 |
30 | 125 |
35 | 150 |
40 | 185 |
45 | 230 |
§ 84-31 CDC - Commercial Development Control Overlay District.
A.
Purpose. The purpose of the Commercial Development Control Overlay District (CDC) is to reinforce the principles of the Town Center design concepts and to maintain the character of the State Route 19 corridor by providing additional regulations for the use of land (as an overlay zoning district) located within certain of the existing zoning districts of the Township which govern land located within such State Route 19 corridor. The objectives of the CDC District shall be as follows:
(1)
To reduce the visual impacts of uses that require or generate the need for a large number of visible parking spaces or other areas for motor vehicles or trailers.
(2)
To promote the development of small-scale buildings.
(3)
To reduce the intensity and impact of large-scale buildings along the northern segment of the State Route 19 corridor.
B.
Applicability. The CDC is created as a special overlay district to be superimposed on the underlying zoning district classifications that include the State Route 19 corridor as delineated on the Zoning Map.
C.
Permitted uses.
(1)
Uses of land located within the CDC shall be permitted, as otherwise stated and defined in this chapter, for the underlying C-1 and C-2 Zoning Districts as outlined in Article III.
D.
Prohibited uses.
(1)
The following uses shall be prohibited in the CDC:
(a)
Retail sales and services in structures containing in excess of 40,000 square feet of floor area.
(b)
Self-storage facilities.
(c)
Theaters, drive-in.
(d)
Vehicle dealerships, used.
(e)
Vehicle repair and service, unless as an accessory use incidental to a principal use to a new vehicle dealership.
(f)
Warehouses.
(g)
Warehouse sales.
E.
Area and bulk regulations.
(1)
Unless specified in this subsection, all other requirements (lot area, lot width, side and rear yards, coverage, and height) shall be provided as defined in the respective underlying zoning district.
(2)
Lot area requirements.
(a)
Minimum lot area for new or used vehicle dealerships shall be two acres.
(b)
Maximum lot area for new or used vehicle dealerships shall be five acres.
(3)
Frontage requirements.
(a)
Within the CDC, new or used vehicle dealerships be permitted only on lots with frontage directly abutting State Route 19.
F.
Nonresidential design standards. Design standards within the CDC shall be as contained in the provisions regarding the TCDO, as set forth in § 84-30 of this chapter, subject, however, to the following below-stated exceptions:
(1)
Buildings and structures used for retail, sales and service shall not exceed 40,000 square feet in gross floor area upon any one lot.
(2)
Buildings and structures which are located upon separate but adjoining lots may be connected to each other, provided that each building or structure complies with all other applicable standards and requirements of the TCDO in addition to the following standards:
(a)
The buildings or structures share a common wall that is constructed along a lot line;
(b)
The length of the portion of the building or structure which connects along the common wall does not exceed 30% of the total length or depth of either of the buildings or structures on either lot;
(c)
The connection of the buildings or structures is proportional in size and height to that of the buildings or structures that are being connected;
(d)
Visual structural breaks in facades (including recesses, projections, finish materials, and other architectural articulation) shall be present upon connected buildings or structures so as to eliminate expanses of long flat walls;
(e)
All buffer yard plantings otherwise required to be installed along the common lot line shall be installed elsewhere on either of the lots upon which such connected buildings or structures are located.
G.
All other applicable standards and requirements as set forth in § 84-30 of this chapter regarding the TCDO shall apply to the CDC. Where there may be a conflict between the standards set forth in § 84-30 of this chapter regarding the TCDO and the CDC standards set forth in this section, those of the CDC shall apply.
H.
TC-PRD exception. Land uses that qualify for a TC-PRD shall be exempt from the requirements of the CDC.
§ 84-32 TC-PRD - Town Center Planned Residential Overlay District.
A.
Purpose. The purpose of the Town Center Planned Residential Overlay District (TC-PRD) is to encourage the development of a special activity center, which will serve as a focal point for the Township. The Town Center will support a compatible mix of business, office, service, and residential uses with a compact Town Center Core Area. The Town Center Core Area will support small-scale specialty retail, office, and residential uses, and be designed to include a defined public plaza and open space area as a central unifying design element. The Town Center Core Area will have specific pedestrian orientation and will be tied together through streetscape amenities and design treatments which include sidewalks, pedestrian-scale and ornamental streetlighting, pedestrian-scale signage, street trees and screened parking. The objectives of the TC-PRD include:
(1)
To provide a defined core area and central gathering place for the Township.
(2)
To facilitate pedestrian traffic through the development of streetscape amenities such as sidewalks, pathways, traffic calming measures, street edge landscaping features, pedestrian-scale lighting, and screened parking.
(3)
To develop a central public green space that includes a plaza for public gatherings, and which is directly integrated into the design of the Town Center Core Area, residential uses and surrounding nonresidential uses.
(4)
To provide for a mix of mutually supportive uses that are unified by the streetscape design and enhance the character of the State Route 19 corridor.
B.
Permitted uses by right.
(1)
The following uses shall be permitted by right in the TC-PRD:
(a)
Animal hospital and veterinary service.
(b)
Civic club.
(c)
College/university.
(d)
Day-care center.
(e)
Essential facilities.
(f)
Garden apartment.
(g)
Hospital.
(h)
Kennel.
(i)
Life care community.
(j)
Mixed use (> 6,000 square feet).
(k)
Motel or hotel.
(l)
Nature preserve.
(m)
Nursing home.
(n)
Offices, business and professional (> 6,000 square feet).
(o)
Places of worship.
(p)
Restaurant.
(q)
Restaurant, drive-through.
(r)
Retail sales and services.
(s)
Single-family dwellings, attached.
(t)
Single-family dwellings, detached.
(u)
Theater, indoor.
(v)
Trade school.
(w)
Vehicle repair and service station.
(2)
Additional principal uses and accessory uses as allowed in the underlying zoning district, as provided in Table 3 and Table 4 in Article III of this chapter.
C.
Permitted uses by conditional use.
(1)
Principal and accessory conditional uses shall per permitted as allowed in the underlying zoning district, as provided in Table 3 and Table 4 in Article III of this chapter.
D.
Prohibited uses.
(1)
The following uses shall be prohibited in the TC-PRD:
(a)
Natural gas compressor stations.
(b)
Natural gas processing plants.
(c)
Oil and gas development.
E.
Site requirements. To be eligible for development under the TC-PRD, the following requirements shall be met:
(1)
The site must be comprised of at least 175 acres of contiguous land area in single ownership.
(2)
The site must be located within the C-1 or R-2 Districts, and within the boundaries of the TCDO.
F.
Town center core area requirements.
(1)
The TC-PRD must contain a defined Town Center Core Area that comprises a minimum of 2% of the total site area or a minimum of five acres, whichever is greater.
(2)
The tentative plan shall clearly define the boundaries of the Town Center Core Area, which shall be adjacent to the required open space area described in this section. A note shall be required on the tentative plan which requires that construction must begin on the Town Center Core Area when 50% of the proposed commercial/office development on the site has been completed or when 25% of the residential development on-site has been completed, whichever is completed first.
(3)
A merchants' association shall be established for the maintenance of the streetscape area within the Town Center Core Area. The developer shall agree to maintain the Town Center Core Area until such time as the merchants' association is formed and operating.
G.
Mixed residential requirements.
(1)
A minimum of 20% of the total site area shall be designated for residential use.
(2)
The gross site density of any residential area shall not exceed 10 dwelling units per gross acre.
(3)
Dwelling units may include a combination of detached single-family dwellings, attached single-family dwellings, and garden apartments.
(4)
A note shall be placed on the tentative plan, which requires the developer to deed and lot off the required percentage of residential land area at or before build-out of 40% of the nonresidential area (retail/office area) of the site.
H.
Open space requirement.
(1)
A minimum of 25% of the total site area shall be designated for public or common open space. The calculation of open space shall not include streets, parking, ROWs, detention ponds, or access to detention ponds.
(2)
The open space shall be dedicated or otherwise preserved and maintained so as to always remain open to the public.
(3)
The common open space, including all improvements and facilities, shall be offered for dedication for public use to a public body, which agrees to accept, operate, and maintain the dedicated land and facilities.
(a)
If the Board of Supervisors elects not to accept the dedicated land, an appropriate maintenance or ownership mechanism must be in place prior to final plan approval or prior to final plan approval for Phase I if the project is developed in phases.
(b)
The applicant/developer must provide for and establish an organization for the ownership and maintenance of common open space, and that such organization shall not be dissolved, nor shall it dispose of the common open space by sale or otherwise (except to a successor organization conceived and established to own and maintain the common open space), without first offering to dedicate the same to the public.
(c)
Maintenance of the open space area shall be undertaken in accordance with § 84-117.
(4)
A minimum of three acres of the dedicated open space shall be located adjacent to, or incorporated into, the design of the Town Center Core Area as a developed public space with a traditional plaza area or town square designed to resemble the mixed use centers of small towns. The plazas or town squares may include features such as green spaces, lakes, fountains, etc.
(5)
The three acres of dedicated open space shall be in addition to the land required for the Town Center Core Area as specified in this section and offered to the Township for ownership and maintenance.
(6)
Any land lying within 15 feet of any multifamily structure or within a deeded residential lot shall not be considered part of the required open space.
I.
Retail, sales and service requirements.
(1)
A minimum of 20% of the total site area shall be designated for retail/office use.
(2)
Up to a maximum of 55% of the total site area shall be permitted for retail/office use.
(3)
A maximum of 450,000 square feet of gross floor area for retail or office uses shall be permitted. An additional 100,000 square feet of gross floor area for retail or office space shall be permitted, provided that the calculation of parking spaces required for all retail space within the Town Center Core Area is designed and constructed based upon four spaces per 1,000 square feet or less.
J.
Frontage and access requirements. The TC-PRD shall have frontage abutting one of the following roads:
(1)
State Route 19;
(2)
State Route 910;
(3)
Wallace Road.
K.
Area and bulk regulations. In the TC-PRD, the following regulations shall be observed on each lot that is used hereafter and on each lot upon which a building or structure is hereafter erected, altered, enlarged, or maintained:
(1)
Unless specified in this article, all other requirements (lot area, lot width, side and rear yards, lot coverage, and height) shall be provided as defined in the respective underlying zoning district.
(2)
Lot area requirements.
(3)
Maximum building coverage shall be 50%.
(4)
Building dimensions.
(a)
All structures shall have a maximum length of 300 feet.
(5)
Building square footage.
(a)
Office buildings shall be a maximum of 150,000 square feet.
(b)
Retail buildings shall be a maximum of 200,000 square feet.
(6)
Yard requirements.
(a)
Front yard.
[1]
The maximum setback for any building facade for nonresidential uses shall be 35 feet.
[2]
Maximum building setbacks may be exceeded, as determined by the Township, when a development or use incorporates enhanced pedestrian spaces and amenities consisting of features such as plazas, courtyards, arcades, outdoor dining, widened sidewalks or pedestrian pathways, benches, shelters, street furniture, or kiosks.
(7)
Building heights.
(a)
Residential uses.
[1]
No attached or detached single-family dwelling shall have a height greater than 35 feet.
[2]
No single-family attached dwelling complex shall have a height greater than three habitable stories or 45 feet.
[3]
No attached single-family dwelling complex shall have a height greater than 2.5 stories or 35 feet.
[4]
Chimneys, spires, tanks, or similar projections may exceed the prescribed height by no more than 25%.
(b)
Nonresidential uses.
[1]
Nonresidential uses shall be limited to 45 feet.
[2]
Chimneys, spires, and similar projections may exceed the prescribed height limitations by no more than 25%.
[3]
Nonresidential structures may exceed the height limit by no more than 15 feet if the structure provides first-floor parking with the design in accordance with § 84-45. The structure must adhere to all design and yard requirements of this chapter.
L.
Nonresidential design standards. The following design standards shall apply to all nonresidential uses permitted within the TC-PRD:
(1)
Applicability. All other applicable standards and requirements as set forth in this chapter and Chapter 78 of the Township Code shall apply to the TC-PRD. Where there may be a conflict between said ordinances and the TC-PRD, the TC-PRD standards shall control.
(2)
Building entrances.
(a)
All sides of a principal building that directly face an abutting street shall feature at least one customer entrance.
(3)
Building materials.
(a)
Ground floor transparency.
[1]
The street-level facade of any building facing a public street or access drive shall be transparent between the height of three feet and eight feet above the walkway grade for at least 50% of the horizontal length of the structure.
[2]
No more than two sides of any one building shall be subject to the minimum transparency provisions.
[3]
All glazing shall be clear, lightly tinted, or spandrel glass.
[4]
Spandrel glass may be used to comply with the transparency requirement; however, spandrel glass may only be utilized to achieve the transparency requirement as long as spandrel glass and visual glass are not both utilized on the same wall plane.
[5]
In special circumstances alternatives to the transparency requirements of this section may be permitted, subject to all of the below-stated conditions:
[a]
Upon appropriate demonstration by the applicant, a determination that strict compliance with the transparency requirements cannot be reasonably achieved.
[b]
Proposal by the applicant of an appropriate transparency alternative which incorporates the use or arrangement of building materials that simulate transparency and/or that provides enhanced architectural amenities (which architectural amenities are determined as required by the Township Code).
[c]
The use of the proposed transparency alternative shall not result in a reduction of more than 25% of the otherwise applicable transparency requirements of this section.
(b)
Exterior facade.
[1]
Colors.
[a]
The use of high-intensity colors, metallic colors, or black may be permitted, based upon design features.
[b]
The use of fluorescent colors shall be prohibited.
(4)
Detention ponds and water features.
(a)
Detention ponds shall be designed to be integrated into the overall site design and incorporate landscaping features, fountains, and passive recreational amenities such as benches for sitting and pathways, etc. The intent is to provide an aesthetic and functional facility that fits within the character of the Town Center Core Area.
(b)
Where aesthetic and passive recreational amenities are incorporated into the design of the detention pond, the detention pond may be calculated as part of the required open space as required within the TC-PRD.
(c)
Side slopes of such ponds shall not exceed a ratio of four to one horizontal to vertical dimension, unless such detention pond side slopes are existing prior to the adoption of this article.
(5)
Off-street parking.
(a)
Location.
[1]
To the greatest extent possible, surface parking lots shall not be located between the structure and a public street.
[2]
In all cases, screening from the street and/or access drive is mandatory to define the street edge and soften the visual impact of any parking area.
[3]
All corner lots along the corridor shall have all parking areas screened from all streets and or access drives.
(b)
Landscaping and screening.
[1]
Parking shall be screened from the view of public streets and access drives, using a buffer strip that shall include trees, shrubs, ground covers, or fencing.
[2]
The planting buffer strip shall be a minimum of eight feet in width and include one tree for every 200 square feet of area.
[3]
Screening shall be a maximum height of four feet and include:
[a]
A continuous hedgerow; or
[b]
A decorative fence consisting of either a solid decorative masonry or ornamental metal fencing with brick piers, or a combination. Wire-fabric fencing or similar materials are prohibited for use as a decorative fence.
(c)
Off-street parking lighting.
[1]
Lighting shall be required for all off-street parking.
[2]
Lighting fixtures shall not exceed 25 feet in height.
[3]
All lighting and lighting fixtures shall be required and designed in accordance with an approved photometric plan and level of limitations as outlined in the Standard Details in Chapter 70 of the Township Code.
(d)
Pedestrian linkages.
[1]
All main and secondary entrances to buildings shall be directly linked with a public sidewalk.
[2]
Clearly defined and marked sidewalks shall:
[a]
Be required within parking lots and be provided for the length of the parking to the entrances of establishments.
[b]
Be distinguished from driving surfaces through the use of special pavers (bricks or scored concrete).
[c]
Feature benches and other amenities installed along the pedestrian linkage approximately every 500 feet.
(6)
On-street parking.
(a)
Pockets of on-street parking shall be provided along public streets and access drives within the residential and nonresidential areas of the Town Center Core Area. The design of protected on-street parking spaces is encouraged and shall include landscaped islands, which project out from the curb; the island creates a protected parking bay.
(b)
The number of parking spaces provided on-street shall be subtracted from the number of off-street parking spaces required for the use in which the on-street spaces serve.
(c)
Decorative planters, unique directional signage, and sitting areas shall be located on the landscaped islands (created by protected on-street parking areas) at intersections throughout the nonresidential areas of the Town Center Core Area.
(d)
Curbside parking shall not be located within 25 feet of an intersection. This distance may be greater in order to maintain a clear sight triangle as required in Chapter 78 of the Township Code.
(7)
Outdoor dining.
(a)
Outdoor dining with tables shall be required when a food concession use is anticipated.
(b)
Outdoor dining shall be permitted to encroach upon the public sidewalk provided that a five-foot clear sidewalk passage is maintained or the minimum ADA[1] accessible path regulations are met.
[1]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(8)
Signage. Signage shall be permitted as provided in § 84-133, with the following exceptions:
(a)
Prohibited signs.
(b)
The use of internally illuminating signs, flashing, moving or intermittently illuminated box signs, internally illuminated awnings, freestanding signs, and any sign using neon or other similar light sources shall be prohibited, except freestanding signs for restaurants and buildings over 50,000 square feet of floor area may be permitted when designed as a part of an architectural feature of the building.
(9)
Street design standards.
(a)
TC-PRD street design standards are to be utilized for public streets within a TC-PRD, as selected by the developer, which are sufficient for the anticipated traffic volumes to maintain the required level of service.
(b)
Protected on-street parking areas shall only be located where determined to be safe and appropriate.
(c)
Trails may be incorporated along streets in lieu of sidewalks where dictated by the location or topography of the adjacent parcel.
(d)
Boulevard.
[1]
Median width.
[a]
The median shall be a minimum of 10 feet in width.
[2]
Median landscape plantings.
[a]
The grass median shall be planted with shade trees a minimum of 30 feet to 50 feet on center (depending on the type of tree) in order to maintain a continuous canopy along the length of the median.
[b]
Ornamental trees shall be used to provide an understory layer for the overhead canopy of major shade trees.
[c]
In addition, the ornamental trees shall be used to define the entry points along the boulevard and provide opportunities for color, variety of form and as an accent or major focus.
[3]
Pavement width. The pavement width shall be a minimum of 11 feet for a single lane of travel.
[4]
Design speed. Design speeds shall be no less than 30 miles per hour.
[5]
Parking lane. A ten-foot parking lane shall be provided along the length of the boulevard.
[6]
Sidewalks.
[a]
Sidewalks shall be provided on both sides of the boulevard.
[b]
Sidewalks shall be a minimum of five feet in width.
[c]
Ten-foot-wide sidewalks are desirable.
[7]
Planting strip. A minimum of seven feet shall be provided between the curb and the sidewalk along the length of the boulevard (except in instances where design dictates that the sidewalk extends from the building setback line to the curb).
[8]
Shade trees. Shade trees shall be planted a minimum of 30 feet to 50 feet on center (depending on the type of shade tree) within the planting strip to provide a continuous canopy along the length of the boulevard.
(e)
Collector street.
[1]
Pavement width. The minimum pavement width shall be 11 feet for a single travel lane.
[2]
Design speed. Design speed should range between 30 and 35 miles per hour.
[3]
Parking lane. A ten-foot parking lane shall be provided along the length of the collector street.
[4]
Sidewalks.
[a]
Sidewalks shall be provided on both sides of the collector street.
[b]
Sidewalks shall be a minimum of five feet in width.
[5]
Planting strip.
[a]
A minimum of seven feet shall be provided between the curb and the sidewalk along the length of the collector street.
[b]
In the Town Center Core Area, no planting strip will be required if the sidewalk is extended to the curbline and planters are provided.
[6]
Shade trees. Shade trees shall be planted a minimum of 30 feet on center (depending on the type of shade tree) within the planting strip or within defined planters in the Town Center Core Area to provide a continuous canopy along the collector street.
(f)
Local street.
[1]
Pavement width. Minimum pavement width shall be 10 feet for each single lane of travel.
[2]
Design speed. Design speed should range between 20 and 25 miles per hour.
[3]
Parking lane. A ten-foot parking lane shall be provided along the length of the access drive.
[4]
Sidewalks.
[a]
Sidewalks shall be provided on both sides of the local street.
[b]
Sidewalks shall be a minimum of five feet in width.
[c]
Planting strip. A planting strip shall be provided between the curb and the sidewalk along the length of the local street.
[d]
Shade trees. Shade trees shall be planted a minimum of 30 feet on center (depending on the type of shade tree) within the planting strip to provide a continuous canopy along the local street.
(g)
Access drive.
[1]
Pavement width. Minimum pavement width shall be eight feet for each single lane of travel.
[2]
Design speed. Design speed should range between 15 miles per hour and 25 miles per hour.
[3]
Parking lane. A ten-foot parking lane shall be provided along the length of the access drive on one side of the access street.
[4]
Sidewalks.
[a]
Sidewalks shall be provided on both sides of the access drive.
[b]
Sidewalks shall be a minimum of five feet in width.
[c]
Planting strip. A planting strip shall be provided between the curb and the sidewalk along the length of the access drive.
[d]
Shade trees. Shade trees shall be planted a minimum of 30 feet on center (depending on the type of shade tree) within the planting strip to provide a continuous canopy along the access drive.
(10)
Pedestrian lighting and streetlighting.
(a)
Illumination levels shall provide for adequate safety, yet not detract from or overly emphasize the site or building.
(b)
Streetlights along collector commercial boulevards shall not exceed 24 feet in height.
(c)
Pedestrian lighting shall not exceed 15 feet in height.
(d)
Streetlights shall be located as directed by the Township.
(e)
Lighting shall be in accordance with an approved photometric plan and the level of limitations as required by the Standard Details in Chapter 70 of the Township Code.
(f)
All lighting fixtures shall be as required for lighting fixtures as required by the Standard Details in Chapter 70 of the Township Code.
M.
Town Center Core Area design standards. The following design standards shall apply specifically to the Town Center Core Area within the TC-PRD:
(1)
Applicability. All other applicable standards and requirements as set forth in this chapter and Chapter 78 of the Township Code shall apply to the Town Center Core Area within the TC-PRD. Where there may be a conflict between said ordinances and the TC-PRD, the TC-PRD standards shall control.
(a)
Permitted uses.
[1]
Uses within the Town Center Core Area shall include retail shops, service, and office uses.
[2]
However, the maximum square footage of any individual retail use shall be 5,000 square feet per use.
[3]
Residential apartments and offices are encouraged to be located above street-level retail shops.
(b)
Location.
[1]
The Town Center Core Area shall be located on a common green, traditional town square or a plaza area designed to resemble the mixed use centers of small towns.
(c)
Building orientation.
[1]
The design character of the Town Center Core Area shall include multistorefront structures with windows providing a clear view of the retail activity interior to the building.
[2]
The front yard setback shall be zero and a minimum of 50% of all principal structures in the Town Center Core Area shall be constructed at the lot line.
(d)
Off-street parking.
[1]
Landscaping and screening.
[a]
Parking shall be screened from the view of public streets and access drives, using a buffer strip that shall include trees, shrubs, ground covers, or fencing.
[b]
The planting buffer strip shall be a minimum six feet in width and include one tree for every 200 square feet of area.
[c]
Screening shall be a maximum 3.5 feet and include:
[i]
A continuous hedgerow; or
[ii]
A decorative fence consisting of either a solid decorative masonry or ornamental metal fencing with brick piers, or combination. Wire-fabric fencing or similar materials are prohibited for use as a decorative fence.
(e)
On-street parking.
[1]
On-street parking shall be designed to provide convenient access to storefronts and be available at the curbside parallel to the flow of traffic.
[2]
The number of parking spaces provided on-street shall be subtracted from the number of off-street parking spaces required for the use in which the on-street spaces serve.
[3]
Decorative planters, unique directional signage, and sitting areas shall be located on the landscaped islands (created by protected on- street parking areas) at intersections throughout the nonresidential areas of the Town Center Core Area.
[4]
The design of protected on-street parking spaces is encouraged and shall include landscaped islands, which project out from the curb; the island creates a protected parking bay.
[5]
Curbside parking shall not be located within 25 feet of an intersection. This distance may be greater in order to maintain a clear sight triangle as required in Chapter 78 of the Township Code.
(f)
Outdoor dining.
[1]
Outdoor dining with tables shall be required when a food concession use is anticipated.
[2]
Outdoor dining areas shall be permitted to encroach upon the public sidewalk, provided that a five-foot clear pedestrian passage is maintained or the minimum ADA[2] accessible path regulations are met.
[2]
Editor's Note: See 42 U.S.C. § 12101 et seq.
(g)
Sidewalks.
[1]
Along all public streets, a sidewalk shall be constructed. The sidewalk shall include:
[a]
A minimum of 15 feet in width beginning at the edge of the curb toward the front of the structure.
[b]
Pedestrian amenities along the street edge, generally every 500 feet, and include street trees, decorative planters, benches, landscaped areas, plazas, etc. Such amenities shall be located within the sidewalk area to create a pleasing pedestrian environment and to serve as a linkage to the public green, plaza, etc., and other design elements throughout the Town Center Core Area.
[2]
Sidewalks shall be installed to connect to the lot line of adjacent parcels.
[3]
Public spaces shall be interconnected to sidewalks, walkways, and parking.
(h)
Signage. Signage within the Town Center Core Area may be unique to the surrounding area. Signs shall be provided in accordance with § 84-133, with the following additions or exceptions:
[1]
Prohibited signs.
[a]
Internally illuminated box signs shall be prohibited in the Town Center Core Area.
[b]
Plastic awnings that are illuminated or act as a sign shall be prohibited.
[2]
Permitted signs.
[a]
Wall signs.
[i]
Wall projecting signs shall be permitted, provided that the lower edge of the sign is a minimum of 10 feet above grade, it does not extend more than six feet from the building wall, and it does not extend higher than the first floor or 15 feet, whichever is less.
[ii]
The maximum sign area would not exceed 10 square feet per sign face.
[b]
Window signs.
[i]
Window signs (which include posters, signs, symbols, and other identification of or information about the occupant, activity, or use of the premises) may be permitted within the allowable total sign area applicable to the building. Window signs shall not exceed 10% of the total glass area of the face of the building.
[ii]
Window signs shall be limited to the ground floor or first floor windows only.
[iii]
Neon window signs may be permitted in cases where they are custom designed to be compatible with the architectural character and exterior of the building.
[c]
Sandwich board signs.
[i]
Sandwich board signs which provide a menu option for the particular use and which are displayed only during normal business hours may be permitted to be placed on the sidewalk immediately in front of the use, provided that a five-foot clear pedestrian passage is maintained.
[ii]
One sandwich board sign may be permitted per building and shall not exceed 10 square feet in total sign face area.
[iii]
Sandwich board signs are permitted to encroach upon the public sidewalk provided that a five-foot clear sidewalk passage is maintained.
[d]
Vehicular circulation.
[i]
Design of the area shall include a boulevard approach way with a focal point looking toward a civic use or structure with a plaza, square, or public green.
N.
Construction in phases.
(1)
If the TC-PRD and/or Town Center Core Area are constructed in phases, each phase, when combined with the preceding phases, shall conform to the requirements of this article.
(2)
It is further required that a schedule for the construction of areas of greater density concentration than permitted on the entire tract will be offset by site improvements (infrastructure, grading, general landscaping, etc.) which, because of the size or cost, are in proportion to the number of dwelling units to be constructed in each stage.
(3)
As an alternative to part or all of the site improvements required to offset development densities in excess of the overall permitted density, the Township may require the reservation of open space by grant, easement, or covenant in favor of the Township in an amount and location necessary to balance the excess development density of each phase.
