A.
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
|
 |
B.
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
| ||
C.
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
|
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
| |||||||
D.
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.
E.
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.
F.
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.
| |
G.
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
|
 |
H.
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]
I.
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.
J.
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.
K.
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.
L.
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.
M.
Drive-throughs within the TC McMurray Town Center are permitted for
banks only.
A.
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
|
|
B.
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
| ||
C.
Dimensional requirements.
[Amended 5-13-2019 by Ord. No. 841]
Figure VC.3 - Dimensional
Requirements in Village Commercial District
|
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, collector and connector 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
| ||
D.
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.
E.
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.
F.
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.
[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: 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.
| |
G.
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]
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 street and pedestrian ways. For new construction, service and
loading areas must be behind the building.
|
Figure VC.5
|
|
Off-Street Parking Standards (Conceptual)
|
|
H.
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.
I.
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.
J.
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.
K.
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.
L.
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.
M.
Drive-throughs within the VC Village Commercial District are permitted
for banks only.
A.
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.
B.
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
| |||
|---|---|---|---|
|
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
| ||
C.
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%
| ||
D.
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.
A.
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, connector or collector roads, or primary internal/local
access streets).
B.
Principal uses. The following is a list of principal uses that are
permitted by right, special exception, conditional use or administrative
approval:
[Amended 5-13-2019 by Ord. No. 841]
|
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
| ||
C.
Dimensional requirements.
[Amended 5-13-2019 by Ord. No. 841]
Figure GC.2 - Dimensional
Requirements in General Commercial District
|
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%
| ||
