The purpose of the Planned Nonresidential Development (PNRD)
Overlay District is to:
A. Provide landowners and/or developers with an alternative development
approval process that promotes flexibility in the mixture of land
uses, lot design and building arrangement not afforded by conventional
lot development.
B. Permit a more varied, innovative and efficient development pattern
without undue delay in the approval process.
C. Encourage the conservation of unique and environmentally sensitive
resources and site features.
D. Enable the efficient and cost effective provision of community facilities,
including sanitary sewer and water services, roadway improvements
and recreational areas.
E. Define a procedure to relate the type, design and layout of nonresidential
development to the characteristics of a particular lot.
In the event that the organization or any successor organization
established to own and maintain the common open space shall at any
time fail to maintain the same in accordance with the development
plan and in reasonable order and condition, the Township shall have
the right to maintain the same and assess the cost of such maintenance
on a pro-rata basis and as a lien against the lots within the PNRD
that have the right to the enjoyment of the common open space, pursuant
to the authority and in accordance with the procedures and requirements
contained in this chapter.
The following is a summary of the required conditions:
A. The perimeter property lines of the site which adjoin any residential
use or residential zoning district boundary line shall be screened
by a bufferyard.
B. In an effort to encourage high quality development compatible with
the vision of the PNRD Overlay District, this use shall be provided
as an incentive conditional use in the Highway Commercial PNRD Overlay
District, provided the following criteria are met:
(1)
Building facades shall utilize finished materials that incorporate
architectural design elements to create continuity with adjacent buildings
on the site.
(2)
Building facades that are viewable from a public street shall
consist of a combination (minimum of three) of horizontal and vertical
breaks including, but not limited to, the following:
(a)
A vertical architectural element.
(b)
Building recesses, offsets or projections.
(c)
Texture and/or material change.
(f)
Contrasting window framing or shutters.
(m)
Architectural details such as tile work into the building structure
and design.
(n)
Equal or similar design feature.
(3)
Building facades that are viewable from a public street shall
utilize natural building materials such as brick, stone, glass, wood
and similar materials.
(4)
Building facades that are viewable from a public street shall
have an articulated break at least every 30 feet, measured horizontally.
(5)
Mechanical equipment designed to be located on the roof of a
structure must be screened with typical building materials approved
by the Planning Commission.
C. Loading areas and facilities shall not be visible from a public street
or an adjacent residential dwelling. The location and orientation
of loading areas shall be coordinated to minimize conflicts of vehicular
and pedestrian circulation.
D. The ground surface of off-street parking and loading areas shall
be paved with bituminous, brick, concrete or stone block paving material
to protect the surrounding neighborhood from appropriate dust and
other disturbances.
E. An interior circulation plan shall be designed and approved so that
no truck or truck and trailer combination must maneuver off-site in
order to park, load or unload.
F. The location of buildings and facilities, traffic circulation and
parking areas on the site shall be designed to provide adequate access
for emergency vehicles.
G. Vehicular access:
(1)
Ingress, egress and traffic circulation on the site shall be
designed to ensure safety and minimal congestion and impact on all
adjacent streets.
(2)
Vehicular access easements with adjacent properties are encouraged,
and interconnection of parking lots and travelways along the corridor
should be provided whenever practical.
H. Pedestrian access:
(1)
A plan for pedestrian access shall be provided with the application.
This plan should include a delineation of the proposed access routes
with appropriate signage.
(2)
A pedestrian accessway must be provided across the entire width
of the property whenever practical. This access shall be located between
the public right-of-way and the front of the building.
(3)
The pedestrian walkway shall be adequately lighted.
I. Any proposed light poles and/or signage shall meet Planning Commission
standards.
Utilities shall be provided underground to the greatest extent
possible.