[Added by Ord. 669, 9/6/2017]
The provisions of this chapter shall be subject to additional
standards and regulations contained in this Part. This Part is intended
to supplement, not repeal, abrogate, impair or replace, any existing
ordinances that relate to zoning or building construction within the
Township.
[Added by Ord. 669, 9/6/2017]
The provisions of this Part 15 are enacted pursuant to Article VII-A of the Municipalities Planning Code, 53 P.S. § 10701-A et seq., as amended, the procedures and requirements of which are incorporated herein by reference.
[Added by Ord. 669, 9/6/2017]
1.
Purpose. The purpose of the Marketplace Boulevard TND Zoning District
(the "MB-TND District") is as follows:
A.
To create an integrated and connected (physically by streets and
character by design) mixed-use development within the MB-TND District
with a land use pattern generally reflective of the proposed land
use plan for the MB-TND District.
B.
To encourage residential and nonresidential development and redevelopment
that takes advantage of a mixed-use form of development so that demand
for a variety of uses can be realized in a cohesive neighborhood form
that encourages:
(1)
Connectivity between parcels and uses such that the development
patterns have a cohesiveness and relationship to one another, while
encouraging unique innovation in individual development design and
character;
(2)
Accessibility throughout the MB-TND District to allow for the
ease of movement of goods and people between and among the individual
parcels within the MB-TND District such that multi-modal transportation
is a priority; and
(3)
Uniformity in character and overall layout such that the collection
of uses developed within the MB-TND District creates a sense of place
that is unique and welcoming, while allowing for flexibility and innovation
in design.
C.
To create opportunities for a mix of housing choices and easy access
to goods, services, and employment opportunities for current and future
residents of the Township;
D.
To provide a procedure, in furtherance of these purposes, which can
relate the type, design, and layout of residential and nonresidential
development to the particular site, and the particular development
demands at the time, in a manner that fosters local investment and
increasing property values;
E.
To establish a neighborhood that is pedestrian-oriented with parks,
centrally located public commons, square, plaza, park or prominent
intersection of two or more major streets, commercial enterprises
and civic and other public buildings and facilities for social activity,
recreation, and neighborhood functions;
F.
To foster a sense of place and community by providing a setting that
encourages the natural intermingling of everyday uses and activities
within a recognizable neighborhood; and
G.
To ensure efficiency of the land development processes by which these
purposes are realized such that the purposes herein are realized without
undue burden or delay.
2.
Applicability. All other applicable standards and requirements as set forth in this chapter, the Subdivision and Land Development Ordinance [Chapter 22], and other Township ordinances shall apply to the MB-TND District. Where a conflict arises between the requirements of this section and other sections of this chapter, this Code, or other Township ordinances, the requirements of this section shall govern. The standards of the MB-TND District contained in this section shall apply to all properties that are within the boundaries of the MB-TND District as delineated on the Marketplace Boulevard TND District Map attached hereto and incorporated herein at Appendix 27-A.
3.
District Boundaries. The boundaries of the MB-TND District are delineated
on the Marketplace Boulevard TND District Map attached hereto and
incorporated herein at Appendix 27-A.[1]
[1]
Editor's Note: Appendix 27-A is included as an attachment to this chapter.
4.
Land Use Plan. The use and development of property in the MB-TND
District shall comply with Marketplace Boulevard TND District Land
Use Plan attached hereto and incorporated herein at Appendix 27-G
(the "MB-TND District Land Use Plan").[2]
A.
Proposed development within the MB-TND District must be in a manner
generally consistent with the MB-TND District Land Use Plan (Appendix
27-G) with respect to the location of proposed land uses.
(1)
The MB-TND District Land Use Plan identifies three separate land use areas in the MB-TND District, each with a corresponding land use category: office, commercial, and residential. Each land use category includes the uses permitted in its respective land use area. Section 27-1503, Subsection 5, of this Part provides the permitted uses for each such land use area. Only those permitted uses may be developed in each land use area as identified in § 27-1503, Subsection 5, except where:
(a)
A mix of uses are provided for in a mixed-use building such
that any use permitted in any land use area is permitted in a mixed-use
building in the commercial and office land use areas; or
[Amended by Ord. No. 674, 9/5/2018]
(b)
A use that is permitted in either the office land use area or
commercial land use area, but not the other, shall be permitted in
such office or commercial land use area provided that the use does
not exceed 50% of the gross land area of a proposed development.
(c)
Any development that includes 30 acres or more in gross land
area in the office or commercial land use areas may include any use
permitted within the residential land use areas; provided, however,
the residential portion of that development cannot exceed 40% of the
gross land area.
[Added by Ord. No. 674,
9/5/2018]
(2)
Where a proposed development plan comprises 150 contiguous acres
or more in the MB-TND District, an alternative land use plan may be
proposed for review and approval of the Board of Supervisors, such
approval to be in the sole discretion of the Board of Supervisors.
Any such approval of an alternative land use plan shall be in the
form of an ordinance which amends the MB-TND Land Use Plan. Where
such an alternative land use plan is proposed, it must comply with
the following criteria:
(a)
The gross land areas occupied by any one land use category (residential,
commercial, or office) shall not be less than 20% or more than 60%
of the total land area of the proposed development; and
(b)
All three land use categories (residential, commercial, and
office) must be included in the proposed alternative land use plan.
(3)
Any development that includes 30 acres or more in gross land
area in the residential land use area of the MB-TND District must
include at least two permitted residential use types.
[2]
Editor's Note: Appendix 27-G is included as an attachment to this chapter.
5.
Permitted Uses. The permitted uses within each area of the MB-TND District are set forth in this § 27-1503, Subsection 5, except as provided in § 27-1503, Subsection 4A(1) of this Part.
A.
Uses Permitted in Commercial Area. The principal uses permitted on
a lot or parcel in the commercial area of the MB-TND District are
as follows:
(1)
Business services.
(2)
Day-care center.
(3)
Financial institution.
(4)
Fitness center.
(5)
Grocery store.
(6)
Hotel.
(7)
Indoor entertainment center.
(8)
Multifamily dwellings, only permitted as part of a mixed-use
building.
(9)
Neighborhood convenience store.
(10)
Parking structure/garage.
(11)
Personal services.
(12)
Pharmacy.
(13)
Retail store.
(14)
Restaurant, high-turnover, without drive-through.
(15)
Restaurant, low-turnover.
(16)
Shopping center.
(17)
Supporting retail.
(18)
Theater.
(19)
Life care facility.
[Added by Ord. No. 679, 12/5/2018[3]]
[3]
Editor's Note: Section 2 of this ordinance provided as follows:
"The Marketplace Boulevard TND District Land Use Plan identified as
Appendix 27-G of the Zoning Ordinance is amended by changing the designation
of the Subject Property from Residential Land Use Area to Commercial
Land Use Area."
C.
Uses Permitted in Residential Area. The principal uses permitted
on a lot or parcel in the residential area of the MB-TND District
are as follows:
6.
Design Guidelines.
A.
General.
(1)
All planning, design, construction and maintenance of development within the MB-TND District shall comply with the design guidelines of this § 27-1503, Subsection 6, which shall be considered the MB-TND District Manual of Written and Graphic Design Guidelines as authorized by Article VII-A of the Municipalities Planning Code.
(2)
All improvements in the MB-TND District shall be designed and constructed in accordance with the requirements of this Part, this chapter, the Subdivision and Land Development Ordinance [Chapter 22], the Stormwater Management Ordinance [Chapter 23], the Township Standard Details and any other applicable Township ordinance, except as provided in this Part. If the provisions of this Part are inconsistent with any other provision of a Township ordinance, then the provisions of this Part shall govern.
B.
Buildings.
(1)
Residential Buildings.
(a)
A variety (two or more) of building styles or variations thereof within a proposed residential development shall be utilized, except as provided in § 27-1503, Subsection 6B(1)(a)2).
1)
The residential architectural styles shall be selected from
the following styles that are significant contributors to the valued
physical characteristics found in the Township as identified in the
Township Historic Preservation Plan:
2)
One building style may be used for an apartment development.
(b)
Porches, porticos and stoops oriented to the street shall be
provided.
(c)
A variety of rooflines, architectural features and materials
shall be provided to create diversity.
(d)
A minimum of 40% of townhouse units shall provide vehicular
access (driveway and garage) at the rear of the building.
(e)
Garage doors facing a street shall be set back a minimum of
25 feet from the nearest edge of the sidewalk along the street. Such
garage doors shall be of an architectural style consistent with the
residential building.
(f)
The stairwells of all multifamily dwelling buildings shall be
enclosed within the building structure.
(g)
No more than eight townhouse units may be included in a connected
townhouse building.
(h)
Each townhouse building shall have a minimum building separation
from any other building of 20 feet.
(2)
Nonresidential Buildings.
(a)
No building shall have a flat roof, unless a parapet wall is
provided to create a varied roofline.
(b)
Screening of rooftop building mechanicals shall be accomplished
through the use of parapet walls.
(c)
Minimum building height shall be two stories or 20 feet, except:
1)
For buildings with a first-floor footprint of 30,000 square
feet or more, up to 50% of the building may be one story or 12 feet
in height.
(d)
To de-emphasize the horizontality of larger buildings, recesses
or projections to buildings shall be provided through pilasters, piers,
columns, or other like architectural treatments whenever a building
facade exceeds 20 feet. Facade recesses and projections shall be in
the range of one to five feet in depth.
(e)
To promote a greater sense of character and pedestrian scale,
buildings shall be functionally, or through design elements, broken
into smaller storefronts through the use of windows, doors, pilasters,
piers, columns, arches, porches, porticos, colonnades and the like.
(f)
Maximum building height shall be five stories.
(3)
Larger-Footprint Buildings.
(a)
Larger-footprint buildings shall be designed to avoid a stark,
"big-box" appearance. The careful design and articulation of a larger-footprint
building, the front yard, the parking lot, and the overall landscape,
shall be intended to result in a more-attractive and pedestrian-friendly
environment. For purposes of this Part, a larger-footprint building
shall be considered a building containing nonresidential or multifamily
dwelling uses.
(4)
Building Materials. Building facades shall only utilize one
or more of the materials, unless a comparable alternative is approved
as a modification by the Board of Supervisors:
(a)
Masonry brick.
(b)
Stone.
(c)
Wood (or synthetic cement fiber alternative, e.g., Hardiplank®
or other engineered wood material).
(d)
Insulated metal panel system, composite aluminum panel (i.e.,
Alucobond®), curtainwall, brick panel, precast concrete (with
architectural detailing), stone or stone panel.
(e)
Solid split-face masonry units, a maximum of four inches by
16 inches in size.
C.
Streetscape.
(1)
General.
(a)
The goal of the streetscape guidelines in the MB-TND District
is to improve pedestrian access and build attractive streetscapes
that functionally provide interconnections throughout the district
and build a consistent sense of place and community character.
(b)
The ownership and maintenance of all streetscape fixtures and
landscaping shall be the responsibility of the property owner, unit
owners' association, or developer, except that streetlights installed
in the public road right-of-way may be accepted by the Township.
(2)
Context-Sensitive Off-Street Parking.
(a)
Provide off-street parking designed and maintained to be subordinate
to the building architecture and streetscape. Streetscape elements
shall be designed to define the streetscape and de-emphasize parking
areas through screening and provide buffering between pedestrianways
and parking areas.
(b)
Off-street parking areas that are adjacent to streets shall
be screened with low street walls or fencing. Solid masonry walls
or brick piers with decorative metal fencings and shrubs shall comprise
the screening, at a minimum.
(3)
Sidewalks and Crosswalks.
(a)
Provide and maintain a network system of sidewalks, crosswalks,
pathways and trails to strengthen the pedestrian-oriented environment.
Sidewalks along the street shall have direct connections to buildings.
(b)
Sidewalks shall be a minimum width as described below and installed
and maintained to be safe and accessible along both sides of all streets.
Sidewalks shall connect to all buildings, at the main building entrance
location.
(c)
Crosswalks shall be at least six feet in width, striped with
a six-inch-wide painted white strip on both sides. Enhanced markings
may be installed and shall be in conformance with PennDOT specifications.
(4)
Bicyclist Accessibility.
(a)
In developments within the residential land use area of the
MB-TND District, a looping trail system shall be constructed according
to Township Standard Details, connected at a minimum of two points
to public rights-of-way.
(b)
In developments within the commercial and office land use areas
of the MB-TND District, bicycle lanes shall be provided, in both directions,
a minimum of five feet in width, along collector streets to create
a looping, interconnecting system that includes connection(s) to the
nearby Montour Trail. The bicycle lanes shall be marked with a minimum
of eight-inch-wide white striping.
1)
Bicycle lanes shall provide safe and accessible travel routes
for bicyclists throughout the neighborhood and to nearby regional
destinations.
2)
Along property lines where there is not a building facing the
street, the bicycle lanes may instead be constructed as an off-road
multipurpose trail, a minimum of 10 feet wide, and otherwise in accordance
with Township Standard Details.
(c)
Bicycle racks provide an effective opportunity for bicycle security
and encourage multi-modal transportation, creating an environment
that is welcoming to bicyclists.
(d)
Bicycle racks shall be installed and maintained at each building,
nearest to the building entrance as possible, using concrete footing.
The bike racks shall be black in color.
(5)
Benches and Waste Receptacles.
(a)
Easily accessible seating is intended to provide a needed street
furnishing for rest and relaxation.
(b)
In developments within the commercial and office areas of the
MB-TND District, benches, black in color, shall be installed and maintained
on a hardscape surface with minimal slope in the following locations:
(c)
Waste receptacles are to be black in color and attractive street
furnishings that provide needed repositories for trash along sidewalks
and in public spaces.
(d)
Typical waste receptacles shall be installed, anchored and serviced
at street intersections, at pedestrian pockets and plazas, and at
three-hundred-foot intervals along streets.
(6)
Street Trees and Landscaping.
(a)
Street trees provide shade and screening for pedestrians, aesthetic
purposes, and add a softening component to the streetscape. When placed
and maintained in uniform alignment along a streetscape, the street
trees form an Allee effect.
(b)
Street trees shall be installed and maintained along both sides
of all streets. One street tree shall be provided at an average interval
of every 35 feet of linear frontage along a street. Deep-rooted, street-tolerant,
street tree species shall be carefully selected and utilized.
(c)
Trees, shrubs and perennials shall be selected for visual appeal,
climate-hardiness, and appropriateness for the specific conditions
of the chosen location. Plants shall be pruned to maintain visibility
and clearance along the streetscape for motorists, bicyclists, and
pedestrians.
(d)
Street trees shall be a minimum of three inches dbh in accordance
with American Nursery Association standards and shall be planted in
accordance with accepted landscape conservation practices. All required
street trees shall be a minimum of 10 feet in height at the time of
planting, as measured from the ground adjacent to the planted tree
to the top of the tree. All street trees shall be selected from, and
comply with, the list of permitted street trees found in Appendix
27-D of this chapter.[4]
[4]
Editor's Note: Appendix 27D is included as an attachment to this chapter.
(e)
All required landscaping shall be properly maintained and replaced
upon significant deformity or death due to natural or unnatural causes.
(f)
Engineered steep slopes of 25% or more shall be landscaped with
trees, minimum one inch dbh in size, planted 20 feet on center; all
remaining areas of steep slope shall be planted with perennial ground
cover vegetation.
(7)
Green Infrastructure and Green Building.
(a)
Natural stormwater management systems (such as rain gardens
and vegetated swales) shall be integrated into the streetscape in
selected areas, in order to minimize runoff, filter pollutants, and
add visual appeal. These systems shall be maintained for optimum performance.
(b)
Sustainable, green building systems and designs are encouraged.
Where such techniques are implemented, these elements may serve as
justification for a modification to the impervious surface requirements
as approved by the Board of Supervisors.
(8)
Lighting.
(a)
Human-scaled light fixtures and poles shall be installed and
maintained to provide a safe, secure and attractive streetscape along
both sides of all streets. Streetlights shall be installed and maintained
at an average interval of 100 feet along all streets.
(b)
The type, style, operation and location of streetlights shall
be in accordance with the Township Standard Details, unless otherwise
provided in this Part.
(c)
The light poles shall be black and installed at a total height
of 20 feet from finished grade, and the light support footer shall
be minimally visible. Lights shall emit minimal glare and spillover.
(9)
Public Spaces and Gathering Places. The following shall be provided
in the commercial and office areas of the MB-TND District:
(a)
A variety of "outdoor room" elements shall be combined and provided
to form the streetscape, including: building facades, trees and shrubs,
decorative pavers, benches, civic art, waste receptacles, human-scaled
streetlights, fountains, sculptures and the like.
(b)
"Pedestrian pockets" shall be provided as gathering places by
integrating visible opportunities for pedestrians to rest and relax
along the streetscapes; for example, small plazas at street corners
and neighborhood gateway features that integrate seating areas. These
spaces are to be viable additions to the built environment (i.e.,
principal building structures) that celebrate the public realm of
the MB-TND District.
(c)
Pedestrian pockets with benches, sitting walls, shade trees,
landscaping and lighting shall be installed and maintained on a minimum
of one street corner at all intersections and at midblock locations
where 1,000 feet or more separates street intersections. The pedestrian
pockets shall be installed on areas of minimal slope, and all nonlandscape
areas shall be constructed of hardscape materials.
(d)
Plazas shall be installed in each development that comprises
20 acres or more of gross land area and be a minimum of 1,500 square
feet with unrestricted public access. Plazas shall include, at a minimum,
outdoor seating, a focal point (i.e., sculpture, art, fountain) and
landscaping, to include shade trees. Private outdoor dining areas
adjacent to a plaza should complement the plaza but cannot be used
to reduce the required minimum square footage.
(e)
Public spaces and gathering places shall be maintained to provide
year-round attractiveness.
E.
Lot, Yard and Bulk Requirements.
(1)
Front Yard:
(a)
Residential buildings: 15 feet.
1)
Porches, steps, decks and the like may be constructed within
the front yard, a maximum of 50% of the front building facade length,
up to a maximum of five feet into the front yard.
(b)
Nonresidential Buildings:
1)
Buildings one to two stories in height: 35 feet minimum and
85 feet maximum.
2)
Buildings three to four stories in height: 50 feet minimum and
85 feet maximum.
3)
Nonresidential buildings may be set back more than 85 feet but
in no case more than 150 feet, provided that any such deviation shall
comply with the following criteria: the development or use shall incorporate
enhanced pedestrian spaces and amenities within the setback area.
Enhanced pedestrian spaces and amenities consist of a combination
of features such as plazas, fountains, courtyards, arcaded pedestrian
walkways, outdoor seating, widened sidewalks or pedestrian pathways,
benches, shelters, street furniture, playgrounds, gazebos, public
art or kiosks.
(4)
(5)
Lot Character. Each lot shall be of such character so as to
avoid danger to health or peril from fire, flood or other hazard.
(6)
Density. Apartments shall have a maximum density of 20 dwelling
units per acre of the gross land area.
[Added by Ord. No. 674,
9/5/2018]
F.
Layout and Building Orientation. Nonresidential and multifamily residential buildings, to the maximum extent possible, shall be oriented such that the front building facade faces and is adjacent to a public street or a private street, which is constructed in accordance with the Subdivision and Land Development Ordinance [Chapter 22] and the Township Standard Details. Where multiple buildings are proposed as part of a development plan and the plan is proposed to be accessed internally by private streets and/or driveways, placement of the buildings shall be such that the portion(s) of the development abutting public streets shall have buildings oriented along the streets to frame the street wall.
G.
Streets, Sidewalks and Interconnectivity.
(1)
Interconnected streets form the blocks of the MB-TND District
which serve as the backbone for development. Vehicular and pedestrian
connectivity shall be provided between the land use areas within the
MB-TND District, including, but not limited to, an extension of Marketplace
Boulevard.
(2)
Marketplace Boulevard shall be connected to Hirshinger Road
and Hookstown Grade Road as development occurs in the MB-TND District.
(3)
Sidewalks, pathways, trails and crosswalks shall be installed
and maintained throughout the MB-TND District in a manner consistent
with the MB-TND District's streetscape requirements. Buildings, lots
and neighborhoods within the MB-TND District shall be linked through
pedestrian and bicyclist connections.
(5)
Cul-de-sac streets over 1,000 feet in length shall include traffic
calming measures such as chicanes, landscaped medians, or sidewalk
curb extensions/bulbouts. One such traffic calming measure shall be
installed for each 1,000 feet of a street that ends in a cul-de-sac.
(6)
Proposed development plans shall provide for two or more vehicular
access points to public streets and/or adjacent existing or proposed
development.
H.
Driveways/Curb Cuts.
(1)
Shared Driveway Entrances. In order to reduce pedestrian and
vehicular conflict, shared driveway entrances and access drives are
encouraged.
(2)
Number of Driveway Entrances. The number of driveway entrances
is limited to two per lot, unless a Township-approved traffic study
recommends otherwise.
(3)
Vehicular access to lots shall be through arterial or collector
streets or access drives.
(4)
Township Standard Details. Driveways, access drives and curb
cuts shall comply with the Township Standard Details.
(5)
Incentive Bonus. When two adjacent property owners agree to combine access points on a street without proceeding under § 27-1503, Subsection 9 (Deviations by Waiver), of this chapter, the property owners shall be entitled to an incentive bonus, in which case the required number of parking spaces would be reduced by 15% for each development, or the lot coverage of each development may be increased by 10%. The selection of the specific incentive bonus shall be at the discretion of the property owners.
(6)
Alignment. Driveways, access drives and curb cuts shall have
direct alignment with driveways, access drives and curb cuts on opposing
lots.
I.
Usable Recreation and Open Spaces.
(1)
Usable recreation and open spaces, in the form of pedestrian
pockets (along the streetscape), plazas, parks, clubhouses, common
areas, and greens, shall be provided at the rate of a minimum area
equivalent to 5% of the buildable area of the proposed development.
The open space may be provided in a location integral to the proposed
development site or within a common open space area under common ownership
and/or control within the MB-TND District (e.g., clubhouse, trail
head for looping trail system; however, the looping trail system shall
not be included).
(2)
Usable recreation and open spaces shall be positioned on each
development within the MB-TND District to provide a variety and diversity
of opportunities for public enjoyment. The open spaces shall be usable
and attractive places for people to gather and shall have topographic
slopes of 5% or less.
(3)
For any development that includes more than 250 dwelling units
in total, a clubhouse (with a minimum of 3,000 usable square feet
of net floor area space) shall be provided.
J.
Photographic Examples to Illustrate Development Form and Character
Requirements.
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RESIDENTIAL BUILDINGS
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NON-RESIDENTIAL BUILDINGS
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NON-RESIDENTIAL BUILDINGS (LARGE)
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NON-RESIDENTIAL BUILDING MATERIALS
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OFF-STREET PARKING
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SIDEWALKS AND CROSSWALKS
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BICYCLIST ACCESSIBILITY
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BENCHES AND WASTE RECEPTACLES
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STREET TREES AND LANDSCAPING
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PUBLIC SPACES AND GATHERING PLACES
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STREETS, SIDEWALKS, AND INTERCONNECTIVITY
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USABLE RECREATION AND OPEN SPACES
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7.
Phasing. If a proposed development within the MB-TND District provides
for development over a period of years or by phases, then the applications
for such development shall include a phasing plan to describe the
following per each phase: the timing, type of uses and buildings,
and number of proposed residential units; construction and/or public
access to usable recreation and open spaces; and transportation (pedestrian
and vehicular) infrastructure.
8.
Application Review and Approval Procedure.
A.
All development approvals for property in the MB-TND District shall be considered as a planned nonresidential development (PNRD) for application review and approval purposes. Therefore, all such developments shall follow the requirements for PNRD review and approval pursuant to §§ 27-1103 through 27-1109 of this chapter.
B.
In addition to any other application materials required by the Township,
all applications for development within the MB-TND District shall
include the following for review and approval by the Township:
(1)
Pedestrian and bicyclist connectivity plan, illustrating the
proposed location, width, and materials for all trails, sidewalks,
and bikeways.
(2)
Vehicular connectivity plan, illustrating the proposed location
and cartway width for all streets, including areas of on-street parking.
(3)
Open space plan, illustrating the location and type of usable
open space.
9.
Deviations by Waiver.
A.
As part of a master plan application or an amended master plan application, the Board of Supervisors may approve deviations from the requirements of § 27-1503 of this Part; provided, however, the permitted use restrictions under § 27-1503, Subsection 5, of this Part are not subject to waiver under the provisions of this subsection.
