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Township of Ross, PA
Allegheny County
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Table of Contents
Table of Contents
[Added by Ord. No. 2400, 7/17/2017]
1. 
The Mixed Use Overlay (MUO) District is intended to:
A. 
Permit and encourage developers the opportunity to utilize mixed uses, such as multifamily, retail, office, restaurant and other commercial uses, on previously developed lands and in new construction in the C-1 Zoning Districts.
B. 
Promote walkable communities with pedestrian-oriented designs and buildings with connections to nearby destinations.
C. 
Establish performance standards ensuring a pedestrian friendly mixed-use development design.
D. 
Promote and encourage the use of stormwater best management practices to reduce stormwater runoff.
[Added by Ord. No. 2400, 7/17/2017]
1. 
The Mixed Use Overlay shall be deemed to be an overlay on any existing or future C-1 Zoning Districts enacted to regulate the use of land in the Township. The Mixed Use Overlay is intended to supplement any existing regulations that relate to zoning or building construction within the Township.
2. 
The proposed development shall adhere to the requirements and standards of the underlying zoning districts unless otherwise addressed herein. In instances where inconsistencies exist with the underlying zoning district, the Mixed Use Overlay provisions shall prevail.
[Added by Ord. No. 2400, 7/17/2017]
1. 
The application and plans submitted for a subdivision or land development must denote "mixed use" and be submitted in accordance with the preliminary and final review/approval procedures of Chapter 22, Parts 4 and 5, of the Township Subdivision and Land Development Ordinance.
2. 
Proposed mixed-use developments shall have at least two of the following broad use categories: retail, residential, and/or commercial office space.
[Added by Ord. No. 2400, 7/17/2017]
1. 
The following uses shall be permitted by right (P) or as a conditional use (C) in the Mixed Use Overlay District:
Residential Uses
MUO
Apartment
C
Townhouse
C
No-impact home-based business
C
Institutional and Recreational Uses
Public recreational facility
P
Private recreational facility
C
Office Uses
Medical or dental
C
Office, professional
P
Retail and Consumer Uses
Retail store
P
Service business
C
Financial establishment
P
Convenience store
C
Restaurant
C
Tavern
P
Hotel
C
Accessory structures
Parabolic or satellite dish antennas
C
Wireless communications or towers
C
2. 
The following are prohibited from a mixed-use development:
A. 
Adult uses.
B. 
Drive-through facilities.
C. 
Automobile service stations and gasoline stations.
D. 
Any use not listed in § 27-2104, Subsection 1.
[Added by Ord. No. 2400, 7/17/2017]
1. 
Mixed-use developments shall adhere to the following area and bulk regulations:
A. 
Minimum lot area: five acres.
B. 
Minimum lot width: none.
C. 
Minimum front yard: 15 feet.
D. 
Maximum front yard: 50 feet.
E. 
Minimum side yard: none.
F. 
Minimum rear yard: none.
G. 
Maximum height: 50 feet.
H. 
Maximum impervious surface coverage: 65%.
2. 
Impervious Area Bonus. An additional 5% of impervious surface shall be permitted in a mixed-use development that incorporates at least one of the following stormwater best management practices as outlined in Chapter 6 of the Pennsylvania Stormwater Best Management Practices Manual:
A. 
Rain garden.
B. 
Vegetative roof.
C. 
Pervious pavement with infiltration bed.
D. 
Subsurface infiltration bed.
3. 
Buffer areas shall be provided in accordance with the provisions of § 27-1403.
[Added by Ord. No. 2400, 7/17/2017]
1. 
Design standards not specified herein shall adhere to the standards of the underlying zoning district and any and all applicable Township ordinances.
2. 
General Design. Overall development design shall be aesthetically compatible with the surrounding neighborhoods, existing developments and/or the historical significance of the proposed site development.
3. 
Nonresidential uses, in buildings which will contain a mix of uses, shall be on the ground floor, and residential uses shall be on the floors above, and the following minimum architectural standards must be met:
A. 
Front Facade.
(1) 
The front facade shall provide a clear distinction between the ground-floor nonresidential uses and the residential uses above by utilizing architectural details such as awnings, windows, colonnades, porches or canopies.
(2) 
The front facade shall use varying materials, textures and colors consistent with adjacent structures.
(3) 
Windows and doors facing the front/street side of the nonresidential uses on the ground floor shall be comprised of 50% clear glass allowing pedestrian views to interior displays or other store spaces.
(4) 
Opaque or reflective glass materials are prohibited.
B. 
Side facade treatments shall:
(1) 
Be consistent and similar to the front facade treatments.
(2) 
Provide the same treatments as the front when the distance between buildings is 20 feet or greater.
(3) 
Have varying colors and textures rather than full treatments when the distance between buildings is less than 20 feet.
4. 
Streets. The street system within the mixed use shall act as a functional and visual link between residential neighborhoods, open spaces, civic and nonresidential uses and shall conform to the construction standards as set by the Township.
5. 
Parking. Parking areas shall be centrally located within the mixed use providing access to all uses within the development. Innovative parking strategies shall be permitted upon the approval of the Board of Commissioners so long as the overall design promotes walkability and pedestrian safety and is not detrimental to traffic/pedestrian circulation within, and to and from, the development.
A. 
Parking shall be provided as follows:
(1) 
Residential uses shall be provided with two spaces per residential unit.
(2) 
Nonresidential uses shall be provided with the minimum number of spaces required for the particular use in accordance with the provisions of § 27-906.
B. 
Parking Bonus. The required 10' x 20' parking space dimension shall be reduced to 9' x 18' if pervious surfaces are incorporated into the design of the development.
6. 
Open Space.
A. 
Twenty percent of the land area for each Mixed Use Overlay development shall be preserved as open space.
B. 
The open space requirement may be met by applying it across the entire development.
C. 
Open space areas shall include, but not be limited to, the following: fountains, clocks, landscaped areas, sitting benches, picnic areas, gazebos, etc. Steep slopes shall not be used to meet the open space requirements.
D. 
Bicycle parking/storage shall be provided on site at 2% of the total number of required parking spaces.
7. 
Sidewalks.
A. 
Landowners and/or developers shall provide sidewalks constructed to Township standards.
B. 
Sidewalks shall be provided along both sides of each right-of-way internal to the land development and shall be interconnected with one another and minimize conflicts with vehicular circulation.
C. 
Sidewalks immediately adjacent to buildings shall be a minimum of 10 feet wide.
D. 
Outdoor seating areas for restaurant/eating establishments shall be permitted within sidewalks. When provided, outdoor seating areas shall be:
(1) 
Located immediately in front of and not to extend beyond the building frontage of the business to which they serve.
(2) 
Clearly designated and separated with a decorative barrier (i.e., wrought-iron fencing, planters, etc.).
(3) 
Situated so as not to impede patrons from entering or exiting the business entrance which they serve or adjacent business entrances.
(4) 
Designed so as to not impede pedestrian traffic along the sidewalks while maintaining a uniform width within the development which meets all applicable accessibility requirements.
(5) 
Protected by permanent barriers in instances where vehicular accessways are immediately adjacent to outdoor seating areas.
E. 
Sidewalks within parking lots or that connect parking lots or provide pedestrian connections adjacent to a public right-of-way shall be a minimum of five feet wide.
8. 
Signs. Signs shall be permitted subject to the applicable provisions of Part 16 of this chapter, with the exception of the following:
A. 
Digital message boards/electronic signs are prohibited.
B. 
Individual monument/ground signs are prohibited.
C. 
Sandwich boards for restaurants and/or eating establishments are permitted within a sidewalk in an area immediately in front of the establishment which they serve and situated in such a way as to not impede pedestrian traffic.
9. 
Design Examples:
A. 
Figure 1:
B. 
Figure 2:
C. 
Figure 3:
D. 
Figure 4: