Town of McCandless, PA
Allegheny County
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Table of Contents
Table of Contents
[Ord. 1359, passed 4-28-2008]
In expansion of the general purposes contained in Section 1311.02 of this Code, it is hereby declared to be the primary purpose of this Section to establish reasonable standards to permit and regulate compact, pedestrian-oriented commercial and mixed-use developments combining residential, retail, office and other commercial uses. Specific objectives of the district are as follows.
[Ord. 1359, passed 4-28-2008]
(a) 
Allow pedestrian-oriented, mixed-use developments, combining residential, retail, office and other commercial uses. This objective is maximized where residences, shops, offices, workplaces and civic areas such as a plaza or square are all within relatively close proximity to each other.
(b) 
Promote an efficient compact land use pattern to promote easy access between and among residences, stores and services by pedestrians, to shorten trips, to lessen dependence on the automobile, and to promote utilization of existing public facilities. This objective is maximized by relatively compact development that has an identifiable center and a discernible edge.
(c) 
Encourage developments which produce a desirable relationship between individual buildings, the circulation systems, and adjacent areas. This objective is maximized when new residential development is sited in proximity to existing residential neighborhoods so as to provide an appropriate transition between residential and commercial uses.
(d) 
Require sites to be designed in a way that creates a compact, clustered development pattern with appropriate public spaces. This objective is maximized by careful attention to the streetscape so that sidewalks, street trees, street lights, civic art and building architectural elements combine to foster a sense of place and community.
(e) 
While allowing for the safe and efficient flow of traffic to, from and within new developments, minimize the number of access points along arterial and collector streets, eliminate, where possible, individual curb cuts to arterial and collector streets and prohibit access to McKnight Road except at existing signalized intersections.
[Ord. 1359, passed 4-28-2008]
The Traditional Neighborhood Development Overlay District ("TND") shall be an overlay district as shown on the Town of McCandless Zoning Map. New land developments within the TND may comply with either the requirements of this Section or the underlying zoning district.
[Ord. 1359, passed 4-28-2008; Ord. 1428, passed 3-25-2013]
The uses permitted in the TND shall be those uses allowed in the D-Development District under Article 1326 provided, however, that:
(a) 
Gross square footage of commercial/entertainment uses (exclusive of theaters and cinemas) shall not exceed 50% of the total square footage shown in the Master Development Plan.
(b) 
Restaurants with drive through windows (unless otherwise permitted under Section 1346.04(e), below), gasoline stations, convenience stores and automobile service facilities shall not be permitted in the TND Overlay District.
(c) 
Home occupations are permitted provided that parking for home occupations must be part of the shared parking available for non-residential uses.
(d) 
Any new development in the TND may contain structures or encompass lots containing more than one principal use.
(e) 
A restaurant having an exterior building footprint equal to or greater than 4,400 square feet, that provides interior seating for at least 135 persons and that as originally constructed contains a private meeting room accommodating at least 10 persons and a customer lounge area of a minimum of 400 square feet shall be permitted to have a single drive through window (which may include an outdoor menu/speaker board system approved by the Town) subject to the following requirements:
(1) 
The drive through lane for the restaurant shall provide a sufficient number of queuing spaces so that the queuing of vehicles does not extend into a parking field drive lane or interfere with pedestrian traffic.
(2) 
The queuing spaces shall be located so as to not interfere with the use of any parking spaces or the free flow of traffic on the site and shall be adequately marked and indicated with directional signs.
(3) 
The entrances and exits for vehicles using the drive through window shall be designed to minimize the disruption of pedestrian patterns in the TND Overlay District.
(4) 
A "by-pass" lane shall be included and shall parallel the drive-through lane.
(5) 
The restaurant shall be adjacent to a minor arterial or arterial road or highway in accordance with the Town's road classification system listed in the Town of McCandless Comprehensive Plan, Chapter VIII, Section 800, or as subsequently amended.
(6) 
No more than one restaurant with a drive through window is permitted in a TND Overlay District.
[Ord. 1359, passed 4-28-2008]
(a) 
All applications for development in the TND shall include a Master Development Plan. The conditional use shall not be deemed to meet the purpose and objectives of this Article unless open space, civic art, and shared parking facilities or parking structures are included in the Master Development Plan.
(b) 
Within the TND, unless otherwise specified in this Article, minimum lot sizes, yard and building setbacks, impervious coverage limits and building sizes shall be established by the Master Development Plan and shall be subject to the Design Principles included as Appendix A to this Article.
(c) 
The Master Development Plan shall include proposed covenants, conditions and restrictions (the "Covenants") that would serve to enforce design standards and the terms of the Master Development Plan. The covenants must include a provision for private maintenance of roads, sidewalks and open space, including the public open space. The covenants are to be in force for perpetuity. The covenants are subject to review and approval by Town Council in a form approved by the Town Attorney.
(d) 
The Master Development Plan shall include a discussion of how development of contiguous undeveloped parcels might be coordinated with the Master Development Plan.
(e) 
As long as building and zoning permits for all of the total square footage of residential units along Cumberland Road within the Master Development Plan have been issued and construction has begun on at least 33% or a minimum 10 of such units, whichever is greater, then building and zoning permits for nonresidential structures elsewhere in the TND may be issued.
Occupancy permits for residential units along Cumberland Road will only be issued if all landscaping or bufferyards associated with these units is complete. A cash escrow satisfactory to the Town Engineer, Town Attorney and Town Manager shall be deposited with the Town to guarantee timely completion of landscaping and/or bufferyards.
(f) 
Vehicular access along Cumberland Road serving the TND shall be limited as follows:
(1) 
One access allowing right turn in-right turn out for all uses within the TND.
(2) 
One access allowing right turn in-right turn out for the residential dwelling units abutting the southern side of Cumberland Road, which limits access to the other uses in the TND, through gate or card access or other means as approved by the Town Council.
(g) 
The Town Council reserves the right to set any additional conditions it deems necessary.
[Ord. 1359, passed 4-28-2008]
All development to be approved under the TND regulations and each Master Development Plan shall comply with the following standards:
(a) 
Minimum master development plan area: 30 acres.
(b) 
Maximum permitted individual building footprint:
(1) 
Any building containing more than one principal use: 80,000 square feet;
(2) 
One building within the Master Development Plan may be used for a specialty food store: 65,000 square feet;
(3) 
Fitness: 50,000 square feet;
(4) 
Entertainment: 50,000 square feet;
(5) 
Hotel: 25,000 square feet;
(6) 
Special residential: 25,000 square feet;
(7) 
All other single use buildings are limited to 15,000 square feet.
(8) 
Buildings shall be arranged within blocks as provided for in the Design Principles, but in no event shall the total perimeter of any block exceed 2,000 lineal feet.
(c) 
Maximum permitted building height. Building height shall not exceed 85 feet as measured in accordance with the current edition of the International Building Code (IBC); architectural or mechanical appurtenances such as steeples or mechanical penthouses may extend no more than 20 feet above a building's highest habitable, occupiable or storage space and shall not be counted in the building height calculations.
(1) 
Parking structures shall be limited to 35 feet in height.
(d) 
Maximum permitted impervious surface ratio. The maximum permitted impervious surface rate ("ISR") shall be 0.8; for purposes of this Article only, ISR shall be determined by dividing the total area of all impervious surfaces proposed on the Master Development Plan by the total, gross area of all land included within the Master Development Plan.
(e) 
Residential buffering. Lots along Cumberland Road existing at the time of adoption of this Article must be developed residentially unless the lot also abuts and has frontage along McKnight Road, in which case such a lot may be used for any use allowed under Section 1346.03.
The residential structures along Cumberland Road are limited to 60 feet in total height.
The residential structures along Cumberland Road are required to have peaked roof forms.
The residential structures along Cumberland Road are required to front on Cumberland Road. A forty-five-foot front yard is required. For every foot that the height of residential buildings is increased over 45 feet, an additional corresponding per foot setback is required.
A thirty-foot bufferyard "D" is required to be planted and maintained within the forty-five-foot front yard. When the height of residential buildings is increased over 35 feet, the plant materials of a twenty-five-foot bufferyard "D" are required to be spread throughout the buffer area.
Parking and driveways are prohibited in any front yard of residential structures facing Cumberland Road. Direct vehicular access is prohibited from a residential structure to Cumberland Road.
(f) 
With the exception of the residential buffer outlined in subsection (e) hereof, the buffer zone of the perimeter of the TND shall meet the bufferyard type and spacing requirements of the D-Development District and the plant material specifications of Parking Lot Perimeter Screening contained in subsection (b)(7)B.3. of Appendix A, "Design Principles".
(g) 
Parking space and drive aisle width shall meet the requirements of Article 1313 of the Town Zoning Code.
(h) 
A minimum of 20% gross square footage of the total acreage within the Master Development Plan shall be open space. Open space may be wetlands, steep slopes, stormwater detention or retention areas, Town Square, parks, gardens, fountains or landscaped buffer zones around the perimeter of the property. Any impervious surface other than a Town Square shall not be considered open space. At least 50% of the total open space must be designed for public use. Provisions for permanent maintenance of the open space areas must be submitted as part of the conditional use approval.
[Ord. 1359, passed 4-28-2008]
(a) 
Loading, trash collection and similar facilities shall be incorporated into the overall design of the building and landscaping so that the visual and acoustic impacts of these functions are either fully contained within the building or otherwise screened so as to be out of the direct view from adjacent properties and public streets. Screened areas shall be put in the rear of the property unless Council determines that trash facilities located in the side of a property will have less impact on abutting properties than facilities to the rear.
(b) 
Loading and unloading areas shall be situated so as to not conflict with pedestrian movement.
(c) 
No exterior storage of materials or equipment is permitted in the TND.
[Ord. 1359, passed 4-28-2008]
(a) 
Sewer and water facilities. All new development in the TND shall be served by public sewer and public water facilities.
(b) 
Utilities. All utility lines (electrical, telephone, etc.) serving new development in the TND shall be placed underground.
(c) 
Signs and exterior lighting standards. All signs within the TND shall be subject to the requirements set forth in Section 1313.11(c) except that the types of permitted signs shall be governed by the classification of street to which the sign is oriented as shown in the table included in the Design Principles attached as Appendix "A" to this Article. Exterior lighting within the TND shall be subject to the requirements set forth in Section 1314.07(d).
(d) 
Environmentally sensitive areas. In lieu of compliance with the requirements of Article 1314, the Master Development Plan shall identify resource protection land as defined in Article 1314 and wetlands (hereinafter environmentally sensitive areas) and establish that the proposed development meets the minimum requirements of Article 1371 ("Design Standards"), Article 913 ("Stormwater Management") and Article 1705 ("Grading, Excavation and Fills"); provided, however, that Council may require that special care be taken to preserve steep slopes, woodlands, wetlands or similar environmentally sensitive areas in the TND. This may be substituted by dedicating a conservation easement equal in size to the identified and disturbed environmentally sensitive areas within the TND or D-Development zoning district. If the conservation easement is contiguous to an existing conservation easement not within the D-Development District, the replacement area of environmentally sensitive areas must be done at 1.5:1 ratio.
(e) 
Stand-alone accessory structures are not permitted in the TND. Parking facilities are considered a principal use.
(f) 
Phases and other property. Unless otherwise noted in this Article, development may occur in phases but shall be in accordance with the Master Development Plan which shall include a proposed schedule for development. Property not originally included within the area of a Master Development Plan may be added to it so long as:
(1) 
It is contiguous to the area shown on the Master Development Plan,
(2) 
The owner agrees in writing to be bound by and submits the land by recorded agreement to the Covenants,
(3) 
The owner agrees in writing to be bound by the manual of written and graphic design guidelines included within the Master Development Plan, and
(4) 
The owner submits a land development plan consistent with the original Master Development Plan.
(g) 
Manual of Written and Graphic Design Guidelines. The Master Development Plan for new development in the TND shall include a specific and detailed manual of written and graphic design guidelines as per Section 708-A of the Pennsylvania Municipalities Planning Code. The manual shall be consistent with the "Design Principles" set forth in Appendix "A" to this Article.