Part 5 Overlay Districts

gavel

New Laws

Title	Adopted	Subject	Affects
Ord. No. 535 pdf	2025-06-17	Zoning	Ch 27

§ 27-501 General.

[Ord. No. 477, 5/11/2021]

The basic requirements of each zoning district shall be subject to additional standards and regulations of this Part 5 based upon said Township overlay districts. These additional mandatory standards and regulations are intended to supplement, not repeal, abrogate, impair, or replace any existing ordinances or provisions that relate to zoning or building construction within the Township.

§ 27-502 Airport Zoning Overlay District.

[Ord. No. 477, 5/11/2021]

The purpose of the Airport Zoning Overlay District (AZO) is to regulate the development and the use of a lot in the Township that is situated in the flight path of present and projected aircraft operations at the Pittsburgh International Airport. The AZO boundary is shown on the Official Zoning Map.[1]

[1]

Editor's Note: A copy of the Zoning Map is included as an attachment to this chapter.

All land uses and construction activities that occur within the boundary of the AZO District shall comply with applicable FAA, PennDOT, and Bureau of Aviation, and Allegheny County regulations.

Any use within the boundaries of this AZO District which creates the following conditions must comply with applicable FAA and PennDOT regulations. Notice of proposed construction or alteration must be submitted to Allegheny County, the FAA, and PennDOT, Bureau of Aviation. Construction or alteration is subject to review and possible modification of design in accordance with applicable FAA and PennDOT regulations. The conditions are as follows:

Electrical interference with navigational signals or radio communication between the airport and aircraft.

Difficulty for pilots to distinguish between airport lights and other light; glare in the eyes of pilots using the airport.

Impairment of visibility in the vicinity of the airport.

Bird strike hazards.

Otherwise, in any way, endangers or interferes with the landing, takeoff, or maneuvering of aircraft intending to use the airport.

Any of the following types of construction or alteration within the boundaries of this AZO District must comply with applicable FAA and PennDOT regulations. Notice of proposed construction or alteration must be submitted to Allegheny County, the FAA, and the Pennsylvania Department of Transportation, Bureau of Aviation. Such construction or alteration is subject to review and possible modification of design in accordance with applicable FAA and PennDOT regulations.

Any construction or alteration of greater height than the imaginary surface extending outward and upward from the FAA and PennDOT runway approach regulations.

Any highway, railroad, or other traverseway for mobile objects of a height which, if adjusted upward 17 feet for an interstate highway that is part of the National System of Military and Interstate Highways, where over-crossings are designed for a minimum of 17 feet vertical distance, 15 feet for any other public roadway, 10 feet for the height of the highest mobile object that would normally traverse the road, whichever is greater for a private road, 23 feet for a railroad and for a waterway or any other traverseway not previously mentioned, an amount equal to the height of the highest mobile object that would normally traverse it, would exceed this standard.

The AZO District outlines the imaginary sloping surface as defined by the FAA and PennDOT. All landowners and/or developers located within the AZO District shall be responsible for verifying the height and location of the imaginary sloping surface.

The following structures or uses are exempted from the provisions of this AZO District:

(1)

Any object that would be shielded by existing structures of a permanent and substantial character or by natural terrain or topographic features of equal or greater height and would be located in the congested area of city, town, or settlement where it is evident beyond all reasonable doubt that the structure so shielded will not adversely affect safety in air navigation.

(2)

Any communications tower or a commercial wireless antenna or any other telecommunications antenna or device of 20 feet or less in height except one that would increase the height of another antenna structure.

(3)

Any air navigation facility, airport visual approach or landing aid, aircraft arresting device, or meteorological device, of any type approved by the FAA or PennDOT, Bureau of Aviation; any construction or alteration for which notice is required for any other FAA regulation.

§ 27-503 Streetscape Enhancement Overlay District.

[Ord. No. 477, 5/11/2021]

Purpose. The purpose of the Streetscape Enhancement Overlay (SEO) District is to improve selected and identified areas within the Township with streetscape enhancements to create a sense of vibrancy and a more aesthetically pleasing atmosphere through the following initiatives:

Regulate the uses and structures that are near or along major thoroughfares, arterial roadways and transportation hubs/intersections in accordance with Section 605 of the MPC.[1]

[1]

Editor's Note: See 53 P.S. § 10605.

Implement the various goals outlined in the Comprehensive Plan related to streetscape improvements.

Provide a cohesive character for streetscapes.

Promote pedestrian and bicycle circulation through pedestrian and bicycle-oriented streetscape design.

Enhance the streetscapes with pedestrian amenities.

Enhance the character of the streetscapes with street trees and other landscaping, lighting, hardscapes, street furniture and/or signage.

Enhance off-street parking lots.

Applicability.

Implementation of SEO District Requirements. Improvements within the SEO District shall comply with the design standards referenced in Table 27-20 (SEO District Implementation Requirements) of this chapter as follows:

[Amended by Ord. No. 513, 11/14/2023]

(1)

Any New Land Development. In the event of any new land development, all the design standards checked in column 1 of Table 27-20 (SEO District Implementation Requirements) shall apply to the entire lot on which the land development occurs.

(2)

Exterior Improvements Requiring Building Permit.

(a)

In the event any improvement(s) which satisfies the below criteria is to be constructed and/or installed on a lot, those design standards checked in column 2 of Table 27-20 (SEO District Implementation Requirements) shall apply to the entire lot upon which the improvement is to be constructed and/or installed:

(i)

The improvement(s) requires a building permit pursuant to the Construction Code; and

(ii)

The improvement(s) has an estimated construction and/or installation cost of $200,000 or more.

The Township reserves the right to request written contracts detailing the cost of improvements.

(b)

The following improvements are excluded from this § 27-503, Subsection 2A(2):

(i)

Renovations and/or improvements to the interior of a building (for purposes of this subsection, "interior" shall mean inside the exterior walls or under the roof of a building;

(ii)

Repair or maintenance of any existing building; or

(iii)

An addition to an existing building that is less than 200 square feet of gross floor area.

(c)

A landowner, tenant and/or developer shall not separate proposed improvements in order to evade the application of this § 27-503, Subsection 2A(2).

(3)

Item Being Improved. In the event the specific item checked in column 3 of Table 27-20 (SEO District Implementation Requirements) is to be replaced, altered, or expanded (as distinguished from repaired or maintained) and the cost is in excess of the amounts referenced below, as determined by the Township, the expansion or alteration of such item shall comply with the design standards for that specific item.

(a)

Fifteen thousand dollars for improvements to driveway/curb cuts and off-street parking areas.

(b)

Five thousand dollars for all other improvements.

(i)

The Township reserves the right to request written contracts detailing the cost of improvements.

(4)

Change in Use. In the event a business is applying for a zoning and occupancy permit and the zoning use is different from the previous use in that space, those design standards outlined in this chapter shall apply to the entire lot upon which the business is proposing to occupy. These regulations shall not apply to multi-tenant buildings when the gross floor area occupied by the changed use consists of less than 25% of the total gross floor area in a multi-tenant building.

Table 27-20 SEO District Implementation Requirements
	(1) New Construction	(2) Building Permit Exceeding $200,000	(3) Item Being Improved	(4) Change in Use
Building Location (§ 27-503.5)	✓	✓*
Street Trees and Other Landscaping (§ 27-503, Subsection)	✓	✓		✓
Street Walls and Fencing (§ 27-503, Subsection)	✓	✓		✓
Streetscape Enhancements (§ 27-503, Subsection)	✓	✓		✓
Sidewalks and Crosswalks (§ 27-503, Subsection)	✓	✓		✓
Lighting (§ 27-503, Subsection)	✓	✓		✓
Building Design (§ 27-503, Subsection)	✓	✓	✓	✓
Off-Street Parking Areas (§ 27-904)	✓		✓**
Signage (§ 27-1003)	✓		✓	✓
Off-Street Loading Design (§ 27-910)	✓		✓

NOTES:
*	Only applies to the expansion of the building footprint.
**	Does not apply to the maintenance, re-striping, sealing or repaving of a parking lot. Repaving includes resurfacing and any excavation and replacement of the base or subbase of an existing parking area necessary to resurface the same.

Redevelopment will be given special consideration and criteria will be determined on a case-by-case basis by the Township based on the unique circumstances and existing conditions of each particular site.

[Amended by Ord. No. 483, 7/13/2021]

Compliance. All new development and redevelopment that lies within the SEO District shall comply with the design standards of this section.

Minimum Requirements. The minimum requirements for the SEO District are described in the following subsections.

Building Location.

New buildings located within the SEO District shall be located adjacent to the sidewalk or at the build-to line. Build-to line distance shall be 10 feet, measured from the property line or the public right-of-way, whichever is greater. Subject to approval by the Township Engineer, build-to-lines may be adjusted, based on site specific needs, to maintain visibility for vehicles exiting onto collector roads and arterial roads.

[Amended by Ord. No. 483, 7/13/2021]

Buildings should be located to anchor the street corners.

Parking Lot Location.

Parking shall be screened with hedges, walls, fences, and/or other landscaping.

Screening shall be at least 30 inches in height if parking is located in the front or side of a building.

Parking lots shall be located to the side or rear of a building.

Building Types.

New buildings shall be designed to be consistent with the existing character of the existing commercial, residential, and/or mixed-use building types within the SEO District.

Housing options shall be diverse and provide numerous options and housing affordability.

Buildings within the district located in the Chauvet Drive, Park Lane Drive, and Summit Park Drive area shall not have a footprint larger than 100,000 square feet, unless the building is used for multifamily housing, business and professional offices, or a larger shopping plaza with multiple tenants.

Buildings within the SEO District located at the Five Points Intersection and along Steubenville Pike, West Steuben Street, and Market Place Drive shall not have a footprint larger than 40,000 square feet, unless the building is used for multifamily housing or a shopping plaza with multiple tenants.

Building and Sign Design.

[Amended by Ord. No. 513, 11/14/2023]

Materials.

(1)

Ground-Floor Transparency.

(a)

The street-level facade of any building facing a public street or access drive shall be transparent between the height of three feet and eight feet above the walkway grade for at least 50% of the horizontal length of the structure.

(b)

No more than two sides of any one building shall be subject to the minimum transparency provisions.

(c)

All glazing shall be clear, lightly tinted, or spandrel glass.

(i)

Spandrel glass may be used to comply with the transparency requirement. However, spandrel glass may only be utilized to achieve the transparency requirement as long as spandrel glass and visual glass are not both utilized on the same wall plane.

(d)

In special circumstances, alternatives to the transparency requirements of this section may be permitted, subject to all of the below-stated conditions:

(i)

Upon appropriate demonstration by the applicant, a determination that strict compliance with the transparency requirements cannot be reasonably achieved.

(ii)

Proposal by the applicant of an appropriate transparency alternative which incorporates the use or arrangement of building materials that simulate transparency and/or that provides enhanced architectural amenities (which architectural amenities are determined to be in addition to those otherwise required).

(iii)

The use of the proposed transparency alternative shall not result in a reduction of more than 25% of the otherwise applicable transparency requirements of this section.

Exterior Facade.

(1)

Surface treatments such as recesses, projections, finish materials, awnings, and other architectural articulation shall be required along 100% of the horizontal length of any wall.

(2)

Buildings which exhibit long, flat facades and continuous linear strip development are prohibited in the SEO District.

(3)

Acceptable materials may include:

(a)

Brick;

(b)

Split-face masonry units four inches by sixteen inches or smaller;

(c)

Prefabricated architecturally designed concrete masonry panel;

(d)

Stucco, as accent material;

(e)

Other comparable materials may be approved by the Board of Supervisors.

(4)

Acceptable materials shall not include:

(a)

Large split face masonry units, larger than four inches by 16 inches;

(b)

Tilt-up concrete masonry units;

(c)

Prefabricated rolled steel wall panels;

(d)

Standard eight-inch-by-sixteen-inch concrete masonry units (CMU).

(e)

Corrugated metal panels.

(5)

Colors. The use of high-intensity, metallic, and fluorescent colors shall be prohibited.

Orientation. All buildings in the SEO District shall provide a prominent and highly visible street-level doorway or entrance along the front or side of the building which faces a public street.

Height.

(1)

The minimum height of any new buildings shall be 30 feet and have maximum height of 80 feet, unless otherwise specified by the area and bulk requirements of the underlying zoning district in which the property is located.

(a)

Where there is conflict between this standard and the standard for a permitted use, the standard shall be used as the maximum.

(2)

No new buildings shall be more than two stories in height taller than buildings on the adjacent lots, except where building height is authorized for mixed-use building or by conditional use.

Lighting.

Pedestrian scale streetlights, with a pole height no greater than 20 feet, shall be provided along the frontage of the property.

There shall be no transparent glare from the streetlighting onto adjacent properties.

The Township-approved streetlighting to be used as specified in the SALDO[2] and the Township Public and Private Improvements Code.

[2]

Editor's Note: See Ch. 22, Subdivision and Land Development.

10.

Street Trees and Other Landscaping.

Street trees shall be a minimum of one-and-one-half-inch caliper DBH.

Canopy/street trees shall be provided and maintained along the entire length of frontage of the lot.

The street trees shall be deep-rooted and stress-tolerant species.

Canopy/street trees shall be spaced a maximum of 50 feet on center for large trees, 35 feet on center for medium trees, and 20 feet on center for small trees, providing a minimum of two such trees per lot for lots with frontages of 100 feet or less and a minimum of three such trees per lot for lots with frontages greater than 100 feet. Trees shall be planted within the ROW or within a band of 25 feet parallel to the ROW line.

No more than 50% of the trees planted shall be of one species.

At intersections, trees shall be located not closer than 30 feet from the intersection of the curb or within the defined clear sight triangle.

11.

Street Walls and Fencing.

A combination of street walls and decorative context-sensitive fencing shall be placed along the street whenever buildings do not adjoin the sidewalk or build-to line.

All street wall design shall be appropriate to the character style of the District and of the building.

12.

Streetscape Enhancements. Streetscape enhancements shall be constructed at all intersections with proposed and existing streets, consisting of street walls, context-sensitive fencing, pedestrian pockets, area lighting, and other elements as identified in the development land development plans.

Pedestrian Pockets.

(1)

Pedestrian pockets shall be located within an easement and shall be maintained in perpetuity by the property owner.

(2)

Pedestrian pockets shall be delineated from the host development and/or adjacent lots by decorative context-sensitive fencing.

13.

Sidewalks and Crosswalks.

Sidewalks and crosswalks shall be continuous within the SEO District.

Sidewalks shall be at least five feet in width.

Crosswalks shall be at least eight feet in width.

Curb cuts shall use material consistent with the sidewalk material and shall be no more than 24 feet in width.

Crosswalks and ADA Accessibility.[3] Clearly marked crosswalks and accessible curb ramps shall be provided at intersections where there are sidewalks or pedestrian walkways. The Township may require crosswalks in other locations to ensure pedestrian safety and convenience.

(1)

Crosswalks located within the public ROW shall be the standard crosswalk design found in PennDOT Publication 111, Traffic Control - Pavement Markings and Signing Standards, TC-8600, Sheet 6 of 13 - Type C, and shall feature PennDOT approved hot thermoplastic pavement markings.

(2)

All other crosswalks shall be constructed of stamped or scored reinforced concrete as found in PennDOT Publication 111, Traffic Control - Pavement Markings and Signing Standards, TC-8600, Sheet 6 of 13 - Type E "Herringbone" (with approved nonreflective maroon color mixed into the concrete). Crosswalks shall be striped with a six-inch-wide painted white stripe on both sides.

[3]

Editor's Note: See 42 U.S.C. § 12101 et seq.

An internal walkway system consisting of sidewalks shall be provided within all developments, particularly within parking areas, and shall connect to sidewalks connecting to adjacent parcels.

Pedestrian lighting shall be provided to illuminate the walkway system.

14.

Streets and Alleys.

Existing streets and alleys shall be maintained.

New streets and alleys shall be created where needed to tie into the existing network whenever properties are developed or redeveloped.

New street and alley widths shall be consistent with the Township's standards outlined in this chapter, the SALDO,[4] and the Township's Minimum Construction Standards.

[4]

Editor's Note: See Ch. 22, Subdivision and Land Development.

§ 27-504 TND-Mixed Use Overlay District.

[Added by Ord. No. 500, 8/23/2022]

Purpose. The purpose of this TND-Mixed Use Overlay District is to provide areas for a mix of residential commercial uses intended to serve the area with goods and services. This district is intended to provide convenience opportunities that cater to the surrounding neighborhoods and community. The district is designed to mix uses within buildings and blocks and is focused on the pedestrian experience and accessibility. The buildings within the district are unique and varied in their architectural design and complemented by streetscapes and public spaces that are integral to the design and function of the district. Furthermore, development within the district will:

Provide 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 district to allow for the ease of movement of goods and people between and among the individual parcels and buildings within the district such that multimodal transportation is a priority; and

(3)

Uniformity in character and overall layout such that the collection of uses developed within the district create a sense of place that is unique and welcoming, while allowing for flexibility and innovation in design.

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;

Provide a procedure, in furtherance of these purposes, which can relate to 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; and

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.

Applicability. The TND Overlay District creates a new development option that is elected by choice at the discretion of the property owner. If a development application is submitted to the Township under the TND Overlay District regulations, such application shall clearly state that the TND Overlay District development option is selected for the application and an acknowledgment that all TND Overlay District regulations shall apply to the development application.

All other applicable standards and requirements as set forth in this Chapter 27, Zoning, and other applicable Township ordinances shall apply to development within the TND Overlay District. Where a conflict arises between the requirements of this section, the Zoning Ordinance, or other Township ordinances, the requirements of this TND Overlay District shall govern.

The standards of the TND Overlay District contained in this section shall apply to all properties that are within the boundaries of the TND Overlay District as delineated on the Township Zoning Map, as amended, which is attached hereto and incorporated herein.

District Boundaries. The boundaries of the TND OVERLAY District are delineated on the Township Zoning Map, as amended, which is attached hereto as Exhibit A and incorporated herein.[1]

[1]

Editor's Note: Said map is on file in the Township offices.

Application Review and Approval Process; General Requirements.

All applications for development in the TND OVERLAY District shall be considered as a planned nonresidential development (PNRD) for application review and approval purposes. All such developments shall follow the requirements for PNRD review and approval pursuant to the Township Zoning Ordinance.

All provisions of Part 13, Planned Nonresidential Development, shall apply to all development applications in the TND Overlay, except that in cases of a conflicting provisions, the conflicting provision of this TND Overlay Ordinance shall apply.

In addition to any other application materials otherwise required by the Township, all applications for development within the TND Overlay District shall include the following for review by the Township:

(1)

Pedestrian connectivity plan, illustrating the proposed location, width and materials for all trails and sidewalks.

(2)

Vehicular connectivity plan, illustrating the proposed location and right-of-way and cartway width for all streets.

(3)

Public spaces and gathering places plan, illustrating the location and type of all open space, pedestrian pockets, plazas, and other public spaces.

Cut sheets, details, and graphics shall be provided, as necessary, to adequately illustrate compliance with required building types and architectural style, nonresidential building elevations, setbacks for principal and accessory structures, garage placement and type of garage entry, park and recreational facility, and open space designs, and amenities provided within, and pedestrian features, including sidewalks and trails.

Definitions.

MIXED-USE BUILDING

A two- or three-story building that houses nonresidential uses, such as office and retail, in combination with residential uses in a single principal structure with the nonresidential uses on the ground floor and nonresidential uses on the upper floors. A mixed-use building is distinguished from live-work units due to the lack of any internal connections between the uses.

PPIC

North Fayette Township Public and Private Improvements Code, as may be amended from time to time.

STREET WALL

The wall of a building adjoining a sidewalk at the edge of the street right-of-way; or architectural elements, such as walls, piers, pillars, fences, colonnades, porches, and porticoes, in lieu of a building wall when a building is set back from the street wall line.

STREETSCAPE

The visual elements along a street, including, but not limited to, sidewalks, pedestrian amenities, street furniture, street trees and landscaping, open space, and similar improvements, that combine to form the street's character.

TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND)

An area of land typically developed for a compatible mixture of residential units for various income levels and nonresidential commercial and workplace uses, including some structures that provide for a mix of uses within the same building. Residences, shops, offices, workplaces, public buildings, and parks are interwoven within the neighborhood so that all are within relatively close proximity to each other. Traditional neighborhood development is relatively compact and oriented toward pedestrian activity. It has an identifiable center and a discernible edge. The center of the neighborhood is in the form of a public park, commons, plaza, square or prominent intersection of two or more major streets. Generally, there are a hierarchy of streets laid out with an interconnected network of streets and blocks that provides multiple routes from origins to destinations and are appropriately designed to serve the needs of pedestrians and vehicles equally.

Permitted Uses.

Residential Uses:

(1)

Single-family dwellings.

(2)

Apartment, garden.

(3)

Apartment, high-rise.

(4)

Duplex.

(5)

Multifamily dwellings.

(6)

Townhouse.

(7)

Two-family dwelling.

Nonresidential Uses:

(1)

Art gallery.

(2)

Arts and crafts studio.

(3)

Auditorium.

(4)

Bank/financial institution.

(5)

Bar.

(6)

Business services.

(7)

Catering/event venue.

Day-care, adult.

Day-care, child.

Essential services.

Fitness center.

Flex space.

Food and grocery store.

(14)

No-impact home-based business.

Home occupation.

Hotel.

Library.

Live-work units.

Medical marijuana dispensary.

(20)

Medical offices (low intensity).

(21)

Medical offices (high intensity).

(22)

Office, business professional.

(23)

Parking lot, commercial.

(24)

Parking structure, commercial.

Personal services.

Pharmacy.

Recreation, indoor.

Restaurant, without drive-through.

(29)

Retail store (less than 5,000 square feet).

(30)

Retail store (5,000 to 20,000 square feet).

Shopping center.

Tasting room.

Tavern or bar.

Theater.

Accessory Uses. Those uses which are typically associated with permitted principal uses.

Mixed-Use Buildings. Permitted residential and nonresidential land uses may occupy the same building; however, no residential uses are permitted to occupy any first floor or basement.

(1)

The gross land area associated with a mixed-use building shall be considered nonresidential for the purpose of calculating the required land use mix.

(2)

The following uses are permitted on the first floor of a mixed-use building:

(a)

Art gallery.

(b)

Arts and crafts studio.

(c)

Bank/financial institution.

Bar.

Business services.

Day-care, adult.

Day-care, child.

Fitness center.

Flex space.

Library.

Medical offices (low intensity).

(l)

Medical offices (high intensity).

(m)

Office, business professional.

(n)

Personal services.

(o)

Restaurant, without drive-through.

(p)

Retail store (less than 5,000 square feet).

(q)

Tavern or bar.

(3)

The following uses are permitted on the floor(s) above the first floor of a mixed-use building, provided each floor has either all residential or all nonresidential uses:

(a)

Multifamily dwellings.

(b)

Art gallery.

(c)

Arts and crafts studio.

(d)

Business services.

(e)

Medical offices (low intensity).

(f)

Office, business professional.

(g)

Personal services.

Minimum Acreage and General Requirements.

A development within the TND Overlay must include a minimum total of 50 acres within all proposed phases of the development.

(1)

Any development that includes 30 acres or more in gross land area in the residential land use area of the TND Overlay District must include at least two permitted residential use types.

All planning, design, construction, and maintenance of development with the TND Overlay District shall comply with the design requirements of this section, which shall be considered the TND Overlay District Manual of Written and Graphic Design Guidelines as authorized by Article VII-A of the Municipalities Planning Code.

All improvements in the TND Overlay District shall be designed and constructed in accordance with the requirements of this section, the Subdivision and Land Development Ordinance, the Stormwater Management Ordinance, the Public and Private Improvements Ordinance[2] and any other applicable Township ordinance except as provided in this section.

[2]

Editor's Note: See Ch. 22, Subdivision and Land Development; Ch. 19, Stormwater Management; and Ch. 5, Part 4, Public and Private Improvements.

Proposed development plans in the TND Overlay District must be high quality development that is in strict compliance with the design requirements of this section. The proposed development must meet or exceed these design requirements in all aspects of the development.

Building Design and Layout Requirements.

Intent.

(1)

Buildings are intended to be located in general alignment with other buildings on a block.

(2)

A variety of building footprints are intended to add diversity to the community character.

(3)

Front building facades are intended to contribute to an attractive streetscape.

(4)

The articulation of roofs and facades is intended to promote an attractive neighborhood.

(5)

Two- and three-story buildings are intended to promote less building coverage to create a more village-type scale.

(6)

A series of shopfront and vertical variations to building facades are intended to promote a main street type of environment that de-emphasizes the horizontality of buildings.

(7)

In contrast with a conventional "big-box" store that typically projects a stark appearance, the careful design and articulation of a larger footprint building, the front yard, the parking lot, and the overall landscape, is intended to result in a more attractive and user-friendly environment.

(8)

Facade articulation, variation in roof lines, and vertical expression of buildings, is intended to promote consistency with the scale and proportion of traditional streetscapes and neighborhoods.


Front building facades are intended to contribute to an attractive streetscape by featuring masonry material and varied roof lines.	A series of shopfront and vertical variations to building facades are intended to promote a main street type of environment that de-emphasizes the horizontality of buildings.

Residential Buildings.

(1)

Utilize a variety (two or more) of building styles or variations within a proposed residential development.

(2)

One building style may be used for an apartment development.

(3)

Porches, porticos, and stoops oriented to the street.

(4)

A variety of roof lines, architectural features and materials shall be provided to create diversity.

(5)

A minimum of 80% of townhouse units shall have vehicular access (driveway and garage) only at the rear of the building. Rear vehicular access shall be from a local street only.

(6)

Garage doors facing a street that are set back a minimum of 12 feet from the nearest edge of the sidewalk along the street. Garage doors will be of an architectural style consistent with the residential building.

(7)

On residential lots, fencing is permitted in the front yard pursuant to the requirements of the Streetscape Overlay District Requirements. All other fences must comply with the fence requirements of this chapter.

Nonresidential, Multifamily and Mixed-Use Buildings.

(1)

No building should have a flat roof unless a parapet wall is provided to create a varied roof line.

(2)

Screening of rooftop building mechanicals shall be accomplished through the use of parapet walls such that the building mechanicals are not visible by pedestrians from street-level.

(3)

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 foot to five feet in depth.

(4)

Promote a greater sense of character and pedestrian scale, by requiring buildings to be functionally, or through design elements, broken into smaller storefronts through the use of windows, doors, pilaster, piers columns, arches, porches, porticos, colonnades, and the like.

(5)

Larger footprint buildings should 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.

(6)

Building and site design elements of a larger footprint building shall include:

(a)

Varied building materials;

(b)

Roofline variation and projections;

(c)

Varied colors;

(d)

Complimentary landscaping; and

(e)

Pedestrian features including ample sidewalks, crosswalks, lighting, and vegetation.

(7)

Building facades shall only utilize one or more of the following materials, unless a comparable alternative is approved:

(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.

(8)

Maximum building footprint shall be 15,000 square feet for nonresidential and mixed-use buildings.

(a)

Buildings in excess of 15,000 square feet of first floor gross area may be permitted; however, they 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, is intended to result a more attractive and pedestrian-friendly environment. Such building and site design elements of a big-box development shall include:

(i)

Varied building materials;

(ii)

Roofline variation and projections;

(iii)

Varied colors;

(iv)

Complimentary landscaping; and

(v)

Pedestrian features including ample sidewalks, crosswalks, lighting and vegetation.

(9)

Buildings shall be oriented such that the front building facade faces and is adjacent to a public street or a private street. 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.

(10)

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, pilaster, piers columns, arches, porches, porticos, colonnades and the like.

(11)

Nonresidential and multifamily buildings in a development shall have a consistent architectural design feature that allows for unique individual building design but presents a unifying character among the buildings. A minimum of one color, material, and/or architectural design feature shall be consistent on all nonresidential and multifamily buildings.

(12)

Building transparency requirements.

(a)

The street-level facade of any building facing a public street shall be transparent between the height of three feet and eight feet above the walkway grade for at least 50% of the horizontal length of the structure.

(b)

All glazing shall be clear, lightly tinted, or spandrel glass.

(i)

Spandrel glass may be used to comply with the transparency requirement; however, spandrel glass may only be utilized to achieve the transparency requirement, as long as spandrel glass and vision glass are not both utilized on the same wall plane.

(c)

Opaque or faux windows may not be utilized to meet the building transparency requirements.

Stormwater Facilities.

(1)

To allow for the most efficient use of land, allow for the greatest flexibility of building layout, and accommodate usable open space and pedestrian-oriented spaces, all stormwater collection and management facilities shall be constructed underground in accordance with the requirements of the PPIC (SW-1-23).

Bulk and Area Regulations.

Intent.

(1)

Density and dimension requirements are intended to lead to more efficient and proper land use, making the most of the Township's land assets.

(2)

Specific requirements are intended to make for distinct design options by dictating the overall style and character in each development type.

Requirements.

(1)

Maximum Density (dwellings units per acre).

(a)

Single-family dwellings: eight.

(b)

Apartment, garden: 18.

(c)

Apartment, high-rise: 24.

(d)

Duplex: 14.

(e)

Multifamily dwellings: 24.

(f)

Townhouse: 14.

(g)

Two-family dwelling: 18.

(2)

Maximum Lot Coverage.

(a)

Residential uses: 75%.

(b)

Nonresidential uses, multifamily, and mixed-use building: 90%.

(3)

Minimum Lot Size.

(a)

Residential uses:

(i)

Single-family dwelling: 5,445 square feet.

(ii)

Two-family dwelling: 3,640 square feet.

(b)

Multifamily dwellings: 21,780 square feet.

(c)

Townhouses: 3,640 square feet; provided, however, the minimum lot size for up to 50% of the townhouse units in a development may be reduced to 1,760 square feet.

(d)

Mixed-use building: one acre.

(e)

Nonresidential uses: one acre.

(4)

Front Yard Setback.

(a)

Residential buildings: 10 feet.

(i)

Projections including, but not limited to, stoops, porches, arches, and similar construction are not permitted in the front setback.

(ii)

Townhouses and multifamily buildings may construct a street wall with its face at the two feet line and with a principal structure maximum of 10 feet behind the street wall.

(b)

Nonresidential Buildings.

(i)

Buildings one to two stories in height: 35 feet minimum and 85 feet maximum.

(ii)

Buildings three to four stories in height: 50 feet minimum and 85 feet maximum.

(iii)

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.

(5)

Side and Rear Yard Setback.

(a)

Residential Buildings:

(i)

Side yard: five feet.

(ii)

Rear yard: 15 feet.

(b)

Nonresidential Buildings:

(i)

Side yard: 25 feet.

(ii)

Rear yard: 25 feet.

(6)

Maximum building height: 55 feet.

10.

Streets and Streetscape Requirements.

Intent:

(1)

The intent of the streetscape requirements is to provide convenient pedestrian access and build attractive streetscapes that functionally provide interconnections throughout the district and build a consistent sense of place and community character.

(2)

Streetscapes will provide and maintain a network system of sidewalks, crosswalks, pathways, and trails to strengthen the pedestrian-oriented environment.


Quality street design encourages pedestrian activity on the street, providing opportunities for various modes of travel and enhancing the identity of a community.	Streetscapes will include amenities such as sidewalks, street trees, lighting, benches, and trash receptacles to strengthen the pedestrian-oriented environment.

Interconnect streets from the blocks of the TND Overlay District, which serve as the backbone for development. Vehicular and pedestrian connectivity shall be provided between buildings, land uses, and throughout the development. [Refer to PPIC (RD-1-28) for exact construction specification.]

Sidewalks, trails and crosswalks.

(1)

Sidewalks, trails, and crosswalks shall be installed and maintained throughout the TND Overlay District in a manner consistent with the requirements of this section. Buildings, lots, public spaces, and neighborhoods shall be linked through pedestrian connections.

(2)

Sidewalks along the street shall have direct connections to buildings.

(3)

Sidewalks and crosswalks should be constructed in the PPIC (RD-6, Typical Residential Roadway Plan View) 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.

Benches and Waste Receptacles.

(1)

In developments within the commercial and office areas of the TND Overlay District, benches and waste receptacles [in accordance with the PPIC (SD-10, Bench and SD-12, Litter Receptacle)] shall be installed and maintained on a hardscape surface with minimal slope in the following locations: 1) at each street corner; and 2) at pedestrian pockets and plazas, one bench per every 300 square feet.

(2)

Waste receptacles shall be installed, anchored, and serviced at street intersections, at pedestrian pockets and plazas, and at 300-foot intervals along streets.

(3)

A dog waste dispenser, matching the style and color of the waste receptacle, shall be installed and serviced with each waste receptacle.

Street Trees.

(1)

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.

(2)

Street trees shall be installed and maintained along both sides of all streets, in accordance with the requirements of the PPIC (SD-6, Typical Residential Roadway Plane View). 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 trees species shall be carefully selected and utilized.

(3)

Street trees shall be a minimum of two-and-one-half-inch dbh in accordance with American Nursery Association standards and shall be planted in accordance with accepted landscape conservation practices.

Lighting.

(1)

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.

(2)

The type, style, operation, and location of streetlights shall be in accordance with the PPIC (SD-18 Street Lighting).

Driveways and Curb Cuts for Nonresidential and Mixed-Use Buildings.

(1)

In order to reduce pedestrian and vehicular conflict, shared driveway entrances and access drives are encouraged.

(2)

The number of driveway entrances shall be 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)

Driveways, access drives and curb cuts shall comply with the Township PPIC (RD-18-19).

(5)

Alignment. Driveways, access drives and curb cuts shall have direct alignment with driveways, access drives and curb cuts on opposing lots.

Screening of Off-Street Parking.

(1)

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 deemphasize parking areas through screening and provide buffering between pedestrian ways and parking.

(2)

Off-street parking areas that are adjacent to streets shall be screened with low street walls or fencing (three feet to four feet in height). Solid masonry walls or brick piers with decorative metal fencings and shrubs shall comprise the screening, at a minimum.

11.

Signage. All signs in the TND District shall comply with Part 10 (Signs) of this chapter except that pole signs and changeable copy signs are prohibited.

12.

Public Spaces and Gathering Places.

Intent:

(1)

Provide viable opportunities for pedestrians to experience the public realm throughout the neighborhood.

(2)

Enhance the appearance and character of the neighborhood while enhancing the pedestrian function.

(3)

Provide opportunities for sitting and serving as a pedestrian stop or destination.


Public spaces are easily accessible and centrally located to enhance their value and positive impact on the neighborhood.	Public gathering spaces foster a sense of community while sparking social, economic, environmental, and cultural benefits.

Each development shall include a combination of a variety of "outdoor room" elements 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.

Each development shall provide "pedestrian pockets" as gathering places by integrating visible opportunities for pedestrians to rest and relax along the streetscapes, for example, small plazas as street corners and neighborhood gateway features that integrate seating areas. These spaces are to be viable additions to the built environment that celebrate the public realm of the district.

Each development shall provide pedestrian pockets with benches, sitting walls, shade trees, landscaping, and lighting, which shall be installed and maintained on a minimum of one street corner at all intersections and at mid-block locations where 1,000 feet or more separates street intersections.

A minimum of one plaza shall be installed within a proposed mixed-use development and shall be a minimum of 1,500 square feet with unrestricted public access. Private outdoor dining areas adjacent to a plaza will complement the plaza but cannot be used to reduce the required minimum square footage.

Public spaces and gathering places shall be maintained to provide year-round attractiveness.

All public spaces and gather places shall be constructed in accordance with the PPIC (SD-1-15).

13.

Phasing.

If a proposed development within the TND Overlay 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 public spaces and gather places; and transportation (pedestrian and vehicular) infrastructure.

Within each development, the nonresidential and residential uses are intended to mutually support the needs of each other. It is not the intent of these regulations to permit the development of residential uses without the nonresidential uses being developed simultaneously. Therefore, excepting those units in a mixed-use building, the percentage of approved residential units, as determined by building permits issued, shall not exceed the percentage of approved nonresidential square footage, as determined by building permits issued, within a development in any proposed phase.