A. 
Overlay district standards provided herein are intended to supplement those permitted in the underlying zoning district classification(s) and in some cases may be more restrictive than those of the underlying zoning districts. Unless specified, when the requirements of the underlying zoning district and the overlay district appear to be in conflict, the more restrictive requirements shall apply.
B. 
Principle uses permitted are regulated in § 208-216 and accessory uses and structures in § 208-218.
A. 
Purpose.
1. 
The purpose of establishing this overlay zoning district is to protect the aesthetic and visual character of lands in Marshall Township adjacent to all roadways within the Township, as defined herein, and to provide for and promote their orderly development.
2. 
In particular, the purpose of the Corridor Enhancement overlay district is as follows:
(a) 
To provide for the continued safe and efficient use of the Township's existing and proposed roadways.
(b) 
To maintain the natural beauty and scenic, cultural and historic character of the corridors, particularly distinctive views and visual continuity.
(c) 
To protect existing greenbelts, natural vegetation and wildlife habitats along the corridors.
(d) 
To limit clearing, grading and clear cutting along the corridors.
(e) 
To minimize cut and fill operations by placing emphasis on the retention of natural topography of the corridors.
(f) 
To promote safe ingress and egress and efficient traffic flow in the corridor by managing access from the roadway to homes, businesses and other uses.
(g) 
To create general consistency with the Marshall Township Comprehensive Plan, including its goal within the green space focus area, “Match regulations to policy: Ensure that Township ordinances consistently and effectively implement the vision.”
3. 
These purposes will be accomplished through evaluation of proposed land developments within this overlay district by the Board of Supervisors, which shall review the location, character and appearance of new development in the district. It is the purpose of such review to determine, in a cooperative fashion with the applicant, whether a proposed plan meets the guidelines and other standards of this zoning district.
B. 
Applicability.
1. 
The Corridor Enhancement overlay district shall include all lands within 500 feet of each side of the center line of the following rights-of-way:
(a) 
Woodland Road.
(b) 
Markman Park Road.
(c) 
Spang Road.
(d) 
Locust Road.
(e) 
Sunset Road.
(f) 
Freeport Road.
(g) 
Neely School Road.
(h) 
Mt. Pleasant Road.
(i) 
Wexford Run Road.
(j) 
Shenot Road.
(k) 
Route 1-79.
(l) 
The Pennsylvania Turnpike (Route 76).
(m) 
Pennsylvania State Route 19 (Perry Highway).
(n) 
Pennsylvania State Route 910 (Orange Belt).
(o) 
Warrendale-Bayne/Warrendale-Bakerstown Road (Red Belt).
(p) 
Pleasant Hill Road.
(q) 
Mingo Road.
(r) 
Northgate Drive.
(s) 
Knob Road.
(t) 
Brush Creek Road (south of the Commonwealth Drive intersection).
2. 
The approximate boundary of this zoning district shall be shown on the Zoning Map of Marshall Township and shall be shown as a surveyed line by the applicant on each property subject to review.
3. 
The Corridor Enhancement overlay district provisions shall apply to major subdivisions and land development plans.
C. 
Development activity permitted within the district. There shall be no alteration of the existing condition of the lands, uses or structures within the Corridor Enhancement overlay district from the date of enactment of this section henceforth except as provided for by this section or by other sections of this article.
D. 
Development activity prohibited within the district. Uses prohibited in the underlying zoning district are also prohibited in the overlay district.
E. 
Woodland protection shall meet the requirements of § 174-318.
F. 
Retention of and/or creation of a minimum visual buffer along the corridor right-of-way.
1. 
Each approved application for land development shall provide a minimum visual buffer between the right-of-way of the subject roadway and all proposed structures and parking areas. The purpose of the minimum visual buffer is to soften the appearance of structures and parking lots from the road, to screen vehicular headlight glare on and off site and to lessen spillover light from on-site lighting. The buffer shall be continuous, except as set forth below, and be no less than 50 feet average and 30 feet minimum depth. Depth shall be measured from the edge of the buffer facing the structure or parking lot to the existing right-of-way or to the new right-of-way should the application under consideration be required to or voluntarily provide a dedication of land or easement for proposed roadway improvement or widening purposes.
2. 
Buffer planting strip C is required along exterior roadways (see § 174-319). The minimum depth for the buffer planting strip shall not occur at the high activity areas of a project. These areas include but are not limited to building entrances, dropoff areas, drive-throughs and parking lots. To determine the average depth of the minimum visual buffer, measurements shall be taken at intervals not greater than 10 feet perpendicular to the right-of-way line. Where drainage swales and other natural features occur in the minimum visual buffer and should remain undisturbed because of natural land forms or drainage patterns, additional buffer depth and vegetation shall be required to augment the screening effect.
G. 
Permitted activity in minimum visual buffer before and after land development.
1. 
Within the minimum visual buffer there shall be no development, clearing, grading or construction activity with the following exceptions:
(a) 
Roadway and/or driveway access to the portion of the site not in the minimum visual buffer, provided that it is approximately perpendicular to the right-of-way.
(b) 
Improvements for water, sanitary sewer, storm drainage, electrical, telephone, natural gas, cable, etc., service lines, provided that they are approximately perpendicular to the right-of-way. In the event that utilities must be installed approximately parallel to the road right-of-way, an equal amount of buffer may be required to substitute for the area of vegetation removal. Permission for easement and right-of-way disturbance and clearing for such services shall be more favorably considered when such activity is consolidated with vehicular access routes.
(c) 
Pedestrian, bicycle and equestrian paths designed to provide continuous connection along the road corridor, provided that they can be constructed without materially reducing the screening and visual softening capacity of the vegetative buffer.
(d) 
Signs in accordance with the sign regulations of this chapter.
(e) 
Lighting fixtures only for approved signs or if, for safety reasons, they cannot be placed outside the buffer, and then only when electric utility lines serving these fixtures and necessary easements can be established and constructed without reducing the screening and visual softening capacity of the vegetation buffer.
(f) 
Clear sight distances at the permitted entrances and exits to any development as needed to provide for reasonable traffic safety, in accordance with accepted traffic engineering practices when recommended by the Pennsylvania Department of Transportation.
(g) 
The addition of plantings, earth forms or other visual buffers that, in the opinion of the Board of Supervisors, would better achieve the purpose set out in § 208-301A than would otherwise be the case.
H. 
Access. Where a proposed land development adjoins a highway located within the Corridor Enhancement district, the Board of Supervisors may require that access to such streets be limited by one of the following means:
1. 
Provision of a service road parallel with and located parallel to the subject highway but located behind the minimum visual buffer (see § 208-301I).
2. 
Use of reverse frontage or double frontage lot layouts featuring exclusive access from a secondary road (which may not be a corridor enhancement road as designated in § 208-301B). The main entrance to a building on a reverse frontage or double frontage lot shall be on a building facade that faces the secondary road.
3. 
Use of shared entrances with those established or likely to be required on adjacent sites to minimize curb cuts or increase spacing between curb cuts.
4. 
Use of deceleration or turning lanes where access must be taken from the major highway with sufficient capacity to avoid queuing of entering vehicles on the major highway.
5. 
The means of access control provided shall be that which effectively minimizes creation of new intersections and new individual site access locations along the corridors and best preserves highway traffic capacity.
I. 
Design standards shall be in accordance with § 208-503D.
J. 
All signs shall meet the requirements for signs contained in Article 700.
Floodplain management:
A. 
All properties in the Township must comply with the uses, standards and requirements of Chapter 83, Floodplain Management, of this Code.
B. 
The identified floodplain areas are defined in and regulated by Chapter 83, Floodplain Management, of this Code.
C. 
The Floodplain District Map included as part of the Zoning Map of Marshall Township is provided only for informational purposes. Any conflict between the Floodplain District Map included as part of the Zoning Map of Marshall Township and the identified floodplain areas defined in Chapter 83, Floodplain Management, shall be resolved in favor of the identified floodplain areas.
A. 
Purpose. The purpose of the Route 910 transitional overlay district is to provide flexibility for lot consolidation and redevelopment according to standards intended to:
1. 
Foster improved traffic circulation and safety for all users through access control.
2. 
Enable transition to townhouse dwellings.
3. 
Limit the impact of townhouse dwelling development on existing residences through controlling the scale and orientation of buildings and parking lots and requiring buffer landscaping.
4. 
Maintain a high level of scenic and aesthetic quality along the Route 910 corridor.
B. 
Applicability.
1. 
Development in conformance with the RTO district regulations is optional at the election of the applicant. If an RTO district development is not elected, all provisions of the underlying base zoning district remain applicable.
2. 
The RTO district may be applied to all tracts that:
(a) 
Are contained within the boundaries of the RTO district as specified on the Zoning Map; and
(b) 
Are equal to or larger than five contiguous acres or directly abut an existing RTO development already approved by the Board located within the RTO overlay district.
3. 
All applicable provisions for land development plans in Chapter 174, Subdivision and Land Development, shall apply.
4. 
Applicants are encouraged to submit sketch plans for informal review of all RTO district concepts.
C. 
Application requirements.
1. 
At the time of application for RTO Development conditional use approval, the applicant shall submit a Master Plan that includes the following items:
(a) 
Site plan indicating the overall layout of proposed development, and parking, areas of common amenities and areas reserved for stormwater management.
(b) 
Building elevations depicting proposed building materials, building height, windows and doors, roofs, dormers and other architectural features to the extent known at the time of conditional use application.
(c) 
A street and streetscape plan indicating the proposed interconnected street network, indicating widths for all streets and rights-of-way. This plan shall indicate all materials, depths of pavement courses and gradients, as well as the locations of all proposed street furniture, any bike paths, traffic calming measures and street connections to adjoining tracts.
(d) 
Pedestrian access plan to indicate the proposed interconnected network for pedestrian access, including materials and gradients for sidewalks, crosswalks, trails and/or other pathways.
(e) 
Landscape plan per § 208-503, Design standards.
(f) 
Parking plan indicating the proposed location and materials for all parking, including the requirements and number of spaces per proposed use and shared parking arrangements.
(g) 
Utilities plan depicting all proposed utilities, including types, sizes and materials.
(h) 
Phasing plan to indicate the proposed phasing of the total land development if the development will be phased.
2. 
When an application for final land development approval is submitted, all applicable information listed in this subsection shall be submitted in final form.
D. 
Permitted principal uses, conditional uses and accessory uses.
1. 
RTO development shall be a conditional use. Any tract to be developed as an RTO shall be governed by the conditional use review process.
2. 
Principal uses authorized within an RTO are specified in § 208-216.
3. 
Accessory uses authorized within an RTO are specified in § 208-218
E. 
Area and bulk standards. Area and bulk standards for the RTO district are listed in the table in § 208-207.
F. 
Supplemental regulations.
1. 
Access. In order to reduce conflicting movements and increase road safety, access to Route 910 from a proposed land development within the RTO overlay district shall be provided exclusively by the following means:
(a) 
Proposed exterior access driveways or roads for properties located on the north side of Route 910 must be designed with a single access point from the intersection of Marshall Heights Drive and Mingo Road and for properties located on the south side of Route 910, access must originate from the intersection of Mingo Road and Route 910;
(b) 
Access shall only be provided by creation of a new roadway or service drive which must be extended to the property line(s) to anticipate future connections.
(c) 
The preferred means of access control provided shall be that which most effectively consolidates and/or reduces individual site access locations directly along Route 910.
2. 
Compatibility. The Board may impose conditions upon the approval of RTO developments to ensure compatibility with existing residential and other uses, including, but not limited to, the following:
(a) 
Site layout to mitigate potential adverse impacts, such as noise and glare; and
(b) 
Enhanced buffer screening in specified locations.
3. 
Pedestrian access.
(a) 
Roadside sidewalks shall be provided per § 174-306.
(b) 
A system of pedestrian walkways shall provide direct access to and between:
(i) 
Any sidewalks, walkways or trails connecting to the tract from adjacent properties;
(ii) 
Adjacent uses and developments, to the maximum extent practicable and appropriate; and
(iii) 
All parking areas.
(c) 
At each point where the pedestrian walkway system crosses a parking lot, internal street or driveway, the crossing shall be made clear through a change in paving materials differentiated by color, texture and/or height.
4. 
Open space and recreation area requirements for RTO developments.
(a) 
Intent: Creating areas of cohesive, accessible common open space provides focal points for community recreation and interaction, as well as environmental and recreational benefits. Common open space should be purposefully integrated into the overall design of an RTO development and not consist merely of residual areas left over after buildings and parking lots are located.
(b) 
A minimum of 500 square feet per dwelling unit shall be set aside as common open space in the form of an urban park or preserved as a natural area for the enjoyment of the residents of the development. The common open space shall be accessible to all.
(c) 
Acceptable forms of common open space include improvements for a courtyard or plaza, an urban park area design with benches, shade trees, pedestrian connections, an open grass area or integrated as part of natural features within the site.
(d) 
The following areas shall not be allowed as part of the calculation of common open space:
(i) 
Private yards, lots, decks, patios dedicated for use by a specific unit;
(ii) 
Public right-of-way or private streets or drives;
(iii) 
Land covered by a structure, except those allowed as part of the usable open space, such as gazebos, picnic shelters, tennis courts or swimming pools;
(iv) 
Required perimeter setbacks;
(v) 
Retention and detention ponds;
(e) 
Pedestrian access to common open space shall occur within 500 feet of every building unit within the development.
5. 
Parking requirements.
(a) 
To the maximum extent feasible, parking shall be oriented to minimize visual and noise impacts on adjacent residential properties.
(b) 
Off-street parking and loading.
(i) 
Spaces shall be provided and laid out according to § 208-501.
(ii) 
Off-street surface parking lots shall be landscaped according to § 174-319.
(iii) 
Off-street surface parking lots shall not be located at a street corner.
(iv) 
Off-street parking shall be located to the rear or side of buildings.
(c) 
On-street parking may be placed along curbs and streets according to the standards contained in Chapter 174, Subdivision and Land Development, of this Code. Six-inch vertical concrete curbing shall be constructed wherever on-street parking is provided.
6. 
Landscaping requirements in § 174-319.
(a) 
RTO developments abutting residential parcels shall incorporate buffer planting strip D, including a fence or masonry wall at least six feet high and a dense planting of trees and shrubs within a strip at least 20 feet wide, to ensure adequate screening of light, noise and views from adjacent residential properties.
(b) 
The Board may impose a condition of enhanced buffer screening, including increased fence or wall height and/or additional planting, in specified locations as necessary.
7. 
Design standards shall meet the requirements for Route 910 developments in § 208-503.
8. 
Lighting and glare requirements in § 208-504.
(a) 
Light fixtures shall be set back a minimum of 20 feet from residential property lines, and light sources shall not be visible from abutting residential properties.
9. 
Sign requirements in Article 700 subject to applicable requirements of § 208-301, Corridor Enhancement overlay district.
10. 
Utilities.
(a) 
All RTO development shall be served by public water and sewer systems.
(b) 
All new utilities shall be underground.
(c) 
All utility equipment, to the maximum extent practicable, shall be located to the rear of properties and/or screened.