The purpose of the Town Center (TC) District is to:
A. Create a mixed-use zoning district designed to be the heart of the
community that provides a sense of place, pedestrian-oriented development
and community-oriented living.
B. Encourage the development of a mixed-use neighborhood by encouraging
places of work, including research and development and commercial
establishments, in close proximity to convalescent-care type residences
and service-oriented establishments through the integration of the
following land uses into a single, cohesive district.
(1)
Nonresidential development: lots developed for commercial, research
and development or office purposes.
(2)
Residential development: lots and/or buildings developed for
assisted living or life-care type residential purposes only.
(3)
Mixed-use development: buildings designed to accommodate a combination
of residential and nonresidential uses or any combination of nonresidential
uses. Mixed-use development should generally front on a centrally
located area or occupy other prominent central locations.
(4)
Civic amenities: centrally located areas of private and public
improvements for the intended purpose of accommodating cultural, educational
and municipal activities.
(5)
Open space: undeveloped land that provides green space and passive
recreational needs for the workers and residents of the Town Center
and the overall Township.
C. Strengthen the local economy by providing a district for business
expansion and employment opportunities.
D. Establish pedestrian-oriented development by encouraging the provision
of streetscape amenities and landscaping.
In the TC District, the following uses are authorized:
A. Permitted uses.
(1)
Principal uses.
(a)
Appliance, home furnishing stores.
(b)
Assisted living/life care facility.
(c)
Bank/financial institution.
(d)
Bakery, including processing.
(h)
Commercial-office, mixed use.
(i)
Communication towers and antennas (subject to Article
XIX).
(j)
Dry-cleaning pickup store.
(k)
Emergency service facility.
(q)
Home-based business, no-impact.
(s)
Manufacturing, research and development.
(u)
Office, business and professional.
(v)
Office, medical (high-intensity).
(w)
Office, medical (low-intensity).
(x)
Park and playground (public).
(dd) Planned research and development park.
(gg) Public building (municipal building, library and
fire station).
(jj) Eating and drinking establishment.
(kk) Retail store (less than 5,000 square feet).
(ll) Retail store (5,000 square feet to 20,000 square
feet).
(nn) School, private/commercial.
(rr) Warehouse (less than 10,000 square feet).
(2)
Accessory uses.
(a)
Signs, subject to Article
XVII.
(b)
Off-street parking and loading, subject to Article
XVI.
(c)
Private residential swimming pools or tennis courts, subject to §
250-115C.
(d)
Fences, subject to § 260-115C.
(e)
Keeping of domestic pets.
(f)
Other accessory uses customarily incidental to and on the same
lot with any permitted use, conditional use or use by special exception
authorized in this district.
B. Conditional uses.
(1)
Principal uses.
(a)
Automobile service station.
(b)
Beer distributor or liquor store.
(c)
Building material and contractor's supply yard.
(g)
Commercial-office-residential, mixed use.
(h)
Commercial-residential, mixed use.
(j)
Home occupation, low-impact.
(n)
Retail store (more than 20,000 square feet).
C. Uses by special exception.
(1)
Principal uses.
(a)
Day-care center or nursery school in a church or school, subject to §
250-110A(8).
(b)
Temporary use or structure, other than a temporary dwelling or construction trailer, subject to §
250-110A(39).
In the TC District, all uses shall be subject to the following regulations, except as they may be modified by the express standards and criteria for specific conditional uses or uses by special exception contained in Article
XIV:
A. Minimum lot area: The minimum lot size shall be 43,560 square feet.
B. The minimum lot width shall be 150 feet.
C. Maximum lot coverage:
(1)
The percentage of lot coverage for development or redevelopment
shall not be more than 50% of the lot area.
(2)
The maximum amount of impervious surface shall be 80% of the
lot area.
(3)
Stormwater runoff reduction measures. Upon incorporating any
two of the following stormwater runoff reduction measures into a land
development, a developer and/or landowner shall receive a maximum
lot coverage increase of 10%.
(a)
Provide area(s) for groundwater recharge through on-site stormwater
infiltration for an amount of impervious area equal to one times the
net buildable area increase. The minimum required recharge volume
shall be equal to 1.5 inches of runoff for the area defined.
(b)
Preserve existing trees whose combined canopy area is equal
to one times the net buildable area increase. A preserved tree shall
be a minimum of 12 inches in diameter at breast height (dbh).
(c)
Install additional landscaping area(s) equal to 1.5 times the
net buildable area increase. This additional landscaping may be used
to treat any cut or fill slopes; to increase the habitat value of
any on-site stormwater management facility; to reestablish stream
side buffers or for other on-site uses. Lawn or turf areas shall not
constitute additional landscaping.
(d)
Propose on-site environmental mitigation of equal or greater
environmental value. Mitigation shall include but may not be limited
to the removal of landfilled hazardous materials, the remediation
and treatment of abandoned mine drainage, or the establishment of
quality wetlands. When such mitigation measures are proposed, the
Zoning Officer and the Township Engineer shall review the proposed
mitigation measures and shall make a recommendation on the relative
value of the proposed mitigation to the Planning Commission and the
Board of Supervisors.
(4)
Green roof construction.
(a)
A developer and/or landowner that utilizes green roof construction
in a building design may receive a lot coverage increase equal to
a maximum of 20% of the total surface area of the green roof.
(b)
Prior to receiving Township Board of Supervisors' approval
of a green-roof-related lot coverage increase, the developer and/or
landowner shall complete a preliminary and/or final slope stability
investigation report in conformance with Township standards. The Zoning
Officer and Township Engineer shall review the report and shall make
recommendations to the Township Board of Supervisors.
(c)
The Township Board of Supervisors may require additional conditions
or may reduce the net buildable area increase in accordance with the
results of the slope stability investigation report(s).
(d)
Green roof construction shall be in accordance to the standards
defined by the United States Green Building Council's Leadership
in Energy and Environmental Design (LEED®) program.
(e)
All green roofs shall be incorporated into the principal building
of the lot.
(5)
Porous asphalt and pavers. Parking lots and internal vehicular
use areas may be constructed of porous asphalt or pavers. Developments
utilizing such material may receive a lot coverage increase equal
to a maximum of 5% of the total surface area of both paved areas and
building roofs.
D. Floor area ratio. The maximum floor area ratio (F.A.R.) for all uses
shall be 0.60.
E. The maximum density of assisted living/life care facility uses shall
be eight dwelling units (or sleeping units) per acre.
F. Principal building height. The maximum height of buildings within
the TC District shall be 50 feet or four stories.
G. Building orientation.
(1)
Unless otherwise established by existing development patterns,
the principal facade of the building shall face the principal street
right-of-way.
(2)
Where practical, all buildings shall be parallel to the principal
street right-of-way line.
H. Principal building roofs and eaves. The roof(s) of a building (infill,
redevelopment, development and/or addition) shall be visually compatible,
by not contrasting greatly, with the roof shape, orientation, and
pitch of surrounding buildings. With the exception of chimneys and/or
steeples, rooftop equipment and roof penetrations shall be located
so as to minimize their visibility from the street.
The following land use adjacencies shall require the following
setbacks.
|
Existing Development
|
---|
Proposed Development
|
Research and Development
(Front/Side/ Rear Setbacks)
(feet)
|
Office
Front/Side/ Rear Setbacks)
(feet)
|
Retail and Restaurant
(Front/Side/ Rear Setbacks)
(feet)
|
Assisted Living/Life Care Facility
(Front/Side/ Rear Setbacks)
(feet)
|
Single- Family Dwelling
(Front/Side/ Rear Setbacks)
(feet)
|
---|
Research and development
|
50/35/50
|
65/40/50
|
65/40/50
|
75/40/50
|
85/40/70
|
Office
|
65/40/50
|
50/20/40
|
50/20/40
|
65/40/40
|
75/40/50
|
Retail and restaurant
|
50/20/40
|
50/20/40
|
50/20/40
|
65/40/40
|
75/40/50
|
Assisted living/life care facility
|
75/40/50
|
65/40/40
|
65/40/40
|
50/30/40
|
60/30/50
|
Any development over 15 acres in size shall contain a minimum
of 5% open space for civic amenities located adjacent to the public
right-of-way. Acceptable improved open space shall consist of either
a public plaza, a public square or usable green space. Usable green
space consists of vegetated land less than 10% in gradient. Parking
medians, landscaped islands within parking areas and stormwater recharge
and/or management facilities shall not be permitted for inclusion
within said minimum calculation.