Purpose. A Greenways Overlay District is hereby established
consistent with recommendations of the Township of Pine Comprehensive
Plan. The Board of Supervisors finds and determines that the establishment
and maintenance of a greenways system as identified is the minimum
improvement for continuing the character and welfare of the Township.
A wooded and landscaped strip, not less than
15 feet in width in commercial zones and 40 feet in width in all other
zones, shall be maintained along the entire frontage of the property,
except for ingress/egress for vehicles.
The landscaped strip shall be comprised of an existing stand of mature trees meeting the minimum quantity and minimum size requirements of § 84-21 B(2)(b)[1] or [2].
Measurement for the greenways required by this
section shall be measured beginning at the road right-of-way line
extending away from the road parallel to the road right-of-way line.
A wooded and landscaped strip, not less than
15 feet in width in commercial zones and 40 feet in width in all other
zones, shall be created along the entire frontage of the property,
except for ingress/egress for vehicles.
Earthen mounding shall be utilized, in areas
deemed appropriate, to help screen the rear yards of residential use
structures, parking and loading areas, building mechanical systems,
or other objectionable elements or uses on the site. Earthen mounding
shall include plantings meeting the requirements of this section.
No structures shall be constructed within the Greenway
Overlay District or the Greenway Overlay District building setback
line unless such building setback is reduced by a provision of the
Traditional Village Overlay District (TVO) or the Town Center Design
District (TCDO).
Unless otherwise stated in this chapter, the setbacks
for any structure from a road right-of-way identified as a greenway
for noncommercial districts shall be 100 feet.
No structures of any type related to oil and gas development, natural
gas compressor stations, or natural gas processing plants shall be
allowed within the Greenways Overlay District; provided, however,
that such prohibition shall not be applicable to pipelines for the
transmission or distribution of oil and gas which are both allowable
and regulated by the Pennsylvania Public Utility Commission.
All subdivisions, land developments, and planned residential
developments shall provide easements for and connections to trails
in conformity with the provisions of this chapter and other applicable
portions of the Pine Code, as amended.
Should PennDOT have a viable plan to acquire additional
right-of-way from any property owner along Route 19 within the Town
Center Design Overlay District (TCDO), then the Board of Supervisors
may defer or relieve the applicant of any of the greenway requirements.
Purpose. The purpose of this section is to enhance
and preserve the Old Wexford area as a traditional village. This section
promotes the development of livable streets, which are oriented to
and accessible by pedestrians. Development permitted within the Traditional
Village Overlay District will have specific pedestrian and neighborhood
orientation, and will be linked together through streetscape amenities,
including sidewalks, ornamental streetlighting, pedestrian-scale signage,
street trees, and screened parking. The TVO is established to achieve
the following:
To facilitate pedestrian traffic through the development
of streetscape amenities such as sidewalks, traffic calming measures,
street-edge landscaping features, pedestrian-scale lighting and screened
parking.
To limit and discourage development of strip-type,
auto-dependent commercial uses that create traffic conflicts because
they require numerous individual curb cuts and generate higher traffic
volumes which are potentially detrimental to the public safety.
Permit uses that promote conversion or reuse of existing
buildings in a manner that maintains the character and scale of existing
development within the TVO District.
Area and bulk regulations. In the TVO District, the
following regulations shall be observed on each lot that is used hereafter
and on each lot upon which a building or structure is hereafter erected,
altered, enlarged or maintained:
Unless specified in this subsection, all other requirements
(lot area, lot width, side and rear yards, coverage and height) shall
be provided as defined in the respective base district.
The minimum building setback shall not be less
than the smaller of the front yards of the two buildings immediately
adjacent (on either side) to the proposed use, or 10 feet from the
street right-of-way, whichever is greater.
The maximum building setback may be exceeded
when a development or use incorporates enhanced pedestrian spaces
and amenities within the setback area that consists of a combination
of features such as plazas, courtyards, arcades, outdoor seating,
widened sidewalks or pedestrian pathways, benches, shelters, street
furniture, public art or kiosks.
The requirements of this subsection shall apply
to all new land developments and existing buildings reconstructed
by the expenditure of an amount over 50% of the building's then current
estimated fair market value as established by Allegheny County in
its tax assessment.
All other applicable standards and requirements as set forth in Chapter 84 and Chapter 78 shall apply to the TVO District. Where there may be a conflict between said ordinances and the TVO, the TVO standards shall take precedence.
New buildings shall be constructed to be generally
compatible with buildings on the same block frontage within 200 feet.
This provision shall be satisfied by constructing the subject structure
so that at least three of the following features are similar to the
majority of other structures within 200 feet on the block frontage
on both sides of the street:
The street-level facade of any building facing
a public street or access drive shall be transparent between the height
of two feet and eight feet above the walkway grade for at least 60%
of the horizontal length of the structure.
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.
In special circumstances alternatives to the transparency requirements
of this section may be permitted, subject to all of the below-stated
conditions:
Upon appropriate demonstration by the applicant, a determination
that strict compliance with the transparency requirements cannot be
reasonably achieved.
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 by the Code of the Township of Pine).
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.
Surface treatments such as cornices, brackets,
window and door moldings and details, recesses, projections, awnings,
decorative finish materials and other architectural articulation shall
be required along 100% of the horizontal length of any wall.
In the event that a particular parcel or parcels
lack sufficient road frontage to maintain adequate spacing, the landowner
may seek a variance, or the adjacent landowners may agree to establish
a common driveway. In such cases, the driveway midpoint should be
the property line between the two parcels.
When two adjacent property owners agree to combine
access points, the Township may grant an incentive bonus, in which
case the required number of parking spaces would be reduced by 15%
for each development, or the building coverage may be increased by
10%.
If a Township-owned public parking lot is provided
within the TVO District within 600 feet of the use, the applicant
may be permitted, as a conditional use, to defer a portion of the
required off-street spaces to the public parking lot if space is determined
available.
Parking shall be screened from the view of public
streets and access drives, using a buffer strip that shall include
trees, shrubs, groundcovers, or fencing.
A decorative fence consisting of either a solid
decorative masonry or ornamental metal fencing with brick piers, or
a combination. Wire fabric fencing or similar materials are prohibited
for use as a decorative fence.
Parking lots and garages shall be connected
to adjacent parcels through a rear or side yard access drive constructed
parallel to the public street to which the use fronts, or is located
along, to provide a secondary point of access in a grid pattern to
uses within the TVO District.
Where a parking lot or garage is constructed
and is adjacent to an undeveloped lot, the access drive or alley shall
be extended to the lot line for future connection to the adjacent
parcel.
Sidewalks shall be required for all land developments,
changes of use, and for buildings reconstructed or rehabilitated over
50% of tax assessment as determined by Allegheny County or for buildings
expanded by 25% or more.
Window signs (which include posters, signs,
symbols and other identification of, or information about, the occupant
or activity and/or use of the premises) may be permitted within the
allowable total sign area applicable to the building.
Neon window signs may be permitted in cases
where they are custom designed to be compatible with the architectural
character and exterior color of the building.
Signs which provide a menu option (or other advertising) for the
particular use and which are displayed on an easel-like frame only
during normal business hours may be permitted to be placed on or adjacent
to the sidewalk along the road frontage of the use, provided that
five feet of sidewalk width remains unobstructed.
One sandwich board sign shall be permitted per business that has
its own direct entrance to or from the sidewalk or parking area, and
such sandwich board sign shall not exceed six square feet in area
per sign face.
For properties that contain frontage and/or side and/or rear yards
which abut State Route 19, sandwich board signs shall not be placed
along such State Route 19 frontage.
Streetlights are required for all land developments,
changes of use, and for buildings reconstructed or rehabilitated over
50% of tax assessment as determined by Allegheny County or for buildings
expanded by 25% or more within the TVO Districts.
One street tree shall be required for every
30 feet of front yard, for all land developments, changes of use,
and for buildings reconstructed or rehabilitated over 50% of tax assessment
as determined by Allegheny County or for buildings expanded by 25%
or more within the TVO District.
Purpose. The purpose of this section is to encourage
the development of a pedestrian orientated corridor that links a variety
of uses through streetscape amenities and design treatments which
include sidewalks, streetlighting, landscaping, street trees, screened
and pedestrian friendly parking lots or garages and coordinated signage.
The Town Center Design Overlay will serve as a transitional zone unifying
the unique development patterns of the Old Wexford Village Area. The
TCDO is established to achieve the following:
To facilitate safe and efficient pedestrian and vehicular
travel along the Route 19 Corridor through the application of coordinated
streetscape amenities, including sidewalks, streetlighting, landscaping,
building and parking orientation and signage.
To manage the development of strip type, auto-dependent
commercial uses that create traffic conflicts by requiring numerous
curb cuts and generate higher traffic volumes which are potentially
detrimental to the public safety.
Uses by right. Uses shall be permitted in the TCDO
District as defined within the respective base zoning districts with
the following additions and exceptions:
Area and bulk regulations. In the TCDO District, the
following regulations shall be observed on each lot that is used hereafter
and on each lot upon which a building or structure is hereafter erected,
altered, enlarged or maintained
Unless specified in this subsection, all other requirements
(lot area, lot width, side and rear yards, coverage and height) shall
be provided as defined in the respective base district.
The average building setback concept may be
used if the existing front setbacks of lots within the same block
or within 1,500 feet of the subject lot, and fronting on the same
side of the street are less than the minimum front setback.
In such instances, applicants shall be permitted
to use the average front setback, where the average setback shall
be the mean (average) setback of all lots on the same side of the
street within the same block or 1,500 feet of the subject property.
The average or minimum building setback may
be reduced by 10 feet when a development or use incorporates enhanced
pedestrian spaces and amenities within the setback area that consist
of a combination of features such as plazas, courtyards, arcades,
outdoor seating, widened sidewalks or pedestrian pathways, benches,
shelters, street furniture, public art or kiosks as determined by
the Board of Supervisors.
The requirements of this subsection apply to
all land developments, changes of use, and for buildings reconstructed
or rehabilitated over 50% of tax assessment as determined by Allegheny
County or for buildings expanded by 25% or more of gross floor area
square footage.
All other applicable standards and requirements as set forth in Chapter 84 and Chapter 78 shall apply to the TCDO District. Where there may be a conflict between said ordinances and the TCDO, the TCDO standards shall take precedence.
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.
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.
In special circumstances alternatives to the transparency requirements
of this section may be permitted, subject to all of the below-stated
conditions:
Upon appropriate demonstration by the applicant, a determination
that strict compliance with the transparency requirements cannot be
reasonably achieved.
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 by the Code of the Township of Pine).
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.
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.
Building orientation. All buildings in the TCDO 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.
In the event that a particular parcel or parcels
lack sufficient road frontage to maintain adequate spacing, the landowner
may seek a variance, or the adjacent landowners may agree to establish
a common driveway. In such cases, the driveway midpoint should be
the property line between the two parcels.
When two adjacent property owners agree to combine
access points, the Township may grant an incentive bonus, in which
case the required number of parking spaces would be reduced by 15%
for each development, or the building coverage may be increased by
10%.
Greenway requirement. Greenways, as defined in § 84-10 and referenced in § 84-21 of this chapter, shall be provided along the Route 19 Corridor within the TCDO District as follows:
No structure within the TCDO District shall
be located closer to the edge of the greenway than 10 feet (calculating
the beginning point of the fifteen-foot-wide greenway from the right-of-way
line, measuring toward the building setback line).
Should PennDOT have a viable plan to acquire
additional right-of-way from any property owner along Route 19 within
the Town Center Design Overlay District (TCDO), then the Board of
Supervisors may defer or relieve the applicant of any of the greenway
requirements.
Side yard parking. Off-street parking spaces
may be located to the side of buildings, provided that the facade
of the building facing the parking shall be transparent between the
height of three feet and eight feet above the grade of the walkway
for no less than 30% of the horizontal length of the building facade.
If a Township-owned public parking lot is provided
within the TCDO District within 600 feet of the use, the applicant
may be permitted as a conditional use to defer a portion of the required
off-street spaces to the public parking lot if space is determined
available.
Parking shall be screened from the view of public
streets and access drives, using a buffer strip that shall include
trees, shrubs, groundcovers, or fencing.
The planting buffer strip shall be a minimum
of eight feet in width and include one 2 1/2 caliper tree for
every 30 linear feet of frontage along any street or access drive.
A decorative fence consisting of either a solid
decorative masonry or ornamental metal fencing with brick piers, or
a combination. Wire fabric fencing or similar materials are prohibited
for use as a decorative fence.
To reduce traffic congestion and the number
of curb cuts along public streets, parking shall be connected to adjacent
parcels through a rear or side yard access drive constructed parallel
to the public street to which the use fronts or is located along.
The intent is to provide a secondary point of access in a grid pattern
to uses within the TCDO District.
Where a parking lot or garage is constructed
and is adjacent to an undeveloped lot, the access drive shall be extended
to the lot line for future connection to the adjacent parcel.
Window signs (which include posters, signs,
symbols and other identification of, or information about, the occupant
or activity and/or use of the premises) may be permitted to be located
inside of the glass within the allowable total sign area applicable
to the building.
Neon window signs may be permitted in cases
where they are custom designed to be compatible with the architectural
character and exterior color of the building.
Purpose. The purpose of this section is to reinforce
the principals of the Town Center design concepts and to maintain
the character of the State Route 19 Corridor by providing additional
regulations for the use of land (as an overlay zoning district) located
within certain of the existing zoning districts of the Township of
Pine which govern land located within such State Route 19 Corridor.
The objectives of the CDC District shall be as follows:
To reduce the visual impacts of uses that require
or generate the need for a large number of visible parking spaces
or other areas for motor vehicles or trailers.
Applicability. Uses of land located within the Commercial
Development Control Overlay District shall be permitted, as otherwise
stated and defined in this chapter, for the underlying, base zoning
district (including, as applicable, the C-1 Community Service Center
and the C-2 Planned Transition District). The regulations for the
underlying district shall remain applicable, subject, however, to
the exceptions noted in this section.
Unless specified in this subsection, all other requirements
(lot area, lot width, side and rear yards, coverage and height) shall
be provided as defined in the respective base district.
Within the Commercial Development Control Overlay
District (CDC) new automotive dealerships and/or new automotive showrooms
shall be permitted only on lots with frontage directly abutting State
Route 19.
Nonresidential design standards. Design standards within the Commercial Development Control Overlay District (CDC) shall be as contained in the provisions regarding the Town Center Design Overlay (TCDO) District, as set forth in § 84-23 of this chapter, subject, however, to the following below-stated exceptions:
Buildings and structures which are located upon separate
but adjoining lots may be connected to each other, provided that each
building or structure complies with all other applicable standards
and requirements of the Town Center Design Overlay (TCDO) District
and also with the following, additional standards:
The length of the portion of the building or
structure which connects along the common wall does not exceed 30%
of the total length or depth of either of the buildings or structures
on either lot;
Visual structural breaks in facades (including
recesses, projections, finish materials, and other architectural articulation)
shall be present upon connected buildings or structures so as to eliminate
expanses of long flat walls;
All buffer yard plantings otherwise required
to be installed along the common lot line shall be installed elsewhere
on either of the lots upon which such connected buildings or structures
are located.
All other applicable standards and requirements as set forth in § 84-23 of this chapter regarding the Town Center Design Overlay (TCDO) District shall apply to the Commercial Development Control Overlay District. Where there may be a conflict between the standards set forth in said § 84-23 of this chapter regarding the Town Center Design Overlay (TCDO) District and the Commercial Development Control Overlay District standards set forth in this section, those of the Commercial Development Control Overlay District shall apply.
TC-PRD exception. Land areas that qualify for a Town
Center Planned Residential Development (TC-PRD) are exempt from the
requirements of the Commercial Development Control Overlay District
(CDC).
Purpose. The purpose of the Town Center Planned Residential
District (TC-PRD) is to encourage the development of a special activity
center, which will serve as a focal point for the Township of Pine.
The Town Center will support a compatible mix of business, office,
service, and residential uses with a compact Town Center Core Area
(TCCA). The TCCA will support small-scale specialty retail, office,
and residential uses, and be designed to include a defined public
plaza and open space area as a central unifying design element. The
Town Center will have specific pedestrian orientation and will be
tied together through streetscape amenities and design treatments
which include sidewalks, pedestrian-scale and ornamental streetlighting,
pedestrian-scale signage, street trees and screened parking. The objectives
of the TC-PDR include:
To facilitate pedestrian traffic through the development
of streetscape amenities such as sidewalks, pathways, traffic calming
measures, street edge landscaping features, pedestrian-scale lighting
and screened parking.
To develop a central public green space that includes
a plaza for public gatherings and which is directly integrated into
the design of the TCCA, residential uses and surrounding nonresidential
uses.
Site requirements. To be eligible for development
under the Town Center Planned Residential Development (TC-PRD), the
following requirements shall be met:
The site must be located within the C-1 Community
Service Center District, or the R-2 Community Residential District,
and within the boundaries of the TCDO — Town Center Design Overlay
District.
The TC-PRD must contain a defined Town Center Core
Area (TCCA) that comprises a minimum of 2% of the total site area
or a minimum of five acres, whichever is greater.
A note shall be required on the tentative plan which
requires that construction must begin on the TCCA when 50% of the
proposed commercial/office development on the site has been completed
or when 25% of the residential development on site has been completed,
whichever is completed first.
A merchants' association shall be established for
the maintenance of the streetscape area within the TCCA. The developer
shall agree to maintain the TCCA area until such time as the merchants'
association is formed and operating.
Dwelling units may include a combination of the following:
detached single-family dwellings, attached single-family dwellings,
multifamily and garden apartments.
A note shall be placed on the tentative plan, which
requires the developer to deed and lot off the required percentage
of residential land area at or before build-out of 40% of the nonresidential
area (retail/office area) of the site.
A minimum of 25% of the total site area shall be designated
for public or common open space. The calculation of open space shall
not include streets, parking, rights-of-way, detention ponds, or access
to detention ponds.
The common open space, including all improvements
and facilities, shall be offered for dedication for public use to
a public body, which agrees to accept, operate, and maintain the dedicated
land and facilities.
If the public body elects not to accept the
dedicated land, an appropriate maintenance or ownership mechanism
must be in place prior to final plan approval or prior to final plan
approval for Phase I, if the project is developed in phases.
The applicant/developer must provide for and
establish an organization for the ownership and maintenance of common
open space, and that such organization shall not be dissolved nor
shall it dispose of the common open space by sale or otherwise (except
to a successor organization conceived and established to own and maintain
the common open space), without first offering to dedicate the same
to the public.
A minimum of three acres of the dedicated open space
shall be located adjacent to, or incorporated into, the design of
the TCCA area as a developed public space with a traditional plaza
area or town square designed to resemble the mixed-use centers of
small towns. The plazas or town squares may include features such
as green spaces, lakes, fountains, etc.
The three acres of dedicated open space shall be in
addition to the land required for the TCCA as specified in this section
and offered to the Township of Pine for ownership and maintenance.
A maximum of 450,000 square feet of gross floor area
for retail or office uses shall be permitted. An additional 100,000
square feet of gross floor area for retail or office space shall be
permitted, provided that the calculation of parking spaces required
for all retail space within the Town Center is designed and constructed
based upon four spaces per 1,000 square feet or less.
Area and bulk regulations. In the TC-PRD, the following
regulations shall be observed on each lot that is used hereafter and
on each lot upon which a building or structure is hereafter erected,
altered, enlarged or maintained:
Unless specified in this article, all other requirements
(lot area, lot width, side and rear yards, coverage and height) shall
be provided as defined in the respective base district.
Maximum building setbacks may be exceeded when
a development or use incorporates enhanced pedestrian spaces and amenities
consisting of features such as plazas, courtyards, arcades, outdoor
seating, widened sidewalks or pedestrian pathways, benches, shelters,
street furniture, or kiosks.
Nonresidential uses shall be limited to 45 feet.
Chimneys, spires, and similar projections may exceed the prescribed
height limitations by not more than 25%.
Nonresidential structures may exceed the height limit by no more than 15 feet if the structure provides first-floor parking with the design in accordance with § 84-41. The structure must adhere to all design and yard requirements of this chapter.
Applicability. All other applicable standards and requirements as set forth in Chapter 84 and Chapter 78 shall apply to the TC-PRD. Where there may be a conflict between said ordinances and the TC-PRD, the TC-PRD standards shall control.
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.
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.
In special circumstances alternatives to the transparency requirements
of this section may be permitted, subject to all of the below-stated
conditions:
Upon appropriate demonstration by the applicant, a determination
that strict compliance with the transparency requirements cannot be
reasonably achieved.
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 by the Code of the Township of Pine).
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.
Detention ponds shall be designed to be integrated
into the overall site design and incorporate landscaping features,
fountains, and passive recreational amenities such as benches for
sitting and pathways, etc. The intent is to provide an aesthetic and
functional facility that fits within the character of the Town Center.
Where aesthetic and passive recreational amenities
are incorporated into the design of the detention pond, the detention
pond may be calculated as part of the required open space as required
within the TC-PRD.
Side slopes of such ponds shall not exceed a
ratio of four to one horizontal to vertical dimension, unless such
detention pond side slopes are existing prior to the adoption of this
article.
Parking shall be screened from the view of public
streets and access drives, using a buffer strip that shall include
trees, shrubs, groundcovers, or fencing.
A decorative fence consisting of either a solid
decorative masonry or ornamental metal fencing with brick piers, or
a combination. Wire fabric fencing or similar materials are prohibited
for use as a decorative fence.
Pockets of on-street parking shall be provided
along public streets and access drives within the residential and
nonresidential areas of the Town Center. The design of "protected
on-street parking spaces" is encouraged and shall include landscaped
islands, which project out from the curb; the island creates a protected
parking bay.
The number of parking spaces provided on-street
shall be subtracted from the number of off-street parking spaces required
for the use in which the on-street spaces serve.
Decorative planters, unique directional signage,
and sitting areas shall be located on the landscaped islands (created
by protected on-street parking areas) at intersections throughout
the nonresidential areas of the Town Center.
Curbside parking shall not be located within 25 feet of an intersection. This distance may be greater in order to maintain a clear sight triangle as required in Chapter 78.
The use of internally illuminating signs, flashing,
moving or intermittently illuminated box signs, internally illuminated
awnings, freestanding signs and any sign using neon or other similar
light sources shall be prohibited, except freestanding signs for restaurants
and buildings over 50,000 square feet of floor area may be permitted
when designed as a part of an architectural feature of the building.
TC-PRD street design standards are to be utilized
for public streets within a TC-PRD, as selected by the developer,
which are sufficient for the anticipated traffic volumes to maintain
the required level of service.
The grass median shall be planted with shade
trees a minimum of 30 to 50 feet on center (depending on the type
of tree) in order to maintain a continuous canopy along the length
of the median.
In addition, the ornamental trees shall be used
to define the entry points along the boulevard and provide opportunities
for color, variety of form and as an accent or major focus.
Planting strip. A minimum of seven feet shall
be provided between the curb and the sidewalk along the length of
the boulevard (except in instances where design dictates that the
sidewalk extends from the building setback line to the curb).
Shade trees. Shade trees shall be planted a
minimum of 30 to 50 feet on center (depending on the type of shade
tree) within the planting strip to provide a continuous canopy along
the length of the boulevard.
Shade trees. Shade trees shall be planted a
minimum of 30 feet on center (depending on the type of shade tree)
within the planting strip or within defined planters in the TCCA to
provide a continuous canopy along the collector street.
Shade trees. Shade trees shall be planted a
minimum of 30 feet on center (depending on the type of shade tree)
within the planting strip to provide a continuous canopy along the
local street.
Shade trees. Shade trees shall be planted a
minimum of 30 feet on center (depending on the type of shade tree)
within the planting strip to provide a continuous canopy along the
access drive.
Applicability. All other applicable standards and requirements as set forth in this chapter and Chapter 78 shall apply to the TCCA within the TC-PRD. Where there may be a conflict between said ordinances and the TC-PRD, the TC-PRD standards shall control.
The design character of the TCCA shall include
multi-store-front structures with windows providing a clear view of
the retail activity interior to the building.
Parking shall be screened from the view of public
streets and access drives, using a buffer strip that shall include
trees, shrubs, groundcovers, or fencing.
A decorative fence consisting
of either a solid decorative masonry or ornamental metal fencing with
brick piers, or combination. Wire fabric fencing or similar materials
are prohibited for use as a decorative fence.
The number of parking spaces provided on-street
shall be subtracted from the number of off-street parking spaces required
for the use in which the on-street spaces serve.
Decorative planters, unique directional signage,
and sitting areas shall be located on the landscaped islands (created
by protected on-street parking areas) at intersections throughout
the nonresidential areas of the Town Center.
The design of "protected on-street parking spaces"
is encouraged and shall include landscaped islands, which project
out from the curb; the island creates a protected parking bay.
Curbside parking shall not be located within 25 feet of an intersection. This distance may be greater in order to maintain a clear sight triangle as required in Chapter 78.
Pedestrian amenities along the street edge,
generally every 500 feet, and include street trees, decorative planters,
benches, landscaped areas, plazas, etc. Such amenities shall be located
within the sidewalk area to create a pleasing pedestrian environment
and to serve as a linkage to the public green, plaza, etc., and other
design elements throughout the Town Center.
Signage. Signage within the Town Center Core Area may be unique to the surrounding area. Signs shall be provided in accordance with § 84-121, with the following additions or exceptions:
Wall projecting signs shall be
permitted, provided that the lower edge of the sign is a minimum of
10 feet above grade, it does not extend more than six feet from the
building wall, and it does not extend higher than the first floor
or 15 feet, whichever is less.
Window signs (which include posters,
signs, symbols, and other identification of or information about the
occupant, activity, or use of the premises) may be permitted within
the allowable total sign area applicable to the building.
Neon window signs may be permitted
in cases where they are custom designed to be compatible with the
architectural character and exterior of the building.
Sandwich board signs which provide
a menu option for the particular use and which are displayed only
during normal business hours may be permitted to be placed on the
sidewalk immediately in front of the use, provided that a five-foot
clear pedestrian passage is maintained.
Design of the area shall include a boulevard
approach way with a focal point looking toward a civic use or structure
with a plaza, square, or public green.
If the TC-PRD and/or TCCA are constructed in phases,
each phase, when combined with the preceding phases, shall conform
to all of the requirements of this article.
It is further required that a schedule for the construction
of areas of greater density concentration than permitted on the entire
tract will be offset by site improvements (infrastructure, grading,
general landscaping, etc.) which, because of the size or cost, are
in proportion to the number of dwelling units to be constructed in
each stage.
As an alternative to part or all of the site improvements
required to offset development densities in excess of the overall
permitted density, the Township may require the reservation of open
space by grant, easement, or covenant in favor of the Township in
an amount and location necessary to balance the excess development
density of each phase.