404. Non-Residential Districts TC: McMurray Town Center

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1 404. Non-Residential Districts TC: McMurray Town Center Intent: 400: District TC Classifications The Township s established Town Center district is intended to provide a defined community-scale residential, commercial, cultural, and entertainment district and central gathering place for eters Township residents. The priority is placed on optimizing the physical characteristics of the built environment for increased walkability. While much of the land encompassed by this district was originally built in an automobile-dominant format, the intent is to facilitate a transition of individual parcels over time, each adding up to a vibrant, walkable, mixed use McMurray Town Center. This district allows for buildings up to four stories in height. The McMurray Town Center will create people places, and opportunities for social gathering and passive recreation, create distinctive gateways, multi-modal access, and integrate diverse housing into the McMurray Town Center. The McMurray Town Center (TC) is envisioned to be a key destination within the Township. The existing Civic Center provides an anchor for future redevelopment into a walkable town center. arking is satisfied through on-street parking, structured parking and by shared real or peripheral parking lots. rincipal Uses: The following is a list of principal uses that are permitted by right, special exception, conditional use or administrative approval: TC: McMurray Town Center District 400: 55

2 ermitted Uses in the TC: McMurray Town Center Legend : ermitted Use S: Special Exception C: Conditional Use A: Administrative Review Residential Group living facility (Type A) 400: 56 Group living facility (Type B) Group living facility (Type C) Dwelling: Multi-family Commercial Bar /nightclub Brewpub Convenience Store (no gas station as accessory use) Farmer s Market Funeral Home Office Office, Medical Office, Warehouse Restaurant (no drive-through) Retail stores Agriculture Community garden Forestry/woodlot Recreation, Education, ublic Assembly Recreation: public Recreation: private Recreation: commercial School Studio Theater / Auditorium Services Bank Bed and breakfast facility Business services Day care facility (commercial) Farmer s Market, Street vendors, Food trucks Gallery Hospital Hotel / Motel Office S S S Services (continued) Office, medical Nursing Care Facility ersonal services harmacy ost office Theater Veterinary services Industrial Conventional Gas Drilling Flex Space ublic Facilities / Infrastructure Commercial wireless communications facility New tower on existing building/structure Co-location on existing tower located on building/ structure New tower in the right-of-way Emergency services facilities Essential services ublic works facility Utility (below-grade) Accessory Accessory Dwelling Unit Accessory structure (private garage, play structure, pool, gazebo, etc.) Drive Thru Family Day Care Home-Based Business, No Impact Home Occupation Limited Lodging (Air BnB) arking lot Residence for operator of business Recreation Facility: ublic Recreation Facility: rivate Recreation Facility: Commercial Residence for operator of business Solar energy system (small) Wind facility (small) A A S S S

3 Development Standards in the TC: McMurray Town Center Generalized Standards within the TC: McMurray Town Center The McMurray Town Center (TC) is a mixed-use, pedestrian-oriented district in which consistent, but different building configurations exist. To help maintain a Main Street character and encourage pedestrian-friendly environments, non-residential buildings shall be generally placed adjacent to the sidewalk in the McMurray Town Center (TC). Where there are multiple adjacent buildings/units, the facade of each building should be unique and may be articulated within a range of 3-5 feet from the setback/build-to line. Residential-only structure(s) (Multi-family attached) shall also be articulated and be placed between zero (0 ) and twenty feet (20 ) from the sidewalk. All proposed development shall be served by public sewage and water facilities. Stormwater management is encouraged to be green and on-site. The McMurray Town Center (TC) shall be a true mixed-use development, offer a diversity of housing types, commercial/retail and mixed uses, as well as public/common spaces. The placement of all residential units shall provide for public safety and convenience to community resources, as well as privacy TC: McMurray Town Center District 400: 57

4 Height & Bulk in the TC: McMurray Town Center District Linear Dimensions Minimum Lot Size (no maximum lot size) Alley/Serviceway Rear Loaded arking Bldg Depth Local Street Key ROW/Lot Line Setback Line Bldg Width Bldg Width Building Mid-Block edestrian Access Side Street Alley/Serviceway Rear Loaded arking Local Street Key ROW/Lot Line Setback Line Side Street Frontage vt Open Space Lot Width Build-To/Setback - Front Sidewalk Build-To/Setback - Side 2,500 sq. ft. 25 minimum (No maximum) [combining lots is permitted] 0 (build to sidewalk) minimum 20 maximum (for purposes of courtyard, plaza, outdoor dining area, etc.) Buildings shall be articulated (variation in setback is encouraged) 8 minimum clear of all obstructions 0 if buildings share a common wall 0 minimum to sidewalk/driveway 5 maximum If building has >150 sidewalk frontage, a lighted, landscaped pedestrian accessway must be provided to connect storefronts to parking. Accessway: 10 minimum, 20 maximum Accessway should align with crosswalk on frontage street, if applicable. Building Build-To/Setback - Rear 0-5 arking, Service, Shipping/Receiving, and Waste Dumpster 25 maximum from rear of building to service drive Maximum Impervious Surface 100% (Green Roof Systems are encouraged) 400: 58

5 Height & Bulk in the TC: McMurray Town Center District Height Dimensions Building Height Floor to ceiling height Floor to ceiling height 1st Floor to ceiling height 1st Floor Height F.A.R. (Floor Area Ratio) Roof Awnings Canopies Balconies Building Activation TC: McMurray Town Center District Ground level transparency 70% Upper floor transparency 40% Blank wall area (between windows) 10 maximum lanter/flower boxes Awning Building height Building setback Back of curb 4 Stories maximum 51 - Flat Roof 56 - itched Roof [ave. ground height to ave. roof height] 14 maximum 1.0 (gross floor area/gross site area) Flat roof or pitched roof permitted Green roofs permitted and encouraged itched roof 1:4 minimum Utilities: HVAC, elevator penthouse, etc. shall not be visible from ground level or may be screened 4 minimum depth 8 minimum clearance height above sidewalk 4 minimum distance from front edge to curb ermitted above ground floor ermitted above ground floor 8 maximum extension from upper floor façade line Allowed Shall not exceed 1 in depth Shall not extend beyond setback/build-to line TC: McMurray Town Center District 400: 59

6 Building Activation TC: McMurray Town Center District (continued) Entrance rimary entrance shall be in front of building Secondary entrance may be on any open side or rear of building Recessed Entrance ermitted, but not required Distance, sidewalk level to glazing: 2 Recess depth: 5 maximum Recess depth shall not exceed maximum setback Space Between Recess & Window Recesed Entrance Form Elements TC: McMurray Town Center District Form Elements of the Commercial and Mixed-Use Typology Attached units Medium footprint Buildings built-to-the R.O.W. (sidewalk) or with small setback Up to 4 stories/51 (flat roof) or 56 (pitched roof) Mix of frontage styles Loading docks shall be at rear of structure or in service court, away from pedestrians May serve as live/work units 400: 60

7 arking Standards TC: McMurray Town Center District General Surface arking Vehicular Access. Vehicular access to surface parking shall be from an alley or side street where possible. edestrian Access. Safe provisions for pedestrian access to and through a parking lot shall be required. Surface parking areas and pedestrian walkways connecting to them shall be well-lit. No on-street parking shall be permitted along E. McMurray or Valley Brook Road. Location of Surface arking Surface parking shall be located to the rear of the principal building or to the side (however, parking shall not be located between a building and the street). arking shall be set back 10 feet from the legal right-of-way. Off-street surface parking shall be angled in angled parking bays along local access streets extending no farther than 16 from curb to end of parking space. arking may be located in shared parking lots or parking structures behind (away from local access streets) buildings with an alley. Driveway width reduced substantially arking lots of abutting properties are interconnected Common driveway for two lots arking areas on abutting nonresidential lots shall be interconnected by access driveways. Each nonresidential lot shall provide crossaccess easements for its parking areas and access driveways guaranteeing access to adjacent lots. Interconnections shall be logically placed and easily identifiable to ensure convenient traffic flow TC: McMurray Town Center District 400: 61

8 arking Standards TC: McMurray Town Center District (continued) Screening of arking, Loading & Service Areas arking lots visible from a street shall be continuously screened by a 3-foothigh wall/fence or plantings. arking lots adjacent to a residential use shall be continuously screened by a 6-foot-high wall/fence or plantings. Screening shall include: Hedges, installed at 36 inches in height; or Mixed planting (trees and shrubs); or Wall sections, with no wall break of more than 9 feet, and landscaping to provide a continuous screen. Service and loading areas must be visually screened from street and pedestrian ways. For new construction, service and loading areas must be behind the building. Streetscape Standards TC: McMurray Town Center District Outdoor Dining Outdoor furnishings are limited to tables, chairs, and umbrellas. Outdoor furniture shall be stored inside the restaurant, or within the setback area after normal operating hours. lanters, posts with ropes, or other removable enclosures, as well as a reservation podium are encouraged and shall be used as a way of defining the area occupied by the café lanters, posts with ropes, or other removable enclosures, as well as a reservation podium are encouraged and shall be used as a way of defining the area occupied by the café. Refuse facilities should be provided. Outdoor heating units may be used. Outdoor dining shall not impede pedestrian traffic flow. A minimum pathway of at least 5 free of obstacles shall be maintained. Urban Garden Standards If an urban garden is to be included, it shall meet the following criteria Minimum size required is 300 sq. ft. An urban garden shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection. 60% of the garden shall be of plant materials such as trees, vines, shrubs, and seasonal flowers with year round interest. All trees shall be 3.5 inches in caliper. A water feature is encouraged. One seating space is required for each 30 sq. ft. of garden area. 400: 62

9 Streetscape Standards TC: McMurray Town Center District (continued) ublic lazas/squares/courtyard Standards The minimum size required is 500 sq. ft. The plaza shall be located where it is visible and accessible from either a public sidewalk or pedestrian connection. 30% of the plaza shall be landscaped with trees, shrubs, and mixed plantings with year round interest. The plaza shall use the following paving materials: unit pavers, paving stones, or concrete. No more than 20% of the plaza shall be concrete. One seating space is required for each 30 sq. ft. of plaza area. The plaza shall not be used for parking, loading, or vehicular access (excluding emergency vehicular access). ublic art and fountains are encouraged. Trash containers shall be distributed throughout plaza. The plaza shall provide shade by using the following elements: trees, canopies, trellises, umbrellas, or building walls. One tree is required for every 500 sq. ft. Trees shall be of 3.5 inches in caliper. Human-scale lighting shall be provided. lazas shall connect to other activities such as outdoor cafes, restaurants, and building entries. lazas shall be located if possible to have maximum direct sunlight with a south or west orientation. lazas, if constructed by a private/nonprofit entity, shall have an agreement with the community for public access. Design Standards TC: McMurray Town Center District edestrian Design Standards Sidewalks are required along all street frontages with a minimum width of eight feet. Sidewalks are required to connect the street frontage to all front building entrances, parking areas, central open space, and any other destination that generates pedestrian traffic. Sidewalks shall connect to existing sidewalks on abutting tracts and other nearby pedestrian destination points. lanting buffers, 4 back of curb to clear sidewalk path are encouraged. The sidewalk pattern shall continue across driveways and streets TC: McMurray Town Center District 400: 63

10 Design Standards TC: McMurray Town Center District (continued) Building Design Standards, Non-Residential Building and Apartment Building Shall Meet the Following Requirements: All primary building entrances shall be accentuated. Entrances permitted include: recessed, protruding, canopy, portico, or overhang. Walls and Windows rojecting Cornice Horizontal Articulation Canopy Blank walls shall not be permitted along any exterior wall facing a street, parking area, or walking area. Walls or portions of walls where windows are not provided shall have architectural treatments that are similar to the front façade, including materials, colors, and details. At least four of the following architectural treatments shall be provided: Masonry, but not flat concrete block Concrete or masonry plinth at the base Belt courses of a different texture or color rojecting cornice rojecting metal canopy Decorative tilework Trellis containing planting Medallions Opaque or translucent glass Artwork Vertical/horizontal articulation Lighting fixtures Flower Baskets Ancillary Structures Drive-Thru Allowed Encroachments Trash enclosures and gazebos, arbors, porticos, pergolas, fountains, etc. are allowed in open spaces Enclosed trash areas are allowed Minimum Use: Must be on blank side of end storefront 5 vehicle maximum que Balconies, Bay Windows, Canopies, Awnings, etc. are allowed. 400: 64

11 Design Standards TC: McMurray Town Center District (continued) Open Space 5% of gross development area May be hardscape and or landscape Integrated with development Design Standards in the TC: McMurray Town Center District (continued) Miscellaneous Standards No Ancillary Structures (except trash enclosure) No fences/barriers allowed, except for outdoor seating Fence around outdoor seating: 36 maximum height Entrance only allowed from inside building Barriers shall be transparent or semitransparent Barriers may be, or include, plantings All buildings shall have primary entrance along front façade Loading docks, overhead doors and other service entries shall not be located on street-facing facades Access and Circulation in the TC: McMurray Town Center District TC: McMurray Town Center District 400: 65

12 Local Street Cross Section - Generalized in the TC Local Street Cross Section - Narrow in the TC 400: 66

13 Local Street Cross Section - Medium in the TC Local Street Cross Section - Wide in the TC 400: 67

14 Local Street Cross Section - Boulevard in the TC Local Street Cross Section - Medium in the TC 400: 68

15 Access and Circulation in the TC: McMurray Town Center District (continued) Angled parking angle Reverse angle parking is permitted, but shall be used through the McMurray Town Center edestrian bump-out shall be used at all intersections. Mid-block crossings, with bump-outs shall be used if block is >150. edestrian bump-outs should have rain gardens in areas not part of cross walks Round-abouts are encouraged at intersections. edestrian activated crossing control should be used in absense of round-about. Speed hump, or contrasting paving material shall be used for crosswalks. Circulation: Local Streets The McMurray Town Center is to be pedestrian focused Two-way traffic shall be used for all local streets Traffic lanes: 10 Bump-Outs shall be used at all pedestrian crossings. Bump-Outs shall be same depth as adjacent parking spaces edestrian crossings shall be of different material than vehicular lanes 4 minimum planting strip shall be placed between sidewalk and back of curb 45 angled parking shall be used: Reverse angled parking is allowed, but must be consistent throughout the McMurray Town Center arallel parking may be used on one side of local streets adjacent to open spaces/ plazas, etc. Side streets may utilize parallel parking 400: 69

16 400: District Classifications arking Standards in the TC: McMurray Town Center District Surface parking shall be located to the Location of Surface arking rear of the principal building or to the side (however, parking shall not be located between a building and the street). arking shall be set back 5 feet from the legal right-of-way. Corner Lots. Surface parking shall not be permitted on corner lots that are located on collector or arterial roads. arking may be located in shared parking lots behind (away from local access streets) buildings with a service road/driveway. Loading/Shipping/Receiving/Service All service and loading functions shall be in the rear of the building and separated from general parking/pedestrian areas. Safe edestrian Access from arking Lot in the TC: McMurray Town Center District Safe pedestrian connection between sidewalk and entrance Bicycle parking Traffic Calming Feature edestrian Crossing Signs edestrian Walkways rovided Throughout Clearly deliniated crosswalk Building entry w/ drop-off edestrian-scale Lighting Landscaping designed for maximum visibility Green arking Features in the TC: McMurray Town Center District Community gathering place Utilize bioswales/raingardens to manage stormwater run-off Maximize trees/shading Safe pedestrian/vehicular design strategies Use permeable paving systems 400: 70 Energy efficient lighting

17 Other Standards & Requirements: TC McMurray Town Center This district (formerly TC - Town Center) promotes the use of pedestrian-friendly and mi9zed-use design to establish a vibrant Main Street for eters Township. Detailed references to General Regulations, Typologies, and Standards will be entered in right column below. Site lanning Standards 501: Landscape Design & Landscaping Standards 502 Building Construction and Design Standards 503 Open Space Standards 504 Circulation & Access Standards 505 arking Standards 506 Buffering Standards 507 Accessory Structures 509 Lighting 510 Walls & Fences 511 Signage TC: McMurray Town Center District 400: 71