[Added 9-30-1996 by Ord. No. 96-60; amended 2-3-1997 by Ord. No. 96-68]
Retail centers shall provide harmonious groupings of buildings, landscaped areas, vehicular and pedestrian circulation and service and parking areas. They shall be planned as safe, efficient, convenient and unified development for retail uses permitted in § 230-199B, of the Zoning Ordinance.
Each retail center shall comply with the following
dimensional standards:
A.
Building height: maximum 35 feet.
B.
Building setbacks:
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Feature/Description
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Minimum Building Setback (distance from
feature)
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|---|---|---|---|
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Ultimate right-of-way of public roads:
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When the entire area between the road and building
is landscaped (may contain a sidewalk)
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50 feet
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When parking or internal driveways are located
between the road and building
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100 feet
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Residential zoning district boundaries and lot
lines of residential parcels outside the Corridor Overlay District
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100 feet
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All other lot lines, right-of-way lines of utility
corridors and boundaries of the preserved Route 202 expressway corridor
and its interchange ramps
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50 feet, except that a maximum of 10% of the
length of a building wall may be located a minimum of 25 feet from
one of these boundaries for design flexibility
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Entrance driveways to the center (curb or pavement
edge)
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50 feet
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Storefront driveways
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20 feet
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All other internal driveways
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10 feet
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Internal driveways at major building entrances
where the building's roofline is extended as an overhang or porte-cochere
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No setback required
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Parking
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10 feet
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Wetlands and 100-year floodplain
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30 feet
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Between individual buildings
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Not less than the height of the taller building
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C.
Parking, driveway and service area setbacks:
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Feature/Description
|
Minimum Building Setback (distance from
feature)
| |
|---|---|---|
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From the boundary of the Route 202 Expressway
bypass corridor
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10 feet
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From the ultimate right-of-way of public streets,
all other tract boundaries
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30 feet
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From limits of wetlands and 100-year floodplain,
except where a road, driveway, path or utility line is permitted to
cross
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10 feet for any earth disturbance for grading
or construction; a barricade shall be installed to prevent encroachment
by construction equipment and materials
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D.
Building, impervious and landscaped coverage:
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Description
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Coverage
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|---|---|---|
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Impervious coverage
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Maximum 75% of its parcel area
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Total building coverage (all buildings)
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Maximum 20% of its parcel area
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Landscaping or other green area
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Minimum 25% of its parcel area
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A.
Total parking capacity in a retail center shall be
a minimum of 4.5 spaces per 1,000 square feet of gross leasable area.
B.
All spaces proposed at a rate greater than 5.0 spaces per 1,000 square feet of gross leasable area shall be placed in reserve, in compliance with § 230-138.1B and C of the Zoning Ordinance. Spaces placed in reserve shall not be constructed until approved or requested by the Board of Supervisors.
C.
Retail center parking spaces shall be a minimum of
nine feet by 20 feet.
D.
Shared parking may be permitted where the applicant
provides convincing evidence, consistent with accepted industry standards.
Each retail center shall provide a central common
area to focus attention on major building entrances and provide an
area suitable for shared use by tenants, customers and visitors for
special events such as cultural performances, exhibitions, health
fairs, sidewalk sales and use as a sitting area and meeting place.
Central common areas shall comply with the following standards:
A.
It may be an atrium, courtyard or plaza located at
the front of the principal building, visible from entrance driveways
and the parking lot.
B.
It shall have walkways, seating and landscaping. Water
features, play equipment, performance stage and table facilities are
encouraged.
C.
As an alternative, the central common area may be
located on a large parking lot island adjacent to the storefront driveway,
subject to approval by the Board of Supervisors.
D.
The total area shall be not less than 4% of the gross
leasable area of the principal buildings they serve and may be divided
into two separate locations when approved by the Board of Supervisors.
E.
A minimum of 30% of the central common area shall be ornamentally landscaped (may include water features). The landscaped area may be included in calculation of the minimum 25% landscaped area of the site by § 230-207D, herein.
F.
The minimum required space for a central common area
shall not include paved areas used for parking, service or driveways,
required storefront landscaping, softening and screen buffers, required
parking lot planting and commercial recreation facilities operated
as a principal use.
Variations in building facades, canopies, height
and roof lines shall be used, and contrasts in color, texture and
materials are encouraged.
A.
Building facades that exceed 250 feet in length shall
be varied by one or more of the following methods:
(1)
Wall offsets to a minimum depth of 10 feet at
intervals of 100 feet or less.
(2)
Variation in the facade height of at least 10
feet in height at intervals of 100 feet or less.
(3)
Addition of major architectural features at
intervals of 200 feet or less, including canopies, towers and three-dimensional
ornamental structures.
B.
Building materials, including brick, stone, decorative
block and wood, are encouraged.
C.
Side and rear building facades shall be constructed
of materials that reflect the character, color scheme and architectural
features of the building's front facades.
A.
Development separated by public roads or the expressway
corridor shall be considered as separate retail centers, and each
shall comply with the retail center regulations individually.
B.
Retail center development shall comply with the requirements of § 205-25, Design Standards for Shopping Centers, of the Subdivision and Land Development Ordinance.
C.
Within a retail center, land may be subdivided for
sale or leasing purposes without regard to individual lotting standards,
provided that the development of those lots complies in all respects
with the retail center regulations and is an integral part of the
center's plan. Access to individual lots so created shall be taken
only from within the retail center.
E.
Mechanical and site utility equipment projecting from
the tops of buildings shall be screened from public view to the extent
reasonable and practicable.
F.
Land development plan submission and processing shall
comply with the following requirements:
Lighting shall be provided for the safety and
convenience of customers, employees and visitors to the center, in
compliance with the following:
A.
No lighting standard shall exceed 25 feet in height,
and no lighting fixture shall be mounted on a building higher than
25 feet above the adjacent grade level.
B.
Illumination of all parking areas, around all buildings
and along all pedestrian walkways, shall provide a minimum level of
one-half-footcandle and an average of one footcandle and a maximum
level of four footcandles. (One footcandle equals one lumen per square
foot.)
C.
All outside lighting, including sign lighting, shall
be arranged, designed and shielded or directed so as to protect the
abutting streets and highways and adjoining property from the glare
of lights. All light standards or fixtures shall be shielded to eliminate
light glare beyond an angle of 35º from a vertical plane and
be so shielded that the source of the light shall not be visible off
of the premises.
D.
No flashing or intermittent or moving lights, including
lights on signs, shall be permitted.
The sign regulations of § 230-127, Commercial and industrial district regulations, of the Township's Zoning Ordinance shall apply to retail centers, except that freestanding signs up to 23 feet in height and 150 square feet in area are permitted for retail centers under Overlay Option No. 2, and freestanding signs up to 23 feet in height and 250 square feet in area are permitted for retail centers under overlay Option No. 3.
