[Amended 12-8-2016 by Ord. No. 706; 6-10-2021 by Ord. No. 747]
A.
The purpose of the Township Line Commercial District is to:
(1)
Provide regulations to ensure compatibility of commercial, industrial,
and surrounding residential uses in a unified planned arrangement;
(2)
Provide opportunities for interconnection of vehicular and pedestrian
traffic between parcels containing similar uses;
(3)
Provide vehicular circulation patterns respectful of residential
uses while providing access to I-95;
(4)
Provide opportunities for vehicular-oriented commercial uses
along existing roadways;
(5)
Provide appropriate landscape buffer regulations to provide
adequate screening from residential, commercial, and industrial uses;
(6)
Provide safe pedestrian connections by implementing streetscape
standards for existing and proposed roadways;
(7)
Provide consistent design and development standards for a variety
of uses; and
(8)
Encourage commercial, manufacturing, and industrial uses to
facilitate job creation.
B.
The Township Line Commercial District shall include lands generally
surrounding the MH Mobile Home District, bounded by Keystone Road
to the east, Interstate-95 to the north, Market Street to the west,
and Township Line Road and Laughead Avenue to the south, as identified
on the Upper Chichester Township Zoning Map.
A.
Uses permitted by right.
(1)
Land, buildings or premises shall be used by right for one or
more of the following uses:
(a)
Retail store, excluding outdoor storage or display of goods.
(b)
Food store, including grocery, delicatessen, convenience store
or supermarket, liquor store, caterer, bakery sales or ice cream shop.
(c)
Eating or drinking establishment, including, microbrewery, brewpub,
taverns, and sit-down or fast-food restaurant.
(d)
Personal service shop.
(e)
Professional, medical, or business office, including banks and
financial institutions.
(f)
Health club or spa.
(g)
Government or municipal uses, including parks, outdoor recreation,
and open space.
(h)
Automobile and/or truck sales or rentals, provided all vehicles
are parked on an approved paved surface.
(i)
Flex space building not to exceed 25,000 SF in total floor area,
designed for one or more of the following uses and no others: office,
assembly, warehousing/storage or light manufacturing. Each flex space
building shall have no less than 30% of the building used for office
space. Warehousing, assembly or light manufacturing shall be a use
which shall occupy no more than 70% of the building area.
(j)
Warehouse, subject to the area and bulk regulations of § 600-116B(2).
(2)
Uses permitted by right shall be subject to the following area
and bulk regulations, unless otherwise specified:
(a)
Minimum lot area: 30,000 square feet.
(b)
Minimum lot width: 125 feet at the building setback line; 50
feet at the street right-of-way line.
(c)
Minimum front yard: 25 feet.
(d)
Minimum side yard: 25 feet (each side).
(e)
Minimum rear yard: 50 feet.
(f)
Maximum building coverage: 40%.
(g)
Maximum impervious surface: 70%.
(h)
Maximum building height: 40 feet.
B.
Conditional uses.
(1)
The following uses shall be subject to conditional use approval from the Upper Chichester Township Board of Commissioners and the provisions of Article XXII, Standards and Procedures for Conditional Uses:
(a)
General service or repair, including furniture, and electronic
and appliance repair.
(b)
Medical clinic.
(c)
Hotel or motel, with related facilities, such as restaurants
or banquet room.
(d)
Continuing care retirement community (CCRC).
(e)
Medical marijuana dispensary, as authorized by Act 16 of 2016,
and as further regulated by 28 Pa. Code Chapter 1161, Dispensaries,
and in accordance with applicable state or federal regulations.
(f)
Tradesman's shop, including carpenter, electrician, plumber,
cabinetmaker or similar establishment.
(g)
Wholesale sales, excluding junkyards.
(h)
Manufacturing, processing, assembly, service testing, repair
of goods, products or materials, and where applicable, service distribution
of the following types of items, provided that such facilities, processes
or operations are demonstrated by the applicant not to be materially
injurious or offensive to the occupant and the Township as a whole
by the emission or creation of noise, vibration, smoke, dust or other
particulates, toxic or noxious materials, odors, fire, explosive hazards,
heat or glare:
[1]
Products such as candy, drugs and food products, including prep
or catering kitchens (excluding meat and fish and processing of beverages
but permitting the distribution of beverages).
[2]
Electrical or electronic equipment, such as appliances and equipment
not in excess of 50 cubic feet.
[3]
Measuring and scientific precision instruments and equipment,
clocks, watches, jewelry, cameras and business machines.
[4]
Light metal processing, including metal finishing, grinding,
polishing and heat treatment, metal cutting and extrusion of small
products, such as costume jewelry and pins.
[5]
Articles or merchandise from previously prepared materials.
(i)
Cold storage plant, frozen food plant and lockers.
(j)
Indoor commercial recreation uses, including basketball, gymnastics,
handball, squash, tennis or other similar sport, provided that any
proposed building will be constructed in such a manner that will allow
the structure to be readily converted to a use permitted in this section
should the recreational use of the building be discontinued.
(k)
Laboratory.
(l)
Indoor automobile and/or truck service and repair, including
body repair, painting, towing, varnishing, undercoating and detailing,
provided all vehicles are parked on an approved paved surface. Vehicles
requiring repair shall be located at the rear or side of the principal
building and not within the front yard(s).
(n)
Medical marijuana grower/processor, as authorized by Act 16
of 2016 and in accordance with applicable state or federal regulations.
(o)
Cemetery.
(p)
Other uses of a similar nature to other permitted uses, when
approved by the Board of Commissioners.
(2)
Conditional uses shall be subject to the following area and
bulk regulations, unless otherwise specified:
(a)
Minimum lot area: 60,000 square feet.
(b)
Minimum lot width: 225 feet at the building setback line; 50
feet at the street right-of-way line.
(c)
Minimum front yard: 75 feet.
(d)
Minimum side yard: 75 feet (each side).
(e)
Minimum rear yard: 75 feet.
(f)
Maximum building coverage: 40%.
(g)
Maximum impervious surface: 65%.
(h)
Maximum building height: 40 feet.
All uses within the Township Line Commercial District shall
comply with the following general requirements:
A.
Environmental impacts. No use shall emit any obnoxious, toxic or corrosive fumes, gases or other impacts in excess of the standards in Article XXIII.
B.
Public utilities. All uses shall be served by public water and sewer
facilities.
C.
Traffic. A traffic impact study shall be provided for all uses permitted
by conditional use. The Board of Commissioners may require a traffic
impact study for other permitted uses to assure potential impacts
to adjacent properties will be mitigated.
D.
Exterior lighting. All exterior lighting shall be designed to prevent
glare onto adjacent properties. Pedestrian pathways shall be clearly
marked and well lit. Lighting should be sufficient for security and
identification without allowing light to shine or reflect onto adjacent
sites. The height of fixtures shall be a maximum of 20 feet for parking
lots and 14 feet for pedestrian walkways.
E.
Building height. Permitted building height may be increased to a
maximum height of 70 feet, provided the required building setbacks
from all property lines are increased by an additional two feet for
every one foot of increased building height in excess of 40 feet.
The increased building setback(s) shall be applicable to the building(s)/structures(s),
or portion(s) of a building/structure exceeding the forty-foot building
height.
F.
Lands adjacent to I-95.
(1)
For the purpose of this article, lands adjacent to Interstate
95 (I-95) and the associated entry and exit ramps to or from this
roadway, shall be considered rear yards.
(2)
Building design standards provided in § 600-118C(2) through (5) of this article shall not be applicable to building(s) proposed within 400 feet of the right-of-way of I-95, provided the building(s) are setback a minimum of 450 feet from the right-of-way of Township Line Road, Market Street, and Laughead Avenue.
(3)
Buffering and screening design standards provided in § 600-118D of this article shall not be applicable to areas adjacent to I-95 and/or the associated entry and exit ramps to, or from this roadway.
(4)
Permitted building height may be increased to a maximum height of 70 feet without providing additional building setbacks identified in § 600-117E, provided:
(a)
The building(s), or portion(s) of the building exceeding the
maximum building height regulations, will be located within 400 feet
of the right-of-way of I-95;
(b)
The building(s), or portion(s) of the building exceeding the
maximum building height regulations, will be setback a minimum of
450 feet from the right-of-way of Township Line Road, Market Street,
and Laughead Avenue;
(c)
A minimum building setback of 75 feet will be provided from
all property lines;
(d)
The proposed building(s) and associated site improvements provide
adequate accessibility for emergency vehicles and service personnel,
subject to the review of the Upper Chichester Township Engineer and
Fire Marshal.
G.
Deviation of standards. The Upper Chichester Township Board of Commissioners
may approve a deviation of design standards identified within the
Township Line Commercial District, provided it is demonstrated the
deviation will advance the purpose of the District without detriment
to public health, safety, or welfare.
All uses within the Township Line Commercial District shall
comply with the following design standards:
A.
Parking and circulation design standards.
(1)
Parking shall be provided according to the requirements of Article XVIII of the Upper Chichester Township Zoning Ordinance, except as modified by this section.
(2)
Shared parking is permitted for two or more properties to provide
the parking spaces required when two or more establishments share
the same parking area, whether on the same lot or abutting lots, if
specifically approved by the Board of Commissioners subject to the
following conditions:
(a)
A shared parking agreement, which involves a contractual agreement
between users, shall be approved by the Board of Commissioners Upper
Chichester Township and recorded.
(b)
A portion of the shared parking area shall be located within
750 feet from a regularly used entrance into the building served by
the shared parking arrangement.
(c)
Parking areas shall be interconnected by access driveways logically
placed and easily identifiable to ensure convenient traffic flow.
(3)
Design of interior driveways and access aisles.
(a)
Interior drives shall be designed to prevent blockage of vehicles
entering or leaving the site and shall be clearly marked by signs,
curbing, or lines. Drives may be one-way or two-way. Areas designed
for loading and unloading, refuse collection, fuel delivery and other
service vehicles shall be separate and arranged so as to prevent blocking
or interfering with accessways, the use of automobile parking facilities
or pedestrian ways and shall have adequate turnaround surface so egress
to the street is in a forward direction.
(b)
Accessways, parking areas, and loading areas shall have clearly
defined parking bays and traffic circulation lanes designated by markings,
curbs, barriers and/or landscaped islands, so that operators of vehicles
intending to patronize such parking areas shall not impede traffic
as a result of any confusion as to location of entrances and exits
and manner of reaching them.
(c)
All interior drives and accessways shall be paved with an approved
all-weather surface and shall be graded, properly drained, and maintained
in a good condition. Interior drives shall have a maximum grade of
4%, measured along the center line, for a distance of not less than
25 feet from the street right-of-way line. Beyond that point, interior
roads and drives shall have a maximum grade of 10%.
(4)
Design of parking areas.
(a)
Vehicular access to surface parking shall be from a side street
or adjacent parking lot where possible.
(b)
Pedestrian connections between adjacent public streets or access
driveways and building entrances shall be provided through safe provisions
to and through a parking lot. Surface parking areas and associated
pedestrian walkways connecting to them shall be appropriately illuminated.
(c)
Location of surface parking.
[1]
Surface parking is encouraged to be located on the side or rear
of the principal building. All parking shall be set back a minimum
of 15 feet from the ultimate right-of-way of a public roadway and
a minimum of 15 feet from internal access driveways.
[2]
Off-street surface parking is limited to two rows of parking
spaces and one two-way maneuvering aisle between the principal building
and the street(s) providing access, or access driveway(s). The remaining
parking shall be located at the side or rear of the property.
[3]
Surface parking for properties exceeding 500 feet of frontage
on a public street, or a lot size exceeding five acres, shall have
no more than 30% of the required parking on the side and front of
the building, unless the parking is setback a minimum of 300 feet
from the right-of-way of Township Line Road, Market Street, and Laughead
Avenue.
(5)
Fire lane easements.
(a)
No multifamily residential or institutional building shall be
located more than 150 feet from a duly dedicated, improved or accessible
fire lane easement as defined herein, nor more than 600 feet from
a duly dedicated, accessible and improved public or private street.
Fire lane easements shall be located adjacent to commercial and industrial
building(s).
(b)
Fire lane easements shall have a minimum unobstructed right-of-way
width of 40 feet; and there shall be constructed within this right-of-way
an all-weather and well-drained surfaced cartway with a minimum width
of 20 feet. The extension of fire lane easements shall begin from
one or more existing and improved public streets.
(c)
Fire lane easements which curve, turn, or change directions
shall have a minimum radius of 55 feet of pavement. Fire lane easements
containing reverse curves shall have a minimum center line tangent
length of 50 feet between curves.
(d)
Dead-end fire lane easements shall not exceed 400 feet in length
and shall be terminated with an unobstructed vehicular turnaround
or cul-de-sac with a minimum surface radius of 35 feet.
(6)
Landscaping in parking areas.
(a)
Off-street parking areas and parking lots shall be landscaped
to: reduce wind and air turbulence, heat, noise, and the glare of
automobile lights; provide shade; ameliorate stormwater drainage problems;
replenish the groundwater table; and provide for a more attractive
setting.
(b)
Landscaping shall be provided to ensure a good appearance of
vehicular parking areas and to protect and preserve the appearance,
character, and value of surrounding properties.
(c)
Parking lots should be screened from the street and noncompatible
neighboring uses. Surface parking shall be provided with a minimum
fifteen-foot-wide buffer from the ultimate right-of-way line of adjacent
streets, a minimum of 15 feet from internal access driveways, and
a minimum five-foot-wide buffer from all other property lines to allow
for screening. Parking lots visible from a street shall be continuously
screened by a three-foot-high wall/fence or plantings. Parking lots
adjacent to noncompatible neighboring uses as determined by the Board
of Commissioners shall be continuously screened by a six-foot-high
wall/fence or plantings. Screening shall meet these height requirements
by including any combination of:
[1]
Hedges, installed at 36 inches in height but growing to required
height; or
[2]
Mixed planting (trees and shrubs); or
[3]
Wall sections, with no wall break of more than nine feet, and
landscaping to provide a continuous screen; or
[4]
Berms that have a slope no greater than three to one with a
rounded slope top planted with permanent ground cover (turf or other
plants) to prevent and stabilize erosion. Berms shall not have a negative
impact on stormwater management for a development or the surrounding
area.
(d)
The landscaping and planting areas shall be reasonably dispersed
throughout the parking lot. Where there are 20 or more parking spaces,
the following shall apply:
[1]
Landscaped islands shall be provided at the end of each parking
bay of no more than 20 contiguous spaces accessed from a single aisle.
Such islands shall be a minimum of nine feet in width and 18 feet
in length. Such islands shall be provided to enhance the appearance
of the parking area and to control access and movement within the
parking area.
[2]
All planting islands and planting beds within a parking lot
shall be planted with ground covers and/or small shrubs and shall
not be provided as lawn or grass. Stone or mulch may be used in conjunction
with ground covers and shrubs.
[3]
Landscape islands shall be designed for the purpose of stormwater
infiltration, where appropriate.
(e)
Loading areas shall be screened with an initial minimum height
of eight feet and shall be a complete and effective visual barrier
at the time of installation. Screening may be provided by plantings,
fencing, walls, berms, or combinations thereof. Where loading areas
adjoin residential uses or a residential zoning district, additional
screening and buffering measures, including nighttime and weekend
restrictions, may be imposed by the Board of Commissioners to mitigate
negative impacts to residential properties.
B.
Pedestrian and streetscape design standards.
(1)
Curb cuts shall be minimized to avoid traffic congestion along
adjacent roadways and internal driveways.
(2)
Streetscape enhancements shall include such features, including
street trees, streetlights, sidewalks, curbs, curb-cut limitations,
site furnishings, and decorative paving or grass strip adjacent to
curb.
(3)
All provided site furnishings (benches, waste receptacles, flagpoles,
lighting, etc.) to be secured to the ground, and black in color.
(4)
Pedestrian-scale streetlights shall be provided along roadways
and where pedestrian sidewalks are provided. Streetlights shall be
black in color and in accordance with the Township design standards.
(5)
Streetscape enhancements shall be consistent with all applicable
standards and requirements of the Pennsylvania Department of Transportation
with respect to street widths, rights-of-way, drainage, crosswalks,
signage, and the like.
(6)
Sidewalk design standards.
(a)
Sidewalks with a minimum width of five feet are required along
all street frontages.
(b)
Sidewalks are required to connect the street frontage to all
front building entrances, parking areas, central open spaces, and
any other destination that generates pedestrian traffic. Sidewalks
shall connect to existing sidewalks on abutting tracts and other nearby
pedestrian destination points and transit stops.
(c)
The sidewalk pattern shall continue across driveways.
(d)
Utility poles and lighting fixtures should be placed outside
of the sidewalk.
(e)
At locations within the site where the sidewalk is adjacent
to an existing bus stop, the sidewalk shall be widened on one side
by 48 inches and for a length of 60 inches in order to provide bus
patrons an area to stand and not obstruct pedestrians traversing said
sidewalk. For instances where a grass reserve strip is present, a
paved pedestrian connection shall be required to connect the sidewalk/waiting
area and the curb/street edge or pedestrian loading area.
(f)
Sidewalks shall be made of concrete and provided with a broom-finished
center with smooth troweled edges. The smooth troweled edges shall
be two inches in width.
(g)
A concrete-stamped pattern located between the sidewalk and
the adjacent curb is encouraged. The concrete stamp shall reflect
the image of a brick paving pattern and be provided with a red color
in accordance with the Township design standards.
(7)
Street tree standards.
(a)
Street trees shall be located adjacent to, and outside of any
public right-of-way.
(b)
Existing street trees shall be retained where feasible and incorporated
into the street tree design.
(c)
Street trees shall not be spaced less than 20 feet apart with
a maximum spacing of 30 feet. Consideration shall be made for driveways,
street lights, utility poles, underground utilities, traffic light
poles and other obstructions, which may cause a spacing of greater
than 30 feet in certain instances.
(d)
Each street tree shall be deciduous, a minimum of three-inch
caliper in size, and a species determined to be appropriate by the
Board of Commissioners.
C.
Building design standards.
(1)
Building orientation and entrances.
(a)
The front facade of buildings shall be oriented toward the principal
street or thoroughfare with an everyday public entrance in this front
facade.
(b)
When buildings are located on corners, the entrance shall be
located on the corner with an appropriate building articulation, such
as a chamfered corner, turret, canopy, or other similar building feature.
The Board of Commissioners may allow front facades to face existing
side streets, when these facades will extend an existing commercial
district along this existing side street.
(c)
All primary building entrances shall be accentuated. Entrances
permitted include recessed, protruding, canopy, portico, or overhang.
(2)
Screening of equipment.
(a)
All wall-mounted mechanical, electrical, communication, and
service equipment, including satellite dishes and vent pipes, shall
be screened from public view by parapets, walls, fences, landscaping,
or other approved means.
(b)
All rooftop mechanical equipment and other appurtenances shall
be concealed by or integrated within the roof form or screened from
view at ground level of nearby streets. The following, when above
the roofline, requires screening: stair wells, elevator shafts, air-conditioning
units, large vents, heat pumps, and mechanical equipment.
(3)
Walls.
(a)
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 facade, including materials, colors,
and details. At least four of the following architectural treatments
shall be provided:
[1]
Masonry (but not flat concrete block).
[2]
Concrete or masonry plinth at the base of the wall.
[3]
Belt courses of a different texture or color.
[4]
Projecting cornice.
[5]
Projecting metal canopy.
[6]
Decorative tilework.
[7]
Trellis containing planting.
[8]
Medallions.
[9]
Opaque or translucent glass.
[10]
Artwork.
[11]
Vertical/horizontal articulation.
[12]
Lighting fixtures.
[13]
An architectural element not listed above, as
approved by the governing body, that meets the intent.
(4)
Windows.
(a)
The ground floor front facades of buildings visible from pedestrian
view shall consist of a minimum of 40% window area, with views provided
through these windows into the business. Ground floor windows shall
be a maximum of 24 inches above the ground.
(b)
Upper story windows of front facades shall not be boarded or
covered and shall comprise a minimum of 35% window area in the facade
above the ground floor.
(c)
Exterior security gates or roll-down security doors shall be
prohibited from public view. Link or grill type security devices shall
be permitted only if installed on the interior of the building, within
the window or door frames. Such security equipment shall be recessed
and completely concealed during regular business hours, and shall
be predominantly transparent to allow maximum visibility of the interior.
Nonconforming gates shall not be rebuilt, replaced, enlarged, or altered
unless made to conform to regulations.
(5)
Massing.
(a)
The overall dimension of buildings shall not exceed 360 feet
in a single direction. Buildings must have at least a three- to five-foot
variation in depth on all street facades for every 50 feet of continuous
facade. Such breaks may be met through the use of bay windows, porches,
porticos, building extensions, recessed doorways, and other architectural
treatments.
(b)
Distance between buildings. All principal buildings shall be
set back at least 20 feet from other principal buildings, or a greater
distance as required by applicable building codes. Notwithstanding
the foregoing, all buildings may be connected by covered/enclosed
walkways within the areas separating principal buildings.
D.
Buffering and screening design standards.
(1)
Buffers and screening shall be provided to:
(a)
Provide a separation between incompatible uses;
(b)
Reduce the impacts of noise generated by commercial or industrial
activities on adjacent roadways, internal driveways, pedestrian ways,
and adjacent properties regardless if the noise is generated from
within a building, or outside a building;
(c)
Reduce the potential negative visual impacts of commercial or
industrial activities on adjacent roadways, internal driveways, pedestrian
ways, and adjacent properties, including, but not limited to, the
visual impacts associated with the outdoor storage of materials and
equipment, the outdoor processing or manufacturing of materials and
products, loading docks and loading areas, and circulation of commercial
vehicles.
(2)
A buffer with a minimum width of 30 feet from property lines
shall be provided:
(a)
Where a proposed commercial, industrial, or institutional use
adjoins an existing residential use or residential district;
(b)
Where any manufacturing, processing, assembly, or production
of materials within a building will generate ambient noise outside
the walls of the building;
(c)
Where the outdoor storage of materials, commercial vehicles,
and/or equipment will be provided;
(d)
Where loading docks, loading areas, and circulation of commercial
vehicles will be provided;
(e)
In any other instance where buffering is required by this chapter
or where determined to be appropriate by the Board of Commissioners.
(3)
A buffer with a minimum width of 50 feet from property lines
shall be provided:
(4)
Buffer requirements.
(a)
The storage of refuse shall be provided inside the building(s)
or within an outdoor area enclosed by walls or opaque fencing. Any
refuse area outside of the building(s) shall be designed to be architecturally
compatible with the building(s), shall not be located in the front
of the building(s), and be entirely screened by a fence or enclosure
which is at least eight feet high.
(b)
Service and loading areas must be visually screened from driveways,
pedestrian ways, and adjacent streets. Loading docks, loading areas,
and service areas shall not be on the street frontage but located
at the rear of the building.
(c)
The outdoor storage of materials equipment, commercial vehicles
and/or products shall not be on the street frontage but located at
the rear of the building.
(d)
The outdoor processing, fabrication, or manufacturing of materials
and/or products shall not be on the street frontage but located at
the rear of the building.
(e)
Vegetative screens shall be perpetually maintained during the
period the principal use causing the need for screening is in operation.
Any plant material which does not survive shall be replaced within
six months.
(f)
Buffers shall be maintained as vegetated areas. Buffers may
be included in required yard areas and shall meet the following criteria:
[1]
Vegetative screening shall include a variety of evergreen species
which are indigenous to the area so as to provide a year-round visual
barrier.
[2]
Vegetative screening shall incorporate earthen mounds or berms,
wherever possible, to improve sound as well as visual buffering.
[3]
Plant materials used in the vegetative buffer shall be at least
six feet in height when planted and be of a species which will produce
a complete visual screen of at least eight feet in height within two
years of planting.
[4]
No plantings shall be placed with their center closer than five
feet from the property line.
[5]
All existing trees above three inches in caliper and/or eight
feet in height within the buffer area shall be preserved wherever
possible.
[6]
Screening shall be designed so as not to obstruct sight distances
at intersections.
[7]
Screening design, including the type and spacing of plant materials,
and incorporation of fencing and or walls to ensure an immediate effective
screen, shall be subject to review and approval by the Board of Commissioners.
E.
Sign regulations and design standards.
(1)
All signs located within the Township Line Commercial District shall comply with the standards of Article XIX of the Upper Chichester Township Zoning Ordinance, except as modified by this section.
(2)
Permitted signs.
(a)
Wall signs:
[1]
Shall project no more than 12 inches beyond the building and
not exceed an area equivalent to 10% of the building facade or 100
square feet, whichever is smaller.
(b)
Projecting signs:
[1]
No lower than 10 feet above grade and not exceeding five square
feet. Projecting signs shall not exceed the eave line or top-of-parapet
wall of the principal building, whichever is lower.
(d)
Awning signs:
(e)
Ground signs:
[1]
The top edge shall be a maximum of five feet above ground level
and shall have an area of not more than 45 square feet.
[2]
Shall be supported and permanently placed by embedding, anchoring,
or connecting the sign in such a manner as to incorporate it into
the landscape or architectural design scheme.
(f)
Freestanding signs:
[1]
The lowest edge of any freestanding pole sign shall be either
less than four feet or greater than seven feet above the ground.
[2]
The top edge shall be a maximum of 25 feet above ground level
and shall have an area of not more than 45 square feet.
[3]
Shall be supported and permanently placed by embedding, anchoring,
or connecting the sign in such a manner as to incorporate it into
the landscape or architectural design scheme.
[4]
Spaced not closer than 100 feet to any other freestanding identification
sign.
[5]
Shall be set back five feet from the right-of-way, except for
official traffic signs and government/regulatory signs.
[6]
Shall not occupy an area designated for parking, loading, walkways,
driveways, fire lane, easement, cartway of the right-of-way or other
areas required to remain unobstructed.
(3)
Sign illumination.
(a)
The use of flashing, pulsating, or moving lights shall be prohibited.
(b)
Backlit, halo-lit illumination, or reverse channel letter with
halo illumination are recommended.
(c)
External illumination should be unobtrusive, such as gooseneck
lighting.
(d)
External sign lighting should be shielded to avoid glare.
F.
Continuing care retirement community (CCRC) use and design standards.
The following requirements shall be applicable to any proposed continuing
care retirement community:
(1)
The continuing care retirement community (CCRC) shall promote
a campus-type setting whereby housing for senior citizens which provide
a continuum of services developed in a configuration which preserves
open space for the community as a whole.
(2)
Buildings and lots may be used or occupied for the following
uses:
(a)
Continuing care retirement community (CCRC).
(b)
CCRC independent-living units.
(c)
CCRC assisted-living facilities.
(d)
CCRC skilled care nursing facilities.
(e)
Senior housing, provided that no more than 25% of the total
units on the tract are detached from the CCRC building.
(f)
Accessory uses and services, such as common dining facilities,
gift shop, physical therapy facilities, personal services, such as
a barbershop or beauty shop, library, administrative offices.
(3)
Yard, area, and density requirements.
(a)
Minimum gross tract sizes: 24 acres.
(b)
Dwelling unit density. The maximum permitted density in a CCRC
shall be 50 CCRC independent-living units per gross acre of gross
tract size.
(c)
In addition to and in conjunction with the CCRC independent-living
units, the CCRC may also contain up to 0.25 units or beds in the CCRC
assisted-living facilities and the CCRC skilled nursing facilities
for each approved CCRC independent-living unit in the CCRC.
(d)
Open space design standards. A minimum of 20% of the gross tract
area shall be retained as permanent open space and recreational area.
(4)
The building(s) of the CCRC shall achieve at least a "silver"
level of certification rating as defined by the United States Green
Building Council (USGBC) under the Leadership in Energy and Environmental
Design (LEED) Green Building Rating System for new building design
and construction.
(5)
Parking and loading requirements. The total required minimum
number of parking spaces shall be 0.85 parking space per CCRC independent-living
unit, which requirement shall be inclusive of all staff, resident
and visitor parking and inclusive of CCRC assisted-living facilities
and CCRC skilled care nursing facilities within the CCRC. The required
number of loading spaces shall be one per 500 dwelling units.
(6)
Any CCRC shall provide all three levels of care including independent-living,
assisted-living, and skilled nursing care.
(7)
Any tract of land on which a CCRC is located shall be held in
single ownership or shall be the subject of an application filed jointly
by the owners of the tract. The tract shall be developed according
to a single plan under single direction.
(8)
All independent-living, assisted-living and personal care units
in a CCRC shall provide a minimum habitable floor area of 450 feet
per person residing in the dwelling.
