C-1 Local Commercial Districts are designed to provide for special requirements of retail convenience-type commercial establishments and encourage attractive, compact retail commercial development. In Concordville, the C-1 District is also designed to provide for a Concordville Village Overlay District consistent with §
210-2C(4) of the overall objectives of the Zoning Ordinance by creating a Concordville Village District that would include historic structures along Concord Road and Route 1 as significant elements of its identity.
A building may be erected or used, and a lot may be used or occupied for any one or combination of the following uses and no other, and subject to §
210-224 dealing with prohibited uses and performance standards, provided that the use and conversion of any existing dwelling shall comply with the provisions of Article
XXVI, Chapter
210, and §
210-225, and provided that the demolition of, or special exception or conditional use for a historic resource shown on the
Historic Resources Map, or any subdivision, land development or construction activity within 300 feet of a historic resource shall be subject to the provisions of Township Code, Article XIXA, Historic Preservation, of Chapter
210, Zoning, relating to historic preservation, and further provided that the use shall comply with the provisions of Article
XX, Floodplain Conservation District, of Chapter
210, and further provided that the use shall comply with the provisions of §
210-125.1, Concordville Village Overlay District, in particular §
210-125.1D.
A. Uses by right (permitted principal uses). Except as set forth in §
210-125.1 for the Concordville Village Overlay District, the following shall apply for properties within the C-1 District located outside of the Concordville Village Overlay District:
(1)
Retail store or shop and with a gross floor
area of less than 30,000 square feet.
(2)
Retail service and repair, or personal service,
provided that:
(a)
Any repair or service activity, if located on
the ground floor, shall be not less than 10 feet from the front of
the building and shall be screened by a wall or partition from the
front portion of the building used by customers.
(b)
The area devoted to retail service and/or repair
shall constitute not more than 80% of the gross floor area.
(c)
Any materials employed will not involve danger
of fire or explosion.
(3)
Office, utility office, professional office.
(4)
Studio, broadcasting studio.
(5)
Bank or financial institution.
(6)
Automatic self-service laundry, when served
by public sewer.
(8)
Health center; health spa and physical fitness
club.
(10)
Contractor's shop, including carpenter, cabinetmaking,
furniture repair, light metal working, tinsmith, plumbing, or similar
shop, provided that the gross floor area devoted to such use shall
not exceed 8,000 square feet.
(11)
Shops of craftsmen, provided that the gross
floor area devoted to such use shall not exceed 8,000 square feet.
(18)
Automated teller machine (ATM).
(19)
Commercial drop-off and pick-up boxes.
(20)
Motor vehicle parts and accessories store.
(22)
Convenience store or mini-market of up to 4,000 square feet of building area, and without the sale of gasoline. Whenever such store or market involves the sale of gasoline as an accessory use, it shall be governed by §
210-119D(2).
B. Accessory uses. Except as set forth in §
210-125.1 for the Concordville Village Overlay District, the following shall apply for properties within the C-1 District located outside of the Concordville Village Overlay District:
(1)
Vehicle parking lot as an accessory use to the
principal permitted commercial uses.
(2)
Accessory use on the same lot with and customarily
incidental to any of the above permitted uses, which use may include:
(a)
Storage within a completely enclosed building
in conjunction with a permitted use.
(b)
Living accommodation for the proprietor of a
store or business establishment, or for a watchman or caretaker or
live-work units, provided that no such dwelling accommodation should
be located on the first floor.
(c)
Signs as permitted in Article
XXIII of Chapter
210, Zoning.
C. Uses by special exception. Except as set forth in §
210-125.1 for the Concordville Village Overlay District, the following shall apply for properties within the C-1 District located outside of the Concordville Village Overlay District:
(1)
When authorized by the Zoning Hearing Board,
any use of the same general character as those permitted by right
(principal permitted uses) and not provided for in any other commercial
district.
(2)
Roadside stand (temporary) for the sale of farm
products grown on site.
(3)
Veterinary office, consisting of a facility
for the practice of veterinary medicine by a licensed veterinary doctor,
provided that:
(a)
The keeping or kenneling of all animals shall
be inside the veterinary medicine building facility.
(b)
All kennels shall be constructed of such sound-absorbing
material as specified by the Concord Township Building Inspector.
(c)
All animals shall be housed indoors.
(6)
Motor vehicle service station (not to include
a repair shop or car wash establishment as a principal use), provided
that:
(a)
A minimum lot width of not less than 200 feet
shall be provided along each street on which the lot fronts.
(b)
Access to roads shall be at least 50 feet from
any intersection.
(c)
All activities except those performed at the
fuel pumps shall be in accordance with the Concord Township Building
Code and Fire Code, and shall be fenced.
(d)
Fuel pumps shall be at least 40 feet from any
ultimate street right-of-way.
(e)
All storage of materials, parts, equipment,
and refuse shall be within a completely fenced area.
(7)
Motor vehicle repair shop and/or body shop,
provided that:
(a)
All repair work, including paint spraying, is
done within an enclosed building.
(b)
All storage materials, parts, and refuse is
within an enclosed building.
(c)
All vehicles awaiting repair are stored in an
enclosed area screened from adjacent streets and properties by a wall
or solid fence at least six feet high constructed of concrete, concrete
blocks, wooden planks, or bricks, with access only through solid gates.
(9)
Emergency service facility.
D. Conditional uses, subject to the provisions of Article
XXVII of Chapter
210. The following shall apply to C-1 District properties located outside of the Concordville Village Overlay District. None of the conditional uses listed below shall apply to the Concordville Village Overlay District.
(1)
Retail store or shop with a gross floor area of 30,000 square feet and greater, subject to §
210-121.
(2)
Convenience store or mini-market of 4,000 square
feet or more, and/or including the sale of gasoline as an accessory
use, provided:
(a)
Said use is designed for commercial goods and
hours of operation which encourage short stops for specific items
rather than extensive shopping trips.
(b)
The lot on which such use is established shall
not be less than three acres in size.
(c)
The lot on which such use is established shall be located at a highway intersection with the lot containing frontage on two highways classified as principal arterial highways and/or collector highways by Chapter
160, Subdivision and Land Development.
(4)
Any establishment that receives a transfer of
a liquor license.
(5)
Outside restaurant use, including the service of food, beverage
and/or liquor, provided that:
[Added 8-25-2015 by Ord.
No. 367]
(a)
All outside service areas are limited to 10% of the size of
the indoor service area.
(b)
No outside restaurant use is permitted with respect to any restaurant
property which borders a residential district.
(c)
No outside bar, no outside entertainment, music, or games, and
no outside food preparation, grilling or cooking is permitted.
E. The uses permitted by right, special exception or conditional use shall not include adult entertainment uses, as defined in Chapter
210, Zoning.
Except as set forth in §
210-125.1 for the Concordville Village Overlay District, the following shall apply for properties within the C-1 District located outside the Concordville Village Overlay District:
A. Lot area and lot width. Except as otherwise required,
every lot shall have a lot area of not less than 6,500 square feet
and such lot shall be not less than 50 feet in width at the building
line.
B. Total impervious coverage. The total impervious coverage
shall not exceed 80% of the lot area.
C. Total building area coverage. The building area coverage
shall not exceed 55% of the lot area.
D. Minimum structure setback.
(1)
Front yard: 20 feet from each street right-of-way
on which the lot abuts.
(2)
Side yards: for every detached building, two
side yards, neither of which shall be less than 12 feet in width.
For every semidetached building, one side yard, which shall be not
less than 12 feet in width.
E. Height. No building shall exceed two stories or 35
feet in height.
The following regulations shall apply to all
properties in the C-1 District:
A. Along each side or rear property line which directly abuts a residence district in the Township or a similar district in an adjoining municipality, a screen buffer planting strip of not less than 30 feet in width as defined in Chapter
210, Article
XXI, Landscaping, shall be provided. Parking shall not be permitted within the buffer planting strip. Any part or portion of site which is not used for buildings, other structures, loading or parking spaces and aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped according to an overall landscape plan to be reviewed and evaluated by the Township in accordance with Chapter
210, Article
XXI, Landscaping, and Chapter
160, Subdivision and Land Development.
B. No storage of merchandise, articles or equipment shall
be permitted outside a building except for plant material sales or
plant nursery, and no goods, articles or equipment shall be stored,
displayed or offered for sale beyond the front lines of a building.
No outdoor vending machine, or similar use shall be allowed in any
required yard abutting a street or on a public sidewalk, and no more
than two such machines shall be permitted on a lot. If there are more
than two, then such machines shall be inside a building.
C. Any establishment which furnishes carts or mobile
baskets for shopping shall provide definite areas within that required
space for storage of shopping carts. Each designed storage area shall
be clearly marked for storage of shopping carts.
D. No use shall be permitted which is objectionable as defined in §
210-224.
E. The off-street parking, off-street loading and special requirements relating to highway frontage prescribed in Chapter
210, Article
XXII, shall apply in commercial districts, and each use shall comply with the provisions of §
210-219, relating to waste disposal.
F. Screening of roof objects. Water towers, storage tanks,
processing equipment, stand fans, skylights, cooling towers, vents,
satellite dishes and any other structures or equipment which rise
above the roofline shall be limited to five feet in height and shall
be effectively shielded from view from any public or private dedicated
street by an architecturally sound method to be submitted by the developer
which shall be approved, in writing, by the Board of Supervisors before
construction or erection of said structures or equipment.
G. Whenever the total gross floor area of a building, on a lot, exceeds 30,000 square feet, the design standards of Article
VIII of Chapter
160, Subdivision and Land Development, shall apply.
H. Conditional uses shall be governed by the provisions of Article
XXVII of Chapter
210.
See Article
XXIII of Chapter
210, and §
210-125.1 for properties located within the Concordville Village Overlay District.
See Article
XXII of Chapter
210, and §
210-125.1 for properties located within the Concordville Village Overlay District.
See Chapter
160, Subdivision and Land Development.