[Amended 3-5-1991 by Ord. No. 177; 11-7-1995 by Ord. No. 200; 3-4-1997 by Ord. No. 210; 7-1-1997 by Ord. No. 215; 10-7-1997 by Ord. No. 218; 1-5-1998 by Ord. No. 219; 3-3-1998 by Ord. No. 222; 12-15-1998 by Ord. No. 231]
A. 
Planned Business and Commercial Districts are designed to offer Township-wide and regional services and provide for development which must meet special requirements.
B. 
The districts shall be developed as a group or groups of business and compatible facilities with appropriate landscaping. All development shall conform to a comprehensive set of design requirements related to such issues as access, land use, building placement, building coverage, traffic safety, off-street parking, buffering and screening and stormwater management.
A building or unified group of buildings may be erected or used and a lot may be used or occupied for any of the following uses and no other, and subject to § 210-224 of Chapter 210 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 and § 210-225, and provided that the demolition of, or special exception or conditional use for an historic resource shown on the Historic Resources Map, or any subdivision, land development or construction activity within 300 feet of an historic resource shall be subject to the provisions of Chapter 210, Article XIXA, relating to historic preservation, and further provided that the use shall comply with the provisions of Chapter 210, Article XX, Floodplain Conservation District.
A. 
Uses by right (permitted principal uses).
(1) 
The principal permitted uses of the C-1 District from § 210-119A and telecommunications facilities with antenna as a conditional use subject to the provisions of Chapter 210, Articles XXA and XXVII, may apply, whenever the total lot area of the property is less than three acres on the effective date of this chapter.
[Amended 10-5-1999 by Ord. No. 244]
(2) 
A planned shopping center, including the following uses as part of an integrated retail development:
(a) 
Retail store, including department store, variety store, furniture store, specialty shop or any other retail store or shop designed primarily to serve an area larger than the immediately surrounding neighborhood, with a gross floor area of less than 65,000 square feet.
(b) 
Retail service or personal service shop, provided that:
[1] 
Any repair or service activity, if located on the ground floor, shall be not less than 15 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.
[2] 
The area devoted to repair or service activity shall constitute not more than 60% of the gross floor area.
[3] 
Any materials employed for laundry or dry cleaning will not involve danger of fire or explosion.
(c) 
Office, office building, utility office, professional office.
(d) 
Studio, broadcasting studio.
(e) 
Bank or financial institution.
(f) 
Automated teller machine (ATM).
(g) 
Commercial drop-off and pick-up boxes.
(h) 
Day-care center.
(3) 
Restaurant.
(4) 
Commercial education or instruction; educational institution.
(5) 
Governmental building.
(6) 
Health center.
(7) 
Health spa and/or physical fitness club.
(8) 
Religious institution.
(9) 
Community center.
(10) 
Library.
(11) 
Motor vehicle parts accessories store, not including sale of motor fuel.
(12) 
Tourist house/home.
(13) 
Clinic.
(14) 
Cellular telecommunications facility with antenna, provided that such antenna is attached to an existing tower, water tower, smoke stack or other similar tall structure, subject to the requirements of Chapter 210, Article XXA.
B. 
Accessory uses.
(1) 
Vehicle parking lot as accessory use to the permitted commercial uses.
(2) 
Accessory use on the same lot with and customarily incidental to any of the principal permitted uses, which use may include:
(a) 
Storage within a completely enclosed building in conjunction with a permitted use.
(b) 
Living accommodations 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 shall be located on the first floor.
(c) 
Signs as permitted in Chapter 210, Article XXIII.
C. 
Uses by special exception, when authorized by the Zoning Hearing Board.
[Amended 1-2-2001 by Ord. No. 255]
(1) 
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) 
Motor vehicle sales agency (not to include a heavy truck sales agency as a principal use) and motor vehicle rental agency, provided that all facilities are located and all services are conducted within the confines of the lot.
(3) 
Hotel, motel, or inn, provided that such use is designed so as to constitute a logical and harmonious element of the overall development plan for the particular district location.
(4) 
Bus or railway station.
(5) 
Public or private garage or parking lot, provided that:
(a) 
All facilities are located and all services are conducted within the confines of the lot.
(b) 
Such use shall not include the storage or accumulation of motor vehicles or parts thereof outside of buildings in excess of 24 hours.
(6) 
Funeral home.
(7) 
Laundry, dry-cleaning or clothes-pressing establishment, provided that the materials employed will not involve danger from fire or explosion, and the use will not detract from the predominant commercial character of the district and will be served by public sewer.
(8) 
Commercial greenhouse or nursery.
(9) 
Wholesale business establishment.
(10) 
Cellular telecommunications facility with antenna subject to the provisions of Chapter 210, Articles XXA and XXVII.
(11) 
Auction house.
(12) 
Emergency service facility.
(13) 
Administrative regional headquarters of motor vehicle rental agency, including incidental local motor vehicle rental agency, together with an accessory temporary storage lot, provided that:
(a) 
The local motor vehicle rental agency shall be located in the headquarters office building and shall occupy no more than 20% thereof.
(b) 
Vehicles for storage may be in a parking arrangement that is stacked without aisles.
(c) 
Any accessory temporary storage lot shall be used only for nonrented vehicles and shall be screened from adjacent streets and properties by use of a berm, fence, wall or dense plantings, or a combination thereof
(d) 
The sale, service, repair or washing of motor vehicles is prohibited.
(14) 
Shops of craftsmen, provided that the gross floor area devoted to such use shall not exceed 8,000 square feet.
(15) 
Indoor entertainment facility, including a dinner theatre, music theatre and/or performing arts center or theatre.[1]
[1]
Editor's Note: Former Subsection C(16), added 6-7-2005 by Ord. No. 293, which listed outside restaurant use as a use by special exception, and which immediately followed this subsection, was repealed 3-1-2011 by Ord. No. 334. See now Subsection D(11)
D. 
Conditional uses, subject to the provisions of Chapter 210, Article XXVII.
[Amended 1-2-2001 by Ord. No. 255]
(1) 
Retail store, including department store, variety store, furniture store, specialty shop or any other retail store or shop designed primarily to serve an area larger than the immediately surrounding neighborhood, with a gross floor area of 65,000 square feet and greater, subject to § 210-129.
(2) 
Restaurant, fast-food; restaurant, drive-in service; restaurant, drive-through service.
(3) 
Indoor place of amusement, such as a theater, or indoor recreation such as a bowling alley.
(4) 
Outdoor place of amusement.
(5) 
Hospital.
(6) 
Personal care facility in accordance with § 210-238F.
(7) 
Convenience store or mini-market of 4,000 square feet or more, and/or including the retail sale of gasoline as an accessory use, provided that:
[Added 7-3-2001 by Ord. No. 259]
(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 of the Code of the Township of Concord.
(8) 
Retail sale of fireworks.
[Added 5-2-2006 by Ord. No. 302]
(9) 
Any establishment that receives a transfer of a liquor license.
[Added 1-2-2007 by Ord. No. 309]
(10) 
Car wash.
[Added 5-6-2008 by Ord. No. 321]
(11) 
Seasonal outdoor restaurant seating.
[Added 3-1-2011 by Ord. No. 334]
(a) 
Seasonal outdoor restaurant seating contemplates the service of food and beverages, including alcoholic beverages if the establishment possesses a valid liquor license, to patrons seated at tables and chairs arranged in an orderly fashion in a partitioned area outside and contiguous to the restaurant building. Said area shall not include a separate bar for the service of alcohol.
(b) 
Additional parking shall be provided at a ratio of one parking space per four outdoor seats. Required off-street parking shall be provided in accordance with §§ 210-196 and 197 of this chapter.
(c) 
An enclosure wall or fence shall be required to be constructed around the perimeter of any seasonal outdoor restaurant seating area at a minimum height of 42 inches.
(d) 
Seasonal outdoor restaurant seating may be uncovered, partially covered or fully covered by means of umbrellas, an awning or canopy, but in no instance shall said area be fully enclosed and heated so as to be utilized as seating area at any time from November 1 through April 1.
(e) 
The design of the seasonal outdoor restaurant seating area shall be reviewed and approved by the Township Planner as part of the conditional use permitting process to ensure compatibility with the corresponding building and landscape.
(f) 
Minimum security lighting shall be provided for all seasonal outdoor restaurant seating areas open to the public. Decorative or accent lighting may be used, provided that the canopy/awning lighting is directed downward. Exposed neon tube lighting shall be prohibited.
(g) 
All forms of speaker amplification associated with the seasonal outdoor restaurant seating shall be reviewed and approved by the Township Engineer as part of the conditional use permitting process.
(h) 
Outdoor fireplaces, fountains and any other structures accessory to the seasonal outdoor restaurant seating area shall be reviewed and approved by the Township Board of Supervisors as part of the conditional use permitting process.
(12) 
Single-family attached dwelling units, provided that:
[Added 2-19-2013 by Ord. No. 346]
(a) 
The parcel of land or tract on which such use is established shall not be less than four acres gross in size.
(b) 
The tract on which such use is established shall be located at a signalized intersection with the tract containing frontage on one public roadway classified as a principal arterial highway and three other existing or proposed public roadways of any classification.
(c) 
The yard and area regulations shall be as set forth in § 210-128.1.
(d) 
2.5 parking spaces per dwelling unit shall be provided.
(e) 
In lieu of any other zoning ordinance requirements for a screen buffer planting strip or landscaping, a minimum strip of land not less than 20 feet in width shall be suitably landscaped except for necessary sidewalks and accessways crossing the strip on three of the four sides of the property (no minimum width of landscaping shall be required on the fourth side of the property), and an overall landscape plan satisfactory to the Board of Supervisors shall be required as part of the conditional use process.
(f) 
Signage for single-family attached dwelling unit developments shall be the same signs which are permitted in multifamily residence zoning districts as specified in § 210-209.
E. 
The uses permitted by right (principal permitted uses) and the uses permitted as conditional uses shall not include adult entertainment uses, as defined in Chapter 210, Zoning.
A. 
Site area. Unless provided for otherwise, the minimum site area shall be three acres, whether a single tract or several tracts are joined in one application. Every development lot within the site area shall have an area of not less than 2,500 square feet, and such lot shall be not less than 20 feet in width at the building line, except for the telecommunication facility which shall be in accordance with the regulations governing same.
B. 
Total impervious coverage. The total impervious coverage shall not exceed 70% of the lot area.
C. 
Total building area coverage. The building area coverage shall not exceed 35% of the lot area.
D. 
Minimum structure setback.
(1) 
Front yard. There shall be a building setback on each street on which a site abuts which shall be not less than 50 feet in depth from the ultimate right-of-way line.
(a) 
The entire yard, except for required parking and walkways, shall be planted with an all-season ground cover not to exceed one foot in height. Such planting shall be continuous across the entire frontage from one side property line to the other side property line and may be broken only for access drives. A decorative buffer wall, fence, or dense hedge, which shall not be less than three feet or greater than five feet in height, shall be erected or planted a minimum of 25 feet from the ultimate right-of-way line. The buffer shall be interrupted only for access drives.
(2) 
Side yards. For each building or unified group of buildings erected on a building development lot or group of lots there shall be two side yards, neither of which shall be less than 10 feet in width, except that where a lot abuts a residence district in the Township or a similar district in an adjoining municipality, a side yard shall be provided which shall be not less than 50 feet in width.
(3) 
Rear yard. There shall be a rear yard on each building development lot or group of lots which shall be not less than 20 feet, except that where the actual or designated rear yard abuts a residential district in the Township or a similar district in an adjoining municipality, in which case:
(a) 
The rear yard shall be increased to a minimum of 50 feet, and 30 feet of which shall be an evergreen screen landscaped buffer of at least six feet in height. Such planting shall be continuous along the entire property line and may be broken only for access drives.
(b) 
No driveway shall be closer than 15 feet to a property line, except for approved shared driveways.
E. 
Height. No building shall exceed 35 feet in height, provided that such height limits may be exceeded by five feet for each 5% that the lot coverage is decreased below the maximum building area requirements, up to a maximum height of 45 feet.
F. 
Lot area of less than three acres. Whenever a use is permitted on a property of a total lot area of less than three acres on the effective date of this chapter [see § 210-127A(1)], the yard and area regulations set forth in § 210-120A through E, inclusive, shall govern.
[Added 10-5-1999 by Ord. No. 244]
[Added 2-19-2013 by Ord. No. 346]
A. 
Site area and frontage. The minimum tract size (tract area) shall be four acres, whether a single tract or several tracts are joined in one application. There shall be no minimum lot size for single-family attached dwelling units. The minimum tract frontage on a principal arterial highway shall be 300 feet.
B. 
Total impervious coverage. The total impervious coverage shall not exceed 70% of the tract area.
C. 
Total building area coverage. The building area coverage shall not exceed 35% of the tract area.
D. 
Minimum building setback.
(1) 
There shall be a minimum building setback of 50 feet from the principal arterial highway on which the tract has frontage. There shall be a minimum building setback of 20 feet from the other three roads on which the tract has frontage. Buildings may encroach up to three feet into the setback to allow staggering of units.
E. 
Height. No building shall exceed 35 feet in height, provided that such height limits may be exceeded by five feet for each 5% that the impervious coverage of the tract is decreased below the maximum impervious requirements, up to a maximum height of 45 feet.
F. 
Minimum building separation. Buildings containing attached dwelling units shall have the following minimum separations between buildings from window wall to window wall:
(1) 
End to end 30 feet;
(2) 
Rear to rear 50 feet;
(3) 
Rear to side 30 feet; and
(4) 
Front to rear 30 feet.
G. 
Maximum number of units per building. Individual buildings shall have no more than 12 units per building.
The special requirements prescribed for C-1 Local Commercial Districts in § 210-121 shall apply to C-2, except as follows:
A. 
Along each side or rear property line which directly abuts an R-1 to R-3 Residence District in the Township or a similar district in an adjoining municipality, a screen buffer planting strip of not less than 50 feet in width, as defined in Chapter 210, Article XXI, Landscaping, shall be provided. Along each side or rear property line which directly abuts an R-A, R-AH, R-PRD or R-MHP 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. Along each street line bounding a residence district, a strip of land not less than 20 feet in width shall be suitably landscaped except for necessary sidewalks and accessways crossing the strip. Parking shall not be permitted within the buffer planting strip. All landscaping shall be in accordance with Chapter 210, Article XXI, and Chapter 160, Subdivision and Land Development.
B. 
Landscaping. Any part or portion of a site which is not used for buildings, other structures, loading and 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. Maximum protection shall be exercised with the conservation of the natural woodland in landscaping.
C. 
Screening of roof objects. Water towers, storage tanks, processing equipment, stand fans, skylights, cooling towers, communication towers, vents, satellite dishes and any other structures or equipment which rises above the roof line 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.
D. 
No use shall be permitted which is objectionable as provided in § 210-224.
E. 
Fire protection. See Chapter 210, Article XXIV, § 210-220.
F. 
Whenever the total gross floor area of a building on a lot is 65,000 square feet or more, the design standards of Chapter 160, Article VIII, Subdivision and Land Development, shall apply.
G. 
Conditional uses shall be governed by the provisions of Chapter 210, Article XXVII.
[Added 2-19-2013 by Ord. No. 346]
When the parcel or tract on which the use is established abuts a Residential-I or Residential-II District, a buffer of at least 50 feet shall be provided of which 15 feet shall be evergreens of at least 12 feet in height.
See Article XXI of Chapter 210.
See Article XXIII of Chapter 210.
See Article XXII of Chapter 210.
See Chapter 160, Subdivision and Land Development Ordinance.