A.
Purpose. In addition to the general goals listed in the statement of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this district is to:
(1)
Provide centralized areas for retail and service uses
which are accessible to the regional transportation system.
(2)
Establish standards which promote a unified and organized
arrangement of buildings, services, and parking areas.
(3)
Facilitate access management, reduce conflicting turning
movements, and maintain the function of the roadways.
B.
Use regulations.
(1)
By-right uses. A building or other structure may be
erected, altered, or used and a lot may be used or occupied for any
of the following purposes and no other:
(a)
Individual retail uses with a gross floor area
of less than 20,000 square feet limited to the following:
[1]
Retail stores for the sale of food, drugs, flowers,
dry goods, household goods, hardware, newspapers, tobacco, stationery,
fine art, jewelry, and office and art supplies.
[2]
Retail services, including barber shops, beauty
shops, real estate and insurance, tailor shop, photographic studios,
shoe repair and funeral services, excluding crematoriums.
(b)
Restaurant.
(c)
Bank or other financial institution.
(d)
Municipal use.
(g)
Movie theater.
(j)
Catering business.
(l)
Transportation facilities, such as bus depots
and stations, but not including maintenance facilities.[2]
[2]
Editor's Note: Former Subsection n, regarding
professional and administrative offices, which immediately followed
this subsection, was repealed 2-26-2007. Former Subsection o, regarding
commercial communication antennas, was repealed 5-23-2005.
(m)
Minor home occupation (provided there is an existing nonconforming residential use), subject to the provisions of § 370-50.
[Amended 2-26-2007]
(n)
Timber harvesting, subject to the provisions of § 370-29B(7).[3]
[3]
Editor's Note: Former Subsection r, regarding
medical centers, which immediately followed this subsection, was repealed
2-26-2007.
(2)
Special exception uses. A building or other structure may be erected, altered, or used and a lot may be used for any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to Article XVII of this chapter:
(b)
Automobile sales.
(d)
Tavern.
(e)
Public service facilities, except as exempted
by the Municipalities Planning Code.
(f)
[4]
Editor's Note: Former Subsection g, regarding
office parks, which immediately followed this subsection, was repealed
2-26-2007. Former Subsection h, regarding commercial communication
antennas, was repealed 5-23-2005.
(g)
Driving ranges or miniature golf courses except
that driving ranges shall not be permitted to operate during hours
of darkness.
(3)
Conditional uses. A building or other structure may be erected, altered, or used, and a lot may be used for any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 370-138 of this chapter:
(a)
Planned shopping centers and highway commercial developments shall not exceed a maximum of 450,000 square feet of gross usable floor area and shall be subject to the provisions of § 370-60.
[Amended 2-26-2007]
[1]
Changes to existing planned shopping centers
or highway commercial developments shall not be required to undergo
the conditional use approval procedure if both of the following criteria
are met:
[2]
Regardless of whether conditional use approval
is required, all other applicable Township, county, and state review
procedures, permit requirements, and approvals shall be met by the
proposed development.
(b)
Convenience store, not to exceed 4,500 square feet and not to exceed eight fueling positions if automotive fuels are sold, subject to the provisions of § 370-48.[6]
[6]
Editor's Note: Former Subsection c, regarding
trucking terminals, Subsection d, regarding wholesaling, warehousing
and distributing, and Subsection e, regarding adult commercial, which
immediately followed this subsection, were repealed 2-26-2007.
(4)
Accessory uses. Uses on the same lot, customarily incidental to any of the foregoing uses, and subject to the provisions of § 370-36, shall be permitted.
(5)
Public water and sewer. All uses in the C-1 District
shall be served by public water and public sewer.
C.
Area and bulk regulations.
(1)
Individual uses.
(a)
Lot area. A net lot area of not less than 30,000
square feet shall be provided.
[Amended 2-26-2007]
(b)
Lot width. A lot width of not less than 150
feet shall be provided at both the building line and the street line.
(c)
Building coverage. The area occupied by buildings
shall not exceed 50% of the gross lot area of each lot.
[Amended 2-26-2007]
(d)
Lot coverage. The area occupied by buildings,
paving or other impervious cover shall not exceed 70% of the gross
lot area of each lot.
[Amended 2-26-2007]
(e)
Height regulations. No building or structure
shall exceed 45 feet in height.
(f)
Setbacks.
[1]
Front yard. On each lot there shall be a front
yard of not less than 50 feet in depth.
[2]
Rear yard. On each lot there shall be a rear
yard of not less than 25 feet in depth.
[3]
Side yard. On each lot there shall be two side
yards, each having a depth of not less than 25 feet. Yards of corner
lots abutting streets shall have a depth of not less than 50 feet.
[4]
Yards abutting a residential property. All yards
abutting a lot used or zoned for residential use shall have a minimum
depth of 50 feet.
(2)
Shopping centers or highway commercial developments.
The following standards shall apply to shopping centers or highway
commercial developments.
(b)
Tract width. The tract width at the building
line and the street line shall be a minimum of 500 feet.
(c)
Tract coverage. The area occupied by buildings,
paving or other impervious cover shall not exceed 70% of the gross
tract area of the tract.
[Amended 2-26-2007]
(d)
Building coverage. The area occupied by buildings
shall not exceed 50% of the gross tract area but not more than 450,000
square feet per shopping center.
[Amended 2-26-2007]
(e)
Height regulations. No building or structure
shall exceed 45 feet in height.
(f)
Setbacks.
[1]
Front yard. On each lot there shall be a front
yard of not less than 100 feet.
[2]
Side and rear yards. A minimum setback of 50 feet shall be provided for all side and rear yards, except as provided in Subsection C(3) below.
[3]
Yards abutting residential properties. Buildings
in shopping centers shall be set back a minimum of 75 feet from abutting
residential districts and existing residential uses.
(3)
Parking garage or structure.
(a)
Except as provided by Subsection C(3)(b) below, the following minimum yard requirements shall apply to each lot used for a parking garage:
[1]
Front yard. On each lot there shall be a front
yard of not less than 35 feet in depth.
[2]
Rear yard. On each lot there shall be a rear
yard of not less than 25 feet in depth.
[3]
Side yards. On each lot there shall be two side
yards each having a depth of not less than 10 feet, provided that
any side yard abutting a residential district or use shall have a
depth of not less than 25 feet.
(b)
Exception. No minimum side or rear yard shall
be required for a lot used as a parking garage along a side lot line
or rear lot line which directly abuts:
[1]
The lot or lots in the adjacent C-1 Commercial
District, the use or uses of which are served by the parking garage;
or
[2]
Another lot or lots which are also used as a
parking garage providing off-street parking spaces exclusively for
the use or uses permitted on the adjacent lot or lots in the C-1 District.
(c)
Where applicable, parking garages shall also be subject to the special regulations for parking lots located in § 370-22D.
(d)
Building coverage regulations. No maximum building
coverage shall be required except as necessary to meet minimum yard
regulations.
(e)
Height regulations. No building or structure
shall exceed 45 feet in height, provided that no building or structure
less than 45 feet from a residential district shall exceed 35 feet
in height.
A.
Purpose. In addition to the general goals listed in the statement of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this district is to provide areas adjacent to an existing lot or lots in C-1 Commercial District, where such areas may be used to provide required off-street parking to the uses in the adjacent C-1 lot or lots, thereby promoting development of existing C-1 zoned property, while at the same time restricting such development to the extent that it involves buildings or other structures for other than off-street parking purposes, to such existing C-1 zoned property.
B.
Use regulations. A building may be erected, altered
or used, and a lot may be used or occupied, for the following by-right
use and no other:
C.
Area and bulk regulations.
(1)
Lot area. The net lot area shall not be less than
5,000 square feet.
[Amended 2-26-2007]
(2)
Lot width. A lot width of not less than 40 feet shall
be provided for each use permitted in this district. In addition,
for every lot not fronting on a cul-de-sac, a front lot line at least
40 feet in length shall be provided.
(3)
Setbacks.
(a)
Except as provided by Subsection C(3)(b) below, the following minimum yard requirements shall apply to each lot used for an open parking lot, such yards to be measured between the edge of the nearest parking space and the lot line or street line as the case may be:
[1]
Front yard. On each lot there shall be a front
yard of not less than 20 feet in depth.
[2]
Rear yard. On each lot there shall be a rear
yard of not less than 10 feet in depth.
[3]
Side yards. On each lot there shall be two side
yards each having a depth of not less than 10 feet, provided that
any side yard abutting a residential district or use shall have a
depth of not less than 20 feet.
(b)
Exception. No minimum side or rear yard shall
be required for a lot used as an open parking lot along a side lot
line or rear lot line which directly abuts:
[1]
The lot or lots in the adjacent C-1 Commercial
District, the use or uses of which are served by the open parking
lot; or
[2]
Another lot or lots which are also used as an
open parking lot providing off-street parking spaces exclusively for
the use or uses permitted on the adjacent lot or lots in the C-1 District.
D.
Special regulations.
(1)
A planting screen and landscape barrier shall be installed and maintained along each lot line which abuts any residential district, resource conservation district, or rural residential district, in accordance with the buffering standards of this chapter and the landscaping requirements of Chapter 320, Subdivision and Land Development.
(2)
Each application for a zoning permit for an open parking lot shall be accompanied by and subject to prior approval of a development plan in accordance with Chapter 320, Subdivision and Land Development.
(3)
Off-street parking spaces provided by an open parking lot shall be considered, to the extent of the number of spaces provided, as satisfying the minimum number of off-street parking spaces required under and by Article XII of this chapter to serve the use or uses permitted on the adjacent lot or lots in the C-1 Commercial Districts.
A.
(1)
Designate acceptable present uses within the district,
and to outline potential future use for the district, once the district
is served by infrastructure not yet provided.
(2)
Allow for new conditional use development and open
space, but only within a fully coordinated development plan with integrated
traffic access.
(3)
Make sure that new development and open space is already
served by, or is accompanied by, sufficient public improvements to
offset the possible negative impacts and sufficient infrastructure
improvements to allow the proper development of the area.
(4)
Make sure that new development includes sufficient
measures (such as noise and lighting control, berming and buffering)
to protect the livability of nearby homes and the character of neighboring
properties.
(5)
Make sure that designated open areas are preserved
to maintain natural balances and help meet recreational needs.
B.
Use regulations.
(1)
Permitted by-right uses: The only permitted by-right
uses shall be:
(b)
Timber harvesting, subject to the provisions of § 370-29B(7).
(2)
Special exception uses. The following uses may be permitted in this district when authorized as a special exception by the Zoning Hearing Board, subject to Article XVII of this chapter:
(3)
Conditional uses. The only conditional uses on a lot or lots within this district shall be the following, which shall require prior approval by the Board of Supervisors under § 370-138:
(a)
Planned commercial center, not to exceed 275,000 square feet of gross usable floor area, which, unless otherwise modified by terms of this chapter, shall meet the requirements of § 370-60, which is included by reference. Any other reference in the Zoning Chapter to planned commercial center, except as provided in the definition section in Article II of the Zoning Chapter, shall not be applicable to a planned commercial center in this district unless otherwise specified herein.
(4)
Future uses within planned commercial center. If a
planned commercial center has been granted conditional use approval
(which shall only be granted conditioned on the required infrastructure
improvements being installed or a potential developer providing adequate
financial security to guarantee their installation), then individual
uses allowed within a planned commercial center may be permitted by
right, provided that each use fully complies with the approved conditional
use plan and application and all other requirements of this chapter.
(a)
The allocation of floor areas between individual
establishments within a multiestablishment building may be modified,
provided that the size of the building is not increased from what
was previously approved.
(b)
The details of building and parking configurations
may be modified from the conditional use approval, provided that:
(c)
If the Zoning Officer determines that a building
permit application would represent a substantive change from the approved
conditional use application, then a new conditional use approval shall
be required for the proposed change.
(5)
Prohibited uses (in addition to those uses not expressly
permitted above).
(a)
Any adult commercial use (as defined in § 370-9), including any adult bookstore, massage parlor or other adult entertainment facility, or any facility for the sale or display of adjudicated pornographic materials, or any facility for the sale of paraphernalia for use with illicit drugs.
(b)
Tavern, cocktail lounge, bar, nightclub, discotheque,
dance hall, pool hall or bingo parlor, but these provisions shall
not prohibit accessory sales of alcohol as part of a restaurant.
(c)
Hotel or motel.
(d)
Movie theater.
(e)
Motor vehicle sales or repairs, gas station,
service station, car wash, body shop, vehicle tire sale and similar
type uses.
(f)
Veterinarian office, veterinary hospital, kennel,
or animal raising facilities or similar uses, but which shall not
prohibit a retail pet store.
(g)
Amusement machine arcade, except as an accessory
use occupying a maximum of 8% of the floor area of an establishment,
and which does not have a separate entrance.
(h)
Restaurants with drive-through window service.
(i)
Bowling alley or skating rink.
(j)
Dumping, disposing, incineration or reduction
of garbage (exclusive of dumpsters for the temporary storage of garbage
and any garbage compactors, provided they are regularly emptied so
as to minimize offensive odors).
(k)
Flea market.
(l)
Central laundry, dry-cleaning plant or laundromat
(except for indoor facilities associated with another authorized retail
use).
(m)
Funeral home or mortuary or comparable use.
(n)
Separate standalone newsstand.
(o)
Any facility using an outside loudspeaker.
(p)
Any operation used primarily as an industrial
use for any assembling, manufacturing, distilling, refining, smelting,
or mining or similar uses.
C.
Area and bulk regulations.
(1)
Permitted by-right uses. For multiple uses allowed under Subsection B(1), the area and bulk regulations of § 370-21C(1) shall apply, and are hereby included by reference. For nonintensive agricultural uses allowed under § 370-23B(1)(b), the requirements of § 370-40A and B shall apply.
(2)
Other uses:
(a)
Minimum gross tract size: 60 contiguous acres
within this district.
[Amended 2-26-2007]
(b)
Minimum tract width: 500 feet, measured at minimum
building line and street line.
(c)
Minimum building coverage: 20% of the gross
tract area.
[Amended 2-26-2007]
(d)
Minimum open space: 60%, which open space shall be within the district. All structures shall be located north of the connector road that is required pursuant to § 370-23D(6)(a) ("connector road"). No less than 21 contiguous acres of common open space shall be located south of the connector road. Lands (or portions thereof) designated for open space shall be offered for dedication to the Township or, at the option of the Township, be retained in private ownership by that legal entity which owns the remainder of lands comprising the planned commercial center. Lands (or portions thereof) not accepted for dedication by the Township shall be made subject to such agreement with the Township and such deed restrictions shall be duly recorded in the Office of the Recorder of Deeds of Chester County as may be required by the Board of Supervisors for the purpose of preserving and maintaining the land for recreation or open space use.
[Amended 2-26-2007]
(e)
Maximum impervious coverage: 40% of the gross
tract area.
[Amended 2-26-2007]
(f)
Maximum building height (excluding rooftop screening
of equipment): 45 feet; provided, however, that no portion of any
roof structure or roof elements shall exceed 55 feet in height.
(g)
Minimum building setback from the tract perimeter
and/or street right-of-way lines: 50 feet, except 75 feet abutting
or across a street from an existing dwelling.
(h)
Minimum setback for a truck loading dock or
a restaurant building: 200 feet from the lot line of an existing dwelling.
D.
Additional requirements for a planned commercial center. In addition to meeting the conditional use requirements in § 370-138, and unless otherwise modified by the Board of Supervisors through the conditional use process, a planned commercial center shall comply with the following additional standards:
(1)
The planned commercial center shall be developed following
a single unified plan, with a fully coordinated system of interior
traffic access, coordinated traffic circulation and coordinated parking.
(2)
The designation of future use reflects the determination
by the Board of Supervisors of North Coventry Township that land in
this district may in the future become suitable for a planned commercial
center, but only if and when certain public and private infrastructure
improvements are made to mitigate the traffic flows and other consequences
of such development.
(3)
Applicants seeking to develop a planned commercial
center within this district in a manner which has been reserved for
consideration as a future use may volunteer to accelerate the provision
of those infrastructure improvements, and may provide financial and
performance guarantees for same, in order to effect a readiness of
said land for the contemplated conditional use. In addition, applicants
are encouraged to consider the creation of deed restrictions and covenants
running with the land as additional forms of guarantee or security
for the fulfillment of undertakings they may take unto themselves
to effect the completion of infrastructure improvements. Such covenants
may be permanent, but they may be conditioned upon an ultimate grant
of approval by the Township for a planned commercial center or some
other requested commercial usage of the tract or a portion thereof,
such that they shall not become enforceable unless and until approval
is given and some commercial use of the tract, or any portion thereof,
begins.
(4)
Buffering and landscaping.
(a)
The buffer area and plant screening requirements of § 370-79 shall apply whenever a planned commercial center is directly abutting or across a local, collector or minor arterial street from a residentially zoned district or existing residential use. Where a planned commercial center abuts a major arterial street, buffer plant screening is not required, but a planting area with a minimum width of 30 feet shall be maintained adjacent to the curb (or street shoulder if curbing is not provided). Said planting area shall be comprised of a combination of shrub plantings and ornamental and shade trees to maximize the reduction of views of parking areas from off-site.
(b)
Berming and screening. Where a parking area,
loading area, driveway or building of a planned commercial center
will be located within 250 feet of a lot line of an existing dwelling
or an approved residential lot, a landscaped screen shall be provided.
Such screen shall have an effective height of at least 10 feet and
may be comprised of a combination of earthen berms, plantings and/or
fencing. If only berming is utilized as the choice for screening,
the ten-foot height shall be measured from its base on the side of
the berm with the highest elevation. Plantings shall be placed on
the residential side of the screen. Such screens may be interrupted
where necessary for pedestrian path crossings, to avoid obstructing
safe sight distances, to allow for stormwater swale crossings and
to avoid wetland intrusions. If such interruptions occur, the screen
shall be so arranged to maintain a visual barrier as if not interrupted.
(c)
Parking lot landscaping. In addition to required buffer plantings and street trees, an average of one deciduous shade tree shall be required for every 15 new off-street parking spaces. Such shade trees shall meet the same requirements as apply to street trees in Chapter 320, Subdivision and Land Development, and the Deciduous/Canopy Tree list in Appendix A.
[1]
Such shade trees shall be placed in islands
within parking areas that are protected by curbing or other barriers
from damage by vehicles.
[2]
Such landscaped islands shall be placed at locations
throughout parking areas where they will help to channelize traffic
and help to divide parking areas into nonmonotonous blocks. A maximum
of 15 consecutive parking spaces may be placed in a row (or 30 spaces
in two adjacent back-to-back rows) without being separated by a landscaped
area. A minimum of 50% of the area of each island shall also be landscaped
and planted with shrubs and each island shall be elevated, bermed
or mounded.
[3]
Shrubbery and trees shall be avoided in locations
within parking lots where they may become sight obstructions.
(5)
Lighting. All uses shall comply with the lighting requirements of Chapter 320, Subdivision and Land Development. Lighting shall be directed, shielded and arranged to prevent glare for nearby residents and motorists. No lighting from the planned commercial center or its signs shall cause a nighttime spillover of light that exceeds 0.1 initial horizontal footcandles on the surface and 0.1 initial vertical footcandles line of sight on any lot that includes a residential use.
(6)
Traffic. Any traffic impact study required under Chapter 320, Subdivision and Land Development, shall be submitted as part of the conditional use application. The applicant shall provide credible evidence that the proposed development will include sufficient improvements to mitigate the traffic impacts of the development on public streets and will avoid significant increased traffic safety hazards.
(a)
Any conditional use approved for a planned commercial
center shall be conditioned upon the applicant:
[1]
Obtaining a PennDOT highway occupancy permit
to allow for at least one ingress and egress from the subject property
onto PA Route 100 and any requisite road and signalization improvements
necessary to facilitate same, prior to the release of any plans for
recording or the issuance of any building permits; and
[2]
Completion of or the guarantee by applicant
to complete a suitable connector road between Route 100 and South
Hanover Street.
(b)
Only one traffic access point shall be allowed
from commercial uses on the tract onto any one street or highway,
unless a greater number is specifically required by PennDOT onto a
State Highway or unless the applicant proves to the Board of Supervisors
that such additional access point is necessary for traffic safety
and congestion avoidance. This provision shall not limit access that
is restricted to emergency vehicles.
(c)
In allowing planned commercial centers in the
C-3 District, the Board has determined that said use shall only be
permitted if certain roadways and intersections impacted by the proposed
use are improved either by applicant or others. Accordingly, any conditional
use approval for a planned commercial center shall also be conditioned
on the following road improvements either being in place or guaranteed
by applicant:
|
Route 100 and Cedarville Road
| ||
|
Retime existing signal
| ||
|
Extend SB through lane 800 feet, south of intersection
| ||
|
Cedarville Road and South Hanover Street
| ||
|
Vertical alignment adjustment on road approaches
| ||
|
South Hanover Street and Route 724
| ||
|
Retime an upgrade traffic signal
| ||
|
Construct left turn lanes on eastbound and westbound
Route 724
| ||
|
Install a closed loop signal system and emergency
preemption system for signalized sight access points and signals at
Route 100 and Cedarville Road; South Hanover and Cedarville Road,
if signalized, and South Hanover and Route 724; and connector road
at Route 100 and at South Hanover.
| ||
(d)
After consultation with PennDOT, and in consideration
of traffic studies, the Board of Supervisors shall have the authority
to limit ingress/egress to Cedarville Road to a right-in, left-out
condition only.
(e)
The Board reserves the right to modify the foregoing
requirements if, in its opinion and upon a showing of changed circumstances
at the conditional use hearings, any of the foregoing improvements
are deemed either not necessary or require further modification to
mitigate the impact of the proposed development.
(f)
No provision in this section shall be deemed
to limit the construction of other road improvements which would otherwise
be necessary to obtain a highway occupancy permit from PennDOT for
the proposed use.
(7)
Fire protection. The applicant shall provide credible
evidence that the development will be served with sufficient water
supply and pressure for fire fighting, and that adequate access will
be available to all buildings for fire fighting. The development plans,
emergency access plans and hydrant locations shall be submitted to
the North Coventry Fire Marshall for review and comment.
(8)
Additional police protection. The applicant (which
is referred to in this subsection, shall also include its successors,
transferees, heirs or assign), shall be required to mitigate the need
for additional police services to the planned commercial center to
the satisfaction of the Board of Supervisors. With the understanding
that applicant cannot directly hire or otherwise control municipal
police to assist applicant in meeting this burden, the Board may permit
applicant to offer a $60,000 per annum assessment (measured in A.D.
2000 dollar values) to the Township and an initial onetime equipment
fee of $50,000, which offer, if accepted by the Township, shall be
deemed to have satisfied this requirement. Once offered and accepted,
these undertakings by applicant shall be guaranteed by applicant with
financial security acceptable to the Township, and by restrictions,
covenants and deed restrictions satisfactory to the Board of Supervisors.
(9)
Utilities. All buildings within a planned commercial
center shall be served by public water and public sewage services.
All utility lines servicing a planned commercial center shall be underground.
(a)
If a water tank is necessary to service the
development, it shall be constructed by the applicant and be designed
to reasonably minimize its visibility from adjacent dwellings. The
configuration and location of any such tank shall be reviewed by the
Water Authority during the conditional use process.
(b)
A planned commercial center shall be required
to construct or contribute an amount equal to the cost of construction
of a water tank, not to be less than 500,000 gallon capacity to allow
for, among other things, possible fluctuations in estimated water
demand, and to connect the water tank to any public system located
in the vicinity of the tract. Should the Township or Water Authority
request a tank larger than 500,000 gallons, any incremental cost increase
shall be the responsibility of the Township or Water Authority.
(10)
Litter control. A statement shall be provided
with the conditional use application describing the methods that will
be used to control litter. Such statement shall commit the current
and future owners of the property to a centralized system of collecting
litter within the parking areas, around the perimeter of the site
and on adjacent street rights-of-way on a regular schedule. Covered
trash receptacles shall be placed in locations that are convenient
to customers, and shall be emptied on a frequent and regular schedule.
(11)
Stormwater. As part of the conditional use application, the applicant shall provide plans showing that the tract will be developed with a unified stormwater management plan consistent with Chapter 194, Grading, Erosion and Sediment Control; Stormwater Management. The plan shall show the proposed locations and general design of stormwater detention basins and groundwater infiltration measures; however, detailed stormwater engineering and calculation shall not be required until subdivision/land development plans are submitted.
[Amended 1-27-2014]
(12)
Submittal requirements. Section 370-84 shall apply, as well as the procedures of § 370-138 (including a conceptual lighting plan). Details involving proposed signs, plant species, internal parking lot lighting design and similar matters may be deferred until submittal of subdivision/land development plans.
(13)
Architecture. The following provisions shall
apply for exterior walls that are visible from public streets or highways.
(a)
Preliminary architectural elevations shall be
submitted with the conditional use application. Such elevations shall
be prepared by a registered architect. Such elevations shall illustrate
the design of sides of buildings which may be visible from any public
street and highways. The types of exterior materials that will be
allowed and not be allowed on the tract shall be listed.
(b)
The details of the architectural designs may
be modified after conditional use approval, provided the overall designs
and types of materials conform with the approved plans.
(c)
The architectural designs of the buildings shall
provide the appearance of varied roof lines and pitched roofs which
may be visible when viewed from any public street or highway. Buildings
shall not have the exterior appearance of large monolithic structures.
Instead, large buildings shall have the appearance of connected smaller
buildings, consistent with the vernacular architecture of Southeastern
Pennsylvania. So as to orient buildings to the scale of pedestrians,
building walls shall not have an unbroken single appearance for more
than 100 feet in length. Variations in materials, colors, textures,
overhangs, setbacks, display windows and/or entranceways shall be
used to provide visual interest.
(d)
The sides of buildings that may be visible from
any public streets and highways shall have a consistent architectural
theme and shall be constructed or have the appearance of brick, stone
or stucco.
(e)
Rooftop heating, ventilation and air-conditioning
equipment shall be screened from view of adjacent public streets and
dwellings in a manner that is consistent with the architectural design.
(f)
All buildings and roofs shall avoid day glow,
garish or dissonant color schemes. However, companies will not be
required to abandon their legally protected trademarks, logos and
color schemes and trim colors, provided they are appropriately integrated
into an aesthetically pleasing overall design.
(g)
Neon lighting shall not be visible from public
streets or dwellings.
(14)
A coordinated design scheme shall be presented
that will promote attractive sign designs among all uses. A detailed
design shall be presented for the freestanding and ground signs for
the planned commercial center during the subdivision/land development
process.
(15)
Loading and unloading docks, dumpsters and exterior
compactors shall be located and designed in a manner that minimizes
their visibility from adjacent streets and dwellings.
(16)
Noise. The planned commercial center shall be designed and operated in a manner that minimizes noise nuisances for nearby residents and meets the noise limits of § 370-75. Truck movement and loading noises within the site shall be considered in determining whether the noise limits will be met. As a condition of conditional use approval, the Board of Supervisors shall have the authority to avoid noise nuisances by limiting the hours of truck movements and truck idling, including parking lot cleaning equipment and loading/unloading operations and to require the construction of earthen berms, solid fencing, and/or walls between loading areas and homes.
(17)
Hours. A use within a planned commercial center
that is within 500 feet of a lot line of a dwelling that existed at
the time of adoption of this amendment shall not be open to the public
between the hours of 11:00 p.m. and 6:00 a.m. Any area of a planned
commercial center that is within 500 feet of a lot line of a dwelling
that existed at the time of adoption of this amendment shall not be
used for deliveries between the hours of 11:00 p.m. and 7:00 a.m.
(18)
Design guidelines. A planned commercial center
shall be designed in the following manner, unless specific provisions
are waived by the Board of Supervisors in their discretion:
(a)
At least some of the buildings shall be placed
along a major arterial street in order to avoid overly prominent views
of large monotonous parking areas.
(b)
Employee parking shall be placed to the rear
or side of buildings to avoid overly prominent large parking areas
in the fronts of buildings.
(c)
A focal point shall be included in the development.
At best, this focal point would be a highly visible landscaped or
natural green space that serves as a meeting place with amenities
such as a water fountain, gazebo, benches, a clock tower and a place
for outdoor special events.
(d)
A mix of uses is encouraged, including retail,
office, restaurant and service uses. Two-story construction is encouraged,
such as upper story offices.
(e)
Stormwater detention basins and drainage channels
shall have a naturalistic appearance, such as an appearance of ponds,
wetlands or natural swales, as opposed to deep unlandscaped holes
surrounded by chain link fencing.
(19)
Pedestrian and bicycle access. The applicant
shall provide crosswalks and/or sidewalks between all buildings in
the planned commercial center and shall also provide for pedestrian
or bicycle access off the property. However, the applicant shall not
be liable to provide for pedestrian and bicycle access off of the
tract. The planned commercial center shall also be designed to encourage
patrons to walk between businesses instead of drive between businesses
within the center. Pedestrian sidewalks shall be provided along the
fronts of buildings. Pedestrian crosswalks shall be designated across
internal roads, with appropriate stop signs to allow pedestrian crossings.
Large delivery trucks shall be directed away from the fronts of buildings.
(20)
Public transit. The applicant shall contact
the public transit provider to determine whether public transit service
can be made available. If it will be available, the planned commercial
center shall include at least one central designated bus stop location
where bus riders will be able to have shelter from inclement weather.
(21)
Stormwater quality. As part of the conditional use application, the applicant shall show that the planned commercial center shall be designed to reasonably minimize pollutants from entering waterways from the project's stormwater system. Such efforts may include, but are not limited to, measures to separate oil and sediment from runoff and regular mechanical cleaning of parking lots. The plan shall show the proposed locations and general design of water quality measures for the project's stormwater system that are consistent with Chapter 194, Grading, Erosion and Sediment Control; Stormwater Management.
[Amended 1-27-2014]
(22)
Unless otherwise indicated, the landscaping provisions of § 370-80 shall apply within this district.
(23)
For the open space area south of the connector
road, no topsoil shall be removed and no subsoil shall be removed
absent consent of the Supervisors. No soil shall be added to said
open space area without being covered by appropriate topsoil. The
final grading plan shall be designed to preserve and maintain the
land for approved recreational and open space uses.
A.
B.
Use regulations.
(1)
By-right uses. A building or other structure may be
erected, altered, or used and a lot may be used or occupied for any
of the following purposes and no other:
(a)
Neighborhood commercial uses, including retail
stores and retail services, not to exceed 4,000 square feet of floor
area.
(b)
Restaurant and restaurant, fast-food, including window service, except that drive-thru service shall not be allowed, subject to the provisions of § 370-65.
(c)
Medical center.
(d)
Bank or other financial institution.
(e)
Municipal use.
(h)
Catering business.
(j)
Printing, publishing, or document reproduction.
(k)
Professional or administrative offices.
(l)
Commercial communication antenna, if attached to an existing structure and not exceeding such structure by more than 15 feet in height, subject to the provisions of § 370-34.
(m)
Timber harvesting, subject to the provisions of § 370-29B(7).
(2)
Special exception uses. A building or other structure may be erected, altered, or used and a lot may be used for any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to Article XVII of this chapter:
(a)
Commercial mixed use: A maximum of three permitted nonresidential uses in a single structure with up to a maximum total of 10,000 square feet of floor area, subject to the provisions of § 370-56.
(b)
Tavern.
(c)
Public service facilities, except as exempted
by the Municipalities Planning Code.
(e)
Post office.
(3)
Conditional uses. A building or other structure may be erected, altered, or used, and a lot may be used for any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 370-138 of this chapter:
(4)
Accessory uses. Uses on the same lot, customarily incidental to any of the foregoing uses, and subject to the provisions of § 370-36, shall be permitted.
(5)
Public water and sewage requirements. All uses proposed
within the C-4 Commercial District shall be required to utilize public
sewage and public water if available.
C.
Area and bulk regulations.
(1)
Lot area. The net lot area shall be one acre or more
except that where both public water and sewer service are utilized,
a net lot area of 30,000 square feet may be permitted. For mixed uses,
an additional 20,000 square feet of net lot area shall be required
for each additional proposed use.
[Amended 2-26-2007]
(2)
Lot width. Lots with gross lot areas of one acre or
more shall have a lot width of 200 feet at both the building line
and at the street line. Lots with gross lot areas of less than one
acre shall have a lot width of 150 feet at both the building line
and the street line.
[Amended 2-26-2007]
(3)
Building coverage. The area occupied by buildings
shall not exceed 35% of the gross lot area of each lot, but shall
not be greater than 10,000 square feet for commercial uses other than
office uses. Office uses shall not exceed 15,000 square.
[Amended 2-26-2007]
(4)
Lot coverage. The area occupied by buildings, paving
and other impervious cover shall not exceed 65% of the gross lot area
of each lot.
[Amended 2-26-2007]
(5)
Height regulations. No building or structure shall
exceed 35 feet in height.
(6)
Setbacks.
(a)
Front yard. On each lot there shall be a front
yard of not less than 50 feet in depth.
(b)
Rear yard. On each lot there shall be a rear
yard of not less than 25 feet in depth.
(c)
Side yard. On each lot there shall be two side
yards, each having a depth of not less than 25 feet. Yards of corner
lots abutting streets shall have a depth of not less than 50 feet.
(d)
Yards abutting a residential property. All yards
abutting a lot used or zoned for residential use shall have a minimum
depth of 75 feet.
