The purpose of this article is to encourage
and provide for establishment of planned commercial districts and
to serve Township residents in a manner consistent with the goals
of the Comprehensive Plan.
The Board of Supervisors may authorize as an
amendment to the Zoning Map the designation of an area as a CR-H Commercial
Retail District-High or as a CR-L Commercial Retail District-Low for
the location of commercial development. In a CR-H or CR-L District,
the following regulations shall apply.
The maximum height of any building erected or
used in this District shall be 35 feet, except that the height of
any building may be increased to a maximum of 65 feet, provided that
for every foot of height increase in excess of 35 feet there shall
be added to each yard requirement one corresponding foot of width
or depth. Structures, except chimneys and flagpoles, may be erected
above the roofline, shall be erected within a recession of one foot
for each one foot of additional height, and must be designed to be
compatible with the architectural treatment of the building.
No merchandise shall be displayed, sold or leased
outside the walls of a building, except:
A. Where specifically authorized by special exception.
B. Seasonal or other special sales, where authorized
by permit from the Zoning Officer for a period or periods not exceeding
in the aggregate 20 calendar days in any single calendar year.
Noise levels shall conform to Township, state
and federal regulations, but in no case shall outside speakers for
music or voice amplification be permitted.
Lighting shall be arranged in a manner which
will protect the highway and neighboring properties from direct glare
or hazardous interference of any kind.
Front, rear and side yards shall be landscaped
and, where adjacent to residential districts or where otherwise required,
screened by use of plantings and/or walls, berms or fences of suitable
height and composition to effectively protect adjacent properties.
All landscaping and screening plans shall be reviewed by the Shade
Tree Commission and shall include size, location and species of all
new or existing plant materials proposed to be used and size and location
of all walls, berms or fences.
No use shall be permitted which does not meet
Township, state or federal standards.
All utilities shall be located underground,
and all waste storage and disposal facilities shall be screened as
part of the architectural treatment of the building.
Air conditioners may be of the single-unit or central-unit type. If single unit, they must not protrude from the natural wall line and must be designed in accordance with the overall architectural treatment of the building. If of the central-unit type, with the unit on the roof, the unit must be recessed in accordance with §
116-94 above of this article.
[Amended 7-28-2011 by Ord. No. 907]
A. When deemed appropriate by the Zoning Officer, plans for any Commercial Retail CR-H or CR-L use shall be submitted to the Planning Commission prior to the issuance of any zoning permit or certificate of occupancy as provided in Article
XXX, and such plans shall include, in addition to other applicable requirements, the following:
[Amended 3-28-2013 by Ord. No. 925]
(1)
The site plan shall include detailed information
concerning the following:
(a)
The location of all present and proposed buildings,
sidewalks and other areas to be devoted to pedestrian use, drives,
fire lanes, parking lots, loading and unloading areas and other construction
features; and all buildings, streets, highways, streams, floodplains,
and other topographical features of the lot within 200 feet of any
lot line.
(b)
The location, size in square feet, dimensions
and arrangements of areas and buildings devoted to any purpose.
(c)
A description of any land uses proposed, including
approximate number of employees and/or residents and an indication
of the number of visitors, in sufficient detail to indicate the effects
of those operations in producing traffic congestion, noise, glare,
air pollution, water pollution, fire hazards or safety hazards.
(d)
Engineering and architectural plans for the
treatment and disposal of liquid and solid wastes, including the general
storm drainage system.
(e)
Access provisions for fire equipment.
(f)
The stages, if any, which will be followed in
the construction and/or alteration.
(g)
A statement of financial responsibility as to
the developer's ability to proceed with the alterations and/or construction
if the plans are approved.
(h)
Landscaping and screening plans as required by §
116-99 of this article.
(i)
Any other data or evidence that the Planning
Commission may require.
(2)
The architectural drawings shall include evidence
and facts showing that the proposed alterations and/or new construction
shall be compatible with architectural qualities prevalent in the
district. As such it shall include suitable information concerning
the following essential considerations:
(a)
The exterior changes to be made or the exterior
character of the structure to be erected.
(b)
A list of the surrounding structures with their
general exterior characteristics.
(c)
The effect of the proposed change upon the general
architectural nature of the district.
(d)
The appropriateness of exterior architectural
features.
(e)
The general design, arrangement, texture, material
and color of the building or structure and the relation of such factors
to similar features of buildings or structures in the district.
(f)
The appropriateness of the work proposed as
it will preserve the architectural quality and nature of the district.
B. The Planning Commission shall review all plans for
commercial uses submitted to it and shall submit these plans, together
with any recommended conditions for the issuance of a permit, to the
Zoning Officer.
[Amended 3-28-2013 by Ord. No. 925]
D. As a guide for recommendations by the Planning Commission
on any commercial plan, the following provisions shall be considered:
(1)
That the plan is consistent with the Comprehensive
Plan for the orderly development of the Township with the purpose
of this chapter to promote the health, safety, morals and the general
welfare of the Township.
(2)
That the appropriate use of the properties adjacent
to the area included in the plan will be safeguarded.
(3)
That the development will consist of a harmonious
grouping of buildings, service and parking area circulation and open
spaces, planned as a single unit, in such manner as to constitute
a safe, efficient and convenient commercial site.
(4)
That the uses to be included are limited to those permitted by §
116-104 of this article.
(5)
That there is adequate provision made for safe
and efficient pedestrian and vehicular traffic circulation within
the boundaries of the site.
(6)
That provision is made for safe and efficient
ingress and egress to and from public streets and highways serving
the site without undue congestion to or interference with normal traffic
flow, including pedestrian traffic, within the Township.
(7)
That adequate off-street parking and loading space is provided (in accordance with Article
XXVI and §
116-95 of this article) as an integral part of the plan.
(8)
That all buildings within the development shall
be served by a central sanitary sewage disposal system.
(9)
That, if the development is to be carried out
in progressive stages, each stage shall be so planned that the foregoing
requirements and intent of this chapter shall be fully complied with
by the development or completion of any stage.
E. This process applies to applications that do not otherwise constitute a subdivision and/or land development as defined by Chapter
105 of the Township Code.
[Added 7-28-2011 by Ord. No. 907]
In considering the application for use under
special exception in a CR Commercial Retail District, the Zoning Hearing
Board shall without limitation determine that the use is in compliance
with the following requirements:
A. That the proposed use and plan is consistent with
the Comprehensive Plan for the orderly development of the Township
with the purpose of this chapter being to promote the health, safety,
morals and the general welfare of the Township.
B. That the appropriate use of the properties adjacent
to the area included in the plan will be safeguarded.
C. That the development will consist of a harmonious
grouping of buildings, service and parking area, traffic circulation
and open spaces and that it is planned as a single unit in such manner
as to constitute a safe, convenient and efficient commercial site.
D. That the proposed use will not create a traffic problem
for either vehicular or pedestrian traffic.
E. That adequate services of the same or similar nature
are not presently available within the normal travel limits for such
services.
F. That all other Township requirements are adhered to.