[Added 12-20-2004 by Ord. No. 10-04]
The purpose of this district is to:
A.
Enhance larger commercial lots and uses through redevelopment
and improved pedestrian amenities, landscaping, and lighting.
B.
Promote mixed use to diversify and add variety to
existing monocultural environments.
C.
Create a sense of place in commercial environments
so that they do not appear as big boxes with a sea of macadam.
D.
Upgrade the architectural character of larger commercial
buildings.
E.
Maintain and expand public transportation opportunities
along the major highway corridors of the Township.
F.
Improve the transition from commercial areas to existing
residential neighborhoods.
G.
Enhance commercial development areas existing at the
time of enactment of this article, through effective retrofit, redevelopment
and infill development in accordance with this article.
A.
Permitted-by-right uses.
[Amended 6-4-2012 by Ord. No. 04-12]
(1)
All uses permitted in the underlying zoning districts, as well as the uses permitted by right in § 275-71, except for car wash, commercial indoor or outdoor recreation, including mini-golf course, bowling alley, exercise club, indoor or outdoor movie theater or skating rink, animal hospital, small building contractor's office and storage, printing and bookbinding, flea market, nursing home, indoor storage as an accessory use, self-storage development, wholesale sales or warehousing, not including a truck terminal as a principal use, lumberyard, kennel, campground, plant nursery, recycling collection center, crop farming, golf course, or public swimming pool.
(2)
Office uses above any commercial use on the
first floor/ground floor.
(3)
Auto
service station.
(4)
Convenience
store.
(5)
Fast
food restaurant, with or without a drive-through service.
C.
Conditional uses (subject to the provisions of §§ 275-2 and 275-232, and §§ 275-189 and 275-190, where applicable).
(1)
Residential uses above any commercial use on
the first floor/ground floor.
(2)
Any other residential use permitted in § 275-54A(11).
A.
The minimum lot area and lot width regulations of
the underlying zoning district(s) shall apply.
B.
The maximum lot coverage may be increased by 5% for
buildings and by 10% for total impervious surface coverage, above
the requirements of the underlying zoning district(s).
C.
The minimum landscape area shall be 20% of the lot
area.
D.
The minimum front yard setback shall be 10 feet.
E.
The maximum building height shall be three stories or 36 feet, whichever is less, and the minimum building height shall be two stories or 24 feet, except as provided in § 275-232B.
F.
All other minimum or maximum yard requirements of
the underlying zoning district(s) shall apply.
A.
The Commercial Enhancement Overlay District shall be consistent with the smart growth principles and key design elements adopted as part of the Comprehensive Plan Update 2004, and included in Article XXV. The retrofit or redevelopment of properties within the Commercial Enhancement Overlay District, and infill development within the district, shall focus on the creation of a more mixed-use, walkable, compact place as illustrated and described in Exhibit A of Article XXV.
B.
The Commercial Enhancement Overlay District shall be built and maintained in accordance with the Streetscape Enhancement Overlay District, Article XXXII.
C.
Building plan.
(1)
A separate plan sheet shall be submitted to
depict the proposed building program. Said plan shall indicate the
proposed principal and accessory uses, the gross square footages of
all uses, and the building heights. The building plan shall also indicate
the total tract building coverage, existing and proposed, and the
total tract impervious surface coverage, existing and proposed.
D.
Street, alley, service lane and streetscape plan.
(1)
A separate plan sheet shall be submitted to
depict the proposed interconnected street, alley, and service lane
network. Such plan shall indicate all widths of vehicular accessways.
(2)
The plan shall indicate proposed blocks for
reorganizing the commercial environment.
(3)
The plan shall meet the requirements of Article XXXII, Streetscape Enhancement Overlay District.
(4)
An alley shall be a minimum paved width of 12
feet for one-way alleys, and 16 feet for two-way alleys.
E.
Pedestrian access plan.
G.
Parking plan.
(1)
A separate plan sheet shall be submitted to
depict proposed surface and deck parking. Such plan shall list the
number of parking spaces proposed in relation to the proposed use(s).
(2)
Parking shall be located to the side or rear
of new buildings, not in the front of new buildings. If an existing
building is already set back from the road far enough to fit parking,
then a hedge, fence, or wall of at least 30 inches in height shall
be provided to screen any parking in the front yard.
A.
Buildings of 40,000 square feet or greater on the
ground floor.
(1)
The maximum building length shall be 175 feet.
(2)
The length of the facade of any new building
which exceeds 24 feet in length shall have vertical design elements
such as pilasters, columns, piers, or recesses or projections of one
to four feet, so that no new vertical bay or section of a building
facade exceeds 24 continuous feet in length.
(3)
Building windows and openings shall constitute
no less than 30% of all frontage walls on the ground floor/first floor.
(4)
No building shall have opaque windows on the
ground floor/first floor.
(5)
No residential building shall have a flat roof.
If a nonresidential building has a flat roof, it shall have a parapet
wall screening all mechanical equipment.
(6)
No single building shall exceed 80,000 square
feet on the ground floor.
B.
Principal buildings less than 20 feet in height.
(1)
Accessory buildings may be one story in height.
(2)
Up to 30% of the total building square footage
of a lot within the Commercial Enhancement Overlay District may be
in principal buildings less than 20 feet in height.
(3)
No principal building less than 20 feet in height
shall have a flat roof. If a building has a flat roof, it shall have
a parapet wall screening all mechanical equipment, unless it has a
parapet wall screening all mechanical equipment from public view along
streets, sidewalks, and public alley accessible parking areas.
