The Route 100 Commercial Overlay District applies to an area
presently zoned R-2, bounded in part by Route 100 on the east, the
Upland Square Shopping Center, and the West Pottsgrove Township boundary
line on the southwest, and as more specifically described in a map,
which is attached hereto. The intent of the Overlay District is to:
A. Encourage retail and office uses in a location which forms a logical
extension of the Upland Square Shopping Center.
B. Generate economic benefits for the Township.
C. Encourage attractive design.
D. Mitigate impact of development on adjacent residential districts.
In the Route 100 Commercial Overlay, in addition to any uses
permitted in the R-2 Residential District, a building may be erected,
altered, or used and a lot may be used for any of the following uses
and no other, in compliance with the performance and dimensional standards
contained in this article:
A. By-right uses.
(2)
Wholesale office or showroom.
(3)
Restaurant, including restaurants with drive-up/drive-through
service.
(4)
Bank, including banks with drive-up/drive-through service.
(6)
Studio for dance, music, fitness, art or photography.
(8)
Automobile fueling station.
(9)
Business or trade school.
B. Special exception uses.
(2)
Automotive garage or service station.
(6)
Uses not listed in this article that are determined by the Township
Board of Commissioners to be of similar nature to the uses permitted
by right listed in this subsection.
C. Criteria for special exception uses.
(1)
Automotive garage or service station.
(a)
All activities shall be performed within a completely enclosed
and roofed building. Outdoor storage is not permitted.
(b)
Body repairs and/or painting shall not be permitted.
(c)
Canopies shall be designed and constructed to meet the following
standards:
[1]
Canopies shall meet the minimum setback requirements of principal
structures.
[2]
Canopies shall have a maximum height of 14 feet measured to
the underside.
(2)
Car washes, provided that the following requirements are met:
(a)
All car washes shall be served by public sewer and public water
facilities.
(b)
All washing and drying facilities shall be located entirely
within an enclosed and roofed building, or roofed structure.
(c)
Each automatic car wash bay shall provide on-site stacking lanes
to accommodate a minimum of five vehicles. Self-service car washes
shall provide sufficient on-site stacking lanes to accommodate three
vehicles per washing bay.
(d)
All car wash bays shall be oriented parallel to the street.
In the case of a corner lot, the bays shall face the street of lower
classification or as determined by the Board of Commissioners upon
the recommendation of the Planning Commission.
(e)
On-site drainage systems shall be provided to prevent water
runoff and freezing on streets and adjoining properties.
(f)
No accessory building shall be permitted.
(g)
On-site drainage systems will enter a water cleansing procedure
enabling the water to be reused.
(3)
Veterinary clinic. Buildings shall be adequately soundproofed
so that sounds generated within the building cannot be perceived at
the lot boundary. No shelter, run, or structure that will contain
animals at night shall be located within 100 feet of any property
line or street line.
(4)
Nursery/garden center.
(a)
Outdoor storage shall be limited to 75% of the total site area.
(b)
All non-plant materials shall be stored and displayed behind
areas that are clearly defined for such purpose, and are screened
from public roads and residential properties.
(c)
Such uses shall have a defined pickup area that does not interfere
with the flow of internal traffic or required parking areas.
(d)
Parked or idling commercial vehicles and outdoor storage areas
shall be located at least 60 feet from residential property lines
and street ultimate right-of-way lines.
(5)
The applicant shall be required to submit a sketch plan for
all special exception uses set forth in this article.
[Added 4-18-2011 by Ord. No. 446]
D. Accessory uses. Accessory uses are to be permitted when located on
the same lot with and customarily incidental to any of the aforementioned
permitted uses.
Access to nonresidential uses in the Route 100 Commercial Overlay
District must be from Upland Square Drive (with the exception of emergency
access).
In the Pennsylvania Route 100 Commercial Overlay District, the
following landscaping regulations shall supersede the corresponding
provision(s) of the Subdivision and Land Development Ordinance:
A. Where a proposed land development abuts a residential use, a property
line buffer shall be required:
[Amended 4-18-2011 by Ord. No. 446]
(1)
The buffer shall be a minimum of 10 feet in width. The buffer
shall consist of an opaque fence or wall supplemented by vegetation.
The vegetation outside the fence or wall shall consist of a softening
buffer (one canopy tree of 2.5 inches minimum caliper, two understory
trees of 1.5 inches minimum caliper, and two evergreen trees of eight
feet minimum height per 100 lineal feet). The buffer shall contain
five-foot breaks no closer than 50 feet apart for maintenance and
access. Fences or walls shall have a minimum height of five feet.
(2)
Where a proposed land development lies across State Street from
an R-2 Residential use, a filtering buffer shall be required.
B. Refuse and recycling collection receptacles and area shall be located
at the rear of the property and shall be screened from view of any
adjacent property with one of the following:
(1)
An opaque wall or fence six feet in height. Walls or fences
shall be constructed of materials other than chain link, chain link
with slats, or unpainted cinder block, and shall be equipped with
a self-closing gate. When approved by the Board of Commissioners,
cinder blocks shall be painted to match the principal building.
(2)
Evergreen shrubs planted at least four feet in height, in a
planting area at least five feet in width.
All new development shall be required to connect to public sewer
and water, and provide the necessary infrastructure to do so.
Signage in the Overlay District shall be regulated in accordance with §
350-138.
A traffic study shall be required for developments at the discretion
of the Board of Commissioners, on recommendation from the Township
Planning Commission. The study shall be conducted at the applicant's
expense to demonstrate the impact of the proposal on the levels of
service, a minimum distance of 1,000 feet from the property, which
area could be increased based upon a recommendation from the Township
Engineer.