In the Shopping Center Districts the following regulations shall
apply:
[Ord. No. 430,
§ 1, 5-13-1964; Ord. No. 464, § 2, 10-11-1965; Ord. No. 546, § 1, 12-12-1968; Ord. No. 709, § 2, 11-25-1974; Ord. No. 793, § 1, 3-13-1978; Ord.
No. 840, § 1, 9-8-1980; Ord. No. 1650, § 1, 1-14-2019; 11-14-2022 by Ord. No. 1686; 6-10-2024 by Ord. No. 1701]
A building or combinations of buildings may be erected, altered
or used, and a lot may be used or occupied, for any of the following
purposes, and not others:
A.
Retail store, including retail outlet or showroom for uses permitted
in Paragraph I below, but not including automobile sales agency;
B.
Restaurant, cafe, soda or ice cream fountain, dairy bar, snack bar,
cafeteria, coffee shop, juice stand or cocktail lounge;
C.
Office or studio;
D.
Following personal service shops, dealing directly with customers:
Beauty parlor, barbershop, investment office, travel agency, transportation
ticket office, automatic self-service laundry and automatic dry cleaning,
dressmaking, millinery or similar shop provided all repair or processing
work is conducted in accordance with paragraph I below;
E.
Theater, not including outdoor motion picture establishment; assembly
hall; community room; town hall; library; skating rink; bowling alleys;
billiard room; athletic or health club; or indoor recreational establishment
for tennis, squash or similar athletic endeavors; child day-care center;
radio station or television station;
F.
Bakery, confectionery or custom shop for the production of articles
to be sold at retail on the premises, provided that all baking or
processing is conducted in accordance with paragraph I below;
G.
Financial institution; municipal use;
H.
Passenger bus station, taxicab stand; electric substation, telephone
telegraph offices, or post office;
I.
The following uses provided that if such uses are located on the
ground floor they shall not be located within twenty (20) feet of
the front of the store and provided that they shall be effectively
screened from the front portion of the store by a wall or partition;
1.
General servicing or repair;
2.
Upholstering;
3.
Carpentry and woodworking;
4.
Electrical, radio or television repair;
5.
Hand laundering, dry cleaning or pressing, provided no inflammable
fluids are used;
6.
Tailoring, dressmaking or repair;
7.
Millinery repair or processing;
8.
Watch or clock repair;
9.
Baking, confectionery making or similar processing;
10.
Frozen food lockers;
11.
Any similar use involving repair, processing or storage activity.
K.
[J.] Stamp redemption center;
K .
Motel or motor court;
L.
Elderly housing/assisted living facility when authorized as a conditional use, subject to the provisions of Article XXXVI of this ordinance and the specific development standards of Section 1101.1;
M.
Swimming pool and other outdoor recreational facilities for use by
the occupants of (K) and (L) above;
N.
Offices for administration, executive, professional, sales and other
similar uses the normal attributes of which do not involve the actual
storage, exchange or delivery of merchandise on the premises;
O.
Tire, battery and accessory store;
P.
Heliport when authorized as a special exception by the zoning hearing
board;
Q.
Mid-rise apartments and high-rise apartments, only when (i) an existing building, previously or currently used for office purposes, is being converted into mid-rise apartments or high-rise apartments, or (ii) an existing building, previously or currently used for office purposes, is being demolished and rebuilt as mid-rise or high-rise apartments in the same location. Any mid-rise or high-rise apartment use must be authorized as a conditional use. The development of mid-rise apartments and high-rise apartments pursuant this subsection shall be subject to the provisions of Article XXXVI of this ordinance and the specific development standards of Section 1101.2.
R.
Accessory use customarily incidental to any of the above uses;
S.
(Reserved);
[Ord. No. 430,
§ 1, 5-13-1964; Ord. No. 579, § 1, 7-14-1969; Ord.
No. 618, § 1, 2-8-1971; Ord. No. 655, § 1, 8-14-1972; Ord.
No. 793, § 1, 3-13-1978; Ord. No. 840, § 1, 9-8-1980; Ord.
No. 1233, § 3, 6-9-1997; Ord. No. 1253, § 5, 1-26-1998; Ord.
No. 1476, § 20, 6-11-2007; 11-14-2022 by Ord. No. 1686; 6-10-2024 by Ord. No. 1701]
The general plan shall include specific evidence and facts showing
that it has considered and made provisions for, and the development
shall be executed in accordance with the following essential conditions:
A.
The development shall consist of a harmonious selection of uses and
grouping of buildings, service and parking area, circulation and open
spaces, planned and designed as an integrated unit, in such manner
as to constitute a safe, efficient and convenient retail shopping
center. The distance at the closest point between buildings or groups
of attached buildings shall be not less than fifty (50) feet.
B.
The appropriate use of property adjacent to the center shall be safeguarded.
Where such shopping center abuts any residential district, a suitable
and uninterrupted planting screen, not less than twenty-five (25)
feet in depth, shall be provided and maintained by the owner of the
shopping center. Lighting facilities shall be arranged in a manner
which will protect the highway and neighboring properties from direct
glare or hazardous interference of any kind.
C.
All buildings within the shopping center shall be served by township
sanitary sewage disposal systems and public water supply.
D.
Adequate provisions shall be made for safe and efficient ingress
and egress to and from public streets and highways serving the shopping
center without undue congestion to or interference with the normal
traffic flow within the township. All points of vehicular access to
and from the public streets shall be located not less than two hundred
and fifty (250) feet from the intersection of any public street lines
with each other.
E.
Adequate provisions shall be made for safe and efficient pedestrian
and vehicular traffic circulation within the boundaries of the shopping
center.
F.
Off-street Parking and Loading Space Requirements.
(1)
(a)
The following regulations on off-street parking spaces and loading
space requirements shall apply to all land zoned Shopping Center District
and wherein multiple uses are involved, which regulations shall be
in lieu of the requirements specified in section 1700. Where a lot
or tract of land in single and separate ownership is zoned Shopping
Center District and is the subject of either a single use or not more
than four (4) different uses, then in such event the parking requirements
of this article shall not be applicable to such use but the parking
space and loading space requirements of section 1700 shall be applied
thereto.
(b)
The size of the parking space for one vehicle shall consist
of a rectangular area having dimensions of not less than nine (9)
feet in width and eighteen (18) feet in length. Aisles serving such
parking spaces shall have a minimum width of twenty-six (26) feet.
(c)
Parking spaces may consist of enclosed areas such as basements,
attached or detached garages, or open space parking areas including
open lot, deck and roof parking areas.
(d)
The front, side and rear yards may, subject to the provisions
of paragraph B of this section 1101, be used for parking and loading
space.
(e)
The land upon which the off-street parking and loading spaces
are located shall be owned or controlled by the same entity which
owns or controls the land on which the principal use is located unless
the conditions of section 1701 are met or unless the shopping center
consists of a lot as defined in paragraph A of section 1103 or unless
the conditions of section 1101.F.(2)(c) are met.
(f)
Required parking spaces for individual establishments need not
be provided separately but may be made a component part of such space
jointly serving two (2) or more establishments.
(2)
Required parking spaces.
(a)
Off-street parking and loading spaces shall be provided in accordance
with and as an integral part of the plan.
(b)
Off-street parking spaces shall be provided in accordance with
the following schedule:
1.
Retail stores, personal service shops, studio, financial institution,
restaurant, eating establishments, cafe, theater, skating rink, bowling
alley, billiard room, indoor recreational establishment and other
commercial establishments—One (1) parking space for every two
hundred (200) square feet of rentable floor area.
2.
Office, office building or library—One (1) parking space
for every five hundred (500) square feet of rentable floor area.
3.
Motel-One (1) parking space for each guest unit.
(c)
In connection with a shopping center having in the aggregate
for all uses not less than three thousand five hundred (3,500) off-street
parking spaces, whether on one or multiple parcels and whether under
common or separate ownership, the required off-street parking spaces
for an indoor theater may be provided elsewhere than on the same parcel
by a common parking area jointly serving the indoor theater and an
office or office building; provided, that some portion of the common
parking area lies within two hundred fifty (250) feet of an entrance,
regularly used by patrons, into each building served thereby. In the
event such a common parking area is provided, the number of off-street
parking spaces otherwise required for the indoor theater may be reduced
by one space for every space required for an office or office building
sharing the common parking area.
G.
All access roads, parking areas, service and other areas for vehicular
use shall be paved with bituminous or other concrete material.
H.
All utility lines serving the shopping center shall be placed underground.
I.
If the development of the shopping center is to be carried out in
progressive stages, each stage shall be so planned that the foregoing
requirements and the intent of this ordinance shall be fully complied
with by the development at the completion of any stage.
J.
Required Minimum Area, Street Frontage, Yard, Impervious Surface
and Green Space Area Regulations.
K.
Maximum Building Coverage. The maximum building coverage shall be
twenty-five (25) percent of the total lot area.
L.
Maximum Heights. The maximum heights of the buildings or structures
erected or enlarged in this district shall be as follows:
(1)
Buildings or structures devoted or intended for devotion to uses
of the nature specified in Paragraphs A through S, inclusive, in Section
1100 other than high-rise apartment buildings, mid-rise apartment
buildings, hotels, motels, motor courts, and office buildings - forty
(40) feet, except that the height of any such building or structure
may be increased to a maximum of sixty-five (65) feet provided that
for each foot of height in excess of forty (40) feet there shall be
added to each yard requirement one (1) corresponding foot of width
or depth;
(2)
Buildings or structures devoted or intended for devotion to uses
for high-rise apartments or hotels shall not exceed one hundred (100)
feet in height, except when an existing building is being converted
to high-rise apartments and the height of the existing building already
exceeds one hundred (100) feet. Buildings or structures devoted or
intended for devotion to uses for mid-rise apartments, motels or motor
courts shall not exceed seventy-five (75) feet in height, except when
an existing building is being converted to mid-rise apartments and
the height of the existing building already exceeds seventy-five (75)
feet.
(3)
Buildings or structures devoted or intended for devotion to uses
for offices as in Paragraph N of Section 1100 - one-hundred-twenty
(120) feet.
M.
The township council may prescribe particular requirements of any
further reasonable conditions deemed appropriate with respect to the
suitability of the shopping center in the neighborhood.
[Ord. No. 1650, § 2, 1-14-2019]
Elderly housing/assisted living facilities shall comply with
the applicable requirements of the Shopping Center District except
as specifically modified by this section, as follows:
A.
Minimum district area. The minimum size of a Shopping Center District
in which an elderly housing/assisted living facility is located shall
be 50 acres.
B.
Setbacks. The facility shall be located a minimum of 500 feet from
the boundary of the Shopping Center District.
C.
Maximum number of dwelling units. The maximum number of elderly housing/assisted
living dwelling units in any one Shopping Center District shall not
exceed 150.
D.
Parking. Off-street parking spaces for an elderly housing/assisted
living facility shall be provided at the rate of 0.6 space per dwelling
unit.
[11-14-2022 by Ord. No. 1686; 6-10-2024 by Ord. No. 1701]
Mid-rise and high-rise apartments shall comply with the applicable
requirements of the Shopping Center District except as specifically
modified by this section, as follows:
A.
Minimum
district area. The minimum size of a Shopping Center District in which
mid-rise apartments or high-rise apartments may be located shall be
50 acres.
B.
Setbacks.
The mid-rise apartments or high-rise apartments shall be located a
minimum of 100 feet from the boundary of the Shopping Center District
and a minimum of 75 feet from the ultimate right-of-way of any street.
C.
Project
Density.
1.
The
maximum density for an office building being converted to apartment
use shall be 30 units per gross acre, based only upon the acreage
of the property proposed for redevelopment, with no more than 50 units
in any one (1) mid-rise apartment building, and no more than 150 units
in any one (1) high-rise apartment building. For the purpose of calculating
density and the maximum number of allowable units, the area of a lot
subject to redevelopment shall be the area existing on the date of
enactment of this ordinance amendment.
2.
The
maximum density for a newly constructed building replacing an existing
office building shall be 65 units per gross acre, based only upon
the acreage of the property proposed for redevelopment. The total
number of units on any such redeveloped property shall not exceed
275 apartments. For the purposes of calculating density and the maximum
number of allowable units, the area of a lot subject to redevelopment
shall be the area existing on the date of enactment of this ordinance
amendment.
D.
Shopping
Center District Density. In addition to the project density specified
in Subsection 1101.2.C above, a maximum of 150 apartment units shall
be permitted on any property subject to conversion from office to
apartment use, and a maximum of 275 apartment units shall be permitted
on any property subject to redevelopment with newly constructed apartments.
A maximum of 425 apartment units shall be permitted within any one
qualifying SC Zoning District. In the event multiple applications
are pending before the Township which, if granted, would exceed the
425 unit maximum, the applications will be considered in the order
in which preliminary approval is granted. When preliminary approval
of an application would cause the number of approved apartment units
to exceed 425 units in the SC Zoning District, the application shall
be denied. Conditional Use approval for apartment units shall be conditioned
upon compliance with the unit maximum at the time of preliminary plan
approval.
E.
Building
Spacing. All mid-rise apartment buildings shall be spaced at least
100 feet from each other, and all high-rise apartment buildings shall
be spaced at least 250 feet from each other.
F.
Parking.
Off-street parking spaces for mid-rise apartments and high-rise apartments
shall be provided at the rate of 1.5 spaces per dwelling unit.
G.
Amenity
Space. Any mid-rise or high-rise apartment building use in the Shopping
Center District shall provide a minimum of 30 square feet of amenity
space for each apartment unit for the exclusive use of the occupants
of the apartments. In no case shall the amenity space total less than
1,500 square feet. Amenity space may include, but shall not be limited
to: fire pits, dog walking areas, barbecue grills, fitness areas,
media rooms, and gathering rooms. Amenity space may be located inside
or outside of the apartment building.
H.
Unit
Mix. Mid-rise apartments and high-rise apartments in the Shopping
Center District may contain a mix of efficiency, 1-bedroom and 2-bedroom
units, provided that no more than 50% of the total number of units
in an apartment building shall be 2-bedroom units.
I.
Transportation
Impact Study. Any conditional use application for development under
this section shall include a traffic impact study prepared in accordance
with accepted methodology and containing any supplemental information
deemed necessary by the Plymouth Township Traffic Engineer. The scope
of the study shall be approved by the Township Traffic Engineer, and
must include an analysis of parking requirements, pedestrian connections,
site circulation, and any required off-site improvements.
J.
Fiscal
Impact Study. Any conditional use application for development under
this section shall include a fiscal impact study prepared in accordance
with accepted methodology and containing any supplemental information
deemed necessary by the Plymouth Township Planner.
K.
Sanitary
Sewer Study. Any conditional use application for development under
this section shall include a sanitary sewer study prepared in accordance
with accepted methodology and containing any supplemental information
deemed necessary by the Plymouth Township Municipal Engineer. The
study must show that there is adequate capacity to properly convey
all anticipated flows from the proposed development.
L.
Buffering
and Berming. The buffer requirements in Section 1706 and the berming
requirements in Section 1707 shall not be applicable for the conversion
of an existing building for use as mid-rise apartment and/or high-rise
apartments when surrounded by other commercial uses and part of a
larger shopping center.
M.
Modifications
by Conditional Use. As part of a conditional use approval, Council
may permit a deviation of the requirements of Section 1101 where good
cause is shown and in no instance shall any deviation exceed a one
percent (1%) variation from the required standard. Council shall not
grant full relief from any standard.
[Ord. No. 430,
§ 1, 5-13-1964; Ord. No. 793, § 1, 3-13-1978]
A.
Plans for any shopping center use shall be submitted to the planning agency prior to the issuance of any zoning permit as provided in Article XX. If however, portions of the project are to be completed in successive stages, a less detailed sketch or layout of the area not scheduled for immediate development will suffice initially, provided that as further developments occur, a plan showing all of the required detail shall then be submitted prior to the construction of any portion. Information to be shown on all shopping center plans shall include:
1.
A plot plan of the lot, showing the location of all present and proposed
buildings, sidewalks and other areas to be devoted to pedestrian use,
drives, parking lots, loading and unloading areas and other construction
features on the lot; and all buildings, streets, alleys, highways,
streams and other topographical features of the lot and within two
hundred (200) feet of any lot line.
2.
Architectural plans for any proposed buildings.
3.
The location, dimensions and arrangement of areas to be devoted to
planting, lawns, trees or any other purpose.
4.
A description of the commercial uses proposed including approximate
number of employees, and an indication of the number of customers
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.
5.
Engineering and architectural plans for the disposal of sanitary
sewage and storm water.
6.
Any other data or evidence that the planning agency may require.
B.
The planning agency shall review all plans for shopping center uses
submitted to them and shall submit these plans, with recommendations
thereon to the township council for final approval.
C.
Upon receipt of plans for any shopping center use, and recommendations
thereon, by the planning agency, the township council shall have the
power of approval or disapproval of these plans. The secretary of
the township council shall notify, in writing, the zoning officer
of their final decision and any special conditions agreed upon regarding
any shopping center use.
D.
As a guide for the recommendation by the planning agency and for
final approval or disapproval by the township council on any shopping
center plan all the provisions of this article shall be considered.
[Ord. No. 430,
§ 1, 5-13-1964; Ord. No. 618, § 2, 2-8-1971; Ord.
No. 663, § 1, 10-23-1972]
The following words and phrases when used in this Article XI
shall have the meaning set forth below:
A.
Lot. One or more contiguous parcels of land, whether or not in single
and separate ownership, which is or are occupied or to be occupied
by one or more buildings or other structures or which is or are devoted
to or to be devoted to any or all of the uses permitted by section
1100 of this Article XI, together with any accessory buildings, structures,
or groups or principal buildings, or other structures or uses, and
any service and parking areas, circulation and open spaces as are
arranged or designed to be used in connection with such principal
building or buildings, or groups of principal buildings or other structures
or uses, such areas and open spaces and the area and dimensions of
such lot being not less than the minimum required by this ordinance.
B.
Lot line. A property boundary line of any lot (not including any
interior property line separating contiguous parcels comprising a
lot as defined in the foregoing paragraph), except that, in case of
any lot abutting a street, the lot line for such portion of the lot
as abuts such street shall be deemed to be the same as the street
line, and shall not be the center line of the street, or any other
line within the street lines even though such may be the deeded property
boundary line.
[Ord. No. 663,
§ 2, 10-23-1972; Ord. No. 793, § 1, 3-13-1978]
A.
Where the Township Council shall have approved plans of a shopping
center containing a lot area of not less than 30 acres in accordance
with section 1102 hereof, the subsequent division of that lot or part
thereof incident to the development of said shopping center shall
thereafter be exempted from the provisions of the Plymouth Township
Subdivision Ordinance, providing that the deeds conveying parts thereof
shall contain covenants requiring the purchasers at all times to operate
and maintain such parts in good order and repair and in a clean and
sanitary condition uniformly with the appearance and maintenance of
the balance of the shopping center complex.
B.
The failure of any purchaser to so covenant and agree shall thereby
subject the proposed division of the lot or part thereof to the Subdivision
Ordinance of Plymouth Township notwithstanding subparagraph (a) above.
