In addition to the general goals in §
425-2, the districts established in this regulation are intended to achieve the following:
A. To provide sufficient
space in appropriate locations with public water and sewer service
for the types of commercial and service establishments anticipated
in the Comprehensive Plan.
B. To provide appropriate
space for the requirements of present-day merchandising, including
the provisions of off-street parking spaces, safe circulation of pedestrian
and motor traffic in the district and in nearby areas.
C. To promote the
most desirable use of land and pattern of building development in
accordance with a well-considered plan, to promote stable commercial
development, to protect the character of the commercial area and nearby
districts and to conserve the value of land and buildings.
D. To provide a
means whereby the Township may, from time to time, redesignate certain
areas for planned commercial uses according to commercial needs.
[Amended 1-13-1993 by Ord. No. 93-297; 12-10-1997 by Ord. No. 97-354; 7-16-2008 by Ord. No. 2008-498; 11-2-2011 by Ord. No.
2011-533; 3-27-2013 by Ord. No. 2013-548]
A. Specific intent. In addition to the general goals listed in §
425-2, it is the purpose of this section to provide commercial and other permitted facilities to serve primarily the needs of the local residents, including automotive-oriented facilities, neighborhood-type facilities and general convenience needs.
B. Use regulations.
(1) Uses by right. In any C-1
District, land and structures may be used for only the uses shown
in Table 425-16B.
(2) Accessory uses are shown
in Table 425-16B.
C. Prerequisites for review and approval use. All uses shall comply with the provisions of §
425-63, Site plan requirements and procedures, and Chapter
310, Stormwater Management, to issuance of a permit to occupy or use the lot.
D. Area and bulk regulations. The
regulations shown in Table 425-16D shall be observed.
(1) Additional area and bulk
regulations are as follows.
(a) Front setback: 70 feet.
(As an alternative, the setback may be reduced to no less than 50
feet upon approval of a site plan which provides a rear yard of sufficient
size so that the sum of the setback and rear yards is at least 100
feet.)
(b) Side yards: 15 feet minimum
for each. (As an alternative, the Patton Township Planning Commission
may recommend and the Patton Township Supervisors may approve the
consolidation of side yards for a property located in a C-1 Commercial
District so that one side yard is eliminated but the resulting side
yard must be a minimum of 30 feet. Such a conditional approval would
be based on a certified statement that abutting property owners will
develop abutting properties simultaneously, using the same style or
types of architecture and the same types of construction materials.)
(c) Rear yards: 30 feet, except
upon approval of a site plan as provided in the setback section above.
Screening shall be provided at the rear yard, along a ten-foot buffer
strip measured from the rear property line.
E. Off-street parking requirements. See §
350-49.
F. Off-street loading regulations. See §
425-62.
G. Design standards. The following
shall be applicable in all C-1 Commercial Districts:
(1) Screening shall be provided
along all property lines as follows:
(a) In all front yard areas,
canopy shade trees shall be planted at thirty-foot intervals on average.
Shrubs shall be planted between the canopy trees.
(b) Screening in side and
rear yards shall be based on the zoning of the adjacent property according
to Table 425-16G.
(c) Applicants are encouraged
to utilize existing vegetation to meet the screening requirements.
Following the completion of a tree inventory, existing woodland areas
may be used to address the landscaping/screening requirements for
setback areas. All trees that are to be used to meet the requirements
of this section (whether planted or preexisting), however, must have
a caliper no less than 2.5 inches measured six inches above the root
ball. Invasive species, as defined by Appendix B of the I-99 Overlay
District regulations (Ordinance No. 2001-388), may not be planted or counted towards meeting any landscaping
requirements.
Table 425-16G(1)
|
---|
Adjacent Zoning District
|
Required Plantings Per 100 Linear Feet of Buffer
|
---|
|
Type
|
Amount
|
---|
Agricultural and residential districts
|
Canopy trees
|
4
|
|
Understory trees
|
6
|
|
Shrubs
|
24
|
|
Evergreens
|
12
|
All planned community, university and planned airport districts
|
Use appropriate twenty-five-foot buffer yard standard from Tables
3, 4 and 5
|
All natural resources districts
|
Canopy trees
|
2
|
|
Understory trees
|
4
|
|
Shrubs
|
6
|
All commercial and industrial districts
|
Canopy trees
|
2
|
|
Understory trees
|
4
|
|
Shrubs
|
6
|
(d) To allow flexibility in
the preparation of screening plans, the following exchange ratios
may be utilized by the applicant:
Table 415-15G(2)
|
---|
Substitution
|
Equal To
|
---|
2 understory
|
1 canopy
|
1 canopy
|
2 understory
|
2 evergreen
|
1 canopy
|
1 evergreen
|
5 shrubs
|
1 understory
|
3 shrubs
|
(e) Where differing requirements
are imposed by this subsection on screening and by other sections
requiring landscaping, the requirements of this subsection shall take
precedence.
(2) Storage, landscaping, access and traffic control, interior circulation, lighting and shopping cart storage shall be as required by §
425-59B through G of this chapter.
(3) Telecommunications facilities shall comply with the specific provisions of §
425-64.
Commercial District Regulations
|
---|
Table 425-16B
C-1 Uses
[Amended 7-19-2017 by Ord. No. 2017-586; at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
|
---|
Permitted Uses
|
Accessory Uses
|
Conditional Uses1
|
Special Exceptions1
|
Prohibited Uses1
|
---|
All retail establishments for the sale, service and rental of
goods
|
Customary uses accessory to permitted uses
|
|
|
|
All service establishments, including, but not limited to:
Automobile service stations
Barbers and beauticians
Dry cleaning
Health clubs
Mortuaries
Tailors
|
|
|
|
Residential wind energy facilities (RWEFs)
|
|
|
|
Ambulance services
|
|
|
|
|
Amusement enterprises
|
|
|
|
|
Animal hospitals
|
|
|
|
|
Art galleries
|
|
|
|
|
Billiard parlors
|
|
|
|
|
Bowling alleys
|
|
|
|
|
Bus passenger stations
|
|
|
|
|
Business offices
|
|
|
|
|
Churches and other places of worship
|
|
|
|
|
Clubs
|
|
|
|
|
Commercial dairies
|
|
|
|
|
Commercial parking lots
|
|
|
|
|
Community centers
|
|
|
|
|
Dental offices and clinics
|
|
|
|
|
Eating and drinking establishments
|
|
|
|
|
Financial offices
|
|
|
|
|
Firehouses
|
|
|
|
|
Fraternal organizations
|
|
|
|
|
Halfway house (except in PC District)
|
|
|
|
|
Hotels and motels
|
|
|
|
|
Lodges
|
|
|
|
|
Medical offices and clinics
|
|
|
|
|
Motion-picture theaters
|
|
|
|
|
Municipal office buildings
|
|
|
|
|
Museums
|
|
|
|
|
Newspaper publishing
|
|
|
|
|
Opticians and optical goods
|
|
|
|
|
Parish houses and convents
|
|
|
|
|
Photographic studios
|
|
|
|
|
Professional offices
|
|
|
|
|
Public and private garages for the storage and maintenance of
motor vehicles
|
|
|
|
|
Public and private institutions of higher education
|
|
|
|
|
Public libraries
|
|
|
|
|
Public utility facilities
|
|
|
|
|
Radio and television studios
|
|
|
|
|
Reading rooms
|
|
|
|
|
Rehabilitation center
|
|
|
|
|
Skating rinks
|
|
|
|
|
Solar energy stystems
|
|
|
|
|
Studios for instruction in music and the performing arts
|
|
|
|
|
Taxi and limousine service
|
|
|
|
|
Telecommunications facilities
|
|
|
|
|
Tourist homes
|
|
|
|
|
Veterinary offices
|
|
|
|
|
NOTES:
|
---|
1
|
There are no conditional uses, special exceptions or specifically
prohibited uses in this zoning district.
|
Table 425-16D
C-1 Area and Bulk Regulations
|
---|
Minimum Lot Size
|
Minimum Lot Width at Front Lot Line
(feet)
|
Minimum Lot Width at Street Line
|
Maximum Lot Coverage
|
Maximum Impervious
|
Minimum Setbacks
(feet)
|
Maximum Height
(feet)
|
---|
N/a
|
150
|
n/a (See at front lot line)
|
Structures: 30%
|
Less than 3 acres: 75%
Greater than or equal to 3 acres: 70%
|
Front: 70
Side: 15
Rear: 30
|
50
|
[Amended 1-13-1993 by Ord. No. 93-297; 12-10-1997 by Ord. No. 97-354; 11-18-1998 by Ord. No. 98-358; 5-28-2008 by Ord. No.
2008-496; 3-27-2013 by Ord. No. 2013-548]
A. Specific intent. In addition to the general goals listed in §
425-2, it is the purpose of this section to provide a cohesive unit of commercial usages arranged and constructed according to a plan which will serve the regional needs of this area. It is to reserve areas in the municipality for specialized stores and larger retailers who must have an expanded trade area.
B. Use regulations.
(1) Uses by right. In any C-2
District, land and structures may be used for only the uses shown
in Table 425-17B.
(2) Accessory uses are shown
in Table 425-17B.
C. Prerequisites for review and approval of use. All uses shall comply with the provisions of §
425-63, Site plan requirements and procedures, and Chapter
310, Stormwater Management, prior to issuance of a permit to occupy or use the lot.
D. Area and bulk regulations. The
regulations shown in Table 425-17D shall be observed. The following
additional regulations shall also apply.
(1) Front setback. The minimum required front yard setback in the C-2 Zoning District shall be 25 feet. In this zoning district (C-2), in addition to the general prohibition against structures in the yard areas, development improvements such as parking lots and lighting standards shall only be permitted in the front yard area when the requirements of Subsection
D(1)(a) are satisfied. Stormwater basins shall only be permitted in the front yard area when the requirements of Subsection
D(1)(b) are satisfied. This prohibition shall not include driveways and walkways providing ingress and egress to the lot.
(a) The front yard setback
may be reduced to 10 feet where a plan for architectural, landscaping
and earth-mounding features acceptable to the Township provides enhanced
screening of such and aesthetic improvements to the property as a
whole. A property owner shall be authorized to place architectural
features and lighting standards, which might otherwise be prohibited
structures, in the reduced ten-foot setback as part of the plan for
enhanced screening. The Township reserves the right to determine the
level and type of architectural enhancements which will be necessary
to achieve the reduction in the front setback area.
(b) A property owner shall
be authorized to place stormwater management facilities within the
front yard setback where a plan for enhanced landscaping and/or architectural
features is provided. The plan for enhanced landscaping and/or architectural
features shall meet the following standards:
[1] All perimeter basin
walls shall be landscaped with evergreen and deciduous shrubs and
ornamental grasses to form a continuous landscaping area.
[2] All internal basin
walls which are visible from the public right-of-way or parking lot
shall be landscaped with shrubs, ornamental grasses and, where appropriate,
understory trees.
[3] Architectural features
may be substituted for landscape enhancements if the plan to do so
is acceptable to the Township.
(2) Side setback.
(a) In this zoning district
(C-2), in addition to the general prohibition against structures in
the yard areas, no development improvements, such as parking lots,
lighting standards and stormwater basins, shall be permitted in the
rear or side yard areas. This prohibition shall not include driveways
and walkways providing ingress and egress to the lot or driveways
along a property line when adjacent to a nonresidential district,
provided that the driveway is at least five feet from the property
line.
(b) If a plan acceptable to the Township is presented which provides a combination of landscaping, mounds and sound attenuation barriers to buffer the adjacent rural or residential district, this setback shall be reduced to 75 feet. The Township reserves the right to determine the level and type of landscaping, mounds and sound attenuation barriers which will be necessary to achieve the reduction in the setbacks. The landscaping requirements shall be as provided in Subsection
G(1).
(c) Stormwater facilities
shall be permitted in rear or side yards adjacent to nonresidential
districts or adjacent to identified nonresidential areas within Planned
Community, University and Planned Airport Districts.
(3) Maximum impervious coverage
is illustrated in Table 425-17D. The following additional regulations
also apply.
(a) The developer of a C-2
property may utilize up to 70% of the property for impervious coverage,
provided that an enhanced plan for stormwater management meeting the
following standards is provided and approved by the Township.
(b) Enhanced stormwater standards. The following standards shall apply in addition to the standards required under Chapter
310:
[1] Detain the one-year,
twenty-four-hour design storm using the SCS Type II distribution.
Provisions shall be made so that the one-year storm takes a minimum
of 24 hours to drain from the facility from a point where the maximum
volume of water from the one-year storm is captured (i.e., the maximum
water surface elevation is achieved in the facility). Release of water
can begin at the start of the storm (i.e., the invert of the water
quality orifice is at the invert of the facility). The design of the
facility shall consider and minimize the chances of clogging and sedimentation
potential.
[2] To accomplish the above,
the land developer may submit original and innovative designs to the
Township Engineer for review and approval. Such designs may achieve
the water quality objectives through a combination of best management
practices (BMPs).
[3] Where appropriate,
BMPs should encourage infiltration to reduce detention volumes and
recharge groundwater. A geologic evaluation of the project site shall
be performed to determine the suitability of recharge facilities.
The evaluation shall be performed by a qualified geologist and/or
soil scientist and at a minimum address soil permeability, depth to
bedrock, susceptibility to sinkhole formation and subgrade stability.
The design of all facilities over limestone formations shall include
measures to prevent groundwater contamination and sinkhole formation.
[4] In selecting the appropriate
BMPs, the land developer shall consider the following:
[b] Permeability and
infiltration rate of the site soils.
[c] Slope and depth
to bedrock.
[d] Seasonal high-water
table.
[e] Proximity to building
foundations and well heads.
[g] Land availability
and configuration of the topography.
(c) A developer shall be entitled
to achieve 65% impervious coverage on the property (or 70% as stated
above). If the setbacks established in Subsection D(4) make it impossible
to achieve this coverage, because of the small size or odd configuration
of the property, the setbacks shall be proportionately lessened to
permit such impervious coverage at the limits established by this
subsection.
E. Off-street parking requirements. See §
350-49.
F. Off-street loading regulations. See §
425-62.
G. Design standards. The following
shall be applicable in all C-2 Commercial Districts.
(1) Screening and landscaping.
(a) In all front yard areas,
canopy shade trees shall be planted at thirty-foot intervals on average.
Shrubs shall be planted between the canopy trees.
(b) Screening in side and
rear yards shall be based on the zoning of the adjacent property according
to the following requirements:
[1] Screening shall be
provided at the rear yard, along a ten-foot buffer strip measured
from the rear property line.
|
Required Plantings Per 100 Linear Feet of Buffer
|
---|
Adjacent Zoning District
|
Type
|
Amount
|
---|
Rural and residential districts (See Note 1)
|
Canopy trees
|
4
|
|
Understory trees
|
6
|
|
Shrubs
|
24
|
|
Evergreens
|
12
|
All planned community, university and planned airport districts
|
Use appropriate twenty-five-foot buffer yard standard from Tables
3, 4 and 5
|
All natural resources districts
|
Canopy trees
|
2
|
|
Understory trees
|
4
|
|
Shrubs
|
6
|
All commercial and industrial districts
|
Canopy trees
|
2
|
|
Understory trees
|
4
|
|
Shrubs
|
6
|
To allow flexibility in the preparation of screening plans,
the following exchange ratios may be utilized by the applicant:
|
---|
Substitution
|
Equal To
|
---|
2 understory
|
1 canopy
|
1 canopy
|
2 understory
|
2 evergreen
|
1 canopy
|
1 evergreen
|
5 shrubs
|
1 understory
|
3 shrubs
|
NOTES:
|
---|
1.
|
The enhanced landscaping required to reduce the side and rear
setback to 75 feet as provided in Subsection D(5) and (6) shall include
120% of the required plantings listed herein.
|
[2] Applicants are encouraged
to utilize existing vegetation to meet the screening requirements.
Following the completion of a tree inventory, existing woodland areas
may be used to address the landscaping/screening requirements for
setback areas.
[3] Where differing requirements
are imposed by this subsection on screening and by other sections
requiring landscaping, the requirements of this subsection shall take
precedence.
(2) Storage, landscaping, access and traffic control, interior circulation, lighting and shopping cart storage shall be as required by §
425-59B through G of this chapter.
(3) Telecommunication facilities shall comply with the specific provisions of §
425-64.
(4) Sidewalk at front of store.
(a) A suitable sidewalk shall
be provided in front of the entranceway of each retail store. The
following scale shall be used to determine the minimum width of the
sidewalk between the store front and any area accessible by vehicle
(driveway, parking lot, etc.):
Table 425-17G
|
---|
Store Size
(square feet)
|
Minimum Sidewalk Width
(feet)
|
---|
Less than 50,000
|
8
|
50,000 to 99,999
|
10
|
100,000 to 149,999
|
12
|
150,000 or more
|
14
|
(b) The minimum length of
this sidewalk across the front of the store shall be the same as the
distance across the entranceway plus the amount of the minimum sidewalk
width (as determined above) on each side of the entranceway. The sidewalk
fronting the remainder of the store shall be a minimum of five feet
in width.
Table 425-17B
C-2 Uses
[Amended 7-19-2017 by Ord. No. 2017-586; 3-8-2023 by Ord. No. 2023-627; at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
|
---|
Permitted Uses
|
Accessory Uses
|
Conditional Uses
|
Special Uses1
|
Prohibited Uses1
|
---|
Same permitted uses as C1, with the addition of arenas, stadiums
and commercial auditoriums; commercial cemeteries; and hospitals.
|
Customary uses accessory to permitted uses
|
|
|
|
All retail establishments for the sale, service and rental of
goods
|
Residential wind energy facilities (RWEFs)
|
|
|
|
All service establishments, including, but not limited to:
Automobile service stations
Barbers and beauticians
Dry cleaning
Health clubs
Mortuaries
Multistory commercial-style storage facility
Tailors
|
|
|
|
|
Ambulance services
|
|
|
|
|
Amusement enterprises
|
|
|
|
|
Animal hospitals
|
|
|
|
|
Arenas, stadiums and commercial auditoriums
|
|
|
|
|
Art galleries
|
|
|
|
|
Billiard parlors
|
|
|
|
|
Bowling alleys
|
|
|
|
|
Bus passenger stations
|
|
|
|
|
Business offices
|
|
|
|
|
Churches and other places of worship Clubs
|
|
|
|
|
Commercial cemeteries
|
|
|
|
|
Commercial dairies
|
|
|
|
|
Commercial parking lots
|
|
|
|
|
Community centers
|
|
|
|
|
Dental offices and clinics
|
|
|
|
|
Eating and drinking establishments
|
|
|
|
|
Financial offices
|
|
|
|
|
Firehouses
|
|
|
|
|
Fraternal organizations
|
|
|
|
|
Halfway house (except in PC District)
|
|
|
|
|
Hospitals
|
|
|
|
|
Hotels and motels
|
|
|
|
|
Lodges
|
|
|
|
|
Medical offices and clinics
|
|
|
|
|
Motion picture theatres
|
|
|
|
|
Municipal office buildings
|
|
|
|
|
Museums
|
|
|
|
|
Newspaper publishing
|
|
|
|
|
Opticians and optical goods
|
|
|
|
|
Parish houses and convents
|
|
|
|
|
Photographic studios
|
|
|
|
|
Professional offices
|
|
|
|
|
Public and private garages for the storage and maintenance of
motor vehicles
|
|
|
|
|
Public and private institutions of higher education
|
|
|
|
|
Public libraries
|
|
|
|
|
Public utility facilities
|
|
|
|
|
Radio and television studios
|
|
|
|
|
Reading rooms
|
|
|
|
|
Rehabilitation center
|
|
|
|
|
Skating rinks
|
|
|
|
|
Solar energy systems
|
|
|
|
|
Studios for instruction in music and the performing arts
|
|
|
|
|
Taxi and limousine service
|
|
|
|
|
Telecommunications facilities
|
|
|
|
|
Tourist homes
|
|
|
|
|
Veterinary offices
|
|
|
|
|
NOTES:
|
---|
1
|
There are no conditional uses, special exceptions or specifically
prohibited uses in this zoning district.
|
Table 425-17D
C-2 Area and Bulk Regulations
|
---|
Minimum Lot Size
(acres)
|
Minimum Lot Width at Front Lot Line
(feet)
|
Minimum Lot Width at Street Line
|
Maximum Lot Coverage
|
---|
3
|
150
|
n/a (See at front lot line)
|
30% (structures)
|
Maximum Height
(feet)
|
Maximum Impervious Coverage
|
Minimum Setbacks
(feet)
|
---|
Building: 50
|
Less than 3 acres: 75%
Greater than or equal to 3 acres: 65%
(70% with enhanced stormwater management)
|
Front: 25
Side: based on adjacent zoning
Rural and Residential: 90
Planned Community, University and Planned Airport: 25
Natural Resource: 15
Commercial and Industrial: 10
Rear: same as side
|
[Added 10-13-1999 by Ord. No. 99-369; amended 1-25-2006 by Ord. No.
2006-465; 5-28-2008 by Ord. No. 2008-496; 3-27-2013 by Ord. No.
2013-548]
A. Specific intent. In addition to the general goals listed in §
425-2, it is the purpose of this section to achieve the following:
(1) To allow office development
to occur in appropriate locations within the Township.
(2) To establish a zoning district
which will serve as a buffer between major highway corridors and established
residential neighborhoods.
(3) To avoid the problems associated
with highway-oriented development by encouraging professional office
development to occur in a manner which implements sound highway corridor
planning approaches.
(4) To minimize access points
to collector and arterial roads.
B. Use regulations.
[Amended 5-25-2016 by Ord. No. 2016-570]
(1) Uses by right. In any OB
District, land and structures may be used only for the uses shown
in Table 425-18B.
(2) Accessory uses. The uses
shown in Table 425-18B shall be permitted as accessory uses within
the Office Buffer District.
(3) Conditional uses. The uses shown in Table 425-18B shall be permitted as conditional uses within the Office Buffer District. The procedures outlined in §
425-57 shall be followed in the review of any conditional use application by Patton Township.
C. Prerequisites for review and approval. All uses shall comply with the provisions of §
425-63, Site plan requirements and procedures, and Chapter
310, Stormwater Management, prior to the issuance of a permit to occupy or use any lot located within this district.
D. Area and bulk regulations. The
regulations shown in Table 425-18B shall be observed. In addition,
the following regulations shall also apply:
(1) Parking areas and driveways
are prohibited from the side and rear setback areas adjacent to R-l,
R-2, or A-1 Zoning Districts.
(2) Maximum impervious coverage:
55%. The developer may utilize up to 60% of the property for impervious
coverage, provided that an enhanced plan for stormwater management
meeting the following standards is provided and approved by the Township:
(a) Detain the one-year, twenty-four-hour
design storm using the NRCS Type II distribution. Provisions shall
be made to ensure the one-year storm takes a minimum of 24 hours to
drain from the facility from a point where the maximum volume of water
from the one-year storm is captured (i.e., the maximum water surface
elevation is achieved in the facility). Release of water can begin
at the start of the storm (i.e., the invert of the water quality orifice
is at the invert of the facility). The design of the facility shall
consider and minimize the chances of clogging and sedimentation potential.
(b) To accomplish the above,
the land developer may submit original and innovative designs to the
Township Engineer for review and approval. Such designs may achieve
the water quality objectives through a combination of Best Management
Practices (BMPs).
(c) Where appropriate, BMPs
should encourage infiltration to reduce detention volumes and recharge
groundwater. A geologic evaluation of the project site shall be performed
to determine the suitability of recharge facilities. The evaluation
shall be performed by a qualified geologist and/or soil scientist,
and, at a minimum, address soil permeability, depth to bedrock, susceptibility
to sinkhole formation and subgrade stability. The design of all facilities
over limestone formations shall include measures to prevent groundwater
contamination and sinkhole formation.
(d) In selecting the appropriate
BMPs, the land developer shall consider the following:
[2] Permeability and infiltration
rate of the site soils.
[3] Slope and depth to
bedrock.
[4] Seasonal high-water
table.
[5] Proximity to building
foundations and wellheads.
[7] Land availability and
configuration of the topography.
E. Off-street parking regulations. The off-street parking regulations contained in §
350-49 of Chapter
350, Subdivision and Land Development, shall apply to all developments within the Office Buffer District. In addition, the following requirements will apply:
(1) In calculating the number
of parking spaces required for uses within the Office Buffer District,
all interior areas used for stairways, elevators and any unfinished
space used for storage shall be excluded from the gross floor area
calculation.
(2) The following regulations
will apply to loading and unloading areas in the Office Buffer District:
(a) Loading and unloading
space for one vehicle shall be at least 12 feet wide, 45 feet long
and shall have at least a fourteen-foot vertical clearance.
(b) Loading and unloading
spaces shall have paved surfaces to provide safe and convenient access
during all seasons.
(c) Loading spaces shall not
be constructed within an area bounded by a triangle 25 feet on each
side, measured from the joining point of street lines, in such a manner
as to obstruct vision.
(d) Required off-street parking
spaces shall not be used for loading and unloading purposes except
during hours when business operations are suspended.
(e) Loading and unloading
shall occur only between the hours of 7:00 a.m. and 9:00 p.m.
F. Conduct of business within the
Office Buffer District.
[Amended 5-25-2016 by Ord. No. 2016-570]
(1) Businesses within the Office
Buffer District may be open to the public between the hours of 7:00
a.m. and 9:00 p.m.
(2) A health/fitness center may
open to the public beginning at 5:30 a.m. for scheduled appointments,
including exercise classes that require pre-registration, for no more
than 30 patrons. Additionally, to be eligible to open at 5:30 a.m.,
the building and parking field must be sited such that the building
is located between the parking field and adjacent residential uses
outside the Office Buffer District.
(3) All business activity within
the Office Buffer District shall be conducted within the building
on the site. Any outdoor storage of business materials or supplies
is prohibited.
G. Design and landscaping controls.
(1) The buffer yard requirements contained in §
425-46A, Tables 3, 4 and 5, shall apply to all developments within the Office Buffer
District, with the exception that Buffer Yard C shall be implemented
when the Office Buffer District is adjacent to any residential use
or zoning district.
(2) At least 50% of required
tree plantings within the buffer yard area be conifers to ensure an
effective all-season buffer.
(3) The off-street parking landscaping requirements contained in §
350-49 shall apply to all developments within the Office Buffer District.
(4) Existing trees, hedgerows
and other community assets and landmarks shall be preserved and incorporated
into the design of the development. It shall be the responsibility
of the applicant to demonstrate to the Township the need for existing
trees, hedgerows and other community assets to be removed during development.
(5) Development plans shall be
designed to minimize grading and other changes to the natural terrain.
All graded slopes shall blend with the surrounding terrain and development.
(6) Any development which exceeds
110% of the minimum number of parking spaces required by the Township
ordinance must provide a satisfactory plan to the Township which employs
enhanced landscaping and architectural features. These enhancements
shall include two or more developer-selected items from the list of
approved enhancements maintained by the Township. At least one enhancement
shall be taken from each of the two categories, Landscaping and Architectural/Other,
on the list.
(7) To ensure that the goals
of the Office Buffer District are addressed, access to properties
shall be provided as follows:
(a) Nonresidential uses shall
only be permitted access from arterial streets or streets of lesser
classification which intersect with arterial streets.
(b) Access to parcels shall
be provided according to the following hierarchy:
[1] To streets of lesser
classification which intersect with the arterial street.
[2] Directly to the arterial
via a driveway shared with an adjacent property.
[3] Directly to the arterial
with the specific location and design determined by best engineering
practices.
(8) If more than 50% but less
than 75% of the required off-street parking is located at the rear
of the building, Buffer Yard D will be required. If more than 75%
of the required off-street parking is located at the rear of the building,
Buffer Yard E will be required.
(9) All portions and sides of
buildings located within the office district that have sides and walls
visible from the arterial corridor and adjacent residential properties
shall utilize the same materials that are used on the designated front
of the building.
Table 425-18B
OBD Uses
[Amended 5-25-2016 by Ord. No. 2016-570; at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
|
---|
Permitted Uses
|
Accessory Uses
|
Conditional Uses
|
Special Exceptions
|
Prohibited Uses
|
---|
Professional offices
Churches and other places of worship
Parish houses and convents
Medical offices
Dental offices
Opticians and optical goods
Public libraries and museums
Art galleries
Reading rooms
Single-family dwellings consistent with allowable density in
adjacent zoning district
|
Coffee house, juice bar or other similar retail service intended
to serve the patrons of the primary use(s) in a building
Residential wind energy facilities (RWEFs)
|
Community centers
Photographic studios
Veterinary offices
Duplexes and townhouses consistent with allowable density in
adjacent zoning district
Dance studios
Health/fitness centers
|
|
Outside kennels
|
Table 425-18D
OBD Area and Bulk Regulations
|
---|
Minimum Lot Size
|
Minimum Lot Width at Right-of-Way Line
(feet)
|
Setbacks
(feet)
|
---|
Adjacent Zoning District
|
Front
|
Side
|
Rear
|
---|
n/a
|
300
150 if access is provided by means of a driveway with an adjacent
property
|
A1 (Rural), R1 (Rural Residential)
All Commercial, Office Buffer, and Industrial
All other districts
|
251
45
45
|
50
15
35
|
70
35
35
|
Maximum Lot Coverage
|
n/a
|
Maximum Impervious
|
55%; 60% with enhanced stormwater
|
Maximum Height
|
45 feet except where building is within 90 feet of an adjacent
R-1, R-2, or A-1 Zoning District, in which instance the maximum building
height shall be equal to the permitted maximum building height of
the adjacent R-1, R-2, or A-1 Zoning District
|
Maximum Length of Any Building in Any Direction
|
Shall not exceed 1/2 of the depth of the lot from the front
yard property line to the rear yard property line bordering public
rights-of-way
|
Minimum Distance Between Any Two Buildings on Any Lot
|
Shall be not less than twice the height of the tallest of the
two buildings or 30 feet, whichever is greater
|
NOTE:
|
---|
1
|
The twenty-five-foot setback shall be applied when the rear
of an OB parcel is adjacent to the A1 or R1 Zoning District.
|
[Added 9-22-2004 by Ord. No. 438; amended 5-28-2008 by Ord. No.
2008-496; 3-27-2013 by Ord. No. 2013-548]
A. Intent. The intent of the Office
Buffer District 2 is to:
(1) Establish a zoning district
for larger tracts of land along interchanges and major highways to
serve as a buffer to residential neighborhoods.
(2) Avoid problems associated
with highway-oriented development by encouraging office development
to occur in a manner compatible with the nature of the interchange
area.
(3) Mitigate the traffic, noise
and other impacts from interchanges on immediately adjacent neighborhoods.
(4) Mitigate impact of nonresidential
development along highways on residential neighborhoods.
(5) Control access points to
collector and arterial roads.
B. Use regulations.
(1) Uses by right. In any OB2
District, land and structures may be used only for the uses shown
in Table 425-19B.
(2) Conditional uses. The uses shown in Table 425-19B shall be permitted as a conditional use within the Office Buffer District 2 as per §
425-57 of the Code.
(3) Prerequisites for review and approval. All uses shall comply with the provisions of §
425-63, Site plan requirements and procedures, and Chapter
310, Stormwater Management, prior to the issuance of a permit to occupy or use any lot located within this district.
C. Master plan approval. All development
within the Office Buffer District 2 must be done pursuant to approval
of a master plan in accordance with the procedure that follows. Master
plans for the Office Buffer District 2 shall be reviewed by the Patton
Township Planning Commission and the Centre Regional Planning Commission
and shall be approved or denied by the Board of Supervisors in accordance
with the procedures specified herein.
(1) Preapplication meeting. A
preapplication meeting is recommended but shall not be mandatory,
nor shall it be regarded as a formal application for development,
in the Office Buffer District 2. The purpose of the meeting is to
provide for an informational exchange at the municipal staff level
where the major elements of a proposed master plan can be reviewed
and evaluated. The filing of any report, sketch plan, plat or map
prior to or at such meeting shall not constitute submission of a plan
or application for Office Buffer District 2 development, nor shall
such materials be binding on subsequent submissions by the applicant.
(2) Sketch plan submission. The
applicant is encouraged to submit a sketch plan, in both paper and
digital (in a form acceptable to the Township) format, of the proposed
Office Buffer District 2 development. The purpose is to discuss a
conceptual sketch of the proposed development with the municipal staff,
the Planning Commission and the Board of Supervisors prior to final
submission.
(3) Master plan application and
review. Application for Township approval of an Office Buffer District
2 development shall commence with the official submission of a complete
set of plans and all required supplementary data and information to
the Township. At any time during the review process, the applicant
may amend the originally submitted plan solely for the purpose of
correcting minor deficiencies in the original plan to the extent necessary
to meet the requirements of this section.
(a) A master plan shall be
deemed to have been submitted for review when the applicant has furnished
to the Township the following documents:
[1] Twelve copies of a
master plan prepared by a registered engineer, surveyor, landscape
architect or similarly qualified person, which shall fully comply
with the requirements of this chapter. One additional copy shall be
submitted in a digital format acceptable to Patton Township.
[2] Three copies of a narrative,
which shall fully comply with the requirement of this chapter.
[3] Three copies of a transportation
impact analysis, which shall comply with the requirements of this
chapter.
(b) Upon receipt of the above,
the Township Zoning Officer shall forward copies of the master plan
and accompanying documentation to the Township Engineer, Centre Regional
Planning Commission, Centre County Planning Commission and other appropriate
agencies.
(c) Review by the Township
Planning Commission.
[1] At its next regular
meeting following the receipt of the application for Master Plan approval,
provided that such application was made at least 30 days prior to
the meeting, the Planning Commission shall review the plan to determine
its conformance with the provisions contained in these regulations.
[2] The Planning Commission
shall notify the Township Board of Supervisors of any recommended
action, changes or modifications to the plan after such decision is
made, provided that the Planning Commission shall make such recommendations
within 70 days after the date the application for approval was filed.
The Planning Commission shall make no recommendation on such application
until reports from the Centre County and Centre Regional Planning
Commissions are received, or until expiration of 30 days from the
date the plan was forwarded to these agencies, whichever comes first.
[3] If review by the Township
Planning Commission results in an unfavorable recommendation because
the requirements of this chapter have not been met, notification to
the Township Board of Supervisors should specify the defects found
in the plan, describe the requirements that have not been met, and
cite the provisions of this chapter from which such defects or requirements
originate.
(d) Review by the Township
Board of Supervisors. Upon receipt of the recommendation from the
Planning Commission or upon failure to receive said recommendations
70 days after submittal, the Board of Supervisors shall review the
application for master plan approval.
[1] The Board of Supervisors
shall review the plan and the written reports of the Township Planning
Commission, the Centre County Planning Commission, the Centre Regional
Planning Commission, the Township Engineer and the other reviewing
agencies to determine if the plan meets all applicable regulations.
Prior to approval of a master plan, the Board of Supervisors shall
require a public hearing.
[2] The Township shall
place a notice of the time and place of the public hearing in a newspaper
of general circulation as set forth by the requirements of the Pennsylvania
Municipalities Planning Code.
(e) Approval or denial. The
Board of Supervisors, within 50 days following the Planning Commission
action or inaction, shall by official written communication to the
applicant either:
[1] Grant approval of the
master plan as submitted.
[2] Grant approval subject
to the applicant meeting specified modifications to the master plan
as submitted.
[3] Deny approval of the
plan, including a list of reasons and/or plan deficiencies.
(f) Where an Office Buffer
District 2 development may occur over a period of years, the Board
of Supervisors may authorize development in phases subject to such
requirements or guaranties as to improvements in future phases of
the development that it finds essential for the protection of any
approved phase. In such case, a schedule showing the proposed times
within which applications for final approval of land development plans
of all phases of the development are intended to be filed shall be
included with the master plan. The schedule may be revised by the
Board of Supervisors if requested to do so by the landowner or developer.
(g) Failure of the Board of
Supervisors to render a decision and communicate it to the applicant
within the time and in the manner required herein shall be deemed
an approval of the master plan in terms as presented, unless the applicant
has agreed, in writing, to an extension of time or change in the prescribed
manner of presentation or communication of the decision, in which
case failure to meet the extended time or change in manner of presentation
of communication shall have like effect.
(h) In the event that approval
is granted subject to conditions, the owner may, within 30 days after
receiving a copy of the official written communication of the governing
body, notify the Board of Supervisors of their refusal to accept all
of said conditions, in which case, the Board of Supervisors shall
be deemed to have denied approval of the master plan. In the event
that the landowner does not, within said period, notify the Board
of Supervisors of their acceptance of all of said conditions, approval
of the master plan shall be deemed to have been denied.
(i) An approved master plan
shall be recorded by the developer in the office of the Recorder of
Deeds of Centre County within 90 days of approval.
(j) Approval of a master plan
shall not authorize construction or the issuance of any building permit.
Such authorization or issuance shall not occur until a land development
plan is approved for the applicable area.
(4) Required master plan content.
Proposed master plans shall be drawn to a scale of one inch equals
100 feet or larger (e.g., one inch equals 30 feet) and shall contain
the following information:
(a) General data.
[1] Name of proposed Office
Buffer District 2 development.
[3] Graphic scale and legend
describing all symbols shown on the plan.
[4] Day, month and year
the plan was prepared and date and description of revisions to the
plan occurring after formal submission.
[5] Name and address of
the owner and deed book and page numbers of the deeds conveying the
property to the owner. Name of the developer and their billing address
(if different).
[6] Name, address and seal
of the individual or firm preparing the plan.
[7] Names of abutting property
owners, tax parcel numbers and their deed book and page numbers.
[8] Key map showing the
location of proposed Office Buffer District 2 development and all
roads within 5,000 feet therefrom.
[9] Centre County tax parcel
number of parcel where the Office Buffer District 2 development is
proposed.
[10] A certification of
ownership and plan acknowledgment signature block.
[11] An offer of dedication
signature block.
[12] Township approval
signature block.
[13] Recorder of Deeds
signature block.
(b) Existing features.
[1] Perimeter boundaries
of the total property, showing bearings to the nearest minute and
distances to the nearest hundredth of a foot.
[2] Total acreage of the
tract and total square feet within each lot of the development.
[3] Natural features:
[a] Sinkholes, watercourses,
tree masses and unique vegetation or natural features.
[b] Floodplain, steep
slopes and critical groundwater recharge areas.
[c] Topographic contour
lines at vertical intervals of 10 feet.
[4] Approximate location
of man-made features in or within 100 feet of the property, including:
[a] Sewer lines and
laterals.
[b] Water mains and
fire hydrants.
[c] Electrical lines
and poles.
[g] Streets, including
right-of-way and cartway widths and approximate grades.
[h] Development of abutting
properties, including location and types of uses.
(c) Proposed development.
[1] The approximate location
and use of buildings and other structures. (All area dimensions shall
be indicated in square feet.)
[2] The approximate location
and area of driveways and parking and loading areas.
[3] The approximate property
lines of lots to be subdivided, measured to the nearest foot.
[4] The approximate location
of sidewalks and bike paths.
[5] The approximate location
of utility and drainage easements.
[6] The approximate location
and pipe diameter of sewer and water mains.
[7] The approximate location
of fire hydrants.
[8] Perimeter setbacks
and required buffer yards.
[9] Street information,
including:
[a] Location and width
of right-of-way and cartway.
[c] Approximate road
profiles along the center line of each proposed street, showing finished
grade at a scale of one inch equals 50 feet horizontal and one inch
equals five feet vertical.
[10] A conceptual landscaping
plan indicating the treatment of materials and landscaping concepts
used for private and common open space.
[11] A general grading
plan showing any major alterations to the topography of the site.
[12] The location and
area of proposed open space.
[13] A table shall be
included on the plan describing each phase or section with quantitative
data, including the following:
[a] The total area
of the development and approximate area of each phase.
[b] The area of streets,
parking, sidewalks, and walkways and the total area paved and percent
of area paved or covered by the structures in the development and
each phase or section.
[c] The total acreage
and percent of acreage in open space in the development.
[d] The calculation
of impervious surface in the development and in each phase.
(d) Narrative statement. The
following information should be included with a narrative statement
submitted with the master plan:
[1] A statement of the
ownership of all of the land included within the master plan.
[2] An explanation of the
design pattern of the Office Buffer District 2 development.
[3] The substance of covenants,
grants of easements or other restrictions that will be imposed on
the use of land, buildings and structures, including proposed easements
or grants for public use or utilities. The covenants should specifically
indicate that any land proposed for open space shall be used for such
purposes in perpetuity.
[4] A description of the
form of organization proposed to own and maintain the designated open
space or other common facilities.
[5] A description of proposals
to preserve natural features and existing amenities and a statement
of conceptual landscaping designs.
[6] A preliminary stormwater
management plan illustrating drainage patterns and detention pond
areas. The plan should include preliminary pond sizing calculations.
(e) Development schedule.
When it is anticipated that development pursuant to an approved master
plan will occur in phases over a period of years, the following shall
be included with the application for master plan approval:
[1] The phases in which
the land development will be submitted for final land development
approval and the approximate date when each phase will be submitted
for final plan approval. Any phase of development pursuant to an approved
master plan shall be able to function independently of the undeveloped
phases while being compatible with adjacent or neighboring land uses.
[2] The approximate date
when each phase will be completed.
(f) Traffic impact analysis.
A traffic impact analysis shall be submitted with all master plan
submissions and shall be prepared by a qualified professional. Land
development plans that deviate from the master plan analysis shall
submit a revised traffic impact analysis.
[1] Access:
[a] For tracts that
are not subdivided or are subdivided into two or three lots, access
point(s) shall be as determined by the traffic impact analysis and
may utilize a shared driveway or an internal public road.
[b] For tracts subdivided
into four or more lots, access to lots shall be from an internal public
roadway.
[2] The TIA shall include
the following:
[a] Analysis and description
of existing conditions and traffic volumes for the external road network
serving the site. The external road network to be studied shall be
determined by the municipality prior to the master plan review.
[b] A base condition
analysis shall be prepared to establish existing levels of service
followed by analysis and description of projected traffic conditions
based on the land uses proposed within the development. Trip generation
rates for morning and evening peak hours of the project shall be prepared,
as well as the internal/external trip distribution and intersection
analysis.
[c] The analysis shall
address the traffic impacts of the proposed development along with
surrounding traffic-generating land uses in the area, including land
use changes. The analysis will evaluate the adequacy of the area road
network and identify the need for road and access and traffic control
measure improvements generated by the proposed development and surrounding
land uses.
[d] The analysis shall
contain recommended internal and off-site road improvements. These
recommended improvements should be specific as to location and scope
of work required along with a phased schedule for implementation.
Examples of additional items that should be included in this section
are:
[i] Typical sections
for each category of street.
[ii] A phasing plan
which delineates the street improvements that will be provided simultaneously
with the construction of each development phase.
[e] Utilization of alternate
modes of transportation shall be a component of the traffic impact
analysis. Evaluation of traffic mitigation measures as it relates
to public transportation and future site development should also be
addressed.
[f] Revision of the
traffic impact analysis based on major changes (as defined in this
article) to the approved master plan shall be required. This shall
occur prior to the filing of an application to amend the master plan.
(5) Amendments to an approved master plan. Any major changes requested to an approved master plan must meet the procedural and content requirements presented in §
425-19. A major change to an approved master plan is represented by any of the following:
(a) Any decrease in the approved
open space area percentage.
(b) A change in the location
of external vehicular access points or interior roadway locations.
(c) Any other change determined
by the Township to be significant.
D. Procedure for development.
(1) After approval of a master plan, all subsequent subdivision and land development plans within the master plan area must be submitted in accordance with and meet the applicable requirements of Chapter
350, Subdivision and Land Development, this chapter and Chapter
310, Streets and Sidewalks, in addition to the requirements of this article. In the event of a conflict between the requirements contained in this article and any other ordinance, the requirements of this article will apply.
(2) Any major change proposed
to an approved master plan will require an amendment of the master
plan. If the major change is contained within a proposed subdivision
or land development plan, the Board of Supervisors shall not grant
approval of the plan until an amendment of the master plan occurs.
In the event of such denial, the landowner may refile the final plan
without the major changes identified in such written notice or file
an application to amend the master plan, following the procedures
required herein for approval.
(3) A minor change to an approved
master plan shall not require an amendment of the master plan. If
the minor change is proposed as part of a subdivision or land development
plan, then the change will be approved through the normal review process
for subdivision and land development plans.
E. Area, bulk, open space, setbacks
and parking regulations are shown in Table 425-19B. The following
additional regulations shall also apply.
(1) A tract is defined as a contiguous
single parcel of land to start with for a master plan. Tracts that
are located on either side of a public road must have the minimum
40 acres on each side of the public road.
(2) Setbacks:
(a) Parking lots. In this
zoning district (OBD2), structures and parking lots shall be prohibited
in setback areas.
(b) Stormwater ponds. Stormwater
ponds may be permitted only in the setback area adjacent to right-of-way.
Stormwater ponds shall not be permitted in other setback areas.
(c) Driveways and access roads.
Driveways or access roads shall be permitted in setback areas only
to provide access to or connect to roadways on adjacent parcels.
(3) Conduct of business within
the Office Buffer District 2.
(a) Businesses within the
Office Buffer District 2 may be open for business between the hours
of 6:00 a.m. and 10:00 p.m. This requirement is intended to mitigate
impacts on adjacent residential neighborhoods. If longer hours of
operation are desired, additional enhancements shall be provided.
The enhancements shall include two or more developer-selected items
from the list of approved enhancements maintained by the Township.
At least one enhancement shall be taken from each of the two categories,
landscaping and architectural/other, on the list.
(b) All business activity
within the Office Buffer District 2 shall be conducted within the
building on the site. Any outdoor storage of business materials or
supplies is prohibited.
(4) Lighting shall be as required by §
425-65 of this chapter.
(5) Storage shall be as required by §
425-59B of this chapter.
(6) Landscaping shall be as required by §
425-59C of this chapter.
(7) Utilities.
(a) Water supply. Each property
shall connect with an approved public water system.
(b) Sanitary sewage disposal.
[1] Each tract shall connect
with an approved public sewer system if the tract is within the sewer
service area established in the Act 537 Sewage Facilities Plan.
[2] The developer shall
provide on-lot sewage disposal systems if the tract is outside the
sewer service area established in the Act 537 Sewage Facilities Plan.
The on-lot sewer systems installed by the developer shall conform
to all Township and DEP requirements.
[3] If the tract is added
to the sewer service area established in the Act 537 Sewage Facilities
Plan after development, the tract shall connect to the public sewer
system if within 150 feet of nearest property line.
(c) All other utilities servicing
the Office Buffer District 2 shall be provided underground.
(8) Parking and sidewalk requirements.
(a) Motor vehicle access and parking shall be provided as required in Chapter
350, Subdivision and Land Development. If the number of parking spaces exceeds the minimum required by 110%, additional enhancements shall be required. But in no case shall the number of parking spaces provided be greater than 120% of the minimum number of allowable spaces.
(b) Sidewalks shall be provided
along all streets or the developer may provide alternate pedestrian
access appropriate to the site at the recommendation of the Planning
Commission and the discretion of the Board of Supervisors.
F. Design and landscaping controls.
(1) Landscaping.
(a) The buffer yard requirements contained in §
425-46A, Table 5, shall apply to all developments within the Office Buffer
District 2. Buffer Yard D shall be implemented when the Office Buffer
District 2 is adjacent to any residential/agriculture use or zoning
district. For all other adjacent uses or zoning districts, Buffer
Yard C shall be used. A minimum of Buffer Yard C shall be provided
within a single tract along interior lots.
(b) Following completion of
a tree inventory, existing vegetation can be used to meet the buffer
yard requirements. To allow flexibility in meeting buffer yard requirements
the following exchange ratios may be used:
Substitution
|
Equal To
|
---|
2 understory
|
1 canopy
|
1 canopy
|
2 understory
|
2 evergreen
|
1 canopy
|
1 evergreen
|
5 shrubs
|
1 understory
|
3 shrubs
|
(c) Wooded setback areas designated
as open space shall remain in their natural state. Existing trees
within other setback areas, particularly adjacent to lands designated
for residential or agricultural use, should be preserved.
(2) Hedgerows, waterways, historic
sites, scenic points, views, and vistas and other community assets
and landmarks should be preserved.
(3) To ensure that the goals
of the Office Buffer District 2 are addressed, access to properties
shall be provided as follows:
(a) Access to the tract shall
be permitted only from arterial or collector streets.
(b) The minimum distance between
access points shall be 300 feet or shall be established based on a
traffic impact analysis.
(c) Inter-parcel access to
adjacent nonresidential lands and between lots within the tract shall
be provided.
(4) Interior circulation shall be as required by §
425-59E of this chapter.
(5) Stream and wetland buffers.
(a) All improvements or land
disturbances within the district shall be set back at least 100 feet
from the top of any stream bank or edge of any wetland in a rural
area and 65 feet from the top of any stream bank or edge of any wetland
in an urban area. The urban or rural location shall be determined
by the location of the Regional Growth Boundary in the Centre Region
Comprehensive Plan. This setback shall apply to all streams delineated
on the FEMA Flood Insurance Rate Map for the Township and all streams
depicted on the Township's Official Zoning Map with drainage areas
greater than 100 acres. Where no well-defined top of bank exists for
an intermittent stream, the setback shall be measured from the line
defined by the water surface elevation for the two-year storm.
(b) All existing vegetation within the setback established in Subsection
F(5)(a) above shall be preserved.
(c) Where stream crossings are approved pursuant to applicable federal and state stream encroachment regulations, the setback established in Subsection
F(5)(a) above shall be waived as to the approved crossing; provided, however, the natural channel shall be preserved to the maximum extent possible.
(6) Slope restrictions.
(a) For the purpose of this
section, the slope(s) of a site shall be determined by utilizing topographic
surveys following written guidelines prepared by the Township Engineer
and approved by the Board of Supervisors.
(b) In areas of steep slopes
within the district, the following standards shall apply to all grading
and development:
[1] For slopes averaging
15% to 25%, no more than 40% of naturally occurring slopes shall be
developed, graded, deforested, and/or stripped of vegetation. An additional
30% of such naturally occurring slope may be developed upon submission
of a report by a qualified professional engineer certifying that the
sloped areas may be developed and inclusion of two of the following
mitigation measures when the disturbed area exceeds 55% of such naturally
occurring slope:
[a] Preserve other undisturbed
land with less than 15% slope equal to 1.0 times the additional area
disturbed.
[b] Provide for the
recharge of stormwater for an amount of impervious area equal to 1.2
times the additional area disturbed. The minimum required recharge
volume is equal to 1.5 inches' runoff for the area defined.
[c] Provide additional
landscaping equivalent to a twenty-foot-wide Buffer Yard D for an
area equal to 1.2 times the additional area disturbed. The "required
plant units/100" are required for each 2,000 square feet required
to be landscaped. The landscaping may be provided on nonwooded, undisturbed
ground or in developed areas. Substitutions between types of plantings
may be made at the exchange ratios established for setback landscaping.
[2] For slopes averaging
greater than 25%, no development shall be allowed, except upon submission
of a report by a professional engineer certifying that the steep slope
may be safely developed. Furthermore, the owner and/or developer shall
agree, as a condition to approval of the development plan, to hold
the municipality harmless from and against any and all claims or damages
due to approval of such plan. If development is allowed to occur under
this subsection, no more than 15% of such naturally occurring slopes
shall be developed, graded, deforested, and/or stripped of vegetation.
(7) Open space.
(a) For the purpose of this
district only, the following definition of open space shall apply:
OPEN SPACE
A wooded area, meadow or land in its natural state within
the boundaries of a master plan intended to preserve natural amenities
such as woodlands, wetlands/natural drainage areas and wildlife in
perpetuity where no development is permitted. Hiking/biking trails
shall be permitted in the open space area if deemed necessary to connect
to trails on adjacent parcels. Areas excluded from open space calculations
shall include public and private streets and drives except when providing
inter-parcel access, parking lots, pipeline and/or power easements
and private spaces such as lawn and patio areas not available for
common and/or public use.
(b) A minimum of 20% of the
tract shall remain in open space. Open space areas shall be set aside
as a single lot or an area preserved through conservation easements
and shall be a minimum of 100 feet wide. The open space area(s) shall
be contiguous to open space on adjoining properties and shall provide
for future connections to adjacent properties. The open space area
may include wetlands, steep slopes, natural drainageways and floodplains.
Setback areas equal to or greater than 100 feet deep may be designated
as open space areas if a conservation easement is provided on the
setback area.
(8) Pedestrian and bike paths.
Provide bicycle/pedestrian connections from the ends of cul-de-sac
and other midblock locations, as appropriate, to permit circulation
between adjacent tracts. Bikeways and shared use paths shall be provided
where the link on the subject tract is a portion of a larger planned
bicycle circulation system. Bike racks shall be provided close to
building entrances and at appropriate locations on the site.
(9) Signs. Signage shall be provided as required by Chapter
282, Signs.
Table 425-19B
OBD2 Uses[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
|
---|
Permitted Uses
|
Accessory Uses
|
Conditional Uses
|
Special Exceptions1
|
Prohibited Uses1
|
---|
Medical offices
Dental offices
Clinics
Professional offices
Opticians
Schools
Libraries
Museums
Membership organizations
Churches
|
Customary office accessory uses
Day-care center
Fitness center
Pharmacy, including drive-up window
Pharmacy, including drive-up window as part of medical facilities
Eyeglass sales
Residential wind energy facilities (RWEFs)
|
Hospitals
Community centers
Veterinary offices
Public recreation
Public recreational facilities
Public and semipublic uses
|
|
|
NOTE:
|
---|
1
|
There are no special exceptions or specifically prohibited uses
in this zoning district.
|
Table 425-19E
OBD Area and Bulk Regulations
|
---|
Minimum1
Tract Size
(acres)
|
Minimum Lot Size
(acres)
|
Minimum Lot Width
(feet)
|
Maximum Height
(feet)
|
Maximum Impervious Coverage
|
---|
40
|
Average: 4
|
200
|
Building: 45
|
50% of tract
|
|
Individual: 2
|
|
|
|
Maximum Building Coverage
|
---|
25% of tract
|
---|
Setbacks Adjacent To4
|
---|
Right-of-way: 45 feet unless a greater setback is required by
the I-99 Overlay District regulations
|
Residential or Rural District or use: 100 feet unless adjacent
to permanently preserved open space outside the tract, in which case
the setback shall be 30 feet
|
Industrial or Commercial District: 30 feet
|
Any Office Buffer District: 30 feet
|
Designated open space within the tract: 5 feet
|
[Added 6-20-2007 by Ord. No. 2007-482; amended 5-28-2008 by Ord. No.
2008-496; 3-27-2013 by Ord. No. 2013-548]
A. Specific intent. In addition to the general goals listed in §
425-2, it is the purpose of this section to provide opportunities for commercial development; to transition between established residential neighborhoods and major commercial corridors with either buffering or an appropriate mix of uses; to potentially supply new housing within close proximity of employment, retail, and public transit opportunities; and to offer a mechanism to address Patton Township's need for housing that is affordable to households with incomes no greater than 120% of the Centre County annual median income (AMI) through the aid of private sector commercial development.
B. Use regulations.
(1) Uses by right. All uses permitted
in the C-1 District except commercial parking lots, automobile service
stations, fueling or gasoline stations, dry cleaning, mortuaries,
bus passenger stations, businesses that house animals overnight, and
warehousing operations.
(2) Conditional uses. Single-family homes, duplexes, and townhouses/apartments, subject to the requirements of §
425-20H.
(3) The uses of this section
are also noted in Table 425-20B.
C. Prerequisites for review and approval of use. All uses shall comply with the provisions of §
425-63, Site plan requirements and procedures, and Chapter
310, Stormwater Management, prior to issuance of a permit to occupy or use the lot.
D. Area and bulk regulations. The regulations shown in Table 425-20D shall be observed for development as a use by right (§
425-20H sets different area and bulk regulations for conditional uses); in addition, the following regulations shall also apply:
(1) Open space. In order to properly
buffer existing residential neighborhoods from commercial development,
open space shall be provided as follows:
(b) To be adjacent to residential
uses and between residential uses and commercial corridors and/or
commercial uses.
(c) Landscaped with trees,
shrubs, and/or fences to fully screen residential uses from commercial
corridor or uses. Screening may also be accomplished by preservation
of existing trees or enhancement of existing tree stands.
(d) To be protected from any
future change of use by donation of all of this open space to Patton
Township or a qualified conservancy, to be placed under a conservation
easement to be held by a qualified conservancy, and to be endowed
to provide funds for maintenance and monitoring of the conservation
easement in perpetuity.
(2) Front setback. The minimum
required front yard setback in the C-T Zoning District shall be 25
feet. In this zoning district (C-T), in addition to the general prohibition
against structures in the yard areas, development improvements such
as parking lots and lighting standards shall only be permitted in
the front yard area when the requirements of Subsection D(5)(a) are
satisfied. Stormwater basins shall only be permitted in the front
yard area when the requirements of Subsection D(5)(b) are satisfied.
This prohibition shall not include driveways and walkways providing
ingress and egress to the lot.
(a) The front yard setback
may be reduced to 10 feet where a plan for architectural, landscaping
and earth-mounding features acceptable to the Township provides enhanced
screening of such and aesthetic improvements to the property as a
whole. A property owner shall be authorized to place architectural
features and lighting standards, which might otherwise be prohibited
structures, in the reduced ten-foot setback as part of the plan for
enhanced screening. The Township reserves the right to determine the
level and type of architectural enhancements which will be necessary
to achieve the reduction in the front setback area.
(b) A property owner shall
be authorized to place stormwater management facilities within the
front yard setback where a plan for enhanced landscaping and/or architectural
features is provided. The plan for enhanced landscaping and/or architectural
features shall meet the following standards:
[1] All perimeter basin
walls shall be landscaped with evergreen and deciduous shrubs and
ornamental grasses to form a continuous landscaping area.
[2] All internal basin
walls which are visible from the public right-of-way or parking lot
shall be landscaped with shrubs, ornamental grasses and, where appropriate,
understory trees.
[3] Architectural features
may be substituted for landscape enhancements if the plan to do so
is acceptable to the Township.
(3) Side yards. The minimum required
side yard setback in the C-T Zoning District shall be based on the
zoning of the adjacent property as shown in Table 425-20D.
(a) In this zoning district (C-T), in addition to the general prohibition against structures in the yard areas, no development improvements, such as parking lots, lighting standards and stormwater basins, shall be permitted in the rear or side yard areas, except that stormwater basins may be permitted between the commercial and residential portions of a conditional use development. (See §
425-20H.) This prohibition shall not include driveways and walkways providing ingress and egress to the lot or driveways along a property line when adjacent to a nonresidential district, provided that the driveway is at least five feet from the property line.
(b) If a plan acceptable to the Township is presented which provides a combination of landscaping, mounds and sound attenuation barriers to buffer the adjacent rural or residential district, this setback shall be reduced to 75 feet. The Township reserves the right to determine the level and type of landscaping, mounds and sound attenuation barriers which will be necessary to achieve the reduction in the setbacks. The landscaping requirements shall be as provided in Subsection
G(1).
(c) Stormwater facilities
shall be permitted in rear or side yards adjacent to nonresidential
districts or adjacent to identified nonresidential areas within planned
community, university and planned airport districts.
(4) Rear yards. The minimum required
rear yard setback in the C-T Zoning District shall be based on the
zoning of the adjacent property as shown in Table 425-20D.
(5) Screening shall be provided
at the rear yard, along a ten-foot buffer strip measured from the
rear property line.
(6) Maximum impervious coverage: 70% of area outside the required open space. A developer shall be entitled to achieve impervious coverage of 70% of area outside the required open space. If the setbacks established in Subsection
D(5) and
D(6) make it impossible to achieve this coverage, because of the size or configuration of the property, the setbacks shall be proportionately lessened to permit such impervious coverage at the limit established by this subsection.
E. Off-street parking requirements: See §
350-49.
F. Off-street loading regulations: See §
425-62.
G. Design standards. The following
shall be applicable in all C-T Commercial Districts.
(1) Screening.
(a) In all front yard areas,
canopy shade trees shall be planted at thirty-foot intervals on average.
Shrubs shall be planted between the canopy trees.
(b) Screening in side and
rear yards shall be based on the zoning of the adjacent property according
to the following requirements:
Table 425-20G(1)
|
---|
Adjacent Zoning District
|
Required Plantings Per
100 Linear Feet of Buffer
|
Amount
|
---|
Rural and residential districts1
|
Canopy trees
|
4
|
|
Understory trees
|
6
|
|
Shrubs
|
24
|
|
Evergreens
|
12
|
All planned community, university and planned airport districts
|
Use appropriate twenty-five-foot buffer yard standard from Tables
3, 4 and 5
|
All natural resources districts
|
Canopy trees
|
2
|
|
Understory trees
|
4
|
|
Shrubs
|
6
|
All commercial and industrial districts
|
Canopy trees
|
2
|
|
Understory trees
|
4
|
|
Shrubs
|
6
|
NOTES:
|
---|
1
|
The enhanced landscaping required to reduce the side and rear setback to 75 feet as provided in Subsection D(5) and (6) shall include 120% of the required plantings listed herein.
|
(c) Applicants are encouraged
to utilize existing vegetation to meet the screening requirements.
Following the completion of a tree inventory, existing woodland areas
may be used to address the landscaping/screening requirements for
setback areas.
(d) To allow flexibility in
the preparation of screening plans, the exchange ratios in the following
table may be utilized by the applicant:
Table 425-20G(2)
|
---|
Substitution
|
Equal To
|
---|
2 understory
|
1 canopy
|
1 canopy
|
2 understory
|
2 evergreen
|
1 canopy
|
1 evergreen
|
5 shrubs
|
1 understory
|
3 shrubs
|
(e) Where differing requirements
are imposed by this subsection on screening and by other sections
requiring landscaping, the requirements of this subsection shall take
precedence.
(2) Storage, landscaping, access and traffic control, interior circulation, lighting and shopping cart storage shall be as required by §
425-59B through G.
(3) Telecommunications facilities shall comply with the specific provisions of §
425-64.
(4) Sidewalk at front of store.
(a) A suitable sidewalk shall
be provided in front of the entranceway of each retail store. The
following scale shall be used to determine the minimum width of the
sidewalk between the storefront and any area accessible by vehicle
(driveway, parking lot, etc.):
Table 425-20G(3)
|
---|
Store Size
(square feet)
|
Minimum Sidewalk Width
(feet)
|
---|
Less than 50,000
|
8
|
50,000 to 99,999
|
10
|
100,000 to 149,999
|
12
|
150,000 or more
|
14
|
(b) The minimum length of
this sidewalk across the front of the store shall be the same as the
distance across the entranceway plus the amount of the minimum sidewalk
width (as determined above) on each side of the entranceway. The sidewalk
fronting the remainder of the store shall be a minimum of five feet
in width.
H. Conditional use: Tracts within
the C-T District may include residential units with conformance to
the following requirements:
(1) Offer of donation of a minimum of 16% of the tract area to a community land trust as defined in §
425-6B of the Patton Township Code for development as affordable housing. The donated tract area shall fulfill the open space requirement that would be required of a use by right.
(2) The tract area to be donated
shall be located such that the affordable housing area is adjacent
to existing residential use(s) or fronts on a roadway that has residential
use(s) opposite. The commercial portion shall be located between the
residential use and the commercial corridor(s).
(3) The tract area to be donated
shall have separate vehicular and pedestrian access from the access
to the commercial areas of the tract.
(4) Acceptance of the land donation
by the involved community land trust in accordance with a signed and
recorded agreement between the property owner(s)/developer(s), the
community land trust, and any other parties involved in providing
the affordable housing units. The approval of a conditional use plan
shall indicate Township approval of the terms of the agreement. The
agreement shall address, but shall not be limited to, the following
items:
(a) The number of affordable
housing units that will be built.
(b) The type of residential
units to be built and the overall layout of the site.
(c) The type of resident groups
to live in these units (e.g., income levels, the elderly, special
needs groups).
(d) The time frame within
which these units will be constructed and occupied.
(e) The initial price range
of these units.
(f) How these units will remain
affordable in perpetuity.
(g) The screening/buffering
that will be provided between the affordable housing units and the
commercial portions of the site.
[1] The screening required at §
425-20G(1) (i.e., as a use by right) does not apply to the residential portion of the C-T tract or to the buffer between the commercial portion and the residential portion of the C-T District tract.
[2] This screening shall
include a solid, all-weather, durable-material, functionally opaque
privacy fence at least eight feet in height.
[3] The developer may propose
an alternative screening/buffering plan that may make use of trees,
shrubs, or other plant materials. The Board of Supervisors may accept
the developer-proposed alternative in lieu of opaque privacy fencing.
(h) In lieu of concurrent
approval of subdivision and/or land development plans for the commercial
and the residential portion of the C-T tract, the property owner(s)/developer(s)
and the community land trust may jointly request permission from the
Board to defer submission for not more than one year from date of
conditional approval of the commercial portion of the C-T tract of
a plan for the residential portion that is in compliance with the
C-T District requirements. Deferral is only available with approval
of the Board of Supervisors through approval of the conditional use
plan and agreement by the developer and land trust to the following
conditions:
[1] Execution of an agreement, to be recorded, between the Board of Supervisors, the property owner(s)/developer(s), and the community land trust assigning, in the event the community land trust fails to proceed with development of the residential portion in accordance with the terms herein, all rights and responsibilities of the community land trust contained in the agreement referenced in Subsection
H(4) to the Board of Supervisors of Patton Township. Existence of agreement shall be noted on plan.
[2] Execution on the plan
of an offer of dedication for the residential portion to the Board
of Supervisors of Patton Township in the event the land trust fails
to proceed with development of the residential portion in accordance
with the terms herein. Offer shall note that the land is dedicated
for the provision of affordable housing and the Township may convey
said land to another organization for those purposes.
[3] Submission at time of application for plan approval for residential portion (within time period noted above) of the information required by Subsection
H(4)(a) through
(g).
[4] Deposit with the Township
of financial security in an amount sufficient to cover the costs of
such improvements or common amenities as delineated in Section 509(a)
of the Pennsylvania Municipalities Planning Code.
(i) Water, sewer and electrical
service will be provided by the developer.
(j) Sidewalks will be provided
by the developer.
(5) The conditional use shall comply with the area and bulk regulations shown in Table 425-20H in lieu of §
425-20D. In addition, the following regulations shall also apply:
(a) Setbacks for commercial
portion.
[1] Front yard: as required
by Table 425-20H.
[2] Side and rear yard
not adjacent to residential portion: as required by Table 425-20H.
[3] Side and/or rear yard
adjacent to residential portion are as required by Table 425-20H,
in addition to the following regulations.
[a] Twenty feet minimum
for structures, dumpsters and noise producing equipment.
[b] One foot minimum
for other development improvements (e.g., driveways, lighting, stormwater
facilities) except a screening fence that shall be placed on the commercial
portion and immediately adjacent to the property line.
[c] The separation distance
between commercial structures, including appurtenances, and residential
structures, shall be equal to the height of the commercial structure
but in no instance be less than 35 feet.
(b) Setbacks for residential
portion as required by Table 425-20H in addition to the following
regulations.
[1] Front yard: five feet
minimum.
[2] Side and rear yard
not adjacent to commercial portion: five feet minimum, excepting the
common wall of duplexes. A zero-setback arrangement is permissible
for single-family detached units when the opposite side yard is a
minimum of 10 feet.
[3] Side and/or rear yard
adjacent to commercial portion: five feet minimum. The separation
distance between commercial structures, including appurtenances, and
residential structures shall be equal to the height of the commercial
structure but in no instance be less than 35 feet.
(c) Maximum impervious coverage.
[1] Commercial portion:
84%.
[a] An additional 1%
of impervious coverage may be used with donation of an additional
5,000 square feet of land for affordable housing.
[b] A developer shall be entitled to achieve impervious coverage of area. If the setbacks established in Subsection
H(5)(b)[1] and
[2] make it impossible to achieve this coverage, because of the size or configuration of the property, the setbacks shall be proportionately lessened to permit such impervious coverage at the limit established by this subsection. The setback adjacent to the residential portion of the C-T District shall not be reduced.
[2] Residential portion:
50% for multifamily uses (townhomes and apartments).
(6) Shared driveways are permitted
at adjacent residential units.
(7) HVAC and other noise-producing
utilities shall be placed on the commercial structures or commercial
portion of the site so that any noise spillover to the residential
units is minimized and shall be screened on the residential side.
Any dumpsters for the commercial portion of the site shall be situated
as far away from the residential units as is feasible.
(8) Parkland.
(a) The parkland dedication addressed in §
350-35 of the Patton Township Code will be waived where all of the involved affordable housing units will be priced to be affordable to households making less than 80% of the most recently published Centre County AMI.
Table 425-20B
CT Uses[Amended at time of adoption of Code (see Ch. 1, General
Provisions, Art. I)]
|
---|
Permitted Uses
|
Accessory Uses
|
Conditional Uses
|
Special Exceptions1
|
Prohibited Uses
|
---|
All retail establishments for the sale, service and rental of
goods
|
Customary uses accessory to permitted uses
|
Single-family homes
Duplexes
Townhouses
Apartments
|
|
Commercial parking lots
Automobile service stations
Fueling stations
Gasoline stations
Dry cleaning
Mortuaries
Bus passenger stations
Businesses that house animals overnight
Warehousing operations
|
All service establishments, including, but not limited to:
Barbers and beauticians
Health clubs
Tailors
|
Residential wind energy facilities (RWEFs)
|
|
|
|
Ambulance services
|
|
|
|
|
Amusement enterprises,
|
|
|
|
|
Animal hospitals
|
|
|
|
|
Art galleries
|
|
|
|
|
Billiard parlors
|
|
|
|
|
Bowling alleys
|
|
|
|
|
Business offices
|
|
|
|
|
Churches and other places of worship
|
|
|
|
|
Clubs
|
|
|
|
|
Commercial dairies
|
|
|
|
|
Community centers
|
|
|
|
|
Dental offices and clinics
|
|
|
|
|
Eating and drinking establishments
|
|
|
|
|
Financial offices
|
|
|
|
|
Firehouses
|
|
|
|
|
Fraternal organizations
|
|
|
|
|
Halfway house (except in PC District)
|
|
|
|
|
Hotels and motels
|
|
|
|
|
Lodges
|
|
|
|
|
Medical offices and clinics
|
|
|
|
|
Motion-picture theaters
|
|
|
|
|
Municipal office buildings
|
|
|
|
|
Museums
|
|
|
|
|
Newspaper publishing
|
|
|
|
|
Opticians and optical goods
|
|
|
|
|
Parish houses and convents
|
|
|
|
|
Photographic studios
|
|
|
|
|
Professional offices
|
|
|
|
|
Public and private garages for the storage and maintenance of
motor vehicles
|
|
|
|
|
Public and private institutions of higher education
|
|
|
|
|
Public libraries
|
|
|
|
|
Public utility facilities
|
|
|
|
|
Radio and television studios
|
|
|
|
|
Reading rooms
|
|
|
|
|
Rehabilitation center
|
|
|
|
|
Skating rinks
|
|
|
|
|
Studios for instruction in music and the performing arts
|
|
|
|
|
Taxi and limousine service
|
|
|
|
|
Telecommunications facilities
|
|
|
|
|
Tourist homes
|
|
|
|
|
Veterinary offices
|
|
|
|
|
NOTE:
|
---|
1
|
There are no special exceptions in this zoning district.
|
Table 425-20D
CT Area and Bulk Regulations
|
---|
Minimum Tract Size
(acres)
|
Minimum Lot Width2
(feet)
|
Maximum Lot Coverage
|
Maximum Impervious Coverage1
|
Maximum Height
|
---|
10
|
150
|
Structures: 30%
|
70% of the area outside required open space
|
Building: 50
|
NOTES:
|
---|
1
|
|
2
|
See definition for "lot width" (when not specified, lot width
is measured at lot line).
|
Minimum Setbacks1
(feet)
|
---|
Front1: 25 feet
|
---|
Adjacent zoning district
|
Side
|
Rear
|
---|
Rural and Residential
|
90
|
90
|
All PC, University and PAD
|
25
|
25
|
All Natural Resource
|
15
|
15
|
All Commercial and Industrial
|
10
|
10
|
Minimum1 Open Space
|
25% of tract
|
Table 425-20H
Area and Bulk Regulations: Conditional Uses
|
---|
Minimum Tract Size
(acres)
|
Lot Size
(square feet)
|
Minimum Lot Width1
(feet)
|
Maximum Lot Coverage
(structures)
|
---|
10
|
Townhomes and apartments: greater than or equal to 3,500, but
less than or equal to 5,000
|
Commercial portion: 150
|
Commercial portion: 30%
|
|
Single-family and duplex: Minimum: 4,000/unit
Average: less than or equal to 6,000/unit
|
Residential uses: 40
|
Single-family and Duplex: 35% for primary structure
|
NOTE:
|
---|
1
|
See definition for "lot width" (when not specified, lot width
is measured at lot line).
|
Maximum Height
(feet)
|
Minimum Setbacks1
(feet)
|
---|
Commercial structures: 50
|
Commercial Portion
|
Residential structures1
|
Front2: 25 feet
|
Single-family detached or semidetached: 35
|
Not adjacent to residential portion of:
|
Multiple units: 2 to 4 units per structure, detached or semidetached:
35
|
|
Side
|
Rear
|
|
|
(feet)
|
Multiple units: 5 to 12 units per structure: 35
|
All PC, University and PAD
|
25
|
25
|
Multiple units: 13 or more units per structure: 60
|
All Natural Resource
|
15
|
15
|
Multiple units: group dwellings (townhouses); see R3, nothing
provided
|
All Commercial and Industrial
|
10
|
10
|
Maximum Impervious Coverage1
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Adjacent to any residential portion:
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|
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Commercial portion: 84%
|
Structures dumpsters and noise-producing equipment
|
20
|
20
|
Residential portion: 50% for multifamily uses (townhomes and
apartments)
|
|
|
Other development improvements
|
1
|
1
|
|
Residential Portion
(feet)
|
|
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Front: 5
|
|
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For side and rear, see full text.
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NOTES:
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---|
1
|
|
2
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There are no special exceptions in this zoning district.
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