Bern Township City Zoning Code
ARTICLE XVIA
OD183 Route 183 Overlay District
[Added 6-7-2005 by Ord. No. 219-2005]
§ 184-132.1 Applicability.
The Route 183 Overlay District extends the length of Route 183 from Greyrock Road on the south to the terminus of a highway commercial district on the north, as shown on the Bern Township Zoning Map. The Route 183 Overlay District includes the entirety of all parcels which have frontage on Route 183.
§ 184-132.2 Applicable standards.
The uses permitted within the Route 183 Overlay District are those permitted by the underlying zoning district, subject to any standards imposed by such underlying district. Standards for lot area, yards, height, lot dimensions, coverage, special design requirements, and performance standards imposed by the underlying district shall be applicable unless a more restrictive standard is established by the Route 183 Overlay District. In such a case, the more restrictive standard of the Route 183 Overlay District shall apply. The standards of the Route 183 Overlay District shall not supersede the conditional use standards for hospitals set forth in § 184-66.1 of this chapter.
§ 184-132.3 Special design requirements.
A.
Access to lots, land developments, and principal buildings within a lot or land development within the Route 183 Overlay District shall be provided from existing or new roads other than Route 183 or by using existing access drives and/or roads which access Route 183. As a conditional use, the Bern Township Board of Supervisors may permit new road or access drive access to Route 183 if the developer can demonstrate to the satisfaction of the Board of Supervisors that, given the topography configuration or location of the tract in question, access to a road other than Route 183 or to an existing road or access drive to Route 183 is not physically feasible (rather than merely economically undesirable) and that the use of a new access to Route 183 is necessary to be able to utilize the tract of land. In granting permission to utilize a new access to Route 183, the Board of Supervisors shall find:
(1)
The use of a new access will not compromise public safety nor cause congestion on Route 183.
(2)
That because of the topography, configuration, or location of the tract utilizing alternatives to new access onto Route 183 is physically not feasible. The applicant shall submit an engineering analysis and design sealed by a professional engineer which supports the claim that utilizing alternatives to new access onto Route 183 is not physically feasible because of topographic conditions or location or configuration of the tract.
(3)
There shall be a minimum distance between access points to Route 183 of 300 feet.
B.
No paving other than permitted driveways and pedestrian walkways and no structures shall be constructed within 50 feet of the right-of-way line of Route 183. Along the frontage of every tract, except for area devoted to accessways, landscaping shall be provided. The landscaped area shall extend toward the interior of the lot for a minimum distance of 50 feet from the street right-of-way line. In addition to the shrubbery and other landscaping, deciduous street trees shall be required, planted at a minimum equivalent of 50 feet on center, with a minimum diameter of two inches DBH at time of planting. This fifty-foot landscaped area shall not be used for the display of goods for sale on the premises. Outdoor storage and display areas, if permitted by other provisions of this chapter, shall not be visible from the rights-of-way of Route 183.
C.
The architectural style of the development shall be designed to avoid the massive scale and uniform appearance of a "big box" commercial center through facade ornamentation, building offsets, window treatments, variation in rooflines, entry treatments and building materials,
§ 184-132.4 Conditional uses.
A.
Day-care centers are permitted as a conditional use in the Route 183 Overlay District, subject to the following standards:
(1)
The land shall be zoned Office Research or Limited Industrial.
(2)
The day-care center shall be located in an existing principal building or a separate principal building set back further from Route 183 than existing principal buildings located on the same lot.
(3)
The day-care center shall be subject to all yard, height, and coverage requirements and special design requirements of the applicable underlying zoning district. The minimum lot size shall be five acres.
(4)
The off-street parking requirements of § 184-156 shall be met in addition to the requirements for any other use on the lot. All other applicable sign and general regulations shall be met.
