Bern Township City Zoning Code
ARTICLE XVIG
Light Commercial District
§ 184-132.36 Purpose.
The purpose of the Light Commercial District is to permit a mix of low-impact professional office and retail uses to provide a diverse mix of goods and services to residents surrounded by a residential setting within the municipality and region, achieving an improved balance of commercial development within the municipality, and utilizing suitable land for low-impact commercial development in an efficient, functional, and aesthetic manner, while minimizing impacts on adjacent residential areas. Development controls will ensure sign control, attractive landscaping, desirable setbacks, traffic control and compatibility with nearby residential uses.
§ 184-132.37 Applicability.
In the Light Commercial District, the following regulations shall apply.
§ 184-132.38 Permitted uses.
A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and no other:
A.
Professional offices.
B.
Financial institutions.
C.
Laboratory, research, testing and experimental, not involving the danger of fire or explosion nor any noise, vibration, smoke, dust, odor, glare, heat or other influence outside a building.
D.
Retail sale of goods appropriate to the surrounding residential areas, such as but not limited to beverages (except alcoholic beverages), bicycles, books (except adult bookstores), clothing, confections, drugs, dry goods, flowers, food, gifts, personal and household supplies, photographic supplies, snacks and prepared foods, sporting goods and stationery.
E.
Food distribution.
F.
Restaurants (excluding drive-through restaurants and alcohol service).
G.
Municipal uses.
§ 184-132.39 Conditional uses.
The following are permitted as a conditional use requiring approval by the Township Supervisors, pursuant to § 184-210 of this chapter.
A.
Day-care center.
B.
Massage therapy establishments.
C.
Veterinary clinic.
D.
Age-restricted planned residential developments, pursuant to the following additional conditions in addition to those set forth in § 184-210 of this chapter:
(1)
Lot area and density.
Dwelling Type | Without Both Public Sewer and Water | With Both Public Sewer and Water | Density |
|---|---|---|---|
1- or 2-family detached or semidetached building | |||
Lot area per dwelling unit | 45,000 square feet | 10,000 square feet | |
Width | 100 feet | 80 feet | |
Side yard | 15 feet | 15 feet | |
Front yard | 30 feet | 30 feet | |
Rear yard | 35 feet | 35 feet | |
Townhouse or apartment (both public sewer and water are required) | |||
Lot area | 5 acres | 8 dwelling units per acre | |
Side yard | 15 feet | ||
Front yard | 30 feet | ||
Rear yard | 35 feet |
For dwelling unit determination, refer to § 184-175 (mobile home parks included). |
§ 184-132.40 Lot area.
The minimum lot size for a site is one acre, except that when both public water and sewer service is provided the minimum lot size is 10,000 square feet. The minimum lot size per unit of use is one acre unless both public water and sewer service is provided, in which case the minimum area per unit of use is 5,000 square feet.
§ 184-132.41 Yards.
The minimum front yard shall be 50 feet in depth measured from the street line. The minimum side and rear yard shall be 25 feet.
§ 184-132.42 Height.
The maximum building height shall be 35 feet.
§ 184-132.43 Lot dimensions.
The minimum lot width per site shall be 200 feet at the street line and the building setback line. The minimum lot width where both public sewer and water is provided shall be 100 feet at the street line and the building setback line.
§ 184-132.44 Coverage.
At least 25% of the lot shall be maintained as open area.
§ 184-132.45 Special design requirements.
A.
When the side and rear yard of the lot adjoins land zoned other than commercial or industrial or used for residential purposes, 20 feet of yard area along the lot line shall be screened (according to Article II, Definitions, and § 148-148, Landscaping). No paved areas or structures are permitted in this area.
B.
An open area of at least 20 feet free of structures shall be provided along the front, side and rear lot lines.
C.
Drive-through service is not permitted.
E.
No paving other than connecting driveways shall be constructed within 20 feet of the street right-of-way line.
F.
There shall be a minimum distance between highway access points of 300 feet.
G.
If there is more than one principal building or use on a single lot, the minimum distance measured at the closest point between any two buildings or groups of buildings shall be at least 50 feet.
H.
Developments of five acres or more shall be designed to include a uniform and logical selection of land uses and groupings of buildings, service areas, parking areas, traffic circulation and open space.
I.
Every effort should be made to combine driveway access points where possible to minimize conflicts.
L.
Any development along the Route 183 corridor will require increased rights-of-way as determined after consultation with the Township, county and Pennsylvania Department of Transportation.
M.
Where greater setbacks are established in § 184-147, or elsewhere in this chapter, regarding accessory buildings, structures and uses, such greater setbacks shall apply.
N.
Any building facade which faces a patron parking area, street or other space used or viewed by the public shall be provided with decorative facade treatment, architecturally integrated with all other building faces. Schematic architectural drawings shall be submitted to the Board of Supervisors for review and approval.
O.
Site models and/or graphic portrayals, providing a clear prospective of the relationship of the proposed development to the site and its visual impact on adjacent properties, shall be submitted to the Township.
§ 184-132.46 Performance standards.
Each use shall comply with the performance standards found in § 184-153.