Bristol Township City Zoning Code
ARTICLE XII
TC Town Center Overlay District
§ 205-50 Purpose.
The purpose of this district is to provide for the development of office and conference space, hotels, and other related uses along the Route 413 corridor which serves as a gateway to the Township.
§ 205-51 Applicability.
The TC Town Center (Overlay) District shall be an overlay applicable to the C Commercial, CN Neighborhood Commercial, P-0 Professional Office Commercial, M-1 Light Manufacturing, R-1 Residence, R-2 Residence, and the R-3 Residence Districts in the Route 413 corridor area. Once a parcel is developed under the provisions of the TC Town Center (Overlay) District it may not be further developed using the provisions of the underlying district and/or may not revert back to a use permitted in the underlying district that is not specifically permitted in the TC Town Center (Overlay) District. The requirements of § 205-53 shall be met for all uses listed in § 205-52 except where the use is permitted in the underlying zoning district, in which case, the requirements of the underlying district would apply. The requirements of § 205-54 shall be met for all uses listed in § 205-52. For uses permitted in the underlying zoning districts, other than those permitted in § 205-52A and B and those not listed as a prohibited use in § 205-52C, compliance with § 205-54 shall be mandatory when the lot(s) has frontage along Route 413, Bath Road, Ford Road or New Rodgers Road.
§ 205-52 Permitted uses.
[Amended 2-15-2012 by Ord. No. 2012-01]
A building may be erected or used, and a lot may be used or occupied, for any of the following purposes, and no other:
B.
Conditional uses. The following uses may be permitted as authorized by Council in accordance with the standards contained in § 205-178 of this chapter:
(1)
(B2a) College/University.
(2)
(B4) Library or Museum.
(3)
(B7) Day-Care Center.
(4)
(Cl) Office.
(5)
(C2) Medical Office.
(6)
(C3) Office Park.
(7)
(D1) Retail Shop.
(8)
(D2) Large Retail Store.
(9)
(D3) Financial Establishment.
(10)
(D4) Sit-Down Restaurant.
(11)
(D5) Fast-Food Restaurant.
(12)
(D8) Motel, Hotel and Inn.
(13)
(D9) Indoor Entertainment.
(14)
(Dl2) Outdoor Entertainment.
(15)
(D28) Conference/Convention Center.
(16)
(E2) Emergency Services.
(17)
(G6) Nonresidential Accessory Building or Structure.
(18)
(G 11) Aerials, Masts, Radio and Television Towers.
C.
Prohibited uses. The following uses shall not be permitted regardless of whether or not they are permitted by right, special exception or conditional use in the underlying zoning district:
(1)
(D10) Athletic Field.
(2)
(D15) Service Station.
(3)
(D16) Car Wash.
(4)
(D17) Automotive Sales – New.
(5)
(D17a) Automotive Sales – Used.
(6)
(D18) Automotive Repair.
(7)
(D19) Truck Sales.
(8)
(D25) Nursery.
(9)
(D26) Commercial Kennel.
(10)
(D27) Dwelling in Combination.
(11)
(D29) Pawnshop/Check-Cashing Establishment.
(12)
(E1) Utilities.
(13)
(E4) Wireless Communications Facilities.
(14)
(F4) Mini-Warehouse.
(15)
(F6) Contracting.
(16)
(F7) Truck Terminal.
(17)
(F8) Storage.
(18)
(F9) Fuel Storage and Distribution.
(19)
(G7) Accessory Outside Storage and Display.
§ 205-53 Area and dimensional requirements.
[Amended 4-12-2007 by Ord. No. 2007-03]
Unless a greater area or dimensional requirement is listed in Article III, Use Regulations, for a specific use, all uses in the Town Center District shall meet the following requirements:
A.
Minimum lot area: 30,000 square feet.
B.
Minimum lot width: 100 feet.
C.
Maximum building area: 33%.
D.
Maximum impervious surface ratio: 65%.
E.
Minimum yards:
(1)
Front: 40 feet.
(2)
Side: two yards with total aggregate width of 50 feet, neither less than 20 feet.
(3)
Rear: 30 feet.
(4)
Corner lot: two front yards, one along each street, each having a depth of not less than 40 feet.
(5)
Double frontage lots: two front yards, one along each street, each having a depth of not less than 40 feet.
F.
Minimum distance between buildings: 20 feet.
G.
Maximum height: 80 feet.
§ 205-54 Standards for development.
A.
Landscaping. Street trees shall be provided every 30 feet along all public street frontages. Where parking areas are located between the street and the proposed principal building, plant materials shall be installed at the edge of the parking area closest to the street which shall be at least three feet in height when planted and which shall meet the landscape requirements of Chapter 177, Subdivision and Land Development. The development shall meet any additional buffer requirements of all applicable Township ordinances.
B.
Parking.
(1)
All parking areas shall be set back a minimum of 25 feet from the ultimate right-of-way line of any public street. The area between the cartway and the parking area shall be devoted to required street trees, landscaping, and sidewalks.
(2)
Parking lots are encouraged to be designed so that a portion of the parking spaces are located to the side and the rear of the building, as well as the front of the building.
(3)
The parking layout shall provide for pedestrian circulation throughout the parking area. The pedestrian circulation system shall be illustrated on the site plan.
C.
Lighting.
(1)
All parking areas, walkways, and passages shall be adequately illuminated with a lighting system designed to complement the general area and the site of the proposed development and to prevent any off-site glare and spillover light onto adjacent properties.
(2)
Lighting plans must provide detailed isocandle levels with a minimum 1.0 maintained footcandle level and a maximum 3.0 maintained footcandle level. The incident spillover light at property boundaries shall not exceed 0.3 footcandles except that this maximum may be increased to 0.5 footcandles along adjacent public roadways.
(3)
All lighting sources are to be high-pressure sodium.
(4)
Freestanding fixtures shall utilize appropriate sharp cutoff luminaries with shielding of the light source at angles above 72° from the vertical.
(a)
Various freestanding fixture types may be permitted as approved by the Township. The design lighting plan shall provide details on all proposed fixtures and poles and shall be accompanied by appropriate manufacturer cut sheets at the time of plan submission.
(b)
The maximum height of freestanding fixtures shall vary to provide scale and dimension to the project. A maximum of 25% of the fixtures required on the site shall not exceed 25 feet in height. All other fixtures shall not exceed 15 feet in height. Fixture heights shall be measured from the bottom of the fixture to ground level.
(5)
Building-mounted lighting shall be shown on all plans. All building-mounted lighting shall be designed so that all light from the source is shielded at angles above 72° from the vertical so as not to create any glare or visible source of light. Lights are not permitted along the outline of buildings or along rooflines.
(6)
All canopy lighting shall be recessed in the canopy with no lens extending below the canopy surface. Canopy lighting sources shall be shielded at angles above 90° from the vertical glare and view of the lighting source.
D.
Signs.
(1)
Developments shall comply with all applicable sign regulations of this chapter, except as modified or supplemented by these regulations.
(2)
All building-mounted signs shall be consistent and compatible with the style, composition, materials, colors, and details of the building and the purposes of this district.
(3)
Internally lit signs shall consist of a dark background and light lettering so that the characters, letters, and graphics of the sign are illuminated but the background is not.
(4)
Freestanding signs shall not exceed a height of eight feet and shall be mounted to the ground and landscaped to the satisfaction of the Council.
(5)
Flashing, rotating or revolving signs, pennants, flags, banners, balloons, and objects such as tires, automobiles, food products, or other items designed to draw attention to a product or business are prohibited.
E.
Building design. The following building design guidelines are recommendations which should be considered for any development proposed in the Town Center District. Although only recommendations, every effort should be made to follow the suggested guidelines so that future development along the Route 413 corridor occurs in a uniform fashion:
(1)
All sides of a building should be architecturally consistent with the front facade, and all building faces visible from the street or abutting properties should have the same architectural features and style as the front facade. Modifications may be made in the design for necessary loading and other utility areas.
(2)
Recommended building materials include stone, clapboard (wood, vinyl, or simulated), brick, stucco, board and batton, cedar shakes or simulated shakes looking like cedar, slate or slate substitute, and decorative block.
(3)
Pitched roofs are recommended. Flat roofs are discouraged, except where there is a partial or pent roof that extends along all sides of the building. HVAC units should not be visible from the surrounding properties or any public street on the same elevation.
(4)
Buildings and roofs should be designed to use primarily earth tones, colors of natural materials, or colors of traditional building materials such as brick, stone, or wood. The use of appropriate augmenting trim colors is encouraged.
(5)
Building walls of more than 150 feet in length should be designed so that there are no long expanses of unbroken wall. The building wall may include changes in materials, color, or texture; windows; entranceways; or other variations.