Collier Township City Zoning Code
PART 8
R-3-A VILLAGE CENTER DISTRICT
§ 27-801 Purpose.
[Ord. 687, 8/12/2015]
The purpose of this district is to assimilate a former United States military facility back into the adjacent residential communities while permitting reuse of historic and institutional assets on the site and to authorize a mix of uses that will encourage the reuse of the site and provide supporting services in a village center for surrounding neighborhoods and visitors to the Township park.
§ 27-802 Authorized Uses.
[Ord. 687, 8/12/2015]
In the R-3-A Village Center District, only the following uses are authorized:
802.1.
Permitted Uses.
A.
Principal Uses:
(1)
Educational studio.
(2)
Essential services.
(3)
Forestry.
(4)
Neighborhood commercial uses, subject to § 27-1906.40, including and limited to the following uses proposed in a single building or a shopping center:
(5)
Public recreation, subject to § 27-1906.47.
(6)
Brewpub.
[Added by Ord. 699, 8/9/2017]
(7)
Microbrewery.
[Added by Ord. 699, 8/9/2017]
B.
Accessory Uses:
(2)
Home office.
(3)
No-impact home-based business.
(5)
Outdoor hydronic heater, subject to § 27-1906.51.
(8)
Solar energy system (small), subject to § 27-1906.51.
(11)
Wind energy system (small), subject to § 27-1906.51.
(12)
Other accessory uses customarily incidental to and on the same lot with any permitted use authorized in this district.
802.2.
Conditional Uses.
A.
Principal Uses:
(1)
Commercial recreation, subject to § 27-1906.11.
(2)
Day-care center, subject to § 27-1906.15.
(4)
Mixed-use development, subject to § 27-1906.36.
(5)
Planned shopping center, subject to § 27-1906.44.
802.3.
Uses by Special Exception.
A.
Principal Uses:
(1)
Temporary use or structure, other than a construction trailer, model home or sales office, subject to § 27-1906.56.
B.
Accessory Uses:
(1)
Family day-care home, subject to § 27-1906.17.
(2)
Home occupation, subject to § 27-1906.24.
§ 27-803 Area and Bulk Regulations.
[Ord. 687, 8/12/2015]
In the R-3-A Village Center, District, all uses shall be subject to the following regulations, except as they may be modified by the express standards and criteria for the specific conditional uses and uses by special exception contained in Part 19.
803.3.
Minimum Lot Frontage: 50 feet.
803.4.
Maximum Impervious Surface Coverage: 60%.
803.8.
Distance Between Buildings (where two or more buildings exist on the same lot): 30 feet.
803.11.
Maximum Height:
A.
Single-family dwellings: 2 1/2 stories but no more than 35 feet.
B.
Townhouses: three stories but no more than 45 feet.
C.
Mixed-use building: three stories but no more than 45 feet.
D.
Single neighborhood commercial building: one story but no more than 20 feet.
E.
Shopping center: one story but no more than 20 feet.
F.
All other principal structures: three stories but no more than 45 feet.
G.
All accessory structures: one story but no more than 20 feet.
§ 27-804 Parking and Loading.
[Ord. 687, 8/12/2015]
See Part 22.
§ 27-805 Signs.
[Ord. 687, 8/12/2015]
See Part 23.
§ 27-806 Buffer Areas and Landscaping.
[Ord. 687, 8/12/2015]
See § 27-2103.
In addition to complying with the buffer area requirements of § 27-1803, all permitted commercial uses in the R-3-A District, whether permitted by right, special exception, or conditional use, shall provide Buffer Area B along all property lines adjoining an S-C or R Zoning District.
§ 27-807 Storage.
[Ord. 687, 8/12/2015]
See § 27-2110.
§ 27-808 Design Standards.
[Ord. 687, 8/12/2015]
808.1.
All development in the R-3-A District shall be subject to the following standards:
A.
Sidewalks shall be installed along the frontage of all public streets and where necessary to connect parking areas with building entrances.
B.
The design shall include decorative street lamps, street trees and street furniture.
C.
The architectural design of mixed-use buildings and nonresidential buildings shall have a residential character. Architectural features such as bay or box windows, recessed entrances, window and door moldings and details, cornices and awnings shall be considered in the design.
D.
The building materials utilized for the exterior of a mixed-use building or nonresidential building shall be similar to those used for residential dwellings. Exterior wall materials that shall not be permitted include large split-face block (eight inches by 16 inches or greater), tilt-up concrete panels, prefabricated metal panels and standard concrete masonry units (CMUs).
E.
The design shall consider the feasibility of establishing a public gathering place, such as a plaza, courtyard or square or public or private urban gardens or parklets, in appropriate locations.
F.
Microbreweries.
[Added by Ord. 699, 8/9/2017]
(1)
No microbrewery use may be conducted on a property in the R3-A Zoning District located within 1,500 feet of another property containing a microbrewery use and located in the R3-A Zoning District.
(2)
All production, processing and distribution activities must be conducted within an enclosed structure, provided that this section shall not apply to outdoor consumption of food or beverages.
(3)
Storage and sales of goods, wares, merchandise or materials used in the production process shall only be permitted within an enclosed structure. Outside storage and/or display of materials, goods, wares or merchandise is prohibited unless screened on all sides and out of public view.
(4)
Silos, standpipes, towers and other similar structures not intended for human occupancy shall not exceed the height of the principal structure by more than 20 feet.
(5)
Bottling or canning shall be permitted only in an enclosed structure.
808.2.
Any of the nonresidential uses authorized by conditional use in § 27-802.2 may be located in a single freestanding building or in a shopping center, subject to the following standards:
A.
All exterior lighting shall have cutoff luminaires as per Appendix B of this chapter.[1]
[1]
Editor's Note: Appendix B is included as an attachment to this chapter.
B.
Rooftop mechanicals shall be screened from public view.
C.
Dumpsters shall be completely enclosed by a wall or solid fence at least six feet in height. Dumpsters shall not be located in the front yard.
D.
If parking is located to the rear of the building, the front yard setback may be reduced from 40 feet to no less than 10 feet, provided a five-foot-wide sidewalk and a minimum five-foot-wide planting strip are established in the reduced setback.
E.
The maximum gross floor area of any freestanding nonresidential building, other than commercial recreation, a firehouse or a public building, shall be 3,500 square feet.
F.
The maximum gross floor area of any single business establishment in a multi-tenant shopping center shall be 2,000 square feet.
G.
The maximum gross floor area of any multi-tenant shopping center shall be 10,000 square feet.
H.
The maximum number of business establishments located in a shopping center shall be seven.