East Caln Township City Zoning Code
ARTICLE III
Commercial Districts
§ 225-8 OC-1 Office, Commercial District.
[Amended 12-21-1994 by Ord. No. 1994-1; 3-20-1996 by Ord. No. 1996-1; 4-7-1999 by Ord. No. 1999-1; 8-1-2007 by Ord. No. 2007-03]
A.
Specific intent. The intent of this district is to provide for office buildings on single lots and in a campus setting with related retail and personal services shops to service the occupants of the office buildings, and to provide for defined residential uses, and to permit unrelated retail and personal services shops as conditional uses.
[Amended 8-18-2010 by Ord. No. 2010-02]
B.
Use regulations. A building may be erected, altered or used and a lot may be used or occupied for any of the following purposes and no other:
(1)
Permitted principal uses.
(3)
(a)
Children's day care center when located in, and not exceeding more than 25% of the total floor area of, an office building. (See § 225-14D.)
(e)
Hospital and medical clinic.
(f)
Commercial recreation.
(h)
Townhouse dwelling units with a maximum of six dwelling units per building.
(i)
Retail and personal services uses not permitted pursuant to § 225-8B(1)(c) above.
[Added 8-18-2010 by Ord. No. 2010-02[1]]
[1]
Editor’s Note: This ordinance also provided for the renumbering of former Subsection B(3)(i) as Subsection B(3)(j).
(j)
Any other use determined to be of the same general character as the uses permitted in this section.
C.
Height, area and bulk regulations.
(1)
The following regulations shall be observed for all uses permitted except office campus or townhouses:
(b)
Minimum lot area and width.
[1]
A minimum lot area of 87,120 square feet.
[2]
For lots less than 130,680 square feet in area, a lot width at the building and street line of not less than 200 feet shall be provided.
[3]
For lots of 130,680 square feet in area and larger, a lot width at the building line and street line of not less than 350 feet shall be provided.
(c)
Yard regulations.
[1]
Front yard. There shall be a front yard on each lot, the depth of which shall not be less than 100 feet.
[2]
Side yards. On each lot there shall be two side yards, each having a width of not less than 50 feet.
[3]
Rear yard. On each lot there shall be a rear yard, the depth of which shall be not less than 50 feet.
(2)
The following regulations shall be observed for office campus use:
(c)
Yard regulations.
[1]
Front yard. There shall be a front yard on each lot, the depth of which shall be not less than 100 feet.
[2]
Side yards. On each lot there shall be two side yards, each having a width of not less than 50 feet.
[3]
Rear yard. On each lot there shall be a rear yard, the depth of which shall be not less than 50 feet.
[4]
Building separation. No structural wall of a building may be located within 30 feet of structural wall of another building. Buildings may be connected by enclosed walkways.
(3)
The following regulations shall be observed for townhouse use:
(d)
Setback regulations.
[1]
Front yard. There shall be a front yard on each lot, the depth of which shall be not less than 50 feet, except that adjacent to Pennsylvania State Route 113, the front yard shall extend to the greater of 50 feet or 90 feet from the road center line.
[2]
Side yards. On each lot there shall be two side yards, each having a width of not less than 50 feet.
[3]
Rear yard. On each lot there shall be a rear yard, the depth of which shall be not less than 50 feet.
[4]
All buildings, open space recreation areas and off-street parking areas shall be setback a minimum of 10 feet from the curb of internal roads.
[5]
Building separation. No structural wall of a building may be located within 30 feet of a structural wall of another building, other than accessory buildings.
[6]
Recreation areas/gathering areas/playgrounds. All areas intended for public gathering, recreation, and children's play areas shall be set back a minimum of 200 feet from the center line of Pennsylvania State Route 113.
[7]
Parking areas. All parking areas shall be set back a minimum of 25 feet from any public right-of-way or adjacent properties.
D.
Standards.
(3)
All uses other than open space recreation and commercial recreation, when appropriate, shall be conducted within a building.
(4)
Access to and from Pennsylvania State Route 113, if necessary, shall be limited to right turns in and right turns out. No new left-turn movements shall be created to or from Pennsylvania State Route 113.
(5)
The use and storage of shopping carts shall comply with § 225-140.
(6)
Conditional use requirements for townhouse uses:
(a)
Access. Primary access shall be from a lower-order road than Pennsylvania State Route 113 (as designated on the "Roadway Classifications" map in the East Caln Township Comprehensive Plan) whenever possible.
(b)
Pedestrian circulation. At the discretion of the Board of Supervisors, pedestrian circulation facilities and connections to adjacent development (existing or future) may be required. At a minimum:
[1]
Pedestrian facilities should create complete loops through proposed developments, without dead ends, and make appropriate connections to adjacent developments.
[2]
Within proposed developments, pedestrian facilities should be given precedence over traffic circulation, with appropriate design features to assure pedestrian right-of-way at road and driveway crossings.
§ 225-9 OC-2 Office, Commercial, Hotel/Motel District.
[Amended 12-21-1994 by Ord. No. 1994-1; 3-20-1996 by Ord. No. 1996-1; 10-21-1998 by Ord. No. 1998-7; 4-7-1999 by Ord. No. 1999-1; 11-3-1999 by Ord. No. 1999-7; 2-20-2002 by Ord. No. 2002-2; 11-20-2002 by Ord. No. 2002-04; 2-19-2003 by Ord. No. 2003-03]
A.
Specific intent. The intent of this district is to provide for office building and hotel/motels on single lots and under the provisions of condition use retail and personal service shops and restaurants when located within the office or hotel building.
B.
Use regulations. A building may be erected, altered or used and a lot may be used or occupied for any of the following purposes and no other:
(1)
(3)
(a)
Retail and personal service shops and restaurants or other places serving food and beverage when located within an office or hotel building.
(b)
Children's day care center when located in and not exceeding more than 25% of the total floor area of an office building. (See § 225-14D.)
(f)
Hospital and medical clinic.
(g)
Community center.
(h)
Mixed Town Use consisting of a combination of small and large retail and multi-family apartment uses in accordance with the requirements set forth in § 225-9E. The small retail use component of the Mixed Town Use shall not exceed more than two pad sites, neither of which shall exceed 7,000 square feet of floor area. Each individual use shall be contained within separate lots which shall collectively comprise the Mixed Town Use.
(i)
Any other use determined by the Board of Supervisors to be of the same general character as the uses permitted in this section.
C.
Height, area and bulk regulations. The following regulations shall be observed for all uses:
(2)
Minimum lot area and width.
(a)
A minimum lot area of 87,120 square feet shall be provided.
(b)
For lots less than 130,680 square feet in area, a lot width at the building and street line of not less than 200 feet shall be provided.
(c)
For lots of 130,680 square feet in area and larger, a lot width at the building line and street line of not less than 350 feet shall be provided.
(3)
Yard regulations.
(a)
Front yard. There shall be a front yard on each lot, the depth of which shall be not less than 100 feet.
(b)
Side yards. On each lot there shall be two side yards, each having a width of not less than 50 feet.
(c)
Rear yard. On each lot there shall be a rear yard, the depth of which shall be not less than 50 feet.
(d)
Building separation. No structural wall of a building may be located within 30 feet of structural wall of another building on the same lot. Buildings on the same lot may be connected by enclosed walkways.
D.
Standards. The following regulations shall be observed in this district:
E.
Mixed Town Use. The following standards and criteria shall govern the design and review procedures for Mixed Town Use for which conditional use approval is sought in accordance with Subsection B(3)(h). These standards shall apply in lieu of Subsections B and C. In the event of a conflict between these standards and criteria and those contained in the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] these standards and criteria shall control.
(1)
General regulations. The Mixed Town Use shall comply with the general regulations for shopping center development; dwelling, condominium; and/or dwelling, multi-family apartment general regulations as set forth in § 225-12E(1) of this article.
(2)
Area and bulk and parking requirements. The following area and bulk requirements shall govern development of a Mixed Town Use and shall be in lieu of those set forth in subsection:
(d)
Maximum impervious coverage. The maximum impervious coverage for the tract's total lot area encompassing all uses shall be not more than 65%. The maximum impervious coverage for any separate lot containing an individual use may exceed this number provided the total amount for all the separate lots does not exceed 65% of the tract's total lot area.
(e)
Minimum building setbacks. The minimum building setbacks for each individual use shall be as follows:
Small Retail | Large Retail | Apartment | ||
|---|---|---|---|---|
Minimum front yard building setback | 50 feet | 500 feet | 20 feet | |
Minimum side yard building setback | 25 feet | 50 feet | 20 feet | |
Minimum rear yard building setback | 25 feet | 100 feet | 20 feet | |
Minimum building setback for accessory structures | 3 feet | 3 feet | 3 feet | |
Minimum building setback from interior street | 0 | 0 | 10 feet | |
Minimum building setback from abutting property | 25 feet | 50 feet | 75 feet | |
Minimum paving area setback from right-of-way | 5 feet | 5 feet | 5 feet | |
Minimum paving areas setback from abutting property excluding access drives to abutting tracts | 5 feet | 5 feet | 3 feet |
(f)
Minimum interior parking and circulation landscaping. A minimum of 10% of the surface area of the internal parking areas and circulation lanes for the entire tract shall be devoted to interior parking lot landscaping.
(g)
Maximum building height. The maximum building height shall be 55 feet.
(h)
Minimum distance between buildings. (For the purpose of this section all structures connected by common roof lines or common walls shall be considered as one building.) No structural wall of a building may be located within 25 feet of a structural wall of another building and within nine feet of accessory structures.
(i)
Minimum landscape area: 15% of the gross development tract. The minimum area shall not include basins and all other facilities necessary for storm water management.
(j)
Parking. The minimum parking required for each individual use shall be as follows:
[1]
Small retail:
[a]
Retail store: four spaces/1,000 square feet GFA.
[b]
Banks, savings and loans, credit unions and/or other financial offices: four spaces/1,000 square feet GFA.
[c]
Restaurant: one space for every two seats
[d]
Day care center: one space/employee and one space/10 individuals registered to receive care.
[2]
Large retail: four spaces/1,000 square feet GFA. No less than 40% of the parking spaces shall be 10 feet by 20 feet in size; the remainder may be nine feet by 20 feet in size. The parking spaces closest to the store shall be 10 feet by 20 feet.
[3]
Apartment: 2.5 spaces per unit subject to the Board of Supervisor's discretion to reduce the number of spaces to no less than 1.7 provided there is additional parking within 500 feet, adequate to satisfy the 2.5 spaces per unit and provided cross easements are recorded in a form acceptable to the Township Solicitor.
(3)
Parking and traffic circulation regulations. The Mixed Town Use shall comply with the parking and traffic circulation regulations for shopping center district, dwelling, condominium and/or dwelling, multi-family apartment as set forth in § 225-12E(5) of this article except that Subsection E(2)(i) shall apply in lieu of § 225-12E(5)(c) and Subsection E(2)(f) shall apply in lieu of § 225-12E(5)(a).
(4)
Design standards. The Mixed Town Use shall comply with the design standard regulations for shopping center district, dwelling, condominium and/or dwelling, multi-family apartment as set forth in § 225-12E(6) of this article except that the following regulations shall apply to large retail and/or apartment use in lieu of § 225-12E(6)(c)[1] and § 225-26H:
(a)
Large retail signs.
[1]
For store sizes 100,000 square feet and larger, the total sign length shall be calculated by multiplying the number of letters in the name of the occupant of the store by six feet provided that the maximum length of the signage band does not exceed 40% of the store width. The maximum height of the signage band shall be six feet per line of copy which is a part of the tenant's standard logo.
[2]
Public information or directional signs shall be permitted in addition to the building mounted sign(s) permitted provided the total sign area for all public informational or directional signs shall be included in and shall not exceed the calculations permitted for building mounted signs in accordance with the requirements set forth above in Subsection E(4)(a)[1].
(b)
Apartment unit signs.
[1]
One residential sign for the apartment use shall be permitted for each access point into the Mixed Town Use development and an additional one residential sign shall be permitted within the interior of the Mixed Town Use development.
[2]
The maximum area of an apartment sign shall not exceed 100 square feet.
[3]
The maximum height of an apartment sign shall not exceed 10 feet.
(5)
Review criteria. The Mixed Town Use shall comply with the review criteria regulations for shopping center district; dwelling; condominium and/or dwelling, multi-family apartment as set forth in § 225-12E(7) of this article.
(6)
Standards. The Mixed Town Use shall observe the following regulations except to the extent that they are inconsistent with the requirements of this subsection in which case the requirements of this subsection shall control:
(b)
Off-street loading regulations of § 225-18 except that § 225-18G shall be modified as follows: Truck turning circles may be located within 25 feet of a residential property line provided that the loading facilities are not within 25 feet of a residential property line and sufficient screening is provided;
§ 225-10 OC-3 Office, Commercial, Hotel/Motel Campus District.
[Amended 12-21-1994 by Ord. No. 1994-1; 3-1-1995 by Ord. No. 1995-2; 3-20-1996 by Ord. No. 1996-1; 11-5-1997 by Ord. No. 1997-5; 4-7-1999 by Ord. No. 1999-1]
A.
Specific intent. The intent of this district is to provide suitable location for businesses that rely on a regional market area and need vehicular access to the interchange of Rt. 30. The large minimum lot size encourages large uses or an integration of smaller uses.
B.
Use regulations. A building may be erected, altered or used and a lot may be used or occupied for any of the following purposes and no other:
(1)
(3)
(c)
Retail and personal service shops and restaurants or other place serving food and beverage when located in, and not exceeding more than 33% of the total floor area of, an office or hotel building.
(d)
Children's day care center when located in and not exceeding more than 25% of the total floor area of an office building. (See § 225-14D.)
(h)
Hospital and medical clinic.
(i)
Any other use determined to be of the same general character as the uses permitted in this section.
(j)
Tower-based wireless communications facility. (See § 225-14U.)
[Added 7-20-2016 by Ord. No. 2016-03]
(k)
Townhouse dwelling units with a maximum of six dwelling units per building.
[Added 4-21-2021 by Ord. No. 2021-01]
C.
Height, area and bulk regulations. The following regulations shall be observed for all uses permitted except corporate campus development and major retail development:
(2)
Minimum lot area and width.
(a)
A minimum lot area of 87,120 square feet shall be provided.
(b)
For lots less than 130,680 square feet in area, a lot width at the building and street line of not less than 200 feet shall be provided.
(c)
For lots of 130,680 square feet in area and larger, a lot width at the building line and street line of not less than 350 feet shall be provided.
(3)
Yard regulations.
(a)
Front yard. There shall be a front yard on each lot, the depth of which shall be not less than 100 feet.
(b)
Side yards. On each lot there shall be two side yards, each having a width of not less than 50 feet.
(c)
Rear yard. On each lot there shall be a rear yard, the depth of which shall be not less than 50 feet.
(d)
Building separation. No structural wall of a building may be located within 30 feet of structural wall of another building on the same lot. Buildings on the same lot may be connected by enclosed walkways.
D.
Standards. The following regulations shall be observed in this district:
E.
Corporate campus development regulations. The following standards and criteria shall govern the design and review procedures for corporate campus development (CCD) for which conditional use approval is sought in accordance with § 225-10B(3)(a) and § 225-35. Other standards and criteria within this chapter shall not be applicable to CCD.
(1)
General regulations. The following requirements shall apply to any CCD proposed for development pursuant to this chapter:
(a)
Ownership. The tract of land to be developed shall be in one ownership, or shall be subject of an application filed jointly by the owners of the entire tract, and shall be under unified control. If ownership of the entire tract is held by more than one person or entity, the application shall identify and be filed on behalf of all the said owners. Approval of the plan shall be conditioned upon agreement by the applicant or applicants that the tract shall be developed under a single management entity with the power and obligation pursuant to recorded covenants in a form acceptable to the Township Solicitor to comply with any conditions to approval of the development and in accordance with the approved plan. If ownership of all or any portion of the tract changes following approval of the plan, no site preparation or construction by such new owner or owners shall be permitted unless and until such owner or owners shall review the terms and obligation of the approved plan and agree in writing to be bound thereby with respect to development of the tract.
(b)
Sewer and water facilities. The tract of land shall be served by water and sanitary sewer facilities deemed acceptable by the Board of Supervisors, upon recommendation of the Township Engineer. Such facilities shall be designed and constructed in compliance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] and the regulations and standards of the supplier of the said services including any revisions thereto promulgated by the said supplier to conform to the requirements of the development. In the event of conflict, the regulations of the said supplier shall control.
(c)
Development plan. The CCD shall be the subject of an application for conditional use approval which shall be accompanied by a plan or plans showing the size and location of all proposed structure(s) and/or use(s), location of the required landscaped areas, all proposed facilities including access driveways and parking areas and any other nondevelopmental uses of the tract. The plan shall cover the entire tract regardless of any intended phasing of development.
(d)
Development agreement. The development of a tract carried out in either a single phase or in stages shall be executed in accordance with a development agreement. The owner, developer and Township shall enter into said agreement embodying all details regarding compliance with this chapter to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with the final development plan.
(e)
Stormwater management plan. The control of erosion and sediment during construction, and the ongoing management of stormwater on the tract, shall be accomplished in accordance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] provided that the proposed plan for the control of erosion and sedimentation may be submitted as a component of the final land development plan for the associated phase or stage or construction.
(f)
Covenant and restrictions. The language, terms and conditions of any proposed covenants or restrictions proposed by the developer in order to protect the public interest shall be subject to the approval of the Board of Supervisors on the review and recommendation by the Township Solicitor.
(2)
Permitted principal uses. The following principal uses may be included in an approved CCD:
(a)
Offices (business and professional).
(b)
Banks and similar financial institutions including drive-through window service.
(c)
Restaurants and other places serving food and beverage but not including drive-through window service.
(e)
Personal service shops.
(g)
Research, testing or experimental facility for scientific or engineering purposes provided that production facilities shall not be permitted.
(3)
Height, area and bulk regulations. The following area and bulk regulations shall govern development of a CCD for which conditional use approval is sought:
(a)
Minimum gross development tract size: 125 acres with a street frontage of 500 feet on a street and/or highway designated as an arterial street and highway in the East Caln Township comprehensive plan.
(b)
Maximum building height. For any structure: 70 feet, but no exceeding six stories. For each foot in height above 35 feet there shall be an additional three feet to the requirements for the depth of the front yard and an additional two feet for each side yard.
(c)
Maximum lot coverage: 55% of the adjusted square footage of the development plan tract.
(d)
Minimum landscaped area: 45% of the total tract area. This minimum area may include basins and all other pervious facilities necessary for stormwater management.
(e)
Minimum building setback.
[1]
From the right-of-way lines of public streets: 100 feet.
[2]
From curb line of interior circulation streets: 70 feet.
[3]
From an abutting property not a part of the development plant tract, the use or zoning of which is residential or institutional: 100 feet.
[4]
From an abutting property not a part of the development plan tract, the use or zoning of commercial or industrial: 70 feet.
(f)
Minimum setbacks for parking lots and interior circulation streets.
(4)
Parking and traffic circulation regulations. The following parking and circulation requirements shall be applicable to any CCD for which conditional use approval is sought:
(a)
For purposes of traffic channelization, definition of parking areas, reduction of visual monotony and the provision of amenities, an area equivalent, at minimum, to 10% of the private internal surface parking areas and circulation lanes shall be devoted to interior parking lot landscaping which landscaping shall be included in the minimum specified in § 225-10E(3)(d). The locations of the landscaping areas shall, in general, be dispersed to the degree necessary to fulfill the above objectives.
(b)
All access from a parking area shall be designed so that motor vehicles leaving the parking areas will enter a road or interior circulation street traveling in a forward direction.
(c)
The minimum number of parking spaces to be provided shall comply with the requirements of § 225-19B.
(d)
Vehicular access to a parking area shall not be directly from an abutting public street.
(e)
Parking areas for each building shall be designed to be clearly identifiable and visually separate from another building's parking area, and shall have a clear relationship to over traffic flow patterns of the tract, yet shall be situated and designed so as to optimize the potential for dual use to serve the occasional and exceptional parking needs of other buildings.
(f)
Should any buildings be added to the CCD at any time after initial development is completed, adjustments to the parking area shall be made to comply with the requirements of this section.
(g)
A reduction of up to 25% of the parking space requirements may be permitted, provided that sufficient land is reserved and properly identified as such to meet the full requirements of this chapter. The space reserved may not be included in the calculations for compliance with § 225-10E(3)(d).
(h)
Parking space dimensions and design requirements.
[2]
Up to 1/5 of the required number of parking spaces in any parking lot may be compact car spaces. All such spaces shall be clearly marked.
[3]
Parking spaces may consist of enclosed areas such as basements, attached or detached garages or open space parking areas, including deck and roof parking areas.
[4]
Parking for the physically disabled shall be provided convenient to all principal building entrances and such parking spaces shall be 20 feet by 12 feet.
[5]
Adequate ingress and egress to the parking and to parking bays by means of clearly defined drives and circulation and maneuver lanes shall be provided for all vehicles.
[6]
Parking lots shall be graded to provide for drainage. Inlets and storm sewers shall be provided to discharge stormwater in accordance with a plan to be approved by the Township.
[7]
A program of parking area maintenance, including regular sweeping operations, shall be conducted by the tract management under terms described in the pertinent lease(s) or other instrument and provided to the Board of Supervisors.
(5)
Design standards.
(b)
Architecture.
[1]
Architectural components of the CCD shall be distinctive yet harmonious.
[2]
When requested by the Board, rendered architectural elevation and perspective drawings, providing a clear perspective of the relationship of the proposed development to the site and its visual impact on adjacent properties, shall be submitted as part of the conditional use application.
(d)
Outdoor display and storage. All uses, except parking lots, shall be completely enclosed with a building.
(f)
Fire lane easements.
[1]
Any use located more than 600 feet from a street shall provide a duly dedicated fire lane easement to within 150 feet of said use.
[2]
Fire lane easements shall extend from existing and improved public streets and shall have a minimum unobstructed right-of-way width of 30 feet within which there shall be constructed an all weather paved and well drained cartway not less than 20 feet wide.
[3]
Fire lane easements which curve from or change directions shall have a minimum radius of 55 feet and those containing reverse curves shall have a minimum centerline tangent length of 50 feet between curves.
[4]
Dead end fire lane easements shall not exceed 400 feet in length and shall be terminated with an unobstructed vehicular turnaround or cul-de-sac with a minimum surface radius of 35 feet.
(6)
Review criteria. When reviewing a conditional use application for a CCD the following shall be included in the consideration:
(a)
Appropriate mix of uses. Plans for only one of the uses permitted should be discouraged.
(b)
Coordination of vehicle and pedestrian traffic between the proposed uses.
(c)
Protection of the character and the social stability of the surrounding neighborhood.
(d)
Proper development of the required open space.
(e)
Preservation and protection of natural resources and environmentally sensitive lands.
(f)
Capacity of existing infrastructure to provide necessary services.
F.
Major retail development regulations. The following standards and criteria shall govern the design and review procedures for major retail development (MRD) for which conditional use approval is sought in accordance with § 225-10B(3). Other standards and criteria within this chapter shall not be applicable to MRD unless herein provided. In the event of a conflict between these standards and criteria and those contained in the East Caln Township Subdivision and Land Development Ordinance [Chapter 185], these standards and criteria shall control.
(1)
General regulations. The following requirements shall apply to any MRD proposed for development pursuant to this chapter:
(a)
Ownership. The tract of land to be developed shall be in one ownership, or shall be the subject of one application filed jointly by the owners of the entire tract, and shall be under unified control. If ownership of the entire tract is held by more than one person entity, the application shall identify, be signed by and be filed on behalf of all the said owners. Approval of the application and accompanying plan shall be conditioned upon written agreement by the applicant or applicants that the tract shall be developed under a single management entity with the power and obligation pursuant to recorded covenants in a form acceptable to the Township Solicitor to comply with any conditions to approval of the application and in accordance with the approved plan. If ownership of all or any portion of the tract changes following approval of the application and plan, no site preparation or construction by such new owner or owners shall be permitted unless and until such owner or owners shall review the terms and obligations of approval and agree in writing to be bound thereby with respect to development of the tract.
(b)
Sewer and water facilities. The tract of land shall be served by water and sanitary sewer facilities acceptable to the Board of Supervisors, upon the recommendation of the Township Engineer. Such facilities shall be designed and constructed in compliance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] and the regulations and standards of the supplier of the said services including any revisions thereto promulgated by the said supplier to conform to the requirements of the development.
(c)
Development plan. The MRD shall be the subject of an application for conditional use approval which shall be accompanied by a plan or plans ("development plans") showing the size and location of all proposed structure(s) and/or use(s), location of the required landscaped areas, all proposed facilities including access driveways and parking areas and any other nondevelopmental uses of the tract. The development plan shall cover the entire tract, regardless of any intended phasing of development. Accompanying the development plan shall be rendered architectural elevations and perspective drawings, providing a clear perspective of the relationship of the proposed development to the site and its visual impact on adjacent properties, and a written site concept design criteria document in which the applicant shall present proposals for:
(d)
Development agreement. The development of a tract carried out in either a single phase or in stages shall be executed in accordance with a development agreement. The owner, developer, Township and, where applicable, lender, shall enter into said agreement embodying all details regarding compliance with this chapter to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with and be a condition of approval of the final land development plan.
(e)
Stormwater management plan. The control of erosion and sediment during construction, and the ongoing management of stormwater on the tract, shall be accomplished in accordance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185]; provided that the proposed plan for the control of erosion and sedimentation may be submitted as a component of the final land development plan for the associated phase or stage of construction.
(f)
Covenant and restrictions. The language, terms and conditions of any proposed covenants or restrictions proposed by the developer shall be subject to the approval of the Board of Supervisors upon recommendation of the Township Solicitor. Additional covenants and restrictions may be required by the Board of Supervisors.
(2)
Permitted principal uses. The following principal uses may be included in an approved MRD:
(a)
Retail stores.
(b)
Banks and financial institutions.
(c)
Administrative office building provided the total building area does not exceed 5% of the total building area of the tract.
(d)
Restaurants without drive-through and/or curbside service.
(e)
Theaters.
(f)
Fire and/or emergency medical stations.
(g)
Community centers.
(h)
Outdoor recreation.
(3)
Height, area and bulk regulations. The following are and bulk regulations shall govern development of a MRD for which conditional use approval is sought:
(a)
Minimum gross development tract size: 125 acres with a street frontage of 500 feet on East Lancaster Avenue (Business Rt. 30). A minimum of 60% of the gross development tract size shall be dedicated and deed restricted to active recreation or open space either privately owned and operated or dedicated to the Township.
(b)
Maximum building height. For any structure: 50 feet. For each foot in height above 35 feet there shall be an additional three feet added to the requirements of any perimeter setback requirement.
(c)
Maximum impervious lot coverage: 35% of the gross development tract.
(d)
Minimum landscaped area. Of the area not set aside for open space or active recreation, a minimum of 10%. The minimum area may include basins and all other pervious facilities necessary for stormwater management to the extent that same is approved as part of the development plan.
(e)
Minimum building setback.
[1]
From the right-of-way lines of public streets: 100 feet for a building with a footprint of more than 10,000 square feet and 40 feet for a building with a footprint of 10,000 square feet or less.
[2]
From curb line of interior circulation streets: six feet.
[3]
From an abutting property not a part of the development plan tract, the zoning of which is commercial or industrial: 70 feet.
(f)
(g)
Minimum distance between buildings or building groups. (All structures connected by common roof lines shall be considered as one building.) No structural wall of a building may be located within 25 feet of a structural wall of another building.
(4)
Parking and traffic circulation regulations. The following parking and circulation requirements shall be applicable to any MRD for which conditional use approval is sought:
(a)
For purposes of traffic channelization, definition of parking areas, reduction of visual monotony and the provision of amenities, an area equivalent, at minimum, to 5% of the private internal surface parking areas and circulation lanes shall be devoted to interior parking lot landscaping which landscaping shall be included in the minimum specified in § 225-10F(3)(d) in general, be dispersed to the degree necessary to fulfill the above objectives.
(b)
All egress from a parking area shall be designed so that motor vehicles leaving the parking areas will enter a road or interior circulation street traveling in a forward direction.
(c)
The minimum number of parking spaces to be provided shall comply with the requirements of § 225-19C.
(d)
Vehicular access to a parking area shall not be directly from an abutting public street.
(e)
Parking areas shall be situated and designed so as to optimize the potential to serve the parking needs of more than one building.
(f)
Should any buildings be added to the MRD at any time after initial development is completed, adjustments to the parking area shall be made to comply with the requirements of this section.
(g)
A reduction of up to 25% of the parking space requirement may be permitted, provided that sufficient land is reserved and properly identified as such to meet the full requirements of this chapter. The space reserved may not be included in the calculations for compliance with § 225-10F(3)(d).
(h)
All service areas shall be isolated from main public circulation drives and screened from public view.
(i)
Parking space dimensions and design requirements.
[1]
The minimum dimension for a parking space shall be nine feet by 18 feet. However, where required for safety reasons, the Board of Supervisors may require spaces of 10 feet by 20 feet in designated areas of the parking lot. In all cases there shall be a driveway of at least 24 feet in width between parking rows.
[2]
Parking spaces may be located in of enclosed areas such as basements, attached or detached garages or in open space parking areas, including deck and roof parking areas.
[3]
Adequate ingress and egress to the parking area and parking spaces shall be provided by means of clearly defined drives, circulation and maneuver lanes.
[4]
A program of parking area maintenance, including regular sweeping operations, shall be conducted by the tract management under terms described in the pertinent lease(s) or other instrument and provided to the Board of Supervisors.
(5)
Design standards.
(a)
Landscaping. Shall comply with the requirements of § 225-17A. Street furniture, lighting standards, signs and other accessory items installed as part of a MRD shall be included on the landscape plan and shall be of compatible materials, scale and design.
(b)
Architecture. Architectural components of the MRD shall be distinctive yet harmonious with the character of the Township.
(c)
Signs. Signage shall be in accordance with § 225-26 of this chapter, except as modified herein.
[1]
Building mounted signs.
[a]
One building mounted sign shall be permitted for each storefront and shall be located within a signage band located over the store entrance. At the discretion of the Board of Supervisors a freestanding building within the MRD may have up to one signage band and building mounted sign on each side of the building.
[b]
Only one single line of copy shall be permitted, except where a second line is part the tenant's standard logo. Such sign shall consist of individual channel letters with a minimum depth of five inches mounted directly to the face of the building.
[c]
The total maximum area of the signage band shall be calculated as follows:
[i]
For store sizes 40,000 square feet and larger, the maximum height of the signage band shall be six feet.
[ii]
For store sizes 20,000 square feet to 39,999 square feet, the maximum height of the signage band shall be four feet.
[iii]
For store sizes 19,999 square feet and smaller, the maximum height of the signage band shall be two feet.
[iv]
The maximum length of any signage band shall be 30 feet or 40% of the store width, whichever is smaller.
[d]
Each sign shall contain a maximum of four colors. The color of signs shall be red, green, yellow, blue, orange, black, or white. Only one shade of each color selected, based on the Pantone matching system, shall be used. All colors depicted within an officially, trademarked logo shall not be included in determining the maximum number of colors. Proper credentials verifying the colors within a particular trademark to be included on a sign shall be submitted to the Zoning Officer with the application for a sign permit.
[Amended 10-3-2012 by Ord. No. 2012-06]
[e]
A pedestrian concourse sign shall be permitted to be erected and maintained by the owner of a major retail development (MRD) in accordance with the following:
[Amended 1-18-2012 by Ord. No. 2012-01]
[i]
The sign shall be rectangular in drape and limited in size to three feet wide by 1 1/2 feet high and shall be oriented perpendicular to the face of the building.
[ii]
Each sign shall be limited to the identification of the occupant of the premises, and no premises may have more than one sign.
[iii]
The sign shall be located at the main entrance to the store, unless otherwise approved by the Board of Supervisors.
[iv]
Each sign must be no less than eight feet above the surface of the concourse walkway, measured to the lowest point of the sign.
[v]
If a pedestrian concourse sign is to be illuminated, it shall not be illuminated from an external light source.
[vi]
Illuminated pedestrian concourse signs shall only be illuminated during business hours of operation.
[vii]
The property owner shall be responsible for maintenance of such signs and shall ensure that all such signs are uniform in size, shape, style, and design.
[f]
Floodlight illumination, exposed neon tubing, exposed lamps and signs of a flashing, blinking, flickering, moving or animated nature shall not be permitted.
[g]
One exterior nonilluminated rear entrance sign of two square feet or less is permitted.
[2]
Freestanding signs.
[a]
One freestanding sign shall be permitted along the frontage of each public road.
[b]
The design, size and location of any proposed freestanding sign(s) shall be included with the conditional use application. The Board of Supervisors shall consider the appropriateness of the sign in their decision on the application.
(d)
Outdoor display and storage. All uses shall be completely enclosed within a building or enclosed by either walls or opaque fencing designed to be architecturally compatible with the building.
(e)
Lighting. Shall comply with the requirements of § 225-17E, except that light standards may be located on raised concrete pedestals within the paved area of the parking lot.
(f)
Refuse removal. Refuse containers shall be shielded from the view of the general public and shall be so located that the removal or unloading of the containers will not interfere with traffic circulation or parking. Shielding shall be constructed of the same material as the exterior of the building.
(g)
Walkways and public transportation stops. Pedestrian walkways shall be provided between the uses on the tract. When public transportation is available, sheltered structures shall be provided at the designated stops.
(h)
Fire lane easements.
[1]
Any use located more than 600 feet from a public street shall provide a duly dedicated fire lane easement to within 150 feet of said use.
[2]
Fire lane easements shall extend from existing public streets and shall have a minimum unobstructed right-of-way width of 30 feet within which there shall be constructed an all weather paved and well drained cartway not less than 20 feet wide.
[3]
Fire lane easements which curve from or change directions shall have a minimum radius of 55 feet and those containing reverse curves shall have a minimum centerline tangent length of 50 feet between curves.
[4]
Dead end fire lane easements shall not exceed 400 feet in length and shall be terminated with an unobstructed vehicular turn around or cul-de-sac with a minimum surface radius of 35 feet.
(6)
Review criteria. When reviewing a conditional use application for a MRD the following shall be included with all other relevant considerations:
(a)
Appropriate mix of uses. Plans providing only one of the uses permitted shall be denied.
(b)
Coordination of vehicle and pedestrian traffic between the proposed uses.
(c)
Protection of the character and the social and business stability of the surrounding neighborhood.
(d)
Proper development of the required open space.
(e)
Preservation and protection of natural resources and environmentally sensitive lands.
(f)
Capacity of existing infrastructure to provide necessary services.
G.
Requirements for townhouse dwelling units. The following standards and criteria shall govern the design for townhouse dwelling use for which conditional use approval is sought in accordance with § 225-10B(3). The standards and criteria found at § 225-10C and D(4) through (5) shall not be applicable to townhouse dwelling units unless herein provided.
[Added 4-21-2021 by Ord. No. 2021-01]
(1)
General regulations. Townhouse dwelling units shall be permitted by conditional use only on lots that meet all of the following requirements:
(a)
The lot shall have a minimum gross lot area of five acres;
(b)
The lot shall be located 1.5 miles or less from a commuter train station;
(c)
The lot shall be served by public water and public sewer; and
(d)
A multimodal trail connection must be located at or near the proposed townhouse dwelling units.
(2)
Area and bulk regulations. The following area and bulk regulations shall govern the development of townhouse dwelling units:
(a)
Maximum density. The maximum density shall be 7.5 dwelling units for each acre computed under the regulations of § 225-15G of this chapter. Areas comprised of manmade steeps slopes as determined by the Township Engineer shall be counted for purposes of determining acreage.
(b)
Minimum lot width at the building and street line: 500 feet.
(c)
Setback regulations.
[1]
Front yard. There shall be a front yard on each lot, the depth of which shall not be less than 50 feet.
[2]
Side yards. On each lot there shall be two side yards, each having a width of not less than 25 feet.
[3]
Rear yards. There shall be a rear yard on each lot, the depth of which shall not be less than 50 feet.
[4]
Minimum building setback from existing street: 25 feet from existing right-of-way.
[5]
Building separation. No structural wall of a building may be located within 30 feet of a structural wall of another building on the same lot.
(d)
Building coverage. The maximum total building coverage shall be 25% of the gross lot area.
(e)
Lot coverage. The maximum total impervious coverage shall be 45% of gross lot area.
(g)
Maximum building length: 180 feet.
(h)
Townhouse dwelling units may be subdivided, leased, purchased, sold, mortgaged and developed as zero-lot-line units without meeting the area and bulk requirements for townhouse development for each individual zero-lot-line unit.
(i)
Trail connection. A minimum of 10 linear feet of multimodal trail shall be provided for every townhouse dwelling unit. Trails shall be located on the same parcel or near the townhouse dwelling units.
(3)
Conditional use. In approving a conditional use application, the Board of Supervisors may, at its sole discretion, attach such conditions to its approval as it deems necessary to further the purposes of this chapter. Such conditions may include, but need not be limited to:
(a)
Modification to the applicable design standards;
(b)
Modifications to the applicable area and bulk requirements;
(c)
Modifications to the off-street parking requirements; and
(d)
Modifications to the open space and recreation requirements, including acceptance of a fee in lieu of required open space or recreation areas. Such fees shall be calculated consistently with the Subdivision and Land Development Ordinance provisions.
§ 225-11 NR-4 Neighborhood Retail Center.
[Amended 12-21-1994 by Ord. No. 1994-1; 3-20-1996 by Ord. No. 1996-1]
A.
Specific intent. The intent of this district is to provide for retail centers to serve the neighborhoods in which they are located.
B.
Use regulations. A building may be erected, altered or used and a lot may be used or occupied for any of the following purposes and no other:
C.
Height, area and bulk regulations. The following regulations shall be observed for all uses permitted in this district:
(2)
Minimum lot area and width.
(a)
A minimum lot area of 87,120 square feet shall be provided for each building.
(b)
For lots less than 130,680 square feet in area, a lot width at the building and street line of not less than 200 feet shall be provided.
(c)
For lots of 130,680 square feet in area and larger, a lot width at the building line and street line of not less than 350 feet shall be provided.
(3)
Yard regulations.
(a)
Front yard. There shall be a front yard on each lot, the depth of which shall be not less than 100 feet.
(b)
Side yards. One each lot there shall be two side yards, each having a width of no less than 50 feet.
(c)
Rear yard. One each lot there shall be a rear yard, the depth of which shall be not less than 50 feet.
§ 225-12 OC-5 Commercial, Multifamily Apartment Development District.
[Added 2-20-2002 by Ord. No. 2002-2]
A.
Specific intent. The intent of this district is to provide suitable location for offices and commercial businesses and as a conditional use shopping centers, townhouses and multifamily apartments.
[Amended 4-5-2017 by Ord. No. 2017-03]
B.
Use regulations. A building may be erected, altered or used and a lot may be used or occupied for any of the following purposes and no other:
(1)
Permitted principal uses.
(a)
Business and/or professional offices.
(b)
Banks, savings and loan, credit unions and/or other financial offices.
(c)
Government offices.
(d)
Retail store.
(e)
Restaurant.
(i)
Any other use determined by the Board of Supervisors to be of the same general character as the permitted principal uses above.
(2)
Conditional uses. (Subject to the provisions of § 225-35.)
(b)
Dwelling, condominium and/or dwelling, multifamily apartment. (Subject to the provisions of Subsection E below.)
(c)
Independent living facility.
[Added 12-7-2011 by Ord. No. 2011-07]
(e)
Tower-based wireless communications facility. (See § 225-14U.)
[Added 7-20-2016 by Ord. No. 2016-03]
(f)
Townhouse dwelling units with a maximum of six dwelling units per building. For townhouse development, townhouse dwelling units may be subdivided, leased, purchased, sold, mortgaged and developed as zero-lot-line units without meeting the area and bulk requirements for townhouse development for each individual zero-lot-line unit; provided, however that the townhouse development tract as whole shall comply with the applicable area and bulk standards of the OC-5 District.
[Added 4-5-2017 by Ord. No. 2017-03]
C.
Height, area and bulk regulations. The following regulations shall be observed for all permitted principal uses, independent living facility use, hotel and motel use, and townhouse use:
[Amended 11-5-2014 by Ord. No. 2014-03; 4-5-2017 by Ord. No. 2017-03]
(1)
Maximum height.
(a)
For any structure except hotel: 35 feet, but not to exceed three stories.
(b)
For any hotel: 45 feet, but not to exceed four stories; provided parapets and roof structures may exceed the building height by not more than 15 feet if approved by the Board of Supervisors at the time of conditional use approval.
(c)
Accessory structures shall not exceed 12 feet.
(2)
Minimum lot area and width.
(a)
A minimum lot are of 87,120 square feet shall be provided.
(b)
For lots less than 130,680 square feet in area, a lot width at the building line and street line of not less than 200 feet shall be provided.
(c)
For lots of 130,680 square feet or larger in area, a lot width at the building line and street line of not less than 350 feet shall be provided.
(d)
For townhouse development, a minimum gross tract area of five acres shall be provided. A lot width of 200 feet at the street line shall be provided, which shall apply to the development tract as a whole. The requirements of § 225-12C(2)(a) through (c) shall not apply to townhouse development.
[Added 4-5-2017 by Ord. No. 2017-03]
(3)
Yard regulations.
(a)
Front yard. There shall be a front yard on each lot, the depth of which shall not be less than 100 feet.
(b)
Side yards. On each lot there shall be two side yards, each having a width of not less than 50 feet.
(c)
Rear yard. On each lot there shall be a rear yard, the depth of which shall not be less than 50 feet.
(d)
Building separation. No structural wall of a building shall be located within 30 feet of the structural wall of another building on the same lot. Buildings on the same lot may be connected by enclosed walkways.
(e)
For townhouse development, the front, side and rear yard requirements shall apply to the development tract as a whole rather than to individual dwelling units. Separate townhouse buildings containing multiple dwelling units may not be connected by enclosed walkways.
[Added 4-5-2017 by Ord. No. 2017-03]
(4)
Lot coverage.
(a)
The maximum total impervious coverage shall be 50% of the total adjusted square footage of the lot.
(b)
For townhouse development, the maximum total impervious coverage shall be 50% of the gross tract area and the lot coverage requirement of § 225-12C(4)(a) shall not apply.
[Added 4-5-2017 by Ord. No. 2017-03]
D.
E.
Shopping center development; dwelling, condominium; and/or dwelling, multifamily apartment regulations. The following standards and criteria shall govern the design and review procedures for shopping center development (SCD), dwelling, condominium (DC) and/or dwelling, multifamily apartment (DMFA) for which conditional use approval is sought in accordance with § 225-12B(2). Inconsistent standards and criteria within this chapter shall not be applicable. In the event of a conflict between these standards and criteria and those contained in the East Caln Township Subdivision and Land Development Ordinance [Chapter 185], these standards and criteria shall control.
(1)
General regulations. The following requirements shall apply to any SCD, DC and/or DMFA proposed for development pursuant to this chapter:
(a)
Ownership. The tract of land to developed shall be in one ownership, or shall be the subject of one application filed jointly by the owners of the entire tract, and shall be under unified control. If ownership of the entire tract is held by more than one person or entity, the application shall identify, be signed by and be filed on behalf of all the said owners. Approval of the application and accompanying plan shall be conditioned upon written agreement by the applicant or applicants that the tract shall be developed under a single management entity with the power and obligation pursuant to recorded covenants in a form acceptable to the Township Solicitor to comply with any conditions to approval of the application and in accordance with the approved plan. If ownership of all or any portion of the tract changes following approval of the application and plan, no site preparation or construction by such new owner or owners shall be permitted unless and until such owner or owners shall review the terms and obligations of approval and agree in writing to be bound thereby with respect to development of the tract.
(b)
Sewer and water facilities. The tract of land shall be served by water and sanitary sewer facilities acceptable to the Board of Supervisors, upon recommendation of the Township Engineer. Such facilities shall be designed and constructed in compliance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185] and the regulations and standards of the supplier of the said services including any revisions thereto promulgated by the said supplier to conform to the requirements of the development.
(c)
Development plan. The SCD, DC and/or DMFA shall be the subject of an application for conditional use approval which shall be accompanied by a plan or plans ("development plans") showing the size and location of all proposed structure(s) and/or use(s), location of the required landscaped areas, all proposed facilities including access driveways and parking areas and any other nondevelopmental uses of the tract. The development plan shall cover the entire tract, regardless of any intended phasing of development. Accompanying the development plan shall be rendered architectural elevations and perspective drawings, providing a clear perspective of the relationship of the proposed development to the site and its visual impact on adjacent properties and a written site concept design criteria document in which the applicant shall present proposals for:
(d)
Development agreement. The development of a tract carried out in either a single phase or in stages shall be executed in accordance with a development agreement. The owner, developer, Township and, where applicable, lender, shall enter into said agreement embodying all details regarding compliance with this chapter to assure the binding nature thereof on the overall tract and its development, which agreement shall be recorded with and be in a condition of approval of the final land development plan.
(e)
Stormwater management plan. The control of erosion and sediment during construction, and the ongoing management of stormwater on the tract, shall be accomplished in accordance with the East Caln Township Subdivision and Land Development Ordinance [Chapter 185]; provided that the proposed plan for the control of erosion and sedimentation may be submitted as a component of the final land development plan for the associated phase or stage of construction.
(f)
Covenants and restrictions. The language, terms and conditions of any proposed covenants or restrictions proposed by the developer shall be subject to the approval of the Board of Supervisors upon recommendation of the Township Solicitor. Additional covenants and restrictions may be required by the Board of Supervisors.
(2)
Permitted principal uses. The following principal uses may be included in an approved SCD:
(a)
Retail store.
(b)
Bank and financial institution.
(c)
Business and professional office building.
(d)
Restaurants or other places serving food and beverage including alcoholic beverages without drive-through and/or curbside service.
(e)
Theater.
(f)
Fire and/or emergency medical station.
(g)
Community center.
(3)
Height, area and bulk regulations. The following area and bulk regulations shall govern development of a SCD:
(a)
Minimum gross development tract size: 30 acres with a street frontage of 500 feet on East Lancaster Avenue (Business Rt. 30).
(b)
Maximum building height. For any structure: 50 feet. For each foot in height above 35 feet there shall be an additional three feet added to the requirements of any perimeter setback requirement.
(c)
Maximum impervious lot coverage: 70% of the gross development tract.
(d)
Minimum landscaped area: 15% of the gross development tract. The minimum area shall not include basins and all other facilities necessary for stormwater management.
(e)
Minimum building setbacks.
[1]
From the right-of-way lines of public streets: 200 feet for a building with a footprint of more than 10,000 square feet and 100 feet for a building with a footprint of 10,000 square feet or less. Buildings abutting arterial roads or limited access roadways shall be setback 75 feet from the edge of the right-of-way line.
[2]
From the curbline of interior circulation streets: six feet.
[3]
From an abutting property not a part of the development tract, the use or zoning of which is residential or institutional, a setback of 100 feet shall be utilized, unless the district is separated by an arterial or limited access roadway, whereby the setback shall be 75 feet.
[4]
From an abutting property not a part of the development plan tract, the zoning of which is commercial or industrial: 70 feet.
(f)
(g)
Minimum distance between buildings. (For the purpose of this section all structures connected by common roof lines shall be considered one building.) No structural wall of a building may be located within 25 feet of a structural wall of another building.
(4)
Height, area and bulk regulations. The following area and bulk regulations shall govern development of a DC and/or DMFA:
(a)
Minimum gross development tract size: 10 acres with a street frontage of 200 feet on East Lancaster Avenue (Business Rt. 30).
(b)
Maximum building height. For any structure: 60 feet. For each foot in height above 35 feet there shall be an additional three feet added to the requirements of any perimeter setback requirement.
(c)
Maximum impervious lot coverage: 70% of the gross development tract.
(d)
Minimum landscaped area: 15% of the gross development tract. The minimum area shall not include basins and all other facilities necessary for stormwater management.
(e)
Minimum building setbacks.
[1]
From the right-of-way lines of public streets: 150 feet for a building with a footprint of more than 10,000 square feet and 100 feet for a building with a footprint of 10,000 square feet or less. Buildings abutting arterial roads or limited access roadways shall be setback 75 feet from the edge of the right-of-way line.
[2]
From curbline of interior circulation streets: 20 feet.
[3]
From an abutting property not a part of the development tract, the use or zoning of which is residential or institutional, a setback of 100 feet shall be utilized, unless the district is separated by an arterial or limited access roadway, whereby the setback shall be 75 feet.
[4]
From an abutting property not a part of the development plan tract, the zoning of which is commercial or industrial: 70 feet.
(f)
(g)
Minimum distance between buildings. (For the purpose of this section all structures connected by common roof lines shall be considered as one building.) No structural wall of a building may be located within 25 feet of a structural wall of another building.
(5)
Parking and traffic circulation regulations. The following parking and circulation requirements shall be applicable to all conditional uses:
(a)
For purposes of traffic channelization, definition of parking areas, reduction of visual monotony and the provision of amenities, an area equivalent, at minimum, to 5% of the private internal surface parking areas and circulation lanes shall be devoted to interior parking lot landscaping which landscaping shall be included in the minimum specified in Subsection E(3)(d) herein. The locations of the landscape areas shall, in general, be dispersed to the degree necessary to fulfill the above objectives.
(b)
All egress from a parking area shall be designed so that motor vehicles leaving the parking areas will enter a road or interior circulation street traveling in a forward direction.
(c)
The minimum number of parking spaces to be provided shall comply with the requirements of § 225-19C.
(d)
Vehicular access to a parking area shall not be directly from an abutting public street.
(e)
Parking areas shall be situated and designed so as to optimize the potential to serve the parking needs of more than one building.
(f)
A reduction of up to 25% of the parking space requirement may be permitted, provided that sufficient land is reserved and properly identified as such to meet the full requirements of this chapter. The space reserved may not be included in the calculations for compliance with Subsection E(3)(d).
(g)
All service areas shall be isolated from main public circulation drives and screened from public view.
(h)
Parking space dimensions and design requirements.
[1]
The minimum dimension for a parking space shall be nine feet by 18 feet. However, where required for safety reasons, the Board of Supervisors may require spaces of 10 feet by 20 feet in designated areas of the parking lot. In all cases there shall be a driveway of at least 24 feet in width between parking rows.
[2]
Parking spaces may be located in enclosed areas such as basements, attached or detached garages or in open space parking areas, including deck and roof parking.
[3]
Adequate ingress and egress to the parking area and parking spaces shall be provided by means of clearly defined drives, circulation and maneuver lanes.
[4]
A program of parking area maintenance, including regular sweeping operations, shall be conducted by the tract management under terms acceptable to the Board of Supervisors.
(6)
Design standards. The following design standards shall be applicable to all conditional uses:
(a)
Landscaping. Shall comply with the requirements of § 225-17A. Street furniture, lighting standards, signs and other accessory items installed shall be included on the landscape plan and shall be of compatible materials, scale and design.
(b)
Architecture. Architectural components shall be distinctive yet harmonious with the character of the Township.
(c)
Signs.
[1]
Building mounted signs in SCD shall comply with the following regulations. No building mounted signs are permitted in DC and/or DMFA except for unit address numbers.
[a]
One building mounted sign shall be permitted for each storefront and shall be located within a signage band located over the store entrance. At the discretion of the Board of Supervisors, a freestanding building or a building with a square footage exceeding 75,000 square feet and abutting an arterial or limited access highway may have up to one signage band and building mounted sign on each side of the building.
[b]
One single line of copy, of individual channel letters with a minimum depth of five inches, shall be permitted except where a second line is part of the tenant's standard logo.
[c]
The total maximum area of the signage board shall be calculated as follows:
[i]
For stores sizes 40,000 square feet and larger, the maximum height of the signage band shall be six feet. The maximum length of the signage band shall be 30 feet or 40% of the store width, whichever is smaller.
[ii]
For stores sizes 20,000 square feet to 39,999 square feet, the maximum height of the signage band shall be four feet. The maximum length of the signage band shall be 30 feet or 40% of the store width, whichever is smaller.
[iii]
For stores sizes 19,999 square feet and smaller with a store front width of 50 feet or more, the maximum height of the signage band shall be three feet. The maximum length of the signage band shall be 30 feet or 40% of the store width, whichever is smaller.
[iv]
For store sizes 19,999 square feet and smaller with a store front width of less than 50 feet, the maximum height of the signage band shall be two feet. The maximum length of the signage band shall be 25 feet or 50% of the store width, whichever is smaller.
[d]
Each sign shall contain a maximum of four colors. The color of signs shall be red, green, yellow, blue, orange, black, or white. Only one shade of each color selected, based on the Pantone matching system, shall be used. All colors depicted within an officially trademarked logo shall not be included in determining the maximum number of colors. Proper credentials verifying the colors within a particular trademark to be included on a sign shall be submitted to the Zoning Officer with the application for a sign permit.
[Amended 10-3-2012 by Ord. No. 2012-06]
[e]
A pedestrian concourse sign shall be permitted to be erected and maintained by the owner of a shopping center development (SCD) in accordance with the following:
[Amended 1-18-2012 by Ord. No. 2012-01]
[i]
The sign shall be rectangular in shape and limited in size to three feet wide by 1 1/2 feet high and shall be oriented perpendicular to the face of the building.
[ii]
Each sign shall be limited to the identification of the occupant of the premises, and no premises may have more than one sign.
[iii]
The sign shall be located at the main entrance to the store, unless otherwise approved by the Board of Supervisors.
[iv]
Each sign must be no less than eight feet above the surface of the concourse walkway, measured to the lowest point of the sign.
[v]
If a pedestrian concourse sign is to be illuminated, it shall not be illuminated from an external light source.
[vi]
Illuminated pedestrian concourse signs shall only be illuminated during business hours of operation.
[vii]
The property owner shall be responsible for maintenance of such signs and shall ensure that all such signs are uniform in size, shape, style, and design.
[f]
Floodlight illumination, exposed neon tubing, exposed lamps and signs of a flashing, blinking, flickering, moving or animated nature shall not be permitted.
[g]
One exterior nonilluminated rear entrance sign per use of two square feet or less shall be permitted.
[2]
Freestanding signs.
[a]
One freestanding sign shall be permitted along each access point of each public road for the proposed shopping center development.
[b]
The design, size and location of any proposed freestanding sign(s) shall be included with the conditional use application. The Board of Supervisors shall consider the appropriateness of the sign in their decision on the application.
(d)
Outdoor display and storage. All uses shall be completely enclosed within a building or enclosed by either walls or opaque fencing designed to be architecturally compatible with the building.
(e)
Lighting. Shall comply with the requirements of § 225-17E, except that light standards may be located on raised concrete pedestals within the paved area of the parking lot.
(f)
Refuse removal. Refuse containers shall be shielded from the view of the general public and shall be so located that the removal or unloading of the containers will not interfere with traffic circulation or parking. Shielding shall be constructed of the same material as the exterior of the building.
(g)
Walkways and public transportation stops. Pedestrian walkways shall be provided between the uses on the tract. When public transportation is available, sheltered structures shall be provided, at and adequate access provided to, the designated stops.
(h)
Fire lane easements.
[1]
Any use located more than 600 feet from a public street shall be provided a duly dedicated fire lane easement to within 150 feet of said use.
[2]
Fire lane easements shall extend from existing public streets and shall have a minimum unobstructed right-of-way width of 30 feet within which there shall be constructed an all weather paved and well drained cartway not less than 20 feet wide.
[3]
Fire lane easements which curve or change directions shall have a minimum radius of 55 feet and those containing reverse curves shall have a minimum centerline tangent length of 50 feet between curves.
[4]
Dead end fire lane easements shall not exceed 400 feet in length and shall be terminated with an unobstructed vehicular turn around or cul-de-sac with a minimum surface radius of 35 feet.
(7)
Review criteria. When reviewing a conditional use application under this section the following shall be included with all other relevant considerations:
(a)
In SCD, appropriate mix of uses. Plans providing only one of the uses permitted shall be denied.
(b)
Coordination of vehicle and pedestrian traffic between the proposed uses.
(c)
Protection of the character and the social and business stability of the surrounding neighborhood.
(d)
Preservation and protection of natural resources including tree masses and other sensitive lands where possible.
(e)
Capacity of existing infrastructure to provide necessary services.