East Coventry Township
City Zoning Code
City Zoning Code
PART 10
C-1 COMMERCIAL AND BUSINESS CAMPUS DISTRICT
§ 27-1001 Specific Intent.
[Ord. 147, 8/11/2008, § 1000]
It is the intent of this Part and this zoning district to provide for expanded commercial, light industrial and office campus uses within the Pennsylvania Route 724 business corridor.
§ 27-1002 Use Regulations.
[Ord. 147, 8/11/2008, § 1001; as amended by Ord. 174, 2/14/2011, § VII; and by Ord. 196, 8/12/2013, § XI]
1.
C-1 Commercial and Business Campus District Uses Permitted by Right. A building or buildings including multi-use buildings or other structure may be erected or used and a lot may be used or occupied by right for any of the following purposes:
A.
All uses permitted by right in the C Commercial District.
B.
An office park, business campus or industrial park containing the uses otherwise permitted in the C Commercial District provided that the minimum net tract area shall be 10 acres and the minimum tract frontage on PA 724 shall be 500 feet.
C.
Business or professional office, bank, passenger station for public transportation, restaurant, including outdoor dining, personal service shop, provided that such uses are planned and incorporated as an integral part of a permitted office park/industrial park/business campus development.
D.
Wholesaling, warehousing and distribution excluding outdoor storage of raw materials, bulk storage or sale of coal, petroleum or other fuels.
F.
Printing facilities, assembly of components manufactured elsewhere, excluding the outdoor storage of raw materials; the sale of farm machinery, lumber, plumbing and building supplies, excluding the outdoor storage of raw materials.
G.
Retail automotive sales and servicing but not including vehicle auctions.
[Amended by Ord. No. 2020-237, 2/10/2020]
H.
Shopping center provided that the minimum tract frontage on PA 724 shall be 1,000 feet.
I.
Wholesale and retail sales of landscape supplies such as mulch, soils, aggregates, gravel, and sand. The production of mulch on-site is permitted. Outdoor storage of landscape supplies is permitted, provided such storage areas are buffered from the surrounding properties.
[Added by Ord. No. 2022-254, 5/9/2022]
2.
C-1 Commercial and Business Campus District Conditional Uses. A building or buildings including multi-use buildings or other structure may be erected or used and a lot may be used or occupied when authorized as a conditional use for any of the following purposes:
3.
Off-Street Parking. Off-street parking spaces, as defined in § 27-202 of this chapter, in the C-1 District, shall be provided in accordance with the provisions of § 27-1306 of this chapter. Limited on-street parking may be permitted only in accordance with the provisions of § 27-1306, Subsection 1A(1)(c), of this chapter.
4.
Signs. Signs shall be permitted in the C-1 Commercial and Business Campus District only in accordance with the provisions of § 27-1314 of this chapter.
5.
Accessory Uses. Accessory uses to any of the foregoing permitted uses shall be permitted in the C-1 Commercial and Business Campus District only in accordance with the provisions of § 27-1319 of this chapter.
6.
Open Space. All subdivisions and land developments in the C-1 District shall comply with the open space requirements of § 22-426 of the Subdivision and Land Development Ordinance [Chapter 22]. The design, disturbance, permitted uses, ownership, maintenance and, management of open space shall comply with the applicable standards of § 27-1404, Subsection 1A, of this chapter.
7.
Trails. Trails shall be provided for all subdivisions and land developments in the C-1 District in accordance with the Township approved trail plan.
§ 27-1003 Single-Family Detached Dwelling Use of Certain Lots in the C-1 Commercial and Business Campus District.
[Ord. 147, 8/11/2008, § 1002]
1.
Notwithstanding any provision of this Part or other provisions of this chapter to the contrary, a building may be erected and used on an unimproved lot in the C-1 District, and such unimproved lot may be used and occupied, by right, for a single-family detached dwelling and accessory uses thereto in accordance with § 27-1319 of this chapter, subject however to all the following conditions:
A.
That the lot shall have existed of public record, on and since January 1, 1993, as a lot held in single and separate ownership.
B.
That the zoning district classification of the lot on January 1, 1993, shall have been R-1 Residential.
C.
That the single-family detached dwelling shall be the only principal use of the lot.
D.
That the erection, use and occupancy of the building and lot for such single-family detached dwelling and accessory uses shall be in accordance with the regulations of § 27-703 of this chapter, and other provisions of this chapter applicable to a single-family detached dwelling principal use in the R-2 District and uses accessory thereto.
§ 27-1004 Area, Bulk and Dimensional Standards.
[Ord. 147, 8/11/2008, § 1003]
1.
The following standards shall be applicable to all uses in the C-1 District:
A.
Minimum Net Lot Area, Lot Width and Yards. The required minimum net lot area shall be calculated according to the definition of net lot area in § 27-202 of this chapter.
Minimum Net Lot Area | Minimum Lot Width | Minimum Front Yard | Minimum Side Yards | Minimum Rear Yard | |
|---|---|---|---|---|---|
With or Without Public Sewage Disposal and/or Public Water Supply | 3 Acres | 300 feet | 50 feet | 50 feet | 50 feet |
B.
Building and Lot (or Site) Coverage. The maximum lot or site building coverage shall not exceed 40% and the maximum total lot or site impervious coverage shall not exceed 60%.
C.
Density Regulations. The maximum density in the C-1 District shall be 10,000 square feet of building area per acre with a total of 150,000 square feet of building area per tract, and 50,000 square feet of building area per individual building.
D.
Height Regulations. The maximum height of all buildings and other structures, with the exception of communications towers and antennas, erected or enlarged in this district shall be:
(1)
For any dwelling or accessory building or structure, 35 feet, not exceeding three stories.
(2)
For any non-dwelling building or other structure, 35 feet, except that the height may be increased to a maximum of 65 feet provided that for every foot of height in excess of 35 feet there shall be added to each front, side and rear yard requirement one corresponding foot of additional width or depth.
(3)
For any farm structure (silo, barn, elevator, etc.) 35 feet, except that such height may be increased to a maximum of 90 feet provided that for every foot of height in excess of 35 feet there shall be added to each front, side, and rear yard requirement one corresponding foot of additional width or depth.
§ 27-1005 Other Requirements and Standards.
[Ord. 147, 8/11/2008, § 1004; as amended by Ord. 172, 2/14/2011, § II]
1.
The following requirements and standards shall be applicable to all uses in the C-1 Commercial and Business Campus District:
A.
Required Buffer. When a yard abuts a residential district or a residential use, a seventy-five-foot setback shall be required and such setback shall contain a buffer area of not less than 40 feet in width containing a landscape screen that shall utilize an earthen berm. When a yard abuts a nonresidential district or nonresidential use a buffer area of not less than 25 feet in width containing a landscape screen shall be provided within the setback area. A buffer area within the setback shall not be required along any PA Route 724 frontage. The landscape screen shall comply with the § 22-428 of the Subdivision and Land Development Ordinance [Chapter 22] and shall consist of plant material, walls, fencing, earthen berms or a combination thereof.
C.
Outdoor Storage.
(1)
All outdoor storage of finished products, supplies and equipment shall be fully screened from view from off the premises; however, industrial vehicles available for sale shall not require screening. With exception of § 27-1002, Subsection 1.I, above, all raw materials used for any permitted use shall be stored in a fully enclosed structure.
[Amended by Ord. No. 2022-254, 5/9/2022]
(2)
No equipment or other products, except industrial vehicles for sale, shall be stored or displayed for sale on a lot within a front yard or side yard abutting a street, or between a street line and the wall of a principal building. Any industrial vehicles for sale shall be set back a distance of not less than 50 feet from a right-of-way line or property line.
D.
Multi-use Commercial Building. In a multi-use commercial building having party walls, no side yard shall be required except at the end of the structure. The minimum distance between buildings located on the same lot shall be 30 feet.
E.
Vehicular Ingress and Egress. Points of vehicular ingress and egress between a street and all off-street parking and service areas shall be so located and so controlled that vehicles can be moved from the parking and service areas to the street only by way of such designated points of ingress and egress. No parking area shall be permitted which may allow or encourage the backing of vehicles directly onto a street. Service streets shall be required. Access driveway intersection points with PA Route 724 shall be separated by a distance of 400 feet or greater.
F.
(Reserved)
2.
Requirements for Specialty Contractors. The following requirements and standards shall apply to specialty contractors:
[Added by Ord. No. 2019-231, 3/11/2019]
A.
No on-street parking shall be permitted.
B.
The outdoor storage of materials and equipment other than service vehicles shall be prohibited.