Eddystone City Zoning Code
ARTICLE XII
PCO Planned Commercial/Office District
§ 295-50 Purpose.
The purpose of this district is to provide for modern, nonnuisance commercial and office uses with the further intent of encouraging large site commercial/office development with low lot coverage. Light industrial uses are permitted by special exception only to ensure that the industrial use will not dominate the district. Standards are included to ensure appropriate buffers and landscaped areas and to thereby protect adjacent residential areas and uses within the district. It is also intended that the uses in this district be limited to those that create no significant impacts on nearby establishments and nearby residential uses. The development standards are intended to promote attractive development, an open and pleasant street appearance and compatibility with adjacent residential uses. Development is intended to be aesthetically pleasing for motorists, pedestrians and the businesses themselves.
§ 295-51 Uses permitted by right.
A building or a unified group of buildings may be erected, altered or used for only one or more of the following uses:
A.
Retail store, including general merchandise, hardware, factory outlet, home improvement store or pharmacy.
B.
Food store, including grocery, delicatessen, supermarket and bakery.
C.
Eating or drinking establishment, including a fast-food restaurant, provided that it has at least 60% of the building area devoted to a dining area for customers.
D.
Office and office building, studio, bank or other financial institution.
E.
Personal service shop.
F.
Medical or dental office/clinic.
G.
Theater, bowling alley, miniature golf or similar facility.
H.
Community service facility, such as a recreational facility or youth center.
§ 295-52 Uses permitted by special exception.
§ 295-53 Accessory uses and structures.
Only the following accessory uses and structures shall be permitted:
C.
Storage within an enclosed building in conjunction with a permitted use.
E.
Day-care center by special exception, subject to § 295-81.
[Amended 1-13-1997 by Ord. No. 568, approved 1-13-1997]
F.
Any accessory use on the same lot with and customarily incidental to any of the uses permitted above and not detrimental to the area.
§ 295-54 Area and bulk regulations.
Unless specifically stated otherwise, the following shall be minimum requirements:
B.
For office uses.
§ 295-55 Special development regulations.
A.
Planted buffer. There shall be a planted buffer area adjacent to or near the property line between structures in this district and any residential district. Such planted buffer shall be a minimum of 35 feet wide and shall have contained within it a planted visual screen not less than 10 feet wide.
B.
Planted visual screen.
(1)
A planted visual screen, when used as part of a planted buffer area, shall consist of evergreen trees and shrubs with the evergreen trees planted at not less than eight-foot intervals and shall be not less than 10 feet wide, with the trees being not less than six feet high at the time of planting.
C.
Landscaping and screening.
(1)
Landscaping consisting of shrubs, trees or other plantings shall be provided in front of all buildings on individual lots or, in the case of commercial establishments, shall be arranged in attached fashion between the parking lot and the building(s). Such landscaping area shall be not less than four feet wide.
(2)
Landscaping shall also be provided in high-visibility areas such as long exterior and interior roadways, between individual parking areas and to break up continuous rows of parking. Such landscaping shall be provided in accordance with a landscaping plan approved by Borough Council, upon the recommendation of the Borough Engineer.
(3)
Mechanical equipment located on the ground, such as heating or cooling equipment, pumps or generators must be screened from the street and any abutting residential zones by walls, fences or vegetation tall enough to screen the equipment. Mechanical equipment on roofs must be screened from the ground level of any abutting residentially zoned areas.
(4)
Any portion of a lot or tract which is not used for buildings or other structures, loading or parking spaces or aisles or designated storage areas shall be landscaped in accordance with a landscaping plan approved by Borough Council, upon the recommendation of the Borough Engineer.
D.
Interior circulation, access and traffic control.
(1)
The entrance road from the exterior roadway that is a major arterial shall have a cartway not less than 36 feet wide for at least 200 feet from the point of entrance into the site.
(2)
The interior circulation on a lot or tract shall be designed so that no driveway or street providing parking spaces shall be used as a through street. If parking spaces are indicated by lines with angles other than 90°, the traffic lanes shall be restricted to a one-way flow to permit head-in parking. No driveway or street used for interior circulation shall have traffic lanes less than 10 feet in width.
(3)
Areas provided for loading and unloading of delivery trucks and other vehicles and for the servicing of shops by refuse collection, fuel and other service vehicles shall be adequate in size and shape and be so arranged that they may be used without blockage or interference with the use of accessways or automobile facilities.
(4)
All accessways to any public street or highway shall be located at least 200 feet from the intersection of any two street lines and shall be designed in a manner conducive to safe ingress and egress.
[Amended 1-13-1997 by Ord. No. 568, approved 1-13-1997]
(5)
No plan or proposal shall be approved which is likely to create traffic hazards endangering the public safety. Safety requirements which may be imposed, where appropriate in such a review, shall include traffic control devices, acceleration or deceleration lanes, turning lanes, traffic and lane markings and signs.
E.
Pedestrian standards.
(1)
An on-site pedestrian circulation system which connects the parking areas and the structures on the site must be provided. The circulation system must be hard-surfaced and be at least five feet wide. Where the system crosses driveways, parking areas and loading areas, the system must be clearly identifiable through the use of striping, elevation changes, speed bumps, a different paving material or other similar material. The on-site pedestrian circulation system must be lighted so that it can be used at night by employees, residents and customers.
(2)
The applicant is encouraged to connect the pedestrian circulation system to other areas of the site, such as a parking lot and any pedestrian amenities such as plazas and resting areas.
F.
Storage and display. Permanent outside storage areas shall be screened by opaque ornamental fencing, walls or evergreen planting so that it cannot be seen from adjoining streets or parking areas when viewed by a person standing at ground level.
G.
Building design.
(1)
Buildings may be designed and arranged either separately or in an attached fashion.
(2)
All buildings shall be designed according to a unified architectural scheme.
(3)
Buildings shall be designed to take advantage of terrain and shall be physically located so as not to unnecessarily concentrate activity in one portion of the lot.
(4)
All pedestrian entrances shall be paved with an all-weather surface. Curbing shall be provided to separate parking, access, streets and driveways.
(5)
All signs shall be designed so as to be harmonious and consistent in terms of size, design and color scheme with those of nearby uses or buildings, particularly in the case of shopping center development.
(6)
All design schemes must be approved by Borough Council upon the recommendation of the Borough Engineer.
H.
Lighting. All parking areas, driveways and loading areas shall be provided with a lighting system so as to adequately meet the needs of the area. All direct lighting shall be completely shielded from traffic on any driveway or street and from any residential district.
I.
Refuse. All refuse shall be contained in verminproof containers which shall be screened from public view. Trash receptacles for pedestrian use are exempt.