Frazer Township City Zoning Code
PART 10
CSO CORRIDOR SITE OVERLAY DISTRICT
§ 27-1001 Purpose.
[Ord. 146, 1/10/2008]
The purpose of the CSO Corridor Site Overlay District is to provide areas which encourage the concentration of large-scale nonresidential uses geared toward local and regional audiences with uses having access to State Route 28 and available public water and sanitary sewer infrastructure.
§ 27-1002 Permitted Uses.
[Ord. 146, 1/10/2008; as amended by Ord. 173, 8/5/2014, §§ 13, 14]
1.
Principal Uses. See Table 27-1.
2.
Accessory Uses (subject to the requirements of § 27-1631):
A.
Accessory uses customarily incidental and subordinate to a permitted use.
B.
Communications antenna mounted on an existing public utility transmission tower, building or other structure, in accordance with § 27-1620.
C.
Signs as specified on Table 27-3 attached hereto ("CSO Corridor Site Overlay Sign Table").
D.
Parking and loading facility standards in Part 18 shall apply, except that the size of each parking space shall be not less than nine feet by 18 feet and the parking ratio shall be as follows:
(1)
Regional or Community Retail Center. One parking space per every 200 square feet of gross leasable area; the parking ratio for a regional retail center shall be computed based upon the gross leasable area of the entire regional retail center regardless of the number of lots that make up the regional retail center.
(2)
Other Retail Buildings. One parking space per every 200 square feet of gross leasable area.
(3)
Motels and Hotels. One parking space per lodging room.
(4)
Stand-Alone Fast Food Restaurant (not within regional or community retail center). One parking space per every 100 square feet of gross floor area.
(5)
Stand-Alone Sit Down Restaurant (not within regional or community retail center). One and one-quarter parking spaces per every 100 square feet of gross floor area.
(6)
Automotive Repair Shop. Four per service bay.
(7)
Stand-Alone Offices or Banks (not within regional or community retail center). Three parking spaces per every 1,000 square feet of gross floor area.
(8)
All Other Uses Not Specified Above. One parking space per every 200 square feet of gross leasable area.
For purposes of this section, "gross leasable area," as applied to community or regional retail centers, shall mean the enclosed area upon which tenants pay rent, including sales areas and integral stock areas and shall be measured from the center line of joint partitions and from the outside face of the exterior wall, if applicable and the center line of the store front. For other individual, stand-alone buildings, gross leasable area shall be equal to gross floor area. |
E.
Outdoor displays, seasonal outdoor activities and sales such as outdoor or sidewalk sales (including outdoor seating for restaurants), outdoor displays of merchandise vehicles (including, but not limited to, recreational vehicles or boats) or manufactured products, promotions, demonstrations of activities or the use of merchandise and similar activities so long as areas proposed for such outdoor activities are shown on the approved land development plan. The requirements of this chapter with respect to the location of nonresidential parking and loading areas and bufferyards shall apply to the location of activities conducted pursuant to this Part.
F.
Storage Trailers. Storage trailers are permitted as an accessory use to a retail center provided that the following restrictions are satisfied:
(1)
All storage trailers shall be screened from view from any public street and residential zoning district. The required screening shall be in the form of opaque fencing, plantings, earthen mounds or existing topography. The height of the required screening shall be a minimum of one foot above the height of any storage trailer located on the subject property. Any opaque fencing utilized for the required screening shall have a decorative finish that compliments the principal building on the subject property. All screening shall be maintained in such a manner as to present a neat and orderly appearance at all times. No signs shall be placed on or in the screening.
(2)
No storage trailer shall be located in any manner which occupies and/or interferes with required parking spaces, loading spaces and facilities, traffic aisles, access drives, open space, clear sight triangles, easements, bufferyards, or stormwater management facilities.
(3)
No storage trailer shall be located between the front lot line of the subject property and the principal building on the subject property, for the width of the lot.
(4)
No storage trailer shall be located within 10 feet of any public street or public right-of-way.
(6)
No utility service shall be provided to a storage trailer.
(7)
No storage trailer shall be physically connected, in any manner, to any structure, building or another storage trailer.
(8)
No storage trailer shall be used, maintained, or placed in a manner so as to negatively impact an adjacent property's access or visibility from a street.
(9)
No storage trailer shall be stacked on top of another storage trailer, or on top of any building.
(10)
No materials or objects of any kind may be stacked upon or on top of any storage trailer.
(11)
No sign shall be placed on a storage trailer in a manner that is viewable from any public street or residential zoning district. No sign shall be placed on the roof of a storage trailer.
(12)
No storage trailer shall be used, maintained, or placed in a manner so as to constitute a public nuisance.
(14)
The area devoted to storage trailers shall not exceed 10% of the gross floor area of the retail center on the lot.
(15)
No storage trailer shall exceed the maximum width, height and length of a vehicle (as that term is defined under § 102 of the Pennsylvania Vehicle Code, 75 Pa.C.S.A. § 102, as amended) under Chapter 49 of the Pennsylvania Vehicle Code, 75 Pa.C.S.A. § 4901 et seq., as amended. At no time shall the height of a storage trailer exceed the height of the adjacent principal building on the lot.
(16)
A storage trailer shall bear all of the following: (a) a valid registration plate; (b) a current certificate of inspection; and (c) an ascertainable vehicle identification number.
(17)
Any area proposed for the location of storage trailers shall be shown on a development plan approved by the Zoning Officer as part of a zoning use permit. Where the provisions of this chapter require the filing of a development plan, such plan shall indicate the proposed location of any storage trailer.
§ 27-1003 Conditional Uses.
[Ord. 146, 1/10/2008]
See Table 27-1.
§ 27-1004 Lot and Area Requirements.
[Ord. 146, 1/10/2008]
1.
General. For any lot consisting of three acres or less, the lot and yard requirements of § 27-1104 shall be met. For any lot greater than three acres, the following standards shall be met.
2.
Minimum Lot Area and Lot Width. A lot in the CSO Corridor Site Overlay District shall be of such size and dimensions with no minimum lot area or width, as shall be necessary to accommodate the intended use or structure in accordance with all applicable regulations of this chapter.
3.
Minimum Front Yard. 50 feet from any arterial, collector, local or street right-of-way.
5.
Minimum rear yard: 30 feet.
6.
Maximum structure height: 35 feet unless otherwise provided.
7.
Maximum lot coverage: 80% of all impervious surfaces.
8.
Any building within a regional or community retail center may be located no closer than 25 feet from any "ring road" (public or private). For purposes hereof, a "ring road" shall mean a roadway encircling the parking area or providing direct access to public bays and shall not refer to fire lanes or interim access drives immediately adjacent to the building.
9.
In addition to all other lot and yard requirements of this chapter, any use permitted within the CSO Corridor Site Overlay District shall also maintain a one-hundred-foot setback from adjacent properties not located within the CSO Corridor Site Overlay District, said setback to be as follows:
A.
Immediately adjacent to the property line, a setback of not less than 50 feet in width measured from the property line of the adjacent property, in which all buildings, parking, streets and other paved areas and any other structures (other than stormwater facilities) whatsoever are prohibited. This bufferyard shall be planted and maintained in trees, grass, ground cover, shrubs, bushes or other natural landscaping materials acceptable to the Township. This requirements is separate from any landscaping requirement contained in the Subdivision and Land Development Ordinance. [Chapter 22]
B.
An additional setback of not less than 50 feet in width measured from the terminus of the setback described in paragraph A, above, in which no buildings shall be permitted.
10.
Any building exceeding 100,000 square feet of gross floor area located within a regional retail center may be subdivided notwithstanding the yard requirements of this section, provided the regional retail center as a whole and lot or lots upon which it is located would otherwise comply with all requirements of this section.
§ 27-1005 Special Requirements.
[Ord. 146, 1/10/2008]
Regional retail center and/or community retail center uses in the CSO District shall comply with the following requirements:
A.
Maximum structure height: 60 feet.
B.
There shall be adequate provision for ingress and egress to all parking and loading spaces designed for use by employees, customers, delivery services, sales people and/or the general public. Where a parking or loading area does not abut on a public right-of-way, or private alley or access, there shall be provided an access drive of not less than 12 feet in width per directional lane of traffic; and not less than 16 feet in width in all cases where the access is to storage areas or required loading and unloading spaces.
C.
In any regional or community retail center, each parking space shall be not less than nine feet by 18 feet in size. All parking area drive aisles shall be not less than 24 feet in width. Each parking area shall be separated from adjoining ring roads (public or private) or other private streets and drives by a landscaped planting island not less than five feet in width.
D.
Each parking space shall, in addition to the required minimum area, whether inside or outside of a structure, include an additional 100 square feet per space for turning and access to the parking stall.
E.
A master sign plan (i.e., a plan showing the proposed location of all site identification, directional, wall-mounted or other signage) shall be submitted as part of the land development plan submission. Signs shall be limited to the type, number and size specified on Table 27-3 attached hereto ("CSO Corridor Site Overlay Sign Table"). Signs may be erected within front, rear or side yards.
F.
No part of any self-supporting business sign shall the established or proposed height of the principal structure.
G.
Directional traffic control signs are permitted and shall comply with the regulations of the Federal Highway Administration and Pennsylvania Department of Transportation.
§ 27-1006 Nonseverability.
[Ord. 146, 1/10/2008]
The provisions of this Part are not severable. In the event any portion of this Part shall be declared invalid and unenforceable, it is the intention of the Township that the CSO Corridor Site Overlay District be eliminated in its entirety, with the zoning classification of property within the CSO Corridor Site Overlay District reverting to the underlying zoning district.