Lansdale City Zoning Code
ARTICLE XII
Business District
§ 405-1200 Permitted uses.
A building may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:
B.
Wholesale stores and minor repairs connected with merchandise sold.
C.
Public utility business offices.
D.
Hotels and motels.
E.
Sale of general merchandise, including the sale in department stores, the sale of apparel of all kinds, the sale of furniture and household goods, including furniture and accessory furniture stores, the sale of all other goods or merchandise or a bakery, candy or confectionery shop where the articles are made and sold on the premises, employing not more than 10 persons.
F.
Transportation services, railroad stations, public service stations, bus passenger stations or bus terminals, provided that the street upon which the bus enters or exits is at least 36 feet wide between curbs.
G.
Office display or sale space of wholesale jobbing or distributing establishments not specifically mentioned herein, provided that not more than 25% of the floor area of the building or the part of the building occupied by said establishment is used for making, assembling, remodeling, repairing, altering, finishing or refinishing its products or merchandise; and provided, further, that any resulting cinders, dust, fumes, noise, odors, refuse matter, smoke, vapor or vibration is effectively confined to the premises; and provided, further, that the ground floor premises facing upon and visible from a major street upon which the premises abut shall be used only for entrances, offices or display purposes.
H.
Any use customarily incident to the above uses authorized by this section, except that no use specified as a special exception shall be permitted as an accessory use.
K.
In addition to the aforesaid uses permitted in the Business District, the following uses may be permitted as a special exception, provided that the building, premises or lot is located not less than 100 feet from a residential district:
[Amended 11-15-1995 by Ord. No. 1555[3]]
(1)
Automobile parking lot, excepting a municipal parking lot and off-street parking accessory to a permitted use under this article, in compliance with the design standards contained in Article XVII herein.
(2)
Animal hospital.
(3)
Wholesale storage and sale of lumber, plumbing and other building supplies and materials.
(4)
Places of outdoor amusement.
L.
When permitted by conditional use, Mixed-Use Overlay District subject to the regulations of § 405-1204 on those properties specifically designated by Borough Council pursuant to a Zoning Map amendment.
[Added 7-17-2004 by Ord. No. 1722]
(1)
Applicant for conditional use shall demonstrate compliance with architectural standards commensurate with the design and materials of buildings existing on or adjacent to the lot and all other applicable standards of § 405-1204.
(2)
Applicant shall submit sufficient information in the form of conceptual architectural elevations or sketches of the common areas and any proposed building in order to demonstrate that the Mixed-Use Overlay is designed as a harmonious development of related structures which incorporates common access drives, shared parking, common area maintenance and a common stormwater management plan. The following design elements shall specifically be submitted:
(a)
Each applicant shall submit architectural elevation drawings showing concepts for facades, roof design, and materials for buildings and structured parking facilities, and incorporate specific design standards in order to qualify for conditional use approval.
(b)
These design standards shall include, but may not necessarily be limited to, building and streetscape elements such as the type of lighting, sidewalk design, street furniture, street signs, and architectural details and facade materials.
(c)
In addition, the applicant shall incorporate architectural performance standards such as screening of parking facilities, loading areas, and all mechanical equipment; the continuity of storefronts and entrance doorways on specific streets; the massing of buildings to reinforce the design of an urban space; and sign control.
(3)
The elevations or sketches submitted shall also demonstrate the use of compatible building materials among the various buildings proposed.
M.
When permitted by conditional use, Business Center Revitalization Overlay District subject to the regulations of § 405-1206 on those properties specifically designated by Borough Council pursuant to a Zoning Map amendment.
[Added 7-20-2005 by Ord. No. 1732]
(1)
Applicant for conditional use shall demonstrate compliance with architectural standards commensurate with the design and materials of buildings existing on or adjacent to the lot and all other applicable standards of § 405-1206.
(2)
Applicant shall submit sufficient information in the form of conceptual architectural elevations or sketches of the common areas and any proposed building or the redevelopment of existing buildings in order to demonstrate that the Business Center Revitalization Overlay is designed as a harmonious development of related structures which incorporates common access drives, shared parking, common area maintenance and a common stormwater management plan. The following design elements shall specifically be submitted:
(a)
Each applicant shall submit architectural elevation drawings showing concepts for facades, roof design and materials for buildings and incorporate specific design standards in order to qualify for conditional use approval.
(b)
These design standards shall include, but may not necessarily be limited to, building and streetscape elements such as the type of lighting, sidewalk design, street furniture, street signs and architectural details and facade materials.
(c)
In addition, the applicant shall incorporate architectural performance standards such as screening of parking facilities, loading areas and all mechanical equipment, the continuity of store fronts and entrance doorways on specific streets; the massing of buildings to reinforce the design of an urban space; and sign control.
(3)
The elevations or sketches submitted shall also demonstrate the use of compatible building materials among the various buildings proposed.
(4)
In lieu of strictly complying with the design standards set forth in § 405-1206, an applicant may offer to Borough Council to place a deed restriction upon its property which provides that development of its property will be substantially in accordance with its plan; and Borough Council may in its discretion accept applicant's deed restriction in lieu of requiring the applicant to strictly comply with the design standards set forth in § 405-1206.
§ 405-1201 Legislative intent.
[Added 11-15-1995 by Ord. No. 1555]
A.
To preserve and build upon the strengths of the Business District of the Borough.
B.
To maintain the character of the downtown commercial core, defined as Main Street between Line Street and Valley Forge Road.
C.
To encourage development that is compatible with the historical character and scale of the Business District and the downtown commercial core with respect to uses, building dimensions, building materials and function.
D.
To discourage development of strip-type highway-oriented commercial uses that require incongruous architectural styles, excessive paved areas, numerous curb cuts and large signs and which attract large volumes of vehicular traffic.
E.
To encourage pedestrian connections between buildings, parking areas and sidewalks and to encourage consolidation of driveways, parking and curb cuts to provide more efficient, economical and safe access and parking.
F.
To encourage the formation and continuance of an uncontested environment for business and professional offices together with residences and other limited commercial uses.
G.
To encourage those types of development that do not attract large volumes of traffic and continuous customer turnover.
H.
To encourage development/redevelopment of existing buildings and properties for mixed uses, including residential, office, retail and service uses previously used for industrial purposes.
[Added 7-17-2004 by Ord. No. 1722]
I.
In areas designated within the Special Regulations Business Center Revitalization Overlay District, to encourage redevelopment and revitalization of existing buildings and properties and the development of new buildings for mixed uses, including commercial, office, retail and service uses previously used or developed as business centers.
[Added 7-20-2005 by Ord. No. 1732]
§ 405-1202 Special exceptions.
With regard to the special exceptions included in the preceding section, the Zoning Hearing Board shall consider the general purposes of zoning, as set forth in § 405-101 of this chapter as well as special exception considerations as set forth in § 405-2205 of this chapter, and, further, the Zoning Hearing Board may impose such conditions and restrictions as are deemed necessary and reasonable by it.
§ 405-1203 Setbacks, lot area and lot width (frontage).
[Amended 11-15-1995 by Ord. No. 1555]
A.
All buildings shall meet the prevailing front yard setback of existing buildings within 100 feet and on the same side of the street as the proposed building. If no buildings are present, the buildings shall be set back four feet from the street line; provided, however, that no setback shall be required for that part of any building abutting upon or adjacent to Madison Street between Wood Street and Hartzell Street, or Hartzell Street between Madison Street and Main Street. Also, all buildings along Main Street between Line Street and Valley Forge Road must abut the sidewalk. The sidewalk shall have a width equal to the prevailing sidewalk width on adjacent properties, and in no case shall be less than 48 inches wide. No use shall be made of the setback area at ground level, and no buildings, structures, signs, display cabinets, show windows, cubicle areas, doorways or any other thing or device shall be placed or maintained thereon, nor shall any grating of slotted or grilled steel be placed on the setback area. The setback area below grade level and underground may be used for business purposes, provided that the sidewalk is sufficiently supported to bear pedestrian traffic. The aforesaid four-foot setback area for all buildings shall be set back four feet from the street line at the first-floor level upward, and the area may be used for any of the legal purposes defined in this Zoning Ordinance under Article XIX. "Second floor," as herein used, shall be defined to be that area beginning at a point measured 12 feet vertically from the sidewalk upward.
B.
No parking shall be permitted between the street line and the front of the building. In the case of a corner lot, no parking shall be permitted between the street line and the front of the building or between the street line and the side of the building.
C.
Parking areas and lots that abut Main Street or Broad Street must include a thirty-inch- to thirty-six-inch-high architectural wall abutting the sidewalk along the street frontage. The sidewalk shall have a width equal to the prevailing sidewalk width on adjacent properties.
D.
All buildings must be oriented toward or face the street. In the case of corner lots, all buildings must be oriented or face the street or higher classification, as determined by Borough Council, or be oriented or face both fronting streets.
E.
Gable, hip, gambrel or mansard roofs are encouraged on all new buildings.
F.
In the event that there are any window or door openings in the side walls of any building, then a side yard of at least four feet shall be maintained on that side of the building.
G.
A lot area of not less than 8,000 square feet shall be provided for every building hereafter erected, altered or used in whole or in part, and the width of the lot shall not be less than 55 feet at the street line (frontage).
§ 405-1204 Height.
The height of any building or structure shall not exceed 60 feet; provided, however, that said height limitation of 60 feet may be exceeded by one foot for every one foot of additional setback (above the required minimum) in each of the front yard, side yards and rear yard dimensions. In no event, however, shall any building or structure exceed 65 feet in height.
§ 405-1205 Special regulations for Mixed-Use Overlay District.
[Added 7-17-2004 by Ord. No. 1722]
A.
The provisions of Article XII, Business District, shall apply except as specifically modified below.
B.
A minimum lot area of four acres shall be required and a master plan shall be submitted illustrating the development for the entirety of each lot. Upon the approval of a master plan, sections of the lot may be developed on a phased basis. The master plan may include multiple uses and multiple buildings on a single lot.
C.
A maximum floor area ratio of 0.75, exclusive of structures devoted to parking, shall be permitted.
D.
A minimum of 20% and a maximum of 70% of the floor area proposed pursuant to the approved master plan shall consist of the following uses, unless specifically waived by Council:
E.
Setbacks.
(1)
All buildings and parking shall be set back a minimum of four feet from the street line. Buildings shall be set back not more than 10 feet. A sidewalk shall be installed along all road frontage with a minimum width of 60 inches, which may be reduced by Borough Council to match the width equal to the prevailing sidewalk width on adjacent properties, but in no case shall such sidewalk be less than 48 inches in width.
(a)
Existing buildings used or if reconstructed and reused shall maintain their current location unless waived by Council.
(b)
For corner lots, one new building may be constructed on site which may be set back greater than 10 feet but not greater than 100 feet from the right-of-way of adjacent streets. When a proposal contains more than one new building, only the building nearest the intersection may be set back greater than 10 feet from the street right-of-way.
(2)
Parking areas or parking lots that abut a street shall include a thirty-inch- to thirty-six-inch-high architectural wall or similar landscape buffer abutting the sidewalk along the street frontage.
(3)
Parking shall be permitted between the street line and front of a building, provided the thirty-inch- to thirty-six-inch-high architectural wall along with a landscaping softening buffer shall be installed along the street line except as required for driveway access. Not more than 50% of the required parking of the entire mixed-use overlay master plan shall be permitted between the street line and front of a building. This limitation shall apply only to parking situate 60 feet or less from a street line.
(4)
All buildings must be oriented toward or face the street, and in the case of corner lots, buildings shall be oriented or face both fronting streets where practicable.
F.
Parking.
(1)
Parking areas established for businesses and retail uses shall be equally available to all patrons and customers.
(2)
Parking shall be provided off street and on lot on the following basis:
(a)
Residential. Parking shall be provided on the basis of two parking spaces per dwelling unit.
(c)
Restaurant, tearoom or place of business dispensing alcoholic and malt beverages. When provided in combination with the above uses, parking shall be provided on the basis of one parking space per 75 square feet of total floor area, otherwise the requirements of § 405-1703, Article XVII, Off-Street Parking and Loading, shall apply.
(d)
Other uses shall provide parking as determined pursuant to § 405-1703, provided that, if applicant can demonstrate efficiencies due to shared parking and joint usage as well as complementary land uses, then the parking requirements of § 405-1703 and this section may be reduced up to a maximum of 25%. In granting the reduction, Council shall consider those spaces provided on street and along the street frontage of the tract or lot which is the subject of a mixed-use overlay development.
G.
Special conveyancing (mortgage subdivision). When the development of a tract and the uses therein are in accordance with an approved master plan, a conveyance of a lot or parcel within the development shall be permitted upon compliance with the following conditions:
(1)
The creation and recording of irrevocable cross-easements, in a form satisfactory to the Borough in favor of and duly binding on all title owners, their successors and assigns, within the area of the development with respect to use, control and maintenance of the common areas, access, green space and parking.
(2)
Application of zoning regulations, including but not limited to building coverage, floor area ratio, impervious surface coverage, required green space, parking, loading, landscaping and signage, as well as required area, width and yard regulations, shall apply to the overall tract approved for development as a single master plan. Individual lots or parcels conveyed pursuant to this section need not comply with these zoning requirements.
H.
Sign regulations. The master plan shall include a master sign plan indicating the height, size and location of all signs, except for those signs normally associated with and permitted by § 405-1605, Banners and temporary signs, and § 405-1607, Special signs, which shall be permitted in addition to the following:
(1)
Monument signs: one sign per street frontage. Total area per face equals maximum 100 square feet, having a maximum height of eight feet measured from mean ground elevation. Corner lots may have one of the permitted signs located at the intersection.
(2)
Residential building: one wall sign per main entrance; total area per face not greater than 100 square feet, having a maximum height of 25 feet measured from mean ground elevation.
(3)
Retail store or office in a group: one wall sign not greater than 35 square feet per establishment per front or side facade and one wall sign not greater than 15 square feet per establishment on the rear facade.
(4)
Individual retail pad signage.
(a)
One monument sign per street frontage: total area per face equals maximum 100 square feet, having a maximum height of eight feet measured from mean ground elevation. Corner lots, with the individual retail pad oriented to front on both streets, may have one of the permitted signs located at the intersection.
(b)
Four wall, projecting or awning signs per street frontage (an individual retail pad shall only have more than one street frontage when such pad and the building located thereon is oriented to front on more than one street). The signs shall not be greater than 50 square feet each and shall not exceed a total of 300 square feet (the signs may be located on any outside wall or awning of the building so long as the total does not exceed that which is provided above).
(6)
The sign face of monument and freestanding signs shall be set back not less than four feet from the rear edge of a sidewalk.
(7)
Window signs. Window signs shall be permitted but shall be subject to the following provisions:
[Added 7-5-2006 by Ord. No. 1745]
(a)
Such signs shall be mounted only to the inside surface of windows and doors.
(b)
The total square footage of such signs shall not exceed 15% of the square footage of the individual window at/on which the sign is located.
(c)
Such signs shall be installed at/on the windows of the first floor/ground level floor of a building.
(d)
Such signs shall be installed on one facade only of any building. In the event that a building has multiple street frontages, window signs may be limited to no more than two street frontage facades.
(e)
Such signs shall be professionally designed and manufactured.
I.
J.
Council may modify or waive specific requirements if it determines an improved development plan or better traffic circulation will result.
K.
Additional use regulations.
[Added 7-20-2005 by Ord. No. 1732]
(1)
Drive-in services shall be permitted by conditional use and shall be considered as part of an overall submission of a master plan for approval by Borough Council. In such case, a minimum of 100 linear feet of continuous driveway, as measured from the service window, used exclusively for drive-in window service shall be provided, and a minimum total stacking space for all drive-in service lanes for at least 10 cars shall be provided, and such lanes shall be arranged so that such drive-in lanes do not interfere with the free and uninterrupted use of the remaining parking areas and driveways (e.g., a pass-by lane shall be provided to allow vehicles to freely pass by the drive-in lanes or to leave the drive-in lanes prior to being served). During the conditional use review of the drive-in lanes, Borough Council may require a greater amount of continuous driveway for drive-in services for the proposed use if, based upon a traffic study prepared and submitted by the applicant and reviewed by the Borough Traffic Engineer, 100 linear feet and/or stacking for 10 vehicles is/are demonstrated to be inadequate. Any change in use shall require conditional use approval by Borough Council for drive-in services, which standard shall be the revision of the traffic study to reflect the change in use and the review of the Borough Traffic Engineer of the adequacy of the drive-through lanes for the new use.
§ 405-1206 Special regulations for Business Center Revitalization Overlay District.
[Added 7-20-2005 by Ord. No. 1732]
A.
The provisions of Article XII, Business District, shall apply except as specifically modified below.
B.
Permitted uses. A building or group of buildings may be erected, altered or used and a lot or premises may be used for any of the following purposes and for no other:
(1)
Offices, banks or financial institutions.
(2)
Retail stores for the sale of: dry goods and general merchandise, clothing, foods, drugs or other household supplies, sale and repair of jewelry, watches, clocks, optical goods or musical, professional or scientific equipment.
(3)
Business or professional offices, studios, banks, savings and loan associations, financial institutions, municipal uses (excluding a dump), telephone control offices, telegraph or other public utility offices.
(4)
Restaurants, tearooms, places of business dispensing alcohol and malt beverages in accordance with the Pennsylvania Liquor Control Board Licensing Provisions.
(5)
Florist shops or personal service shops, including tailors, barbers, beauty salons, shoe repairs, dressmaking or similar shops.
(6)
Laundries or dry-cleaning establishments as long as there is no cleaning, laundering, pressing or other processing of goods on the premises.
(7)
Bowling lanes; indoor theater; billiard room; other place of indoor amusement or recreation.
(8)
Sale of general merchandise, including the sale in department stores, the sale of apparel of all kinds, the sale of furniture and household goods, including furniture and accessory furniture stores, the sale of all other goods or merchandise or a bakery, candy or confectionery shop where the articles are made and sold on the premises, employing not more than 10 persons.
(9)
Transportation services, railroad stations, public service stations, bus passenger stations or bus terminals, provided that the street upon which the bus enters or exits is at least 36 feet wide between curbs.
(10)
Shopping centers, which may include a day-care center so long as the day-care center and related facilities are located within a building separate and distinct from the shopping center and then only when approved by conditional use pursuant to the standards set forth in Article XXIX of this chapter.
(11)
Any use customarily incident to the above uses authorized by this section.
(12)
Additional use regulations.
(a)
Drive-in window services shall be permitted by conditional use and shall be considered as part of an overall submission of a master plan for approval by Borough Council. In such case, a minimum of 100 linear feet of continuous driveway, as measured from the service window, used exclusively for drive-in window service shall be provided, and a minimum total stacking space for all drive-in service lanes for at least 10 cars shall be provided, and such lanes shall be arranged so that such drive-in lanes do not interfere with the free and uninterrupted use of the remaining parking areas and driveways (e.g., a pass-by lane shall be provided to allow vehicles to freely pass by the drive-through lanes or to leave the drive-through lanes prior to being served). During the conditional use review of the drive-in lanes, Borough Council may require a greater amount of continuous driveway for drive-in services for the proposed use if, based upon a traffic study prepared and submitted by the applicant and reviewed by the Borough Traffic Engineer, 100 linear feet and/or stacking for 10 vehicles is/are demonstrated to be inadequate. Any change in use shall require conditional use approval by Borough Council for drive-in services, which standard shall be the revision of the traffic study to reflect the change in use and the review of the Borough Traffic Engineer of the adequacy of the drive-in lanes for the new use.
(b)
Outdoor customer dining shall be permitted, provided that the area devoted to such use complies with all standards otherwise applicable to building location and parking requirements. Applicant shall submit sufficient information in the form of conceptual architectural sketches of the outdoor customer dining which demonstrates that public right-of-way and public egress/ingress are not obstructed. Additionally, the applicant shall comply with the following:
[1]
Outdoor furnishings may include tables, chairs and umbrellas.
[2]
All unsecured furniture will be stored inside the restaurant after normal operating hours.
[3]
Planters, posts with ropes or other removable enclosures are encouraged to be used as a way of defining the area occupied by the cafe.
[4]
Adequate provisions should be made for the disposal of refuse.
[5]
Advertising or promotional features shall be limited to umbrellas and canopies.
[6]
Tables cannot impede pedestrian traffic flow.
(c)
Sexually oriented businesses, animal hospital, wholesale storage and sale of lumber, and places of outdoor amusement are specifically prohibited.
C.
A minimum lot area of seven acres shall be required and a master plan shall be submitted illustrating the development or redevelopment for the entirety of each lot. Upon the approval of a master plan, sections of the lot may be developed on a phased basis. The master plan may include multiple uses and multiple buildings on a single lot.
D.
A maximum floor area ratio of 0.35, which is the ratio of floor area to lot area, exclusive of structures devoted to parking, shall be permitted.
E.
Design standards.
(1)
Architectural guidelines:
(a)
For pad site buildings, rear and side facades shall be of finished quality and shall be of color and materials that match the front facade and blend with structures within the development as well as with structures in the surrounding area.
(b)
Multiple buildings and multiple front facade setbacks from adjoining streets are required.
[1]
No single facade shall remain unbroken or unchanged for a length greater than 100 feet.
[2]
The roof or parapet of the front facade shall have a vertical step or change of not less than three feet or a setback variation of not less than 10 feet in order to comply with the maximum length of 100 feet.
(c)
In addition, front facades shall provide elevation variations no less frequent than every 50 feet, as determined by:
[1]
Change in type of material, or change of color, or use of a porch, pent roof, awning or bay window.
[2]
At least 50% of the front facades for the overall business center shall give the appearance of a second story through the use of faux windows, shutters, dormers, pediment design, pent roofs, turrets, towers, awnings, canopies, porticos or similar features.
[3]
Facade materials, such as stone, brick, stucco, slate, architectural stone block and wood (or products having simulated wood appearance), are preferred to raw concrete, metal, tinted glass, unfinished block, tinted glass and plastic. Preferred materials shall be required for front facades and other facades that are visible from the street frontage(s) of the business center.
(d)
Multiple buildings shall be provided within 200 feet of adjoining street frontages, as follows:
[1]
No less than one building per two acres of land shall be provided.
[2]
To qualify, a building shall contain no less than 2,000 square feet of ground.
[3]
Buildings shall provide a variation of setbacks. When three or more buildings are provided, no less than 1/3 of the number of buildings provided shall be positioned within 50 feet of adjoining street(s).
(e)
Materials of new buildings should be consistent with those used in buildings of the surrounding area.
(f)
Service functions such as loading docks, utility meters, HVAC equipment and trash dumpsters shall be incorporated into the overall design theme of the building so that the front and side facades are continuous and uninterrupted by ladders, towers, fences and equipment. These functions shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from street frontages.
(g)
Principal buildings shall have clearly defined, highly visible customer entrances with a mix of features, such as canopies, porticoes, arches and integral planters, that incorporate landscaped areas and/or areas for sitting.
(h)
Roof designs shall maintain the following standards:
[1]
No portion of a flat roof shall be visible from adjoining street frontage.
[2]
Buildings shall use parapets or mansard-type roof styles to conceal flat roofs and rooftop equipment such as HVAC units along all roof edges for pad sites and along front and side roof edges of main buildings.
[3]
Parapet walls, when provided, shall extend the same or similar material as the front facade and shall be trimmed out to provide a finished top edge, overhang or shadow line.
[4]
Sloped roofs shall be provided with shingle, slate, terra cotta or metal seam material.
(i)
First-floor windows, including glass entrance doors, shall not occupy more than 50% of the total surface area of the building facade as measured every 100 linear feet of building facade.
(j)
Storefront landscaping shall be provided between the foundations of buildings and driveways. A minimum of 15% of the area between the building foundation and driveways shall be landscaped, either using ground plantings, raised planters or similar landscape features.
(k)
Such developments shall contain a common use area that will serve as a focal point for the center and provide walkways, seating, landscaping; water features, courtyards, mini parks and plazas are encouraged. The common use area shall meet the following requirements:
[1]
It shall be located between the front facade of the primary business center.
[2]
It shall be directly connected to the sidewalk in front of the business center.
[3]
It shall consist of one contiguous area, and the shape and location of the common use area shall be approved by Borough Council.
[4]
It shall be improved by an architectural feature or amenity that helps to identify this area as the central gathering place for the development.
(2)
Site plan guidelines:
(a)
Plazas and/or courtyards shall be provided as follows:
[1]
At the corner of two intersecting roads which form road frontage to the center. Such spaces shall consist of not less than 500 square feet of paved surfaces which provide walking or seating areas, civic items such as fountain, clock, sculpture or masonry walls with municipal logos or names. Ornamental landscaping shall complement the design.
[2]
At a point along or adjacent to the front building facade consisting of not less than 1,000 square feet of paved surfaces which provide walking or seating in addition to any required sidewalks along the front of the building.
[3]
In addition to the above, plazas or courtyards may be provided adjacent to restaurants to promote outdoor dining so long as required parking, loading or sidewalks are not interfered with.
[4]
Plazas or courtyards shall be provided with architectural pavers, exposed aggregate or scored concrete or deckwork, not asphalt, and shall be appointed with streetscape features such as benches, sitting walls, planting beds, lighting, railings and landscape space dividers such as shrubs or trees arranged to buffer the space from parking lots or entrances.
(b)
Street and parking lot lights.
[1]
Shall be positioned along the street frontage(s) and within parking lots at locations approved by the Borough and shall not interfere or obstruct vehicular or pedestrian circulation or parking spaces.
[2]
Lighting shall meet the following requirements:
[a]
No light greater than 0.5 footcandle shall shine directly into the windows of a building on abutting property.
[b]
No light greater than 0.5 footcandle shall shine directly from a light source onto the ground or improvements of an abutting property, although incidental light may be permitted to fall on abutting property.
[c]
The height of the light source shall in no event exceed 20 feet unless specifically waived by Council and shall be of such pole design, color and fixture design to be consistent with revitalization and renewal plans established by the Borough.
F.
Setbacks.
(1)
All buildings and parking shall be set back a minimum of four feet from the street line. A sidewalk shall be installed along all road frontage with a minimum width of 60 inches, which may be reduced by Borough Council to match the width equal to the prevailing sidewalk width on adjacent properties, but in no case shall be less than 48 inches in width.
(a)
Existing buildings used or if reconstructed and reused shall maintain their current location unless waived by Council.
(2)
All buildings must be oriented toward or face the street, and in the case of corner lots, buildings shall be oriented or provide front facades toward adjacent streets where practicable.
G.
Parking and loading areas.
(1)
Parking areas established for businesses and retail uses shall be equally available to all patrons and customers.
(2)
Parking shall be provided off street and on lot on the following basis:
(a)
For business centers greater than 100,000 square feet gross floor area, including all freestanding businesses and uses approved pursuant to an overall master plan within the Business Center Revitalization Overly District, parking shall be provided on the basis of not less than 3.5 parking spaces per 1,000 square feet of gross floor area and gross outdoor seating area. In addition, in order for a parking space to count in the total parking spaces provided by the applicant, each parking space shall be within 250 feet of a customer entranceway of a business or use within the business center. Up to 20% of required parking spaces may be held in reserve and landscaped, subject to approval of Borough Council.
(c)
When not qualifying under Subsection G(2)(a) above, parking for restaurant, tearoom or place of business dispensing alcoholic and malt beverages shall be provided on the basis of one parking space per 75 square feet of total floor area; otherwise the requirements of § 405-1703, Article XVII, Off-Street Parking and Loading shall apply.
(d)
When not qualifying under Subsection G(2)(a) above, other uses shall provide parking as determined pursuant to § 405-1703, provided that, if the applicant can demonstrate efficiencies due to shared parking and joint usage as well as complementary land uses, then the parking requirements of § 405-1703 and this section may be reduced up to a maximum of 25%. In granting the reduction, Council shall consider those spaces provided on street and along the street frontage of the tract or lot which is the subject of a Business Center Revitalization Overlay development.
H.
Special conveyancing (mortgage subdivision). When the development of a tract and the uses therein are in accordance with an approved master plan, a conveyance of a lot or parcel within the development shall be permitted upon compliance with the following conditions:
(1)
The creation and recording of irrevocable cross-easements in the form satisfactory to the Borough in favor of and duly binding on all title owners, their successor and assigns within the area of the development with respect to use, control and maintenance of the common areas, access, green space and parking.
(2)
Application of zoning regulations, including, but not limited to, building coverage, floor area ratio, impervious surface coverage, required green space, parking, loading, landscaping and signage, as well as required area, width and yard regulations, shall apply to the overall tract approved for development as a single master plan. Individual lots or parcels conveyed pursuant to this section need not comply with these zoning requirements.
I.
Sign regulations. The master plan shall include a master sign plan indicating the height, size and location of all signs, except for those signs normally associated with those permitted by § 405-1605, Banners and temporary signs, and § 405-1607, Special signs, which shall be permitted in addition to the following:
(1)
Monument signs: one sign per street frontage. Total area per sign face shall not exceed a maximum 100 square feet, having a maximum height of eight feet measured from mean ground elevation. Corner lots may have one of the permitted signs located at the intersection.
(2)
Retail store or office in a group: one wall sign not greater than 35 square feet per establishment per front or side facade. For a shopping center, the following shall apply:
(a)
Storefronts less than 50 linear feet of frontage shall be permitted one sign, the total area of which is calculated not to exceed 2 1/2 square feet of area per linear foot of frontage, but in no event greater than 60 square feet.
(b)
Storefronts having 50 linear feet or greater frontage shall be permitted two signs, the area of which is calculated not to exceed 2 1/2 square feet of area per linear foot of frontage, but in no event greater than 240 square feet.
(3)
Individual retail pad signage:
(a)
One wall, projecting or awning sign per street frontage (an individual retail pad shall only have more than one street frontage when such pad and the building located thereon is oriented to front on more than one street) and one additional wall, projecting or awning sign on a remaining facade. The signs shall not be greater than 50 square feet each and shall not exceed a total of 200 square feet (the signs may be located on any outside wall or awning of the building so long as the total does not exceed that which is provided above).
(4)
Freestanding signs: one sign per street frontage. In the case where individual freestanding or pylon signs exist, two of these signs may remain and be counted toward the maximum number of freestanding signs or monument signs. When counted toward monument signs, for each existing freestanding or pylon sign removed, one additional monument sign may be erected. All other pylon or freestanding signs must be removed unless in compliance with sign regulations otherwise applicable under this section. Freestanding signs shall comply with the requirements set forth in § 405-1604, except where existing signs are greater in area than what is provided in § 405-1604, in which case the area dimensions of the existing signs shall control.
(6)
The sign face of monument and freestanding signs shall be set back not less than four feet from the rear edge of a sidewalk.
(7)
Community messages and Borough logos may be incorporated into street-side plaza designs and shall not be counted toward maximum signage permitted.
(8)
Window signs limited to the inside surface of windows and doors are permitted but not greater than 15% of the window or door glass surface area of each store.
J.
Landscaping.
(1)
Street trees shall be provided in accordance with § 420.3 of the Borough Subdivision and Land Development Ordinance.[1]
(a)
Parking lot landscaping shall be provided in accordance with § 420.5 of the Borough Subdivision and Land Development Ordinance.
(b)
This requirement may be waived by Borough Council where existing centers and parking lots are redesigned and/or restriped.
[1]
Editor's Note: The Borough's Subdivision and Land Development Ordinance is on file and available for inspection or sale at Borough offices.
(2)
Street wall and landscaping criteria.
(a)
Parking areas or parking lots that abut a street shall include a thirty-inch- to thirty-six-inch-high architectural wall plus landscape plant material buffer abutting the sidewalk along the street frontage.
(b)
Parking shall be permitted between the street line and front of a building, provided the thirty-inch- to thirty-six-inch-high architectural wall along with a landscape softening buffer shall be installed along the street line except as required for driveway access and installation of street trees. Not more than 50% of the required parking of the entire Business Center Revitalization Overlay Master Plan shall be permitted between the street line and front of a building. This limitation shall apply only to parking situate 60 feet or less from a street line.
(c)
Walls shall be constructed of masonry materials (such as brick, stone or stucco), including columns, and shall have a finished cap or molding along the entire length.
(3)
Buffers along adjacent properties which are not roads. Parking shall be set back five feet from adjacent business/commercial uses and at least 10 feet from contiguous residential uses. Adjacent to residential uses, a solid opaque fence at a minimum height of six feet shall be installed. Evergreen trees and shrubs shall be planted along both sides of the required fence to soften views to the center from residential properties.
K.
Council may modify or waive specific requirements if it determines an improved development plan or better traffic circulation will result.