London Grove Township
City Zoning Code
City Zoning Code
PART 10
COMMERCIAL C DISTRICT
§ 27-1001 Purpose and Specific Intent.
1.
To provide for specific areas for commercial uses that are desirable for township residents. These areas should be concentrated and diverse enough to provide a variety of alternatives for existing and future residents.
A.
These uses, singly or cumulatively, shall not create conditions incompatible with the residential and agricultural uses. Such uses will provide employment opportunities and associated tax revenue. This will result in promoting a viable commercial area serving township residents.
B.
The concentration of these uses will minimize the demands upon the infrastructure within the township, thus, avoiding inefficient extension of sewer interceptor lines, extensive road improvements and traffic congestion, demands for dispersed and other township-wide services.
C.
The concentration of these commercial uses will encourage concentrations of retail and office uses so that each may benefit by the increased attraction of customers generated by others, thereby encouraging trade and commerce. Such a concentration will best promote the area as a viable commercial and service area for residents.
D.
Needs of residents will be met by providing a viable and diversified commercial area.
§ 27-1002 Permitted Uses.
[Ord. No. 222, 2/8/2023; Ord. No. 225, 5/10/2023]
1.
A building or group of buildings may be erected or altered and a lot may be used for any one or combination of the following purposes:
A.
Retail, wholesale and discount sales.
B.
Retail service establishments.
C.
Restaurants and fast food restaurants providing indoor seating and service and outdoor seating as an accessory use.
D.
Hotel, motel or inn.
E.
Conference center, catering and banquet facilities.
F.
Banks and financial service facilities.
G.
Offices.
H.
Government, educational and religious uses and facilities.
I.
Hospitals, surgi-centers and other related medical and office facilities.
J.
Senior housing, including, but not limited to, continuing care, assisted living and skilled care facilities subject to the applicable provisions of the RH District.
K.
Clubs, fraternal and social organizations.
L.
High density residential uses subject to all regulations of the RH District when in a multi-story building where the first floor is commercial and the upper floors are residential.
M.
Agricultural uses, excluding intensive agriculture, subject to the applicable provisions of the AP District.
N.
Automobile sales and service.
O.
Residential uses above free standing commercial use.
P.
Indoor recreation activities and facilities.
Q.
Indoor shooting range subject to the provisions in part 18 of this Code.
R.
Shopping centers.
S.
Day care centers.
T.
Funeral homes.
U.
Accessory uses.
V.
Convenience store subject to the standards in section 27-1844.
2.
A building may be erected and a lot used for any one or more of the following purposes when authorized as a conditional use by the board of supervisors subject to "general design and performance standards," of this chapter. The regulations and standards of this section shall be the minimum requirements controlling such uses, unless otherwise indicated.
A.
(Reserved)
B.
Light industry, manufacturing, storage and distribution.
C.
Communication towers subject to the applicable provisions of the general design and performance standards.
D.
Animal grooming and boarding, provided all animals are housed within the building.
E.
Outdoor activities, other than outdoor seating for restaurants and fast food restaurants, when associated with hotels and conference centers, senior housing or clubs which are permitted by right in this district.
F.
Apartment building and apartment complexes.
3.
A building may be erected and a lot used for any one or more of the following purposes when authorized as a special exception by the zoning hearing board subject to "zoning hearing board" provisions of this chapter. The regulations and standards of this section shall be the minimum requirements controlling such uses, unless otherwise indicated.
A.
Outdoor recreation.
B.
Automobile service station.
C.
Veterinary clinics or animal hospitals.
§ 27-1003 Area and Bulk Regulations.
[Ord. No. 225, 5/10/2023]
1.
The following regulations shall apply to all the uses permitted in the Commercial District, except apartment buildings and apartment complexes:
A.
Lot size (minimum)—one acre.
B.
Building coverage (maximum)—35%.
C.
Total impervious coverage (maximum)—70%.
D.
Open space and green areas (minimum)—30%.
E.
Lot width at street line (minimum)—100 feet.
F.
Building setback, front (minimum)—20 feet.
G.
Building setback, side (minimum)—20 feet.
H.
Building setback, rear (minimum)—20 feet.
I.
Building height (maximum of)—35 feet or three stories, whichever is less.
§ 27-1004 Design Standards.
1.
All applicable standards provided in "signs," "access, parking and circulation," and, "general design and performance standards" shall be complied with.
2.
All uses in this district shall be subject to the requirement that connection is made to public water supply and public sewage system.
3.
The applicant shall demonstrate full compliance with the following ordinances, as well as all other ordinances related to the construction of buildings and the specified uses included therein:
A.
Subdivision and land development ordinance [chapter 22].
B.
Stormwater, sedimentation and erosion control ordinance [chapter 20].
C.
Groundwater protection district standards of this chapter.
§ 27-1005 Ownership.
Condominium or similar type ownership of buildings is encouraged in order to provide for the smaller business. A condominium group must conform to all area and bulk regulations above; however, a zero lot line (party wall) is permitted between units of the building (side yard standards are not applicable). In addition, all other applicable township regulations will apply.
When condominium or similar form of ownership is envisioned, a plan for ownership shall be submitted to the township as well as any documentation necessary under the Uniform Condominium Act.
§ 27-1006 Apartment Buildings and Apartment Complexes.
[Ord. No. 225, 5/10/2023]
A.
Apartment buildings in the Commercial District are permitted by conditional use and shall be designed in accordance with the standards in this section.
(1)
There shall be a minimum contiguous land area of four gross acres.
(2)
The apartment building shall be served by public sanitary sewage and public water supply facilities.
(3)
The building setback line shall be 30 feet from the existing right-of-way line or ultimate right-of-way, whichever is greater.
(4)
The maximum length of any apartment building shall not exceed 120 feet.
(5)
The maximum depth of any apartment building shall not exceed 80 feet.
(6)
All apartment buildings shall be located at least 30 feet from any side or rear property line.
(7)
The maximum building cover shall be 25%.
(8)
The maximum impervious cover shall be 40%.
(9)
The maximum building height shall be 35 feet.
(10)
The apartment building shall be designed in accordance with the following architectural, landscaping and exterior enhancement standards:
(a)
A landscaping plan shall be submitted to the township for consideration and approval as part of the conditional use application.
(b)
The apartment building shall provide a buffer yard and planting screen along the property lines at the perimeter of the development tract sufficient to protect the privacy of the adjacent property owners. In no instance shall the buffer yard be less than 10 feet in width when the proposed yard abuts an existing nonresidential use and no less than 25 feet in width when the yard abuts a residential use. The design of the landscaped and planting screen shall be subject to the approval of the board of supervisors as part of the conditional use application. The use of existing mature trees (six inches in caliper, as measured at breast height) is encouraged and may be utilized as part of the required buffer yard.
(11)
The off-street parking areas and access drives shall be designed in accordance with the following provisions:
(a)
The parking areas shall not be designed or located to require cars to back into streets in order to leave the parking areas. All dead-end parking lots shall provide adequate areas in which emergency and commercial vehicles can safely maneuver.
(b)
Common parking areas and access drives shall be located a minimum of 20 feet from the apartment building. Common parking areas shall be a minimum of 20 feet from all street rights-of-way and exterior lot lines of the development.
(c)
The entrance and exit ways to parking areas shall have a minimum width of 12 feet for each lane of traffic entering or leaving the areas.
(d)
All common parking areas shall be sufficiently screened and landscaped in accordance with the standards in section 27-1806.
(e)
The minimum number of required number off-street parking spaces for the development shall be 2.5 spaces per dwelling unit.
(f)
Each parking space shall have a minimum area of 180 square feet (10 feet wide by 18 feet long).
(12)
Exterior storage areas for trash and rubbish shall be completely screened from view on three sides by fencing and landscaping. All trash and rubbish shall be contained in vermin proof containers.
(13)
The provisions specified herein for common open space do not relieve the applicant of complying with other requirements for open space and recreation as specified within this Code.
B.
Apartment complexes in the Commercial District are permitted by conditional use and shall be designed in accordance with the standards in this subsection.
(1)
There shall be a minimum contiguous land area of 15 gross acres. "Contiguous land area" shall be defined as a parcel of land that is owned under a single deed or parcels of land that are owned under multiple deeds, provided that the parcels of land are contiguous to each other having common deed boundaries and are not physically separated by parcels of land owned by other individuals or parties. The board of supervisors shall consider contiguous parcels of land that are physically separated by utility easements or rights-of-way, streams and/or other natural features, provided that the applicant demonstrates that the apartment development can be harmoniously designed.
(2)
All of the uses contained within the development shall be served by public sanitary sewage disposal facilities. As part of the conditional use application, the applicant shall provide evidence that there are sufficient public sewer capacities to service the development.
(3)
All of the uses contained within the development shall be served by public water supply facilities. As part of the conditional use application, the applicant shall provide evidence that there are sufficient public water capacities to service the development.
(4)
The maximum permitted residential density (apartment units per net acre) for apartment buildings shall be 12 units per acre.
(5)
A minimum of 20% of the gross area of the apartment development shall be set aside as common open space. No more than 60% of the common open space shall be located on lands within areas that are located within the 100-year floodplain, areas delineated as wetlands and/or areas with a slope of 20% or greater.
(6)
The total number of individual apartment units contained within a single building shall not exceed 36 apartment units.
(7)
The building setback line shall be 20 feet from the existing right-of-way line or ultimate right-of-way, whichever is greater.
(8)
The minimum building separation from other groups of apartment buildings within the development shall be as follows:
(a)
The separation shall be 30 feet when the apartment buildings are side-to-side.
(b)
The separation shall be 30 feet when the apartment buildings are side-to-rear.
(c)
The separation shall be 30 feet when the apartment buildings are rear-to-rear.
(9)
The maximum length of any apartment building shall not exceed 240 feet.
(10)
The maximum depth of any apartment building shall not exceed 80 feet.
(11)
All apartment buildings shall be located at least 20 feet from any side or rear property line.
(12)
The maximum building cover shall be 35%.
(13)
The maximum impervious cover shall be 80%.
(14)
The maximum building height shall be 60 feet.
(15)
The apartment development shall be designed in accordance with the following architectural, landscaping and exterior enhancement standards:
(a)
A landscaping plan shall be submitted to the township for consideration and approval as part of the conditional application.
(b)
The apartment development shall provide a buffer planting strip and buffer area along the property lines at the perimeter of the development tract sufficient to protect the privacy of the adjacent property owners. In no instance shall the buffer yard be less than 10 feet in width when the proposed yard abuts an existing nonresidential use and no less than 25 feet in width when the yard abuts a residential use. The design of the landscaped and planting screen shall be subject to the approval of the board of supervisors as part of the conditional use application. The use of existing mature trees (six inches in caliper, as measured at breast height) is encouraged and may be utilized as part of the required buffer yard.
(16)
Where feasible, the front building lines or facades of the apartment building shall be staggered or offset.
(17)
The off-street parking areas and access drives shall be designed in accordance with the following provisions:
(a)
The parking areas shall not be designed or located to require cars to back into streets in order to leave the parking areas. All dead-end parking lots shall provide adequate areas in which emergency and commercial vehicles can safely maneuver and subject to the approval of the board of supervisors as part of the conditional use application.
(b)
Common parking areas and access drives shall be located a minimum of 20 feet from all buildings and structures within the development. Common parking areas shall be a minimum of 20 feet from all street rights-of-way and exterior lot lines of the development.
(c)
All common parking areas shall be sufficiently screened and landscaped in accordance with the standards in subsection 27-1806.3.
(d)
The minimum number of required number off-street parking spaces for the development shall be 2.5 spaces per dwelling unit.
(e)
Each parking space shall have a minimum area of 180 square feet (10 feet wide by 18 feet long).
(18)
Exterior storage areas for trash and rubbish shall be completely screened from view on three sides by fencing and landscaping. All trash and rubbish shall be contained in vermin proof containers.
(19)
The provisions specified herein for common open space do not relieve the applicant of complying with other requirements for open space and recreation as specified within this Code.
(20)
The apartment complex development shall incorporate sidewalks and/or trails for pedestrian circulation.
(21)
In addition to the dwelling units, an apartment complex may contain the following nonresidential uses:
(a)
Office space utilized for the purpose of conducting customary business, sales, meetings and/or maintenance which are directly associated with the apartment development.
(b)
Indoor recreation and/or community center for use by the residents of the apartment buildings.
(c)
Active and passive recreation uses within the open space areas of the apartment development.
(d)
Garage/storage units dedicated to the use of the residents.
(e)
Electric vehicle (EV) charging stations dedicated to the use of the residents. EV charging stations shall be located a minimum of 25 feet from a structure.
