New Oxford City Zoning Code
PART 9
HIGHWAY COMMERCIAL HC DISTRICT
§ 27-901 Statement of Legislative Intent.
[Ord. 12/21/1998, § 900]
1.
In expansion of the Community Development Objectives contained in Part 1 of this Chapter, it is hereby declared to be the intent of the HC District to establish reasonable standards to provide for commercial uses within appropriate locations of New Oxford Borough. Furthermore, it is the intent of this Part to:
A.
Ensure that automobile-oriented uses, customarily associated with commercial areas along major roadways, are provided only in locations outside of New Oxford's historic, mixed use core and surrounding residential areas.
B.
Encourage, whenever possible, the creation of common access driveways and parking areas serving adjoining commercial uses, thereby preventing excessive curb cuts, providing adequate spacing between access points, and enhancing public safety.
C.
Maintain and enhance attractive "gateways," especially along Lincolnway East and Lincolnway West, forming entrances to and exists from the historic, mixed-use core of New Oxford Borough.
D.
Provide for appropriate landscaping and onsite improvements in commercial areas to ensure that aesthetic and environmental qualities are maintained and enhanced in New Oxford's commercial areas.
E.
Require appropriate building setbacks to allow for future road expansion, if necessary, and to provide a sufficient buffer from nearby residential and institutional areas.
§ 27-902 Uses Permitted by Right.
[Ord. 12/21/1998, § 901]
1.
Within the HC District, the following uses are permitted by right:
A.
Any commercial use permitted by right by § 402 of this Chapter.
B.
Restaurants, excluding drive through or fast food establishments.
C.
Banks, excluding drive- through establishments.
D.
Automobile, motorcycle, boat, and similar vehicle sales.
E.
Hotels and motels.
F.
Nursery and garden materials store.
G.
Contractor supply stores, provided that all materials are stored under roof.
H.
Heating, ventilation, and air conditioning sales, provided that all materials are stored under roof.
I.
Commercial recreation facilities and health and recreation clubs.
§ 27-903 Uses Permitted by Special Exception.
[Ord. 12/21/1998, § 902]
1.
Within the HC District, the following uses are permitted by special exception. The Zoning Hearing Board may authorize a use as a special exception use if it conforms, at a minimum, to the following stated standards and criteria. The Zoning Hearing Board may apply additional criteria to specific projects where relevant, to protect the historic and architectural integrity of New Oxford Borough, and in the interests of public health, safety, and welfare.
A.
Restaurants (including fast food establishments), banks, and other similar commercial establishments with drive through service.
(1)
Space for a minimum of six occupied vehicles is required for those vehicles waiting in the drive through line for service.
(2)
The required space reserved for the drive through line shall be separated, to the maximum extent possible, from parking spaces for non-drive through customers and from pedestrian walkways and shall be incorporated into an overall circulation plan for the site.
(3)
A site plan shall be provided showing building dimensions and placement, internal circulation, landscaping, location and size of sign age, and all other pertinent design information needed for the Zoning Hearing Board's complete review of the project.
B.
Convenience stores with or without gasoline sales, gasoline service stations and other businesses providing motorized vehicle services or repair, car washes and liquor stores.
(1)
All services not normally associated with vehicular refueling shall be performed within a completely enclosed building.
(2)
A site circulation plan shall be devised that separates those vehicles awaiting fueling service from those awaiting other services.
(3)
A site plan shall be provided showing building dimensions and placement, internal circulation, landscaping, location and size of sign age, and all other pertinent design information needed for Zoning Hearing Board's complete review of the project.
C.
Planned Shopping/Personal Service Plazas.
(1)
The center or plaza shall contain a minimum of four separate uses.
(2)
Off-street parking shall be provided at the rate of one parking space for every 200 square feet of floor area.
(3)
Parking lots shall be designed with an easily discernible circulation pattern.
(4)
The developer is encouraged to design the plaza at a pedestrian scale, such that the arrangement of buildings creates a cluster of commercial uses surrounding a center court. Parking areas shall be located to the sides or rear of the property. Under no circumstances will the typical "strip" development, with buildings arranged parallel to the road and parking located in front of the buildings, be permitted.
(5)
An architectural rendering showing the appearance of store facades, including all sign age, building materials, and colors, and a site plan showing, at a minimum, building placement and dimensions, parking and circulation patterns, and landscaping, shall both be submitted to the Zoning Hearing Board for review.
(6)
Only one ingress and egress point is permitted. The access shall be located on a road classified as an arterial road. The applicant shall work with the Borough, the County, and the State, as applicable, to determine the most suitable placement of the ingress and egress point. The applicant shall be responsible for any traffic control devises required as a result of the development.
§ 27-904 Landscaping Requirements.
[Ord. 12/21/1998, § 903]
1.
The following landscaping standards shall be applied to all proposed uses and subdivision and land development plans within the HC District. A landscape plan, conforming to the following standards, shall be provided for all uses listed in § 902. The landscape element of the site plan requirement of § 903 shall strictly conform to the following standards. All landscape design shall be performed by a qualified landscape architect, horticulturist, or similar landscaping professional.
A.
Standards for Landscape Materials.
(1)
All required trees shall be a minimum of eight feet in height and shall have a minimum caliper of two inches immediately upon planting.
(2)
When more than 10 trees are required, a mixture of species shall be planted. The number of species required shall vary according to the following scale:
Required Number of Trees | Minimum Number of Species | |
|---|---|---|
11-20 | 2 | |
21-30 | 3 | |
31 or more | 4 |
(3)
All required trees shall be deep-rooted species capable of withstanding automobile emissions and the salts used in snow melting and clearing operations.
(4)
All required landscaped areas not dedicated to trees shall be landscaped and maintained with grass, shrubs, mulch or other ground cover, or other appropriate landscape treatment. Sand and/or pavement or other similar materials shall not be considered appropriate landscape treatment.
B.
Standards for Landscaping Off-Street Parking Areas.
(1)
Interior landscaping of all off-street parking areas containing 25 or greater parking spaces shall be required.
(2)
Terminal islands shall be provided at both ends of all rows of parking spaces. Terminal islands shall be designed to protect parked vehicles, to help define the traffic circulation pattern of the parking lot, and to provide landscaping area.
(3)
Each terminal island shall measure not less than five feet in width and 15 feet in length.
(4)
Each terminal island shall include at least one tree, with the remaining area landscaped with appropriate ground cover or grass.
(5)
A divider strip between abutting rows of parking shall be provided. Divider strips shall be designed to help define the traffic circulation pattern, to provide visual breaks within the parking area, and to help separate pedestrian and automobile traffic.
(6)
Curbing or wheel stops shall be provided around the divider strip to prevent vehicular encroachment.
(7)
At least one tree shall be planted for every twenty foot interval within the divider strip. The remaining area of the divider strip shall be landscaped with appropriate ground cover or grass.
C.
Standards for Landscaping the Perimeter of Parking Areas.
(1)
Perimeter landscaping strips shall be provided around the perimeter of all parking areas, except where the one side of the parking area is bounded by the commercial structure.
(2)
The minimum width of the perimeter landscaping strip around a parking area closest to the front property line shall be 10 feet, measured outward from the edge of the parking lot. The minimum width of the perimeter landscaping strip, around a parking area closest to the side and/or rear property lines shall be five feet, measured outward from the edge of the parking lot.
(3)
At least one tree shall be planted for every twenty-foot interval within the perimeter landscaping strip. The remaining area of the perimeter landscaping strip shall be landscaped with appropriate ground cover or grass.
D.
Standards for Landscaping the Borders of a Property.
(1)
Perimeter landscaping strips shall be provided around the perimeter of the property. Landscaping strips along side boundary lines may be exempted if the bordering properties both contain commercial uses and share an access driveway.
(2)
The minimum width of the perimeter landscaping strip along the front property line shall be 10 feet, measured inward from the street right-of-way line. The minimum width of the perimeter landscaping strip along the side and/or rear property lines shall be five feet measured inward from the property line.
(3)
At least one tree shall be planted for every fifteen-foot interval within the perimeter landscaping strip. The remaining area of the perimeter landscaping strip shall be landscaped with appropriate ground cover or grass.
(4)
Where the required property perimeter landscaping strip overlaps a required parking area landscaping strip, the standards of this Section shall apply.
E.
Standards for Maintenance of Landscaped Areas.
(1)
Within landscaped areas, grass shall be mowed and other vegetation shall be trimmed and/or pruned at regular intervals.
(2)
The applicant shall, within any landscaped area, replace any plant which dies with another plant of the same or similar species, within one month of the death of the original plant.
(3)
Any garbage or other waste and/or refuse which accumulates within any landscaped area shall be promptly removed and disposed of.
§ 27-905 Area, Bulk and Design Requirements.
[Ord. 12/21/1998, § 904]
1.
The following standards shall govern all uses, subdivision projects, and land development plans within the HC District.
A.
The minimum lot size shall be 20,000 square feet for individual commercial uses and 60,000 square feet for planned shopping/personal services plazas.
B.
The maximum building coverage shall not exceed 30% for individual commercial uses and 40% for planned shopping/personal services plazas.
C.
The maximum impervious lot coverage shall not exceed 60%. Impervious lot coverage includes features such as building and paved parking lots and other such facilities that do not allow for the infiltration of water into the ground.
D.
A maximum of one access way is permitted from the commercial property to each adjoining public street. A minimum distance of 100 feet between accessways shall be provided.
E.
Developers of individual sites are encouraged to negotiate with adjoining commercial property owners to provide shared access drives serving two or more commercial properties. If shared access drives are used, the maximum impervious lot coverage may be increased to 65% for individual commercial uses, upon review and comment of the Zoning Hearing Board.
F.
The maximum building height shall not exceed 25 feet.
G.
The minimum front yard setback shall be 30 feet for buildings and 20 feet for parking lots and outdoor storage areas. The front yard setback shall be measured from the street right-of-way line.
H.
The minimum side and rear yard setbacks shall be 25 feet for buildings and 15 feet for parking lots and outdoor storage areas. In instances where parking facilities are shared by adjoining uses, the side yard setback requirement of one side yard setback may be waived for such purposes.
I.
The minimum lot width shall be 100 feet for a single commercial use and 150 feet for a planned shopping/personal service plaza.
J.
The minimum lot depth shall be 150 feet.