North Coventry Township
City Zoning Code
City Zoning Code
ARTICLE VII
Commercial Districts
§ 370-21 C-1 Commercial District.
A.
Purpose. In addition to the general goals listed in the statement of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this district is to:
(1)
Provide centralized areas for retail and service uses which are accessible to the regional transportation system.
(2)
Establish standards which promote a unified and organized arrangement of buildings, services, and parking areas.
(3)
Facilitate access management, reduce conflicting turning movements, and maintain the function of the roadways.
B.
Use regulations.
(1)
By-right uses. A building or other structure may be erected, altered, or used and a lot may be used or occupied for any of the following purposes and no other:
(a)
Individual retail uses with a gross floor area of less than 20,000 square feet limited to the following:
[1]
Retail stores for the sale of food, drugs, flowers, dry goods, household goods, hardware, newspapers, tobacco, stationery, fine art, jewelry, and office and art supplies.
[2]
Retail services, including barber shops, beauty shops, real estate and insurance, tailor shop, photographic studios, shoe repair and funeral services, excluding crematoriums.
(b)
Restaurant.
(c)
Bank or other financial institution.
(d)
Municipal use.
(g)
Movie theater.
(j)
Catering business.
(l)
Transportation facilities, such as bus depots and stations, but not including maintenance facilities.[2]
[2]
Editor's Note: Former Subsection n, regarding professional and administrative offices, which immediately followed this subsection, was repealed 2-26-2007. Former Subsection o, regarding commercial communication antennas, was repealed 5-23-2005.
(m)
Minor home occupation (provided there is an existing nonconforming residential use), subject to the provisions of § 370-50.
[Amended 2-26-2007]
(n)
Timber harvesting, subject to the provisions of § 370-29B(7).[3]
[3]
Editor's Note: Former Subsection r, regarding medical centers, which immediately followed this subsection, was repealed 2-26-2007.
(2)
Special exception uses. A building or other structure may be erected, altered, or used and a lot may be used for any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to Article XVII of this chapter:
(b)
Automobile sales.
(d)
Tavern.
(e)
Public service facilities, except as exempted by the Municipalities Planning Code.
(f)
[4]
Editor's Note: Former Subsection g, regarding office parks, which immediately followed this subsection, was repealed 2-26-2007. Former Subsection h, regarding commercial communication antennas, was repealed 5-23-2005.
(g)
Driving ranges or miniature golf courses except that driving ranges shall not be permitted to operate during hours of darkness.
(3)
Conditional uses. A building or other structure may be erected, altered, or used, and a lot may be used for any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 370-138 of this chapter:
(a)
Planned shopping centers and highway commercial developments shall not exceed a maximum of 450,000 square feet of gross usable floor area and shall be subject to the provisions of § 370-60.
[Amended 2-26-2007]
[1]
Changes to existing planned shopping centers or highway commercial developments shall not be required to undergo the conditional use approval procedure if both of the following criteria are met:
[2]
Regardless of whether conditional use approval is required, all other applicable Township, county, and state review procedures, permit requirements, and approvals shall be met by the proposed development.
(b)
Convenience store, not to exceed 4,500 square feet and not to exceed eight fueling positions if automotive fuels are sold, subject to the provisions of § 370-48.[6]
[6]
Editor's Note: Former Subsection c, regarding trucking terminals, Subsection d, regarding wholesaling, warehousing and distributing, and Subsection e, regarding adult commercial, which immediately followed this subsection, were repealed 2-26-2007.
(4)
Accessory uses. Uses on the same lot, customarily incidental to any of the foregoing uses, and subject to the provisions of § 370-36, shall be permitted.
(5)
Public water and sewer. All uses in the C-1 District shall be served by public water and public sewer.
C.
Area and bulk regulations.
(1)
Individual uses.
(a)
Lot area. A net lot area of not less than 30,000 square feet shall be provided.
[Amended 2-26-2007]
(b)
Lot width. A lot width of not less than 150 feet shall be provided at both the building line and the street line.
(c)
Building coverage. The area occupied by buildings shall not exceed 50% of the gross lot area of each lot.
[Amended 2-26-2007]
(d)
Lot coverage. The area occupied by buildings, paving or other impervious cover shall not exceed 70% of the gross lot area of each lot.
[Amended 2-26-2007]
(e)
Height regulations. No building or structure shall exceed 45 feet in height.
(f)
Setbacks.
[1]
Front yard. On each lot there shall be a front yard of not less than 50 feet in depth.
[2]
Rear yard. On each lot there shall be a rear yard of not less than 25 feet in depth.
[3]
Side yard. On each lot there shall be two side yards, each having a depth of not less than 25 feet. Yards of corner lots abutting streets shall have a depth of not less than 50 feet.
[4]
Yards abutting a residential property. All yards abutting a lot used or zoned for residential use shall have a minimum depth of 50 feet.
(2)
Shopping centers or highway commercial developments. The following standards shall apply to shopping centers or highway commercial developments.
(b)
Tract width. The tract width at the building line and the street line shall be a minimum of 500 feet.
(c)
Tract coverage. The area occupied by buildings, paving or other impervious cover shall not exceed 70% of the gross tract area of the tract.
[Amended 2-26-2007]
(d)
Building coverage. The area occupied by buildings shall not exceed 50% of the gross tract area but not more than 450,000 square feet per shopping center.
[Amended 2-26-2007]
(e)
Height regulations. No building or structure shall exceed 45 feet in height.
(f)
Setbacks.
[1]
Front yard. On each lot there shall be a front yard of not less than 100 feet.
[2]
Side and rear yards. A minimum setback of 50 feet shall be provided for all side and rear yards, except as provided in Subsection C(3) below.
[3]
Yards abutting residential properties. Buildings in shopping centers shall be set back a minimum of 75 feet from abutting residential districts and existing residential uses.
(3)
Parking garage or structure.
(a)
Except as provided by Subsection C(3)(b) below, the following minimum yard requirements shall apply to each lot used for a parking garage:
[1]
Front yard. On each lot there shall be a front yard of not less than 35 feet in depth.
[2]
Rear yard. On each lot there shall be a rear yard of not less than 25 feet in depth.
[3]
Side yards. On each lot there shall be two side yards each having a depth of not less than 10 feet, provided that any side yard abutting a residential district or use shall have a depth of not less than 25 feet.
(b)
Exception. No minimum side or rear yard shall be required for a lot used as a parking garage along a side lot line or rear lot line which directly abuts:
[1]
The lot or lots in the adjacent C-1 Commercial District, the use or uses of which are served by the parking garage; or
[2]
Another lot or lots which are also used as a parking garage providing off-street parking spaces exclusively for the use or uses permitted on the adjacent lot or lots in the C-1 District.
(c)
Where applicable, parking garages shall also be subject to the special regulations for parking lots located in § 370-22D.
(d)
Building coverage regulations. No maximum building coverage shall be required except as necessary to meet minimum yard regulations.
(e)
Height regulations. No building or structure shall exceed 45 feet in height, provided that no building or structure less than 45 feet from a residential district shall exceed 35 feet in height.
§ 370-22 C-2 Commercial Parking District.
A.
Purpose. In addition to the general goals listed in the statement of Purpose, § 370-2, and Community development objectives, § 370-3, the purpose of this district is to provide areas adjacent to an existing lot or lots in C-1 Commercial District, where such areas may be used to provide required off-street parking to the uses in the adjacent C-1 lot or lots, thereby promoting development of existing C-1 zoned property, while at the same time restricting such development to the extent that it involves buildings or other structures for other than off-street parking purposes, to such existing C-1 zoned property.
B.
Use regulations. A building may be erected, altered or used, and a lot may be used or occupied, for the following by-right use and no other:
C.
Area and bulk regulations.
(1)
Lot area. The net lot area shall not be less than 5,000 square feet.
[Amended 2-26-2007]
(2)
Lot width. A lot width of not less than 40 feet shall be provided for each use permitted in this district. In addition, for every lot not fronting on a cul-de-sac, a front lot line at least 40 feet in length shall be provided.
(3)
Setbacks.
(a)
Except as provided by Subsection C(3)(b) below, the following minimum yard requirements shall apply to each lot used for an open parking lot, such yards to be measured between the edge of the nearest parking space and the lot line or street line as the case may be:
[1]
Front yard. On each lot there shall be a front yard of not less than 20 feet in depth.
[2]
Rear yard. On each lot there shall be a rear yard of not less than 10 feet in depth.
[3]
Side yards. On each lot there shall be two side yards each having a depth of not less than 10 feet, provided that any side yard abutting a residential district or use shall have a depth of not less than 20 feet.
(b)
Exception. No minimum side or rear yard shall be required for a lot used as an open parking lot along a side lot line or rear lot line which directly abuts:
[1]
The lot or lots in the adjacent C-1 Commercial District, the use or uses of which are served by the open parking lot; or
[2]
Another lot or lots which are also used as an open parking lot providing off-street parking spaces exclusively for the use or uses permitted on the adjacent lot or lots in the C-1 District.
D.
Special regulations.
(1)
A planting screen and landscape barrier shall be installed and maintained along each lot line which abuts any residential district, resource conservation district, or rural residential district, in accordance with the buffering standards of this chapter and the landscaping requirements of Chapter 320, Subdivision and Land Development.
(2)
Each application for a zoning permit for an open parking lot shall be accompanied by and subject to prior approval of a development plan in accordance with Chapter 320, Subdivision and Land Development.
(3)
Off-street parking spaces provided by an open parking lot shall be considered, to the extent of the number of spaces provided, as satisfying the minimum number of off-street parking spaces required under and by Article XII of this chapter to serve the use or uses permitted on the adjacent lot or lots in the C-1 Commercial Districts.
§ 370-23 C-3 Planned Commercial District.
A.
(1)
Designate acceptable present uses within the district, and to outline potential future use for the district, once the district is served by infrastructure not yet provided.
(2)
Allow for new conditional use development and open space, but only within a fully coordinated development plan with integrated traffic access.
(3)
Make sure that new development and open space is already served by, or is accompanied by, sufficient public improvements to offset the possible negative impacts and sufficient infrastructure improvements to allow the proper development of the area.
(4)
Make sure that new development includes sufficient measures (such as noise and lighting control, berming and buffering) to protect the livability of nearby homes and the character of neighboring properties.
(5)
Make sure that designated open areas are preserved to maintain natural balances and help meet recreational needs.
B.
Use regulations.
(1)
Permitted by-right uses: The only permitted by-right uses shall be:
(b)
Timber harvesting, subject to the provisions of § 370-29B(7).
(2)
Special exception uses. The following uses may be permitted in this district when authorized as a special exception by the Zoning Hearing Board, subject to Article XVII of this chapter:
(3)
Conditional uses. The only conditional uses on a lot or lots within this district shall be the following, which shall require prior approval by the Board of Supervisors under § 370-138:
(a)
Planned commercial center, not to exceed 275,000 square feet of gross usable floor area, which, unless otherwise modified by terms of this chapter, shall meet the requirements of § 370-60, which is included by reference. Any other reference in the Zoning Chapter to planned commercial center, except as provided in the definition section in Article II of the Zoning Chapter, shall not be applicable to a planned commercial center in this district unless otherwise specified herein.
(4)
Future uses within planned commercial center. If a planned commercial center has been granted conditional use approval (which shall only be granted conditioned on the required infrastructure improvements being installed or a potential developer providing adequate financial security to guarantee their installation), then individual uses allowed within a planned commercial center may be permitted by right, provided that each use fully complies with the approved conditional use plan and application and all other requirements of this chapter.
(a)
The allocation of floor areas between individual establishments within a multiestablishment building may be modified, provided that the size of the building is not increased from what was previously approved.
(b)
The details of building and parking configurations may be modified from the conditional use approval, provided that:
(c)
If the Zoning Officer determines that a building permit application would represent a substantive change from the approved conditional use application, then a new conditional use approval shall be required for the proposed change.
(5)
Prohibited uses (in addition to those uses not expressly permitted above).
(a)
Any adult commercial use (as defined in § 370-9), including any adult bookstore, massage parlor or other adult entertainment facility, or any facility for the sale or display of adjudicated pornographic materials, or any facility for the sale of paraphernalia for use with illicit drugs.
(b)
Tavern, cocktail lounge, bar, nightclub, discotheque, dance hall, pool hall or bingo parlor, but these provisions shall not prohibit accessory sales of alcohol as part of a restaurant.
(c)
Hotel or motel.
(d)
Movie theater.
(e)
Motor vehicle sales or repairs, gas station, service station, car wash, body shop, vehicle tire sale and similar type uses.
(f)
Veterinarian office, veterinary hospital, kennel, or animal raising facilities or similar uses, but which shall not prohibit a retail pet store.
(g)
Amusement machine arcade, except as an accessory use occupying a maximum of 8% of the floor area of an establishment, and which does not have a separate entrance.
(h)
Restaurants with drive-through window service.
(i)
Bowling alley or skating rink.
(j)
Dumping, disposing, incineration or reduction of garbage (exclusive of dumpsters for the temporary storage of garbage and any garbage compactors, provided they are regularly emptied so as to minimize offensive odors).
(k)
Flea market.
(l)
Central laundry, dry-cleaning plant or laundromat (except for indoor facilities associated with another authorized retail use).
(m)
Funeral home or mortuary or comparable use.
(n)
Separate standalone newsstand.
(o)
Any facility using an outside loudspeaker.
(p)
Any operation used primarily as an industrial use for any assembling, manufacturing, distilling, refining, smelting, or mining or similar uses.
C.
Area and bulk regulations.
(1)
Permitted by-right uses. For multiple uses allowed under Subsection B(1), the area and bulk regulations of § 370-21C(1) shall apply, and are hereby included by reference. For nonintensive agricultural uses allowed under § 370-23B(1)(b), the requirements of § 370-40A and B shall apply.
(2)
Other uses:
(a)
Minimum gross tract size: 60 contiguous acres within this district.
[Amended 2-26-2007]
(b)
Minimum tract width: 500 feet, measured at minimum building line and street line.
(c)
Minimum building coverage: 20% of the gross tract area.
[Amended 2-26-2007]
(d)
Minimum open space: 60%, which open space shall be within the district. All structures shall be located north of the connector road that is required pursuant to § 370-23D(6)(a) ("connector road"). No less than 21 contiguous acres of common open space shall be located south of the connector road. Lands (or portions thereof) designated for open space shall be offered for dedication to the Township or, at the option of the Township, be retained in private ownership by that legal entity which owns the remainder of lands comprising the planned commercial center. Lands (or portions thereof) not accepted for dedication by the Township shall be made subject to such agreement with the Township and such deed restrictions shall be duly recorded in the Office of the Recorder of Deeds of Chester County as may be required by the Board of Supervisors for the purpose of preserving and maintaining the land for recreation or open space use.
[Amended 2-26-2007]
(e)
Maximum impervious coverage: 40% of the gross tract area.
[Amended 2-26-2007]
(f)
Maximum building height (excluding rooftop screening of equipment): 45 feet; provided, however, that no portion of any roof structure or roof elements shall exceed 55 feet in height.
(g)
Minimum building setback from the tract perimeter and/or street right-of-way lines: 50 feet, except 75 feet abutting or across a street from an existing dwelling.
(h)
Minimum setback for a truck loading dock or a restaurant building: 200 feet from the lot line of an existing dwelling.
D.
Additional requirements for a planned commercial center. In addition to meeting the conditional use requirements in § 370-138, and unless otherwise modified by the Board of Supervisors through the conditional use process, a planned commercial center shall comply with the following additional standards:
(1)
The planned commercial center shall be developed following a single unified plan, with a fully coordinated system of interior traffic access, coordinated traffic circulation and coordinated parking.
(2)
The designation of future use reflects the determination by the Board of Supervisors of North Coventry Township that land in this district may in the future become suitable for a planned commercial center, but only if and when certain public and private infrastructure improvements are made to mitigate the traffic flows and other consequences of such development.
(3)
Applicants seeking to develop a planned commercial center within this district in a manner which has been reserved for consideration as a future use may volunteer to accelerate the provision of those infrastructure improvements, and may provide financial and performance guarantees for same, in order to effect a readiness of said land for the contemplated conditional use. In addition, applicants are encouraged to consider the creation of deed restrictions and covenants running with the land as additional forms of guarantee or security for the fulfillment of undertakings they may take unto themselves to effect the completion of infrastructure improvements. Such covenants may be permanent, but they may be conditioned upon an ultimate grant of approval by the Township for a planned commercial center or some other requested commercial usage of the tract or a portion thereof, such that they shall not become enforceable unless and until approval is given and some commercial use of the tract, or any portion thereof, begins.
(4)
Buffering and landscaping.
(a)
The buffer area and plant screening requirements of § 370-79 shall apply whenever a planned commercial center is directly abutting or across a local, collector or minor arterial street from a residentially zoned district or existing residential use. Where a planned commercial center abuts a major arterial street, buffer plant screening is not required, but a planting area with a minimum width of 30 feet shall be maintained adjacent to the curb (or street shoulder if curbing is not provided). Said planting area shall be comprised of a combination of shrub plantings and ornamental and shade trees to maximize the reduction of views of parking areas from off-site.
(b)
Berming and screening. Where a parking area, loading area, driveway or building of a planned commercial center will be located within 250 feet of a lot line of an existing dwelling or an approved residential lot, a landscaped screen shall be provided. Such screen shall have an effective height of at least 10 feet and may be comprised of a combination of earthen berms, plantings and/or fencing. If only berming is utilized as the choice for screening, the ten-foot height shall be measured from its base on the side of the berm with the highest elevation. Plantings shall be placed on the residential side of the screen. Such screens may be interrupted where necessary for pedestrian path crossings, to avoid obstructing safe sight distances, to allow for stormwater swale crossings and to avoid wetland intrusions. If such interruptions occur, the screen shall be so arranged to maintain a visual barrier as if not interrupted.
(c)
Parking lot landscaping. In addition to required buffer plantings and street trees, an average of one deciduous shade tree shall be required for every 15 new off-street parking spaces. Such shade trees shall meet the same requirements as apply to street trees in Chapter 320, Subdivision and Land Development, and the Deciduous/Canopy Tree list in Appendix A.
[1]
Such shade trees shall be placed in islands within parking areas that are protected by curbing or other barriers from damage by vehicles.
[2]
Such landscaped islands shall be placed at locations throughout parking areas where they will help to channelize traffic and help to divide parking areas into nonmonotonous blocks. A maximum of 15 consecutive parking spaces may be placed in a row (or 30 spaces in two adjacent back-to-back rows) without being separated by a landscaped area. A minimum of 50% of the area of each island shall also be landscaped and planted with shrubs and each island shall be elevated, bermed or mounded.
[3]
Shrubbery and trees shall be avoided in locations within parking lots where they may become sight obstructions.
(5)
Lighting. All uses shall comply with the lighting requirements of Chapter 320, Subdivision and Land Development. Lighting shall be directed, shielded and arranged to prevent glare for nearby residents and motorists. No lighting from the planned commercial center or its signs shall cause a nighttime spillover of light that exceeds 0.1 initial horizontal footcandles on the surface and 0.1 initial vertical footcandles line of sight on any lot that includes a residential use.
(6)
Traffic. Any traffic impact study required under Chapter 320, Subdivision and Land Development, shall be submitted as part of the conditional use application. The applicant shall provide credible evidence that the proposed development will include sufficient improvements to mitigate the traffic impacts of the development on public streets and will avoid significant increased traffic safety hazards.
(a)
Any conditional use approved for a planned commercial center shall be conditioned upon the applicant:
[1]
Obtaining a PennDOT highway occupancy permit to allow for at least one ingress and egress from the subject property onto PA Route 100 and any requisite road and signalization improvements necessary to facilitate same, prior to the release of any plans for recording or the issuance of any building permits; and
[2]
Completion of or the guarantee by applicant to complete a suitable connector road between Route 100 and South Hanover Street.
(b)
Only one traffic access point shall be allowed from commercial uses on the tract onto any one street or highway, unless a greater number is specifically required by PennDOT onto a State Highway or unless the applicant proves to the Board of Supervisors that such additional access point is necessary for traffic safety and congestion avoidance. This provision shall not limit access that is restricted to emergency vehicles.
(c)
In allowing planned commercial centers in the C-3 District, the Board has determined that said use shall only be permitted if certain roadways and intersections impacted by the proposed use are improved either by applicant or others. Accordingly, any conditional use approval for a planned commercial center shall also be conditioned on the following road improvements either being in place or guaranteed by applicant:
Route 100 and Cedarville Road | ||
Retime existing signal | ||
Extend SB through lane 800 feet, south of intersection | ||
Cedarville Road and South Hanover Street | ||
Vertical alignment adjustment on road approaches | ||
South Hanover Street and Route 724 | ||
Retime an upgrade traffic signal | ||
Construct left turn lanes on eastbound and westbound Route 724 | ||
Install a closed loop signal system and emergency preemption system for signalized sight access points and signals at Route 100 and Cedarville Road; South Hanover and Cedarville Road, if signalized, and South Hanover and Route 724; and connector road at Route 100 and at South Hanover. | ||
(d)
After consultation with PennDOT, and in consideration of traffic studies, the Board of Supervisors shall have the authority to limit ingress/egress to Cedarville Road to a right-in, left-out condition only.
(e)
The Board reserves the right to modify the foregoing requirements if, in its opinion and upon a showing of changed circumstances at the conditional use hearings, any of the foregoing improvements are deemed either not necessary or require further modification to mitigate the impact of the proposed development.
(f)
No provision in this section shall be deemed to limit the construction of other road improvements which would otherwise be necessary to obtain a highway occupancy permit from PennDOT for the proposed use.
(7)
Fire protection. The applicant shall provide credible evidence that the development will be served with sufficient water supply and pressure for fire fighting, and that adequate access will be available to all buildings for fire fighting. The development plans, emergency access plans and hydrant locations shall be submitted to the North Coventry Fire Marshall for review and comment.
(8)
Additional police protection. The applicant (which is referred to in this subsection, shall also include its successors, transferees, heirs or assign), shall be required to mitigate the need for additional police services to the planned commercial center to the satisfaction of the Board of Supervisors. With the understanding that applicant cannot directly hire or otherwise control municipal police to assist applicant in meeting this burden, the Board may permit applicant to offer a $60,000 per annum assessment (measured in A.D. 2000 dollar values) to the Township and an initial onetime equipment fee of $50,000, which offer, if accepted by the Township, shall be deemed to have satisfied this requirement. Once offered and accepted, these undertakings by applicant shall be guaranteed by applicant with financial security acceptable to the Township, and by restrictions, covenants and deed restrictions satisfactory to the Board of Supervisors.
(9)
Utilities. All buildings within a planned commercial center shall be served by public water and public sewage services. All utility lines servicing a planned commercial center shall be underground.
(a)
If a water tank is necessary to service the development, it shall be constructed by the applicant and be designed to reasonably minimize its visibility from adjacent dwellings. The configuration and location of any such tank shall be reviewed by the Water Authority during the conditional use process.
(b)
A planned commercial center shall be required to construct or contribute an amount equal to the cost of construction of a water tank, not to be less than 500,000 gallon capacity to allow for, among other things, possible fluctuations in estimated water demand, and to connect the water tank to any public system located in the vicinity of the tract. Should the Township or Water Authority request a tank larger than 500,000 gallons, any incremental cost increase shall be the responsibility of the Township or Water Authority.
(10)
Litter control. A statement shall be provided with the conditional use application describing the methods that will be used to control litter. Such statement shall commit the current and future owners of the property to a centralized system of collecting litter within the parking areas, around the perimeter of the site and on adjacent street rights-of-way on a regular schedule. Covered trash receptacles shall be placed in locations that are convenient to customers, and shall be emptied on a frequent and regular schedule.
(11)
Stormwater. As part of the conditional use application, the applicant shall provide plans showing that the tract will be developed with a unified stormwater management plan consistent with Chapter 194, Grading, Erosion and Sediment Control; Stormwater Management. The plan shall show the proposed locations and general design of stormwater detention basins and groundwater infiltration measures; however, detailed stormwater engineering and calculation shall not be required until subdivision/land development plans are submitted.
[Amended 1-27-2014]
(12)
Submittal requirements. Section 370-84 shall apply, as well as the procedures of § 370-138 (including a conceptual lighting plan). Details involving proposed signs, plant species, internal parking lot lighting design and similar matters may be deferred until submittal of subdivision/land development plans.
(13)
Architecture. The following provisions shall apply for exterior walls that are visible from public streets or highways.
(a)
Preliminary architectural elevations shall be submitted with the conditional use application. Such elevations shall be prepared by a registered architect. Such elevations shall illustrate the design of sides of buildings which may be visible from any public street and highways. The types of exterior materials that will be allowed and not be allowed on the tract shall be listed.
(b)
The details of the architectural designs may be modified after conditional use approval, provided the overall designs and types of materials conform with the approved plans.
(c)
The architectural designs of the buildings shall provide the appearance of varied roof lines and pitched roofs which may be visible when viewed from any public street or highway. Buildings shall not have the exterior appearance of large monolithic structures. Instead, large buildings shall have the appearance of connected smaller buildings, consistent with the vernacular architecture of Southeastern Pennsylvania. So as to orient buildings to the scale of pedestrians, building walls shall not have an unbroken single appearance for more than 100 feet in length. Variations in materials, colors, textures, overhangs, setbacks, display windows and/or entranceways shall be used to provide visual interest.
(d)
The sides of buildings that may be visible from any public streets and highways shall have a consistent architectural theme and shall be constructed or have the appearance of brick, stone or stucco.
(e)
Rooftop heating, ventilation and air-conditioning equipment shall be screened from view of adjacent public streets and dwellings in a manner that is consistent with the architectural design.
(f)
All buildings and roofs shall avoid day glow, garish or dissonant color schemes. However, companies will not be required to abandon their legally protected trademarks, logos and color schemes and trim colors, provided they are appropriately integrated into an aesthetically pleasing overall design.
(g)
Neon lighting shall not be visible from public streets or dwellings.
(14)
A coordinated design scheme shall be presented that will promote attractive sign designs among all uses. A detailed design shall be presented for the freestanding and ground signs for the planned commercial center during the subdivision/land development process.
(15)
Loading and unloading docks, dumpsters and exterior compactors shall be located and designed in a manner that minimizes their visibility from adjacent streets and dwellings.
(16)
Noise. The planned commercial center shall be designed and operated in a manner that minimizes noise nuisances for nearby residents and meets the noise limits of § 370-75. Truck movement and loading noises within the site shall be considered in determining whether the noise limits will be met. As a condition of conditional use approval, the Board of Supervisors shall have the authority to avoid noise nuisances by limiting the hours of truck movements and truck idling, including parking lot cleaning equipment and loading/unloading operations and to require the construction of earthen berms, solid fencing, and/or walls between loading areas and homes.
(17)
Hours. A use within a planned commercial center that is within 500 feet of a lot line of a dwelling that existed at the time of adoption of this amendment shall not be open to the public between the hours of 11:00 p.m. and 6:00 a.m. Any area of a planned commercial center that is within 500 feet of a lot line of a dwelling that existed at the time of adoption of this amendment shall not be used for deliveries between the hours of 11:00 p.m. and 7:00 a.m.
(18)
Design guidelines. A planned commercial center shall be designed in the following manner, unless specific provisions are waived by the Board of Supervisors in their discretion:
(a)
At least some of the buildings shall be placed along a major arterial street in order to avoid overly prominent views of large monotonous parking areas.
(b)
Employee parking shall be placed to the rear or side of buildings to avoid overly prominent large parking areas in the fronts of buildings.
(c)
A focal point shall be included in the development. At best, this focal point would be a highly visible landscaped or natural green space that serves as a meeting place with amenities such as a water fountain, gazebo, benches, a clock tower and a place for outdoor special events.
(d)
A mix of uses is encouraged, including retail, office, restaurant and service uses. Two-story construction is encouraged, such as upper story offices.
(e)
Stormwater detention basins and drainage channels shall have a naturalistic appearance, such as an appearance of ponds, wetlands or natural swales, as opposed to deep unlandscaped holes surrounded by chain link fencing.
(19)
Pedestrian and bicycle access. The applicant shall provide crosswalks and/or sidewalks between all buildings in the planned commercial center and shall also provide for pedestrian or bicycle access off the property. However, the applicant shall not be liable to provide for pedestrian and bicycle access off of the tract. The planned commercial center shall also be designed to encourage patrons to walk between businesses instead of drive between businesses within the center. Pedestrian sidewalks shall be provided along the fronts of buildings. Pedestrian crosswalks shall be designated across internal roads, with appropriate stop signs to allow pedestrian crossings. Large delivery trucks shall be directed away from the fronts of buildings.
(20)
Public transit. The applicant shall contact the public transit provider to determine whether public transit service can be made available. If it will be available, the planned commercial center shall include at least one central designated bus stop location where bus riders will be able to have shelter from inclement weather.
(21)
Stormwater quality. As part of the conditional use application, the applicant shall show that the planned commercial center shall be designed to reasonably minimize pollutants from entering waterways from the project's stormwater system. Such efforts may include, but are not limited to, measures to separate oil and sediment from runoff and regular mechanical cleaning of parking lots. The plan shall show the proposed locations and general design of water quality measures for the project's stormwater system that are consistent with Chapter 194, Grading, Erosion and Sediment Control; Stormwater Management.
[Amended 1-27-2014]
(22)
Unless otherwise indicated, the landscaping provisions of § 370-80 shall apply within this district.
(23)
For the open space area south of the connector road, no topsoil shall be removed and no subsoil shall be removed absent consent of the Supervisors. No soil shall be added to said open space area without being covered by appropriate topsoil. The final grading plan shall be designed to preserve and maintain the land for approved recreational and open space uses.
§ 370-24 C-4 Neighborhood Commercial District.
A.
B.
Use regulations.
(1)
By-right uses. A building or other structure may be erected, altered, or used and a lot may be used or occupied for any of the following purposes and no other:
(a)
Neighborhood commercial uses, including retail stores and retail services, not to exceed 4,000 square feet of floor area.
(b)
Restaurant and restaurant, fast-food, including window service, except that drive-thru service shall not be allowed, subject to the provisions of § 370-65.
(c)
Medical center.
(d)
Bank or other financial institution.
(e)
Municipal use.
(h)
Catering business.
(j)
Printing, publishing, or document reproduction.
(k)
Professional or administrative offices.
(l)
Commercial communication antenna, if attached to an existing structure and not exceeding such structure by more than 15 feet in height, subject to the provisions of § 370-34.
(m)
Timber harvesting, subject to the provisions of § 370-29B(7).
(2)
Special exception uses. A building or other structure may be erected, altered, or used and a lot may be used for any one of the following uses when authorized as a special exception by the Zoning Hearing Board, subject to Article XVII of this chapter:
(a)
Commercial mixed use: A maximum of three permitted nonresidential uses in a single structure with up to a maximum total of 10,000 square feet of floor area, subject to the provisions of § 370-56.
(b)
Tavern.
(c)
Public service facilities, except as exempted by the Municipalities Planning Code.
(e)
Post office.
(3)
Conditional uses. A building or other structure may be erected, altered, or used, and a lot may be used for any one of the following uses when authorized as a conditional use by the Board of Supervisors, subject to § 370-138 of this chapter:
(4)
Accessory uses. Uses on the same lot, customarily incidental to any of the foregoing uses, and subject to the provisions of § 370-36, shall be permitted.
(5)
Public water and sewage requirements. All uses proposed within the C-4 Commercial District shall be required to utilize public sewage and public water if available.
C.
Area and bulk regulations.
(1)
Lot area. The net lot area shall be one acre or more except that where both public water and sewer service are utilized, a net lot area of 30,000 square feet may be permitted. For mixed uses, an additional 20,000 square feet of net lot area shall be required for each additional proposed use.
[Amended 2-26-2007]
(2)
Lot width. Lots with gross lot areas of one acre or more shall have a lot width of 200 feet at both the building line and at the street line. Lots with gross lot areas of less than one acre shall have a lot width of 150 feet at both the building line and the street line.
[Amended 2-26-2007]
(3)
Building coverage. The area occupied by buildings shall not exceed 35% of the gross lot area of each lot, but shall not be greater than 10,000 square feet for commercial uses other than office uses. Office uses shall not exceed 15,000 square.
[Amended 2-26-2007]
(4)
Lot coverage. The area occupied by buildings, paving and other impervious cover shall not exceed 65% of the gross lot area of each lot.
[Amended 2-26-2007]
(5)
Height regulations. No building or structure shall exceed 35 feet in height.
(6)
Setbacks.
(a)
Front yard. On each lot there shall be a front yard of not less than 50 feet in depth.
(b)
Rear yard. On each lot there shall be a rear yard of not less than 25 feet in depth.
(c)
Side yard. On each lot there shall be two side yards, each having a depth of not less than 25 feet. Yards of corner lots abutting streets shall have a depth of not less than 50 feet.
(d)
Yards abutting a residential property. All yards abutting a lot used or zoned for residential use shall have a minimum depth of 75 feet.