The goal of this district is to foster community spirit based on the intermingling of neighbors at local business establishments within walking distance of the residences in that neighborhood. In addition, local businesses and services will aid in reducing vehicular trips on the Township's main transportation arterials.

The purpose of this C-1 District is to permit and encourage local retail activity, to provide local professional services, and to provide municipal-related services in public buildings within the residential neighborhoods of North Franklin Township, in close proximity to residents and other business establishments. The retail and service facilities are limited by type and size, and must be appropriate for location on smaller properties, and which do not adversely impact neighboring residential uses.

The neighborhood commercial districts shall be cohesive, integrated units with adequate off-street parking and coordinated means of ingress and egress. Landscaping, signage, lighting, and pedestrian walkways shall be designated to satisfy the requirements of this section, and to promote commercial activity in the neighborhood business district. Each new establishment, or an enlargement or modification to an existing establish, shall be harmonious in appearance with existing structures in the district.

Principal uses. The following uses are permitted in the C-1 District:

Accessory uses. The following uses are permitted in the C-1 District as accessory uses:

Conditional uses. The following conditional uses may be established for the C-1 District pursuant to the standards and review process specified in Article XIII of this chapter:

Uses by special exception:

Lot requirements: see Table 460-901D(1).

Yard requirements: see Table 460-901D(2).

Maximum building: 10,000 square feet.

Maximum building height.

Buffer adjoining residential.

Planning shall be conducted by each new establishment in the C-1 District, or by each existing establishment at the time of submission of an application for a change in the size or use of the structure, to demonstrate a coordinated means for providing parking spaces, a means for ingress and egress to the parking spaces, and for providing landscaping, signage and lighting.

Sidewalks. Sidewalks, a minimum of six feet in width, shall be provided along all public streets and shall be constructed in accordance with Township specifications.

Off-street parking. Off-street parking shall be provided for each use according to the schedule of off-street parking in Article XI of this chapter, either on the same lot as the main building, or within an accessible private, or public, parking garage or lot. Parking shall generally be located at the rear of the lots and no off-street parking shall be permitted in front yards. Parking shall generally be located at the rear of the lots and no off-street parking shall be permitted in front yards. Adjacent off-street parking lots shall have off-street vehicular and pedestrian connections. Off-street parking areas shall not be located at the vista termination of roads and streets, shall not be the principal use of corner lots, and should be designed to have a low visibility.

Landscaping of off-street parking areas. Off-street parking areas shall be landscaped in accordance with the requirements of § 460-1102 of this chapter.

Lighting of off-street parking areas. All light shall meet the requirements of § 460-1102L of this chapter.

Landscaping. In addition to landscaping provided in off-street parking areas, each lot created in the C-1 District shall be landscaping in accordance with the following criteria. The developer shall submit a landscaping plan in sufficient detail for the Planning Commission's review and approval.

Building design. Buildings shall be located and designed so that the relationship of the building's width to its height and the rhythm of architectural details and openings in the building facade are consistent with patterns established for adjacent buildings in the same block.

Building materials. Materials shall be selected for their architectural character and harmony with adjoining buildings. Materials shall be selected for their suitability to the type of building proposed and the architectural design in which they are used. Materials shall be of durable quality.

Exterior lighting. Exterior lights, when used, shall enhance the building design and the adjoining landscaping. Lights of buildings and signs shall comply with the requirements of this chapter.

Signage. Signs shall comply with the requirements of Article XII of this chapter. Signs shall be located and designed so as not to compete for attention with signs on adjoining properties and shall be compatible with signs on adjoining properties.

Access to off-street parking areas. Access to off-street parking areas provided at the rear of a building, must be provided from the rear of the building, or a pedestrian walkway from the front, or other entrances.

Mechanical equipment and utilities. Mechanical equipment or other utility hardware on roof, ground or building shall be screened from public view with materials harmonious with the building.

Principal uses.

Accessory uses.

Conditional uses.

Uses by special exception.

Lot requirements: see Table 460-902D(1).

Maximum building footprint: 50,000 square feet.

Maximum building height:

Buffer zone abutting residential zoned district. When a proposed development abuts a residentially zoned district, a minimum buffer zone of 20 feet plus five feet additional for such 10 feet, or portion thereof, of building height over 20 feet must be provided in addition to the required yard area as described in § 460-1409.

Principal uses. The following uses are permitted in the C-3 District:

Accessory uses. The following uses are permitted in the C-3 District as accessory uses:

Conditional uses.

Uses by special exception.

Lot requirements.

Yard requirements.

Maximum building height: 45 feet.

Buffer adjoining residential use or zoning classification. A minimum buffer zone of 20 feet plus five feet additional for each 10 feet, or portion thereof, of building height over 20 feet must be provided in addition to the required yard area as described in § 460-1409.

Principal uses.

Conditional uses.

Accessory uses. The following uses are permitted in the C-4 District as accessory uses:

Prohibited uses. The following uses are, without limitations, prohibited in the C-1 District:

Land-to-building ratio. The minimum land to building ratio is two to one.

Setbacks. The following minimum setbacks are required.

Height. The maximum height of any building shall be 90 feet.

Minimum lot size. The minimum lot size shall be 1/2 acre unless regulated otherwise in Article XIII of this chapter.

Minimum lot width. The minimum lot width shall be 100 feet at the building line.

Buffer zone abutting residential zoned districts. A minimum buffer zone of 20 feet plus five feet additional for each 10 feet, or portion thereof, of building height over 20 feet must be provided in addition to the required yard area as described in § 460-1409.

Indoor use. All principal uses are required to occur within a completely enclosed building.

Landscaping.

Construction materials. All exterior walls of buildings except trim areas are to be finished in masonry construction. The exterior walls facing a public street are required to use face brick, or equivalent. The Supervisors may permit nonmasonry siding if compatible with the objective of achieving high aesthetic standards.

Waste areas. All trash areas and dumpsters must be screened from view of any public street. Screening plans must be approved by the Board of Supervisors.

Other requirements. All other general development requirements, including, but not limited to, parking, signage, and stormwater detention, specified elsewhere in this chapter must be met.

Promote development that will aid in the economic development of the Township and create employment opportunities for the residents of the Township and the surrounding community.

Establish and maintain high development standards to provide for an aesthetically attractive working environment.

Encourage originality, flexibility and innovation in the development of mixed use facilities.

Encourage development that is compatible with and complementary to nearby commercial and residential areas.

Permitted uses. The following uses are permitted in the PED District:

Conditional uses. The following conditional uses may be established for the PED District pursuant to the standards and review process specified for planned residential developments in Article VIII of this chapter:

Accessory uses. The following uses are permitted in the PED District as accessory uses:

Prohibited uses. The following uses are, without limitations, prohibited in the PED District:

Land-to-building ratio. The minimum land to building ratio is two to one.

Setbacks. The following minimum setbacks are required:

Height. The maximum height of any building shall be 35 feet.

Minimum lot size. The minimum lot size shall be two acres unless regulated otherwise in Article XIII of this chapter.

Minimum lot width. The minimum lot width shall be 200 feet at the building line.

Minimum building size. The minimum nonresidential building size is 12,000 square feet gross floor area.

Buffer zone abutting residential zoned district. A minimum buffer zone of 20 feet plus five feet additional for each 10 feet, or portion thereof, of building height over 20 feet must be provided in addition to the required yard area as described in § 460-1409.

Indoor use. All principal uses are required to occur within a completely enclosed building.

Landscaping.

Construction materials. All exterior walls of buildings except trim areas are to be finished masonry construction. The exterior walls facing a public street are required to use face brick, or equivalent. The Township Supervisors may permit nonmasonry siding if compatible with the objective of achieving high aesthetic standards.

Waste areas. All trash areas and dumpsters must be screened from view of any public street. Screening plans must be approved by the Board of Supervisors.

Other requirements. All other general development requirements including, but not limited to, parking, signage and stormwater detention, specified elsewhere in this chapter must be met.

Light manufacturing.

Heavy manufacturing traffic control sites subject to § 460-1703.

Trucking terminals.

Equipment storage yards.

Research facilities.

Reentry drilling, subject to § 460-1702

Offices.

Oil and gas pipelines and temporary water pipelines, subject to § 460-1704.

Essential services.

Public utility buildings.

Wholesale distribution.

Warehousing.

Major automobile repair.

Light manufacturing, subject to § 460-1705.

Light manufacturing (high-technology industries), subject to § 460-1705.

Schools (public).

Day-care facilities when part of a nonresidential building.

Employee dining facilities, subject to § 460-1316.

Oil and gas development, subject to § 460-1346.

Parking and loading structures.

Recreational facilities such as swimming pools, saunas, game rooms, walkways, bicycle paths and similar uses when provided in association with a principal use within the same development.

Retail uses in a nonresidential building where the total floor area designated for retail and restaurant usage does not exceed 25% of the total gross floor area of the building.

Temporary buildings for uses incidental to construction work, which buildings shall be removed upon completion of the construction work.

Uses and structures customarily accessory and incidental to a principal use unless prohibited or restricted elsewhere in this section.

No-impact home-based business.

Auto laundry, subject to § 460-1306.

Cleaning and dyeing plants, subject to § 460-1310.

Factory-authorized equipment dealers, subject to § 460-1317.

Food processing, subject to § 460-1318.

Industrial park land development, subject to § 460-1321.

Junkyard, subject to § 460-1322.

Oil and gas development, subject to § 460-1346.

Compressor stations and processing plants, subject to § 460-1347.

Certified water storage facilities and MLVTs, subject to § 460-1348.

Storage depot(s) and truck staging area(s), subject to § 460-1349.

Reentry related operations, subject to § 460-1350.

Public utility installation/substation, subject to § 460-1351.

Impoundments (fresh/reuse water), subject to § 460-1352.

Deep injection wells, subject to § 460-1353.

Land-to-building ratio. The minimum land-to-building ratio is one to one.

Setbacks. The following minimum setbacks are required.

Indoor use. All principal uses are to occur within a completely enclosed building.

Landscaping. All unpaved areas shall be landscaped with a minimum of an appropriate ground cover.

Waste areas. All trash and dumpsters must be screened from view of any public street.

Other requirements. All other general development requirements including, but not limited to parking, signage and stormwater detention, specified elsewhere in this chapter must be met.